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HomeMy WebLinkAbout07/06/2009 t ~~~ Energizing Ontario GENERAL PURPOSE AND ADMINISTRATION COMMITTEE DATE: July 6, 2009 TIME: 9:30 A.M. PLACE: COUNCIL CHAMBERS 1. MEETING CALLED TO ORDER 2. DISCLOSURES OF PECUNIARY INTEREST 3. ANNOUNCEMENTS 4. MINUTES (a) Minutes of a Regular Meeting of June 22, 2009 401 5. PRESENTATIONS (a) Paul Draycott, Morrison Hershfiled, Regarding Report PSD-073-09 - Darlington New Nuclear Build Environmental Assessment Municipality of Clarington Peer Review Comments on the Draft Environmental Impact Statement (b) Sheila Hall, Clarington Board of Trade, Regarding Economic Development Update (c) Steve Rowe, Environmental Planner, Will McCrae, AECOM, Mehran Monabbati, Senes, Regarding Report PSD-071-09 -Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission 6. DELEGATIONS (Draft List at Time of Publication - To be Replaced with Final List) 601 (a) Louis Bertrand, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission (b) Karen Buck, Regarding Durham/York Residual Waste Study (c) Cathrine McKeever, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOW MANVILLE, ONTARIO L1C 3A6 T 905-623-3379 G.P. & A. Agenda - 2 - July 06, 2009 7 PUBLIC MEETINGS (a) An Application to Amend the Zoning By-law 84-63 Applicant: 1210191 Ontario Inc. Report: PSD-068-09 701 8 PLANNING SERVICES DEPARTMENT (a) PSD-068-09 Proposed Zoning By-law Amendment to Permit an Outdoor Sales Centre Accessory to a Building Supply and Home Improvement Outlet Applicant: 1210191 Ontario Inc. (b) PSD-069-09 Application for Amendment to Draft Approved Plan of Subdivision and Zoning By-law Amendment Applicant: West Diamond Properties Ltd. (c) PSD-070-09 Monitoring of the Decisions of the Committee of Adjustment for the Meeting of June 18, 2009 (d) PSD-071-09 Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre- Submission (Attachment 14 to be distributed under Separate Cover) 801 811 825 831 (e) PSD-072-09 Zoning By-law Amendment and Modification to Draft 899032 Approved Plan of Subdivision Applicants: Baysong Developments Inc. (f) PSD-073-09 Darlington New Nuclear Build Environmental Assessment 899059 Municipality of Clarington Peer Review Comments on the Draft Environmental Impact Statement (g) PSD-074-09 Municipality of Clarington Comments to the Canadian 899253 Nuclear Safety Commission Hearing on the Port Granby , Screening Report (h) PSD-075-09 Municipality of Clarington Comments Highway 407 East 899264 EA and Preliminary Design Study Pre-Submission Review 9. ENGINEERING SERVICES DEPARTMENT (a) EGD-024-09 High Street, First Street, Third Street, Fourth Street, Road 901 Reconstruction -Public Information Centre (b) EGD-025-09 Municipal Access Agreement Between The Corporation of 906 the Municipality of Clarington and Blink Communications Inc. G.P. & A. Agenda - 3 - July 06, 2009 10. OPERATIONS DEPARTMENT (a) OPD-007-09 2009 Winter Budget Report 1001 11. EMERGENCY AND FIRE SERVICES DEPARTMENT No Reports 12. COMMUNITY SERVICES DEPARTMENT (a) CSD-013-09 Memorandum of Understanding on the Delivery of 1201 Partnership Programs, Between the Municipality of Clarington and the Clarington Older Adults Centre Board 13. MUNICIPAL CLERK'S DEPARTMENT (a) CLD-013-09 Appointments to Clarington Heritage Committee and 1301 Clarington Traffic Management Advisory Committee (Attachment #1 to be distributed under Separate Cover) 14. CORPORATE SERVICES DEPARTMENT (a) COD-050-09 Letter of Understanding, the Radiation Protection Service 1401 of the Ontario Ministry of Labour for Placement of Air Monitoring Devices at Fire Stations 15. FINANCE DEPARTMENT (a) FND-017-09 Report on Revenue Sensitive to Economic Conditions - 1501 May 2009 16. CHIEF ADMINISTRATIVE OFFICE (a) CAO-003-09 Host Municipal Agreement Between Ontario Power 1601 Generation and the Municipality of Clarington with Respect to the Two-Unit New Nuclear New Build at Darlington 17. UNFINISHED BUSINESS 18. OTHER BUSINESS 19. COMMUNICATIONS 20. ADJOURNMENT Clarington l,amding the W'a~~ General Purpose and Administration Committee Minutes June 22, 2009 Minutes of a meeting of the General Purpose and Administration Committee held on Monday, June 22, 2009 at 9:30 a.m., in the Council Chambers. ROLL CALL Present Were: Mayor J. Abernethy Councillor A. Foster Councillor R. Hooper Councillor M. Novak Councillor G. Robinson Councillor C. Trim Councillor W. Woo Also Present: Chief Administrative Officer, F. Wu Purchasing Manager, Corporate Services, J. Barber Internal Auditor, Finance, L. Barta Director of Community Services, J. Caruana Director of Engineering Services, T. Cannella Director of Planning Services, D. Crome Fire Chief, Emergency Services, G. Weir Municipal Solicitor, D. Hefferon (left the meeting at 1:01 p.m.) Deputy Clerk, A. Greentree Clerk II, E. Atkinson Mayor Abernethy chaired this portion of the meeting. DISCLOSURES OF PECUNIARY INTEREST There were no disclosures of pecuniary interest stated at this meeting. ANNOUNCEMENTS Councillor Hooper informed the Committee the Fabulous Fifties Festival held on Saturda~r was mainly rained out but the enthusiasm was still there. As well, on Saturday June 20 h, Councillor Hooper, along with Mayor Abernethy, Councillor Woo, and Councillor Trim, attended the celebrations in the valle~r area where the Annual Duck Derby was held and Valley's 2000 celebrated their 10 h Anniversary. The public were provided an in-depth description of the fish ladder that will be installed in the near future. 401 General Purpose and Administration Committee Minutes June 22, 2009 Councillor Novak informed the Committee the Public Meeting held regarding the Courtice Woods development was well attended. She announced that the Veridian Shareholders Annual General Meeting was held on June 18th, 2009. Councillor Novak stated the Joint Waste Management meeting scheduled for Tuesday, June 23~d has been cancelled; however, the Site Liaison Committee meeting is still scheduled for 10:00 a.m. on Tuesday, June 23, 2009. Councillor Foster announced that Zion United Church is hosting their 50th Strawberry, Supper on Wednesday, June 24th and there are still tickets available. Councillor Woo announced the-1St Annual Walk A Mile In Her Shoes was held on Saturday, June 20th. This event was held to raise awareness of domestic violence. Mayor Abernethy, Counicllor Hooper and Councillor Woo participated..The total proceeds raised from this event is estimated over $10,000. Mayor Abernethy informed the Committee that Councillor Woo raised the most money for an individual participant in the Walk A Mile In Her Shoes, being $2,000.00. Mayor Abernethy also stated the tree dedication held by Valleys 2000 was well attended. MINUTES Resolution #GPA-430-09 Moved by Councillor Robinson, seconded by Councillor Hooper THAT the minutes of the regular meeting of the General Purpose and Administration Committee held on June 15, 2009, be approved. CARRIED PRESENTATIONS There were no presentations scheduled for this meeting. DELEGATIONS Resolution #GPA-431-09 Moved by Councillor Hooper, seconded by Councillor Foster THAT the Rules of Procedure be suspended to allow Mr. Tenzin Gyaltsan to address the Committee on behalf of his father, Norman Gyaltsan regarding Report PSD-055-09. CARRIED -2- 402 General Purpose and Administration Committee Minutes June 22, 2009 Tenzin Gyaltsan addressed the Committee regarding Report PSD-055-09. Mr. Gyaltsan informed the Committee that he currently lives in one in the houses located at 49 Beaver Street and. uses the other as offices. He stated that he has. not been contacted by the Clarington Heritage Committee informing him of the situation. The houses were built in 1922 and Mr. Gyaltsan stated that neither he nor his father, has any intention of demolishing the homes. He stated he has spent a lot of time and money in renovations preserving the property and plans on continuing to live in his home. Mr. Gyaltsan stated he is currently trying to rezone some of the area as commercial so that the parking lot for the Sobey Grocery Store can be expanded. He informed the Committee his appreciation for the importance of maintaining heritage is demonstrated by their work on the Massey building. Typically having one's property designated with historical importance is an honor, however, he does not want to have to obtain permission for any future renovations he may want to make to his property. Therefore, he is requesting that his property not be designated as a heritage building. Mr. Gyaltsan informed the Committee he was offended that he was not notified of the decisions regarding his property. He confirmed his intentions are to remain living in one of the houses and if necessary will move the houses to another location but will not demolish them. Mr. Gyaltsan concluded by stating he has no objections to his property being added to the registry, provided it does not impede any flexibility and freedom for renovations he might make to the houses. Glenn Genge, D.G. Biddle & Associates was called but was not in attendance. Victor Suppan, Chair, Clarington Heritage Committee was called but was not in attendance. Roslyn Houser, Goodmans, Solicitor for Smooth Run, addressed the Committee regarding Report PSD-067-09. Ms. Houser .informed the Committee the application originated four years ago and the appeals were filed last August. The pre-hearing conference is scheduled for July 9, 2009 and Ms. Houser stated if matters are not resolved the hearings will commence. She was disappointed that the staff report was only a status report, considering the only fundamental issue outstanding is the dayligting issue. If this is resolved, Ms. Houser is confident that the appeals, including the development charges appeal, would be withdrawn and neither hearing would proceed. She stated Smooth Run Developments is not objecting to the preservation of natural features and is agreeable to look at off-setting contributions such as making a contribution to the Ganaraska Forest in lieu. Ms. Houser informed the Committee the request to have these lands not developed is unfair to the applicant, due to the fact the. municipality had the opportunity to acquire the land and previously passed on the opportunity. The recommendations from the watershed study are neither helpful nor useful to the watershed. -3- 403 General Purpose and Administration Committee Minutes June 22, 2009 Doug Rombough addressed the Committee regarding Report PSD-067-09. Mr. Rombough informed the Committee that he and his wife have had two meetings with the applicant over the last three years and his concerns have not been addressed. Mr. Rombough stated he has three major concerns with the entire development plan. He was assured the quality and quantity of water would not be affected, yet the proposal would affect the flow of the stream which has been there since the 1870's. He supports the planning suggestion of daylighting both northern and southern tributaries. He stated concerns over what will happen with the lands adjacent to his property. His third concern is in regards to his Riparian Rights. Mr. Rombough highlighted historical significance of the surrounding lands and stated the Foster Creek tributaries south of the CPR rails are environmentally protected and he feels other tributaries to the Foster Creek should be protected as well, especially the south tributary which runs all year long. He feels Council has a prime opportunity to correct the wrongs from the past and create a natural corridor in the area. If his concerns are not addressed, Mr. Rombough will pursue his concerns through the OMB. Lou Devuono addressed the Committee regarding Hero's Highway Ride during the month of June. Mr. Devuono informed the Committee this year's ride took place on June 6th and there were 134 bikes involved on the ride. This is a free event and the monies raised go towards the Wounded Solider Volunteer Funds. Mr. Devuono stated this is a positive demonstration to show support for the troops overseas and feels the Municipality of Clarington has unique areas, and having these areas as the ride destination would benefit the local businesses. He plans on making this an annual event and is positive it will grow over the years. He requested Council's support to designate Clarington as the Ride's final designation. Dr. Maria Lit addressed the Committee regarding Energy-From-Waste. Dr. Lit stated she had read the reviews from Dr. Lesbia Smith and feels the results are inconclusive. She stated concerns over the proposed location questioning why it had to be in an area that is heavily populated. She does not want to see the issue of nanoparticles ignored as these have been correlated to infant mortalities by studies performed in the United Kingdom. Dr. Lit would like to see environmental monitoring performed, especially relating to the testing of flora and fauna if the ambient air and soil testing results exceed the levels predicted. Dr. Lit inquired as to what recourses the Municipality has if there is excess pollution; who has the authority to close the facility if it exceeds the expectations; and what financial benefit do the residents of Clarington get from having the facility located in Courtice. Gloria Sucee was called but was not in attendance. Bruce Fischer, Metrus Developments Inc. addressed the Committee regarding Report PSD-067-09. Mr. Fischer stated he had nothing further to add to Ms. Houser's remarks. -4- 404 General Purpose and Administration Committee Minutes June 22, 2009 Resolution #GPA-432-09 Moved by Councillor Novak, seconded by Councillor Foster THAT the Committee recess for 10 minutes. CARRIED The meeting resumed at 11:10 a.m. Councillor Novak chaired this portion of the meeting. PUBLIC MEETING (a) Subject: Application for Proposed By-law Amendment Applicant: Headgate Group Inc. Report: PSD-060-09 Draft Plan of Subdivision and Zoning Anne Taylor-Scott, Planner, Planning Services Department provided a verbal report supported by a PowerPoint presentation pertaining to Report PSD-060-09. Libby Racansky spoke in opposition to the recommendations contained in Report PSD-060-09. She expressed concerns with how residents were notified stating that she had not received any notices of public meetings regarding the proposed development. She inquired as to why the development will not have a school built. She believes the plan is incomplete and that the environmentally sensitive areas should be protected because of the atmospheric changes. Ms. Racansky requested a copy of the environmental impact statement for the Hancock Road development. Kerry Meydam spoke in opposition to the recommendations contained in Report PSD-060-09. Ms. Meydam concurred with the comments stated by Ms. Racansky. Ms. Meydam requested that Council consider delaying this Report to allow for another public information session and provide residents the opportunity to review the study. As well, she requested a copy of the environmental impact statement for this area. No one spoke in support of Report PSD-060-09. Andy Anderson, Headgate Group Inc. was present to address any concerns or questions raised at today's meeting. He stated the application is essentially connecting two subdivisions to the west with two streets. He does not know why the residents were not copied on the study. Mr. Anderson requested that the Committee consider striking the first bullet from Condition 17 in the Conditions of Draft Approval. -5- 405 General Purpose and Administration Committee Minutes June 22, 2009 (b) Subject: Proposed Street Name Change - Maplefield Drive Applicant: Municipality of Clarington Report: PSD-063-09 Libby Racansky spoke in opposition to the recommendations contained in Report PSD-063-09. Ms. Racansky expressed concerns over another street being named after the Gay family stating there is already a Harry Gay Road and this may create confusion. No one spoke in support of Report PSD-063-09. PLANNING SERVICES DEPARTMENT PROPOSED PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT TO PERMIT THE DEVELOPMENT OF 23 RESIDENTIAL UNITS OWNER: HEADGATE GROUP INC. Resolution #GPA-433-09 Moved by Councillor Robinson, seconded by Councillor Foster THAT Report PSD-060-09 be received; THAT the application for proposed Plan of Subdivision S-C-2004-002 submitted by Tunney Planning Inc. on behalf of Headgate Group Inc. be approved subject to conditions as contained in Attachment 5 to Report PSD-060-09; THAT the application to amend Comprehensive Zoning By-law 84-63 be approved and that the amending By-law contained in Attachment 6 to Report PSD-060-09 be passed; THAT the By-law authorizing the entering into of a Subdivision Agreement between the Owner of Draft Plan of Subdivision S-C-2004-002 and the Municipality of Clarington be approved as contained in Attachment 7 to Report PSD-060-09; THAT the Region of Durham Planning Department and the Municipal Property Assessment Corporation be forwarded a copy of Report PSD-060-09 and Council's decision; and THAT all interested parties listed in Report PSD-060-09 and any delegation be advised of Council's decision. CARRIED -6- 406 General Purpose and Administration Committee Minutes June 22, 2009 ZONING BY-LAW AMENDMENT TO REZONE LANDS IN A DRAFT APPROVED MEDIUM DENSITY BLOCK (18T-90051) TO PERMIT TWO (2) APARTMENT BUILDINGS CONTAINING 82 APARTMENT UNITS AND 119 TOWNHOUSE UNITS APPLICANT: WEST DIAMOND PROPERTIES LTD. Resolution #GPA-434-09 Moved by Councillor Trim, seconded by Councillor Woo THAT Report PSD-061-09 be received; THAT the application to amend Comprehensive Zoning By-law 84-63 be approved and that the Amending By-law contained in Attachment 3 to Report PSD-061-09 be passed; THAT the Region of Durham Planning Department and the Municipal Property Assessment Corporation be forwarded a copy of Report PSD-061-09 and Council's decision; and THAT all interested parties listed in Report PSD-061-09 and any delegation be advised of Council's decision. CARRIED MONITORING OF THE DECISIONS OF THE COMMITTEE OF ADJUSTMENT FOR THE MEETING OF JUNE 4, 2009 Resolution #GPA-435-09 Moved by Councillor Hooper, seconded by Councillor Robinson THAT Report PSD-062-09 be received; and THAT Council concurs with the decision of the Committee of Adjustment made on June 4, 2009, for applications A2009-0008 and A2009-0011 inclusive to A2009-0015, and that Staff be authorized to appear before the Ontario Municipal Board to defend the. decisions of the Committee of Adjustment. CARRIED -7- 407 General Purpose and Administration Committee Minutes June 22, 2009 STREET NAME CHANGE FOR MAPLEFIELD DRIVE Resolution #GPA-436-09 Moved by Councillor Foster, seconded by Mayor Abernethy THAT Report PSD-063-09 be received; THAT the by-law to amend By-law 86-112, being the Street Name Map and Street Name Inventory, as contained in Attachment 2 to Report PSD-063-09 be approved; THAT a copy of Report PSD-063-09 and Council's decision be forwarded to the Durham Regional Police and the Region of Durham Planning Department; and THAT all interested parties listed in Report PSD-063-09 and any delegations be advised of Council's decision. CARRIED 2008 GROWTH TRENDS REVIEW Resolution #GPA-437-09 Moved by Councillor Hooper, seconded by Mayor Abernethy THAT Report PSD-064-09 be received for information. CARRIED DEMOLITION OF HOUSE AT 71 OLD KINGSTON ROAD, COURTICE Resolution #GPA-438-09 Moved by Councillor Foster, seconded by Mayor Abernethy THAT Report PSD-065-09 be received; THAT the building located at 71 Old Kingston Road be demolished and the funds for the demolition be drawn from the Land Acquisition Account 110-50-130-85002-7401; THAT staff be authorized to take all necessary actions to complete the demolition; and THAT the Clarington Heritage Committee and any interested parties be informed of Council's decision. MOTION TABLED (See following motions) -8- 408 General Purpose and Administration Committee Minutes June 22, 2009 Resolution #GPA-439-09 Moved by Mayor Abernethy, seconded by Councillor Foster THAT the foregoing resolution be amended to add the following: "THAT Staff investigate the opportunity to sell and move the house and report back on any sales opportunity"; and THAT paragraphs 2 and 3 of the foregoing resolution be amended to insert the following after the word "THAT": "should a sale opportunity not be present," MOTION TABLED (See following motion) Resolution #GPA-440-09 Moved by Mayor Abernethy, seconded by Councillor Foster THAT the foregoing resolution be tabled to the June 29, 2009 Council meeting to allow staff and Council to investigate the conditions of the house at 71 Old Kingston Road. CARRIED ENERGYSOLUTIONS -PROPOSED TOUR OF U.S. LOW LEVEL RADIOACTIVE WASTE SITES Resolution #GPA-441-09 Moved by Councillor Hooper, seconded by Councillor Robinson THAT Report PSD-066-09 be received; THAT Energy Solutions be thanked for their invitation to Mayor and Members of Council to visit and tour their radioactive Waste Management Facilities, and that the invitation be respectfully declined; and THAT a copy of Report PSD-066-09 and Council's decision be forwarded to EnergySolutions, all interested parties listed in Report PSD-066-09, and any delegations. CARRIED -9- 409 General Purpose and Administration Committee Minutes June 22, 2009 STATUS REPORT: APPEAL TO THE ONTARIO MUNICIPAL BOARD BY SMOOTH RUN DEVELOPMENTS INC. (METROS DEVELOPMENTS INC.) BROOKFIELD HOMES (ONTARIO) LIMITED ON APPLICATIONS IN THE VILLAGE NORTH NEIGHBOURHOOD IN NEWCASTLE Resolution #GPA-442-09 Moved by Councillor Trim, seconded by Mayor Abernethy THAT Report PSD-067-09 be received; THAT the Municipality advise Smooth Run Developments Inc. and Brookfield Homes (Ontario) Limited that it is the Municipality's position that the North Village Neighbourhood Design Plan and the related official plan amendment and development applications not incorporate a restored and naturalized northerly tributary of the Foster Creek within the Newcastle Village North Neighbourhood; and THAT all interested parties listed in Report PSD-067-09 and any delegation be advised of Council's decision. MOTION LOST Resolution #GPA-443-09 Moved by Councillor Robinson, seconded by Counicllor Woo THAT Report PSD-067-09 be received; THAT the Municipality advise Smooth Run Developments Inc. and Brookfield Homes (Ontario) Limited that it is the Municipality's position that the North Village Neighbourhood Design Plan and the related official plan amendment and development applications must incorporate a restored and naturalized northerly tributary of the Foster Creek within the Newcastle Village North Neighbourhood; THAT both the Foster Creek north and south tributaries be daylighted; and THAT all interested parties listed in Report PSD-067-09 and any delegation be advised of Council's decision. CARRIED Resolution #GPA-444-09 Moved by Counicllor Foster, seconded by Councillor Hooper THAT the Agenda to be altered to consider Report PSD-055-09 under the Planning Services Department section of the agenda. CARRIED -10- 41 0 General Purpose and Administration Committee Minutes June 22. 2009 NOTIFICATION TO PROPERTY OWNER RE: ADDITIONS TO HERITAGE REGISTRY Resolution #GPA-445-09 Moved by Councillor Trim, seconded by Councillor Robinson THAT in future staff make personal contact with and provide a written report to any property owner where there is a possibility that their property/house is being added to the Municipal Register of Property of Cultural Heritage Value or Interest and prior to application be submitted for Heritage Designation. CARRIED ADDITION TO MUNICIPAL REGISTER OF PROPERTIES OF CULTURAL HERITAGE VALUE OR INTEREST, 49 AND 63 BEAVER STREET, NEWCASTLE Resolution #GPA-446-09 Moved by Councillor Trim, seconded by Councillor Robinson THAT Report PSD-055-09 be received; THAT the properties identified as 49 Beaver Street and 63 Beaver Street, Newcastle Village, be added to the Municipal Register of properties of cultural heritage value or interest; and THAT all interested parties listed in Report PSD-055-09 and any delegation be advised of Council's direction. CARRIED ENGINEERING SERVICES DEPARTMENT There were no reports to be considered under this section of the Agenda. OPERATIONS DEPARTMENT There were no reports to be considered under this section of the Agenda. EMERGENCY AND FIRE SERVICES DEPARTMENT There were no reports to be considered under this section of the Agenda. COMMUNITY SERVICES DEPARTMENT There were no reports to be considered under this section of the Agenda. -11- 411 General Purpose and Administration Committee Minutes June 22, 2009 CLERK'S DEPARTMENT There were no reports to be considered under this section of the Agenda. Mayor Abernethy chaired this portion of the meeting. CORPORATE SERVICES DEPARTMENT AWARD OF REQUEST FOR PROPOSAL OF CO-OP RFP348-2009 FOR NATURAL GAS CONSULTING AND DIRECT PURCHASE AND ENERGY CONSULTING SERVICES Resolution #GPA-447-09 Moved by Councillor Robinson, seconded by Councillor Novak THAT Report COD-043-09 be received; THAT the proposal received from Blackstone Energy Services Inc., Toronto, to provide natural gas consulting services and to act as an agent of the Municipality of Clarington to execute direct purchase agreements (subject to the approval of the Corporate Services Department) for a term of three years, be accepted; THAT the agreement be extended for up to a two year additional term pending satisfactory service, pricing and agreement of the Durham Purchasing Co-operative; THAT the Director of Corporate Services and the Director of Finance/Treasurer be authorized to sign the required Natural Gas Purchase Agreements and Master Service Agreements required to implement and maintain this program during the term of the agreement with Blackstone Energy Services Inc; THAT the Manager of Purchasing be authorized to enter into negotiations with Blackstone Energy Services Inc. for the provision of electricity consulting services and to act as an agent of the Municipality to execute direct purchase agreements for a term of three years with an option to extend the resulting agreement for up to two additional one year terms, provided the fee structure remains acceptable and the level of service is satisfactory; and THAT the by-laws marked Schedule "A" and "B" attached to Report COD-043-09 authorizing the Mayor and the Clerk to execute the necessary Agency Agreements for gas and electricity respectively, be approved. CARRIED -12- 412 General Purpose and Administration Committee Minutes June 22, 2009 FABRICATED FURNITURE FOR NEWCASTLE BRANCH LIBRARY Resolution #GPA-448-09 Moved by Councillor Trim, seconded by Councillor Robinson THAT Report COD-044-09 be received; and THAT the decision to place the order with AC Custom Woods Inc., Vaughan, for fabricated furniture be endorsed. CARRIED CL2009-6, WEST BEACH ROAD BRIDGE RECONSTRUCTION Resolution #GPA-449-09 Moved by Councillor Woo, seconded by Councillor Hooper THAT Report COD-045-09 be received; THAT Aloia Bros. Concrete Contractors Ltd., Toronto, Ontario with a total bid in the amount of $204,112.80 (Plus G.S.T.), being the lowest responsible bidder meeting all terms, conditions, and specifications of Tender CL2009-6, be awarded the contract for West Beach Road Bridge Reconstruction as required by the Engineering Department; THAT funds required to cover the Municipality of Clarington's portion of this project, in the. amount of $267,500.00 (which includes tendering, consulting and contingencies) be drawn from the 2008 & 2009 Engineering Capital Account #110-32-329-83333-7401; and THAT the By-law marked Schedule "A" attached to Report COD-045-09 authorizing the Mayor and the Clerk to execute the necessary agreement be approved. CARRIED CL2009-8, OLD SCUGOG ROAD RECONSTRUCTION AND DRAINAGE IMPROVEMENTS, MILLVILLE AVENUE TO ORMISTON LANE, HAMPTON Resolution #GPA-450-09 Moved by Councillor Hooper, seconded by Councillor Foster THAT Report COD-046-09 be received; -13- 41 3 General Purpose and Administration Committee Minutes June 22, 2009 THAT Cobourg Development Services, Cobourg, Ontario with a total bid in the amount of $370,417.97 (Plus G.S.T.), being the lowest responsible bidder meeting all terms, conditions, and specifications of Tender CL2009-8, be awarded the contract for Old Scugog Road Reconstruction and Drainage Improvements, Millville Avenue to Ormiston Lane, Hampton, as required by the Engineering Department; THAT funds required to cover the Municipality of Clarington's portion of this project, in the amount of $496,000.00 (which includes $370,417.97 tendering, design, contract administration, permit fees, utility relocations and contingencies) be drawn from the following accounts: Account# 110 32 330 83316 7401, 2007 & 2009 Old Scugog Road Reconstruction and Drainage Improvements: $330,000.00 Account# 110 32 330 83212 7401, 2009 Pavement Rehabilitation Program: $166,000.00 Total Funds Required: and $496,000.00 THAT the By-law marked Schedule "A" attached to Report COD-046-09 authorizing the Mayor and the Clerk to execute the necessary agreement be approved. CARRIED TENDER NO. CL2009-26 - ORONO ARENA ROOF REPLACEMENT Resolution #GPA-451-09 Moved by Councillor Robinson, seconded by Councillor Trim THAT Report COD-047-09 be received; and THAT the actions taken by the Director of Operations, Chief Administrative Officer and the Purchasing Manager with respect to the award of CL2009-26 Orono Arena Roof Replacement to the compliant low bidder Bel-Con Design-Builders, Belleville, be endorsed. CARRIED -14- 414 General Purpose and Administration Committee Minutes June 22. 2009 TOTAL HOCKEY OFFICIAL MARK Resolution #GPA-452-09 Moved by Councillor Hooper, seconded by Councillor Foster THAT Report COD-048-09 be received; THAT the proposal dated June 8, 2009 as provided by Total Hockey Worldwide L.L.C Lakeville, MN, be accepted; and THAT the By-law marked Schedule "A" attached to Report COD-048-09 authorizing the Mayor and Clerk to execute the necessary agreement be approved. CARRIED FINANCE DEPARTMENT There were no reports to be considered under this section of the Agenda. CHIEF ADMINISTRATIVE OFFICE There were no reports to be considered under this section of the Agenda. UNFINISHED BUSINESS DELEGATION - LOU DEVUONO -REGARDING HERO'S HIGHWAY RIDE Resolution #GPA-453-09 Moved by Councillor Hooper, seconded by Councillor Novak THAT the delegation of Lou Devuono be received with thanks; and THAT his delegation be referred to all Clarington BIA's, the Director of Corporate Services Department, and the Clarington Board of Trade for future consideration. CARRIED -15- 415 General Purpose and Administration Committee Minutes June 22, 2009 DELEGATION - DR. MARIA LIT -REGARDING ENERGY-FROM-WASTE Resolution #GPA-454-09 Moved by Councillor Robinson, seconded by Councillor Woo THAT the delegation of Dr. Maria Lit be received with thanks; THAT the delegation of Dr. Maria Lit be referred to the Region of Durham; and THAT a copy of of Dr. Lit's comments be forwarded to all Members of Council and the Region of Durham. CARRIED OTHER BUSINESS ENERGY-FROM-WASTE -POSSIBLE VISUAL, SOCIAL AND ECONOMIC IMPACT Resolution #GPA-455-09 Moved by Councillor Hooper, seconded by Councillor Woo THAT the Mayor and Regional Councillors bring forward a definitive statement or resolution at Regional Council conveying the concerns of the huge visual, social and economic impacts the Energy-From-Waste Facility will have on the current and future residents and business owners of Clarington. CARRIED LETTER OF THANKS -MINISTER OF ENERGY AND INFRASTRUCTURE & MINISTRY OF TRANSPORTATION, INFRASTRUCTURE AND COMMUNITIES Resolution #GPA-456-09 Moved by Councillor Foster, seconded by Councillor Robinson THAT a letter of thanks and appreciation be provided by the Mayor's Office on behalf of all Council Members and the Community at large, thanking Honorable George Smitherman, Deptuy Premier and Minister of Energy and Infrastructure and Honorable John Baird, Canada's Minister of Transport, Infrastructure and Communities for the financial support from the Federal and Provincial Governments for the Building Canada Fund grant; and THAT a token of our appreciation be sent along with the letters. CARRIED -16- 41 6 General Purpose and Administration Committee Minutes June 22, 2009 ENERGY-FROM-WASTE MAXIMUM CAPACITY Councillor Foster expressed concerns with the proposed tonnage for the Energy-From- Waste facility and requested that the Mayor and Regional Councillors obtain confirmation that the amount of garbage will not exceed the 140 thousand tones and that no Toronto garbage or any other area will be accepted at this facility. COMMUNICATIONS There were no items considered under this section of the agenda. ADJOURNMENT Resolution #GPA-457-09 Moved by Councillor Robinson, seconded by Councillor Hooper THAT the meeting adjourn at 1:51 p.m. CARRIED MAYOR -17- DEPUTY CLERK 41 7 DRAFT LIST OF DELEGATIONS GPA Meeting: July 6, 2009 (a) Louis Bertrand, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission (b) Karen Buck, Regarding Durham/York Residual Waste Study (c) Cathrine McKeever, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission 601 ~~t~~ ~''j j~ j"~ CORPORATION OF THE LLJ.L[ li MUNICIPALITY OF CLARINGTON Leading the Way NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING Public Meeting DEVELOPMENT APPLICATION BY: 1210191 Ontario Inc. Report # PSD-068-09 1210191 Ontario Inc. AN APPLICATION TO AMEND THE ZONING BY-LAW 84-63 TAKE NOTICE that the Council of the Corporation of the Municipality of Clarington will consider a proposed Zoning By-law Amendment, under Section 34 of the Planning Act, 1990, as amended. APPLICATION DETAILS The proposed Zoning By-law Amendment submitted by 1210191 Ontario Inc. would allow for an outdoor garden centre (220 square metres) which would be accessory to a building supply and home improvement outlet on the subject lands. The subject lands are referred to as 275-305 Toronto Street and are located on the south side of Toronto Street, west of Mill Street in the Newcastle Village Urban Area as shown on reverse. The Municipality of Clarington has deemed the above-noted application complete. Planning File No.: ZBA 2009-0010 PUBLIC MEETING The Municipality of Clarington will hold a public meeting to provide interested parties the opportunity to make comments, identify issues and provide additional information relative to the proposed development. The public meeting will be held on: DATE: Monday, July 6, 2009 TIME: 9:30 a.m. PLACE: Council Chambers, 2nd Floor, Municipal Administrative Centre, 40 Temperance St., Bowmanville, Ontario ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposal. The start time listed above reflects the time at which the General Purpose and Administration Committee Meeting commences. If you cannot attend the Public Meeting on this application you can make a deputation to Council at their meeting on Monday Juty 13, 2009, commencing at 7:00 p.m. Should you wish to appear before Council, you must register with the Clerks Department by the Wednesday noon, July 8, 2008 to have your name appear in the Agenda. COMMENTS OR QUESTIONS? If you wish to make a written submission or if you wish to be noted of subsequent meetings or the adoption of the proposed Zoning By-law Amendment, you must submit a written request to the Clerk's Department, 2"d Floor, 40 Temperance Street, Bowmanville, Ontario L1 C 3A6. Additional information relating to the proposal is available for inspection between 8:30 a.m. and 4:30 p.m. (during July and August 8:00 a.m. and 4:00 p.m.) at the Planning Services Department, 3`d Floor, 40 Temperance Street, Bowmanville, Ontario L1C 3A6, or by calling Anne Taylor Scott at (905) 623-3379 extension 261 or by e-mail at ataylorscott@clarington.net. APPEAL If a person or public body does not make oral submissions at a public meeting or make written submissions to the Municipality of Clarington Planning Services Department before the proposed Official Plan Amendment is adopted, the person: i) is not entitled to appeal the decision of Clarington Council to the Ontario Municipal Board; and ii) the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. Dated the Municipality of Clarington this 12th day of June, 2009. ~~ av r me, M.C.I.P., R.P.P. 40 Temperance Street Director of Planning Services Bowmanville, Ontario Municipality of Clarington L1C 3A6 701 cc LDO Records ti I ~.. - - ii . 1 ' ~~ i J dii' LI I rl~ ~ CCll ~ryg~i hjl (I i "'j~j~ r ~ ~ ~~~ q ~ 7 / 1 11 r ~j ~ ~'•iI f~~ ~ ~ I I LL J H : ~ i l t ~ ~I T h i -i f ' 1 / i ~ H ~~ ~ '. ~ 1 jv ~ r,. 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RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-068-09 be received; 2. THAT while the notice of public meeting was prepared for the purposes of adding an "Outdoor Garden Centre" as a permitted use accessory to a building supply and home improvement outlet, the recommendation to add an "Outdoor Sales Centre" as a permitted use accessory to a building supply and home improvement outlet is a minor change from the notice provided and does not require further notice under Section 34(13) of the Planning Act; 3. THAT provided there are no significant issues raised at the Public Meeting, the application to amend Comprehensive Zoning By-law 84-63 be APPROVED and that the amending By-law contained in Attachment 3 be PASSED; 4. THAT the Region of Durham Planning Department and the Municipal Property Assessment Corporation be forwarded a copy of this report and Council's decision; and 5. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: a id J. Crom , MCIP, P D' ector of Pla Wing Se ices Reviewed by: ATS/CP/df 25 June 2009 Franklin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 801 REPORT NO.: PSD-068-09 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: 1210191 Ontario Inc. 1.2 Agent: D.G. Biddle & Associates Ltd. 1.3 Amendment to the Zoning By-law: To change the current zoning on the lands from "Light Industrial (M1) Zone" to the "Light Industrial Exception (M1-11) Zone" to permit the proposed development. 1.4 Site Area: 0.802 hectares (1.99 acres). 1.5 Location: The subject property is located at 275 and 305 Toronto Street, being west of Mill Street, in Part Lot 29, Concession 1 in the former Township of Clarke (Attachment 1). 2.0 BACKGROUND 2.1 On May 9, 2009 John Albi on behalf of 1210191 Ontario Inc. submitted an application for approval of a Zoning By-law Amendment to permit an outdoor garden centre (220 m2) accessory to a home improvement outlet. 2.2 The subject application is a result of the proposed relocation of the Rona Hardware Store from King Avenue in Newcastle to the subject lands. While the existing zoning of the Toronto Street site would allow for a building supply and home improvement outlet, an outdoor garden centre use component is not permitted. 2.3 The application form, as submitted, indicated a garden centre as an accessory use to the permitted home improvement outlet. The owner has since provided additional details for the proposed use. The use would be more in keeping with ayear-round Outdoor Sales Centre allowing for the sale of flowers, plants, shrubs, trees, packaged sand, gravel, soil, fertilizers and de-icing products as defined in .the Zoning By-law Amendment (Attachment 3). 2.4 The applicant has also submitted a site plan application for the proposed site on Toronto Street which involves revised parking areas, the addition of a small vestibule on the east side of the building, and a future warehouse building on the west side of the property. 3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 3.1 An existing industrial building (600 m2) is located at 275 Toronto Street, the portion of the property identified as 305 Toronto Street, is currently vacant. 802 REPORT NO.: PSD-068-09 PAGE 3 3.2 Surrounding Uses: West - mix of vacant land and Light Industrial uses East - vacant industrial land North - existing Light Industrial uses, Highway 401 South - CN Railway 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement: The Provincial Policy Statement encourages an appropriate mix of uses, including employment uses. Land use patterns within settlement areas shall be based on the efficient use of land, infrastructure and other public services. Economic development and competiveness shall be promoted. The proposed development is consistent with the Provincial Policy Statement. 4.2 Provincial Growth Plan: The Provincial Growth Plan provides a framework for accommodating growth in existing built up areas, through intensification and redevelopment. The existing vacant building will be utilized for employment purposes and lands to the west will be intensified. The redevelopment and intensification of the site will serve to diversify the area's economic base. The proposed development is consistent with the Growth Plan. 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Regional Official Plan Within the Durham Regional Official Plan, the lands are within an Employment Area where such uses as business parks and light service industries are permitted. The proposed use conforms to the Durham Regional Official Plan. 5.2 Clarington Official Plan Within the Clarington Official Plan, the subject lands are designated as Light Industrial. Permitted uses include manufacturing, assembling, processing, fabricating, repairing, research and development and warehousing. Commercial uses are permitted provided they are limited in scale and provide service to employees of the Employment Area. The proposed use conforms to the Clarington Official Plan. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended the lands are zoned "Light Industrial (M1)" which permits a building supply and/or home improvement outlet within a wholly enclosed building or structure. A Zoning By-law amendment is required in order to permit the outdoor sales centre. 803 REPORT NO.: PSD-068-09 PAGE 4 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. A Public Meeting sign was installed on Toronto Road. 7.2 At the time of preparing this report, no submissions have been received. 8.0 AGENCY COMMENTS 8.1 The application has been circulated to applicable staff and agencies for their review and comments. 8.2 No objections to the outdoor garden centre have been received, and comments relating to the site plan application will be resolved prior to site plan approval. 9.0 STAFF COMMENTS 9.1 The subject lands are within the Light Industrial (M1) Zone which would permit the proposed Rona Hardware Store and future warehouse building. The proposed outdoor sales centre shown in the front yard of the building requires a Zoning By-law Amendment in order to proceed. 9.2 Staff has no objection to the addition of an outdoor sales centre as a permitted use which would allow for the display and sale of garden related items during the growing season and fall flowers, Christmas trees and de-icing products during the fall and winter months. Bulk storage of lumber and unpackaged items would not be permitted. The proposed Zoning By-law Amendment would limit the size of the outdoor sales centre to 220 square metres and would only be permitted as an accessory use to the building supply and home improvement outlet. 9.3 While the Zoning By-law Amendment (Attachment 3) defines and adds the outdoor sales centre as a permitted use, the proposal requires Site Plan approval and items such as landscaping, lighting, parking, access, fencing, servicing and grading will be reviewed. 9.4 All taxes payable to the Municipality of Clarington have been paid in full. 10.0 CONCLUSIONS 10.1 At this time, the application has been reviewed in consideration of the comments received and the Regional and Clarington Official Plan and Zoning By-law. Staff respectfully recommends that the Zoning By-law Amendment (Attachment 3) be APPROVED. 804 REPORT NO.: PSD-068-09 PAGE 5 Attachments: Attachment 1 -Key Map Attachment 2 -Site Plan Attachment 3 -Proposed Zoning By-law Amendment Interested parties to be notified of Council's decision John Albi D.G. Biddle & Associates 805 Attachment 1 To Report PSD-068-09 u ~ ~ f- m ~ Z v r. 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Outdoor Sales Centre: shall mean an area of land used for the displaying and selling of flowers, plants, shrubs, trees, or similar vegetation, and pre-packaged sand, gravel, soil fertilizers, de-icing material or similar products, in addition to supplies and equipment incidental to a building supply and home improvement outlet, but shall not include a nursery; or the bulk storage of lumber. Permitted uses b. In addition to those permitted uses in Section 23.1.b, an outdoor sales centre is permitted as an accessory use to a building supply and home improvement outlet. c. Regulations for Outdoor Sales Centre i) Maximum area ii) Location 220 square metres may project into the required setback a maximum of 5.0 metres and no closer than 2.5 metres to the front lot line." Schedule "5" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: "Light Industrial (M1) Zone" to "Light Industrial Exception (M1-11) Zone" as illustrated on the attached Schedule "A" hereto. Schedule "A" attached hereto shall form part of the By-law. 808 This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 2009 BY-LAW read a second time this day of 2009 BY-LAW read a third time and finally passed this day of 2009 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 809 This is Schedule "A" to By-law 2009- , passed this day of , 2009 A.D. ~; ~ ~; ~~ a i ~:- ~ ~, :, ~: ~ ' ~ ~ FY ~ ~ ^rTr T ~ .. ~ i LPL ----~ "'~- ---- < aJ TORONTO STREET ~--:---,---= --- ~i~1~1: ~G _ uu~w+ii`.ir~~ci1ST' -~ -'4 _.- _ _ -ram- -_ _ _ _ - ~r,:~-s _ ___ _ r_ ~ ~ _ ' --- ~, ~ i i ~ . . r -- - __ _ _ y _ __ ~~L~1n~~~Li~ ~-~L '- ~ ---- ~~i..~C7i1~~.,:J~~t.+J_ _ _11L L.1.~-L-~~1~_Lifer.1~=.Jyvl_~~17~~r;~~~1-r~u-1_ CANADIAN NATIONAL R4/LWAY ® Zoning Change From "M1" To "M1-11" Jim Abernethy, Mayor Patti L. Barrie, Municipal Cleric 810 ~~ ~~ Leading the Iti'ay REP R T PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, July 6, 2009 Report #: PSD-069-09 File #: 18T-90051 and By-law: ZBA 2008-0021 Subject: APPLICATION FOR AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICANT: WEST DIAMOND PROPERTIES LTD. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-069-09 be received; 2. THAT the application to amend the Draft Approved Plan of Subdivision be APPROVED as contained in Attachment 4; 3. THAT the application to amend Comprehensive Zoning By-law 84-63 be APPROVED and that the Amending By-law contained in Attachment 5 be PASSED; 4. THAT the by-law authorizing the entering into an amending Subdivision Agreement between the Owner of the lands and the .Municipality of Clarington be APPROVED as contained in Attachment 6; 5. THAT the Region of Durham Planning Department and the Municipal Property Assessment Corporation be forwarded a copy of this report and Council's decision; and 6. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: ~ id . Cro e, MCIP, RPP D rector of P anning Services ATS/CP/sh/df June 26, 2009 Reviewed by: Franklin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 81 1 REPORT NO.: PSD-069-09 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant/Owner: West Diamond Properties Ltd. 1.2 Applications: Amendment to Draft Approved Plan of Subdivision: To amend draft approved plan of subdivision 18T-90051 to permit a change from forty-four (44) townhouse units to forty-two (42) semi- detached/link units and two (2) single detached units, on the north . side of McBride Avenue. Zoning By-law Amendment: To rezone the subject lands from the "Holding -Urban Residential Exception ((H)R3-28) Zone" to an appropriate zone to permit the development of forty-two (42) semi-detached/link dwellings and two (2) single detached dwellings. 1.3 Site Area: 1.12 ha 1.4 Location: The subject lands are located in Bowmanville, on the north side of McBride Avenue (Attachment 1). The property is described as Part Lot 17, Concession 1, in the former Township of Darlington, now within the Bowmanville Urban Area. 2.0 BACKGROUND 2.1 On August 22, 2008 the Owner submitted an application for rezoning on the subject property. The rezoning would permit the development of forty-two (42) semi- detached/link dwellings and two (2) single detached dwellings along McBride Avenue. Since the subject lands have been previously draft approved to allow for forty-four (44) townhouse units, the applicant has also submitted an application to amend the draft approved plan to allow for the mix of semi-detached/link and single detached dwellings. A copy of the revised draft plan can be found in Attachment 2. 2.2 A public meeting for the proposed development was held on Monday, April 20, 2009. No concerns were raised by the members of the public at that time. 2.3 On the lands just north of the subject site, a Zoning By-law amendment application by West Diamond Properties Ltd. was considered and approved by the General Purpose and Administrative Committee on June 22, 2009 to allow for two (2) apartment buildings containing 82 apartment units and 119 townhouse units. 2.4 The forty-two (42) semi-detached/link dwellings and two (2) single detached dwellings will not have individual driveways onto McBride Avenue. As part of the approval of the subdivision, vehicular access is to occur via two points of ingress/egress along McBride Avenue and a shared private road to the rear (north) of the units. A proposed easement/right-of-way has been conditionally approved by the Regional Land Division 812 REPORT NO.: PSD-069-09 PAGE 3 Committee. The private road would be utilized by the owners of the semi-detached/link and single detached units fronting on McBride Avenue in addition to the tenants of the neighbouring townhouses and apartment buildings. 2.5 A Noise Impact Study (NIS) prepared by HGC Engineering has been prepared and reviewed as it relates to all development north of McBride Avenue and west of Green Road. The NIS examines noise and vibrations deriving from the CP Railway corridor and Green Road. There are no significant noise/vibration impacts to the semi- detached/link and single-detached units along McBride Avenue. However, the NIS provides recommendations relating to the townhouse and apartment units to the north. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 Currently the site is vacant.. Green Road and McBride Avenue have now been constructed and residential development has commenced south of McBride Avenue. 3.2 Surrounding Uses: North: Approved medium density development containing 201 townhouse and apartment units South: Dwellings under construction in Registered Plan 40M-2378 East: Green Road, Holy Family Separate Elementary School and Baxter Park West: Rural area outside the Bowmanville urban area 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement (PPS) The subject lands are within a settlement area and are planned for urban development on full municipal services. This development serves to increase the range and mix of residential uses in the Municipality. The application is consistent with the PPS. 4.2 Growth Plan The subject lands are within a draft approved plan of subdivision, portions of which are now registered. Densities, street configuration, parkland dedication, transit and servicing were reviewed and approved in 2005. The subject development satisfies the growth management principles of the Growth Plan as the lands are within the Bowmanville urban area, fully serviced and accessible to public transit. The development will improve the range and mix of residential uses in the Municipality. This rezoning will implement a portion of the draft approved plan of subdivision. 813 REPORT NO.: PSD-069-09 PAGE 4 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the land "Living Area" within the "Urban System". Lands designated "Living Areas" shall be predominantly used for housing purposes. This application will not change any street patterns, the amount of housing offered, or the amount of parkland. There is no substantial change sought by the applicant with this amendment to draft approval, and the development continues to conform to the Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands "Urban Residential" which permits residential development. Although it is proposed that the built housing form change from townhouses to semi-detached/link dwellings and single detached dwellings, the density will remain the same in keeping with the draft approved plan. The Official Plan designates Green Road as a Type B Arterial Road and McBride Avenue as a Collector Road. Official Plan policies require private access to collector roads shall be minimized. The application conforms to the Clarington Official Plan. 6.0 ZONING BY-LAW 6.1 The subject lands are currently zoned "Holding -Urban Residential Exception ((H)R3- 28)". The applicant has applied to rezone the lands to permit the development of forty- two (42) semi-detached/link units and two (2) single detached units. The zoning will be site specific to accommodate semi-detached/link units with 7.5 metres of frontage and single detached units with 11 and 12 metres of frontage. 7.0 AGENCY COMMENTS 7.1 At the writing of this report, comments have been received from the Kawartha Pine Ridge District School Board, Rogers Cable, Clarington Emergency and Fire Services, Clarington Engineering Services and Central Lake Ontario Conservation Authority. Copies of these comments have been forwarded to~the applicant for their review. 7.2 Rogers Cable, Clarington Emergency and Fire Services and Central Lake Ontario Conservation Authority have no objections. 7.3 Comments have not been received from the following agencies: Durham Region, Enbridge Gas, Hydro One Networks Inc. and Bell Canada. However, these agencies have been part of the overall review process for this subdivision and have had no objections. These agencies will be circulated the necessary site plan application once submitted. 814 REPORT NO.: PSD-069-09 PAGE 5 7.4 The Kawartha Pine Ridge District School Board (KPRDSB) has no objection to the proposed amendment to draft approval and rezoning provided that the applicant enters into an option agreement with KPRDSB for the school site located in 40M-2378. This is a condition of the draft approval that has not been fulfilled. To ensure the option agreement is drafted and executed between the Owner and the School Board, the School Board requests that the condition be amended to ensure that the option agreement be completed prior to further development of the subject land. Condition 40 has been amended to that effect (Attachment 4). 7.5 Clarington Engineering Services requires that grading for the subject lands shall work with the approved grading for the registered plan of subdivision south of McBride Avenue and with the proposed grading submitted with the site plan for the northerly adjacent townhouse and apartment units. 8.0 STAFF COMMENTS 8.1 At this time, the subject lands are draft approved for forty-four (44) townhouse units along McBride Avenue. 8.2 The purpose of the subject application to amend the conditions of draft approval is to modify the type of units from forty-four (44) townhouse units to forty-two (42) semi- detached/link units and two (2) single detached units. This application does not represent any net change in overall unit counts for the development. 8.3 In keeping with the Official Plan policies, vehicular access to the forty-four units along McBride Avenue will be limited to two (2) points of ingress/egress with shared access over a private road (Attachment 3). This is also consistent with the original conditions of draft plan approval 8.4 To establish the shared private road, a proposed easement/right-of-way application has been conditionally approved by the Regional Land Division Committee. The easement/right-of-way would be utilized by the owners of the semi-detached/link and single detached units fronting on McBride Avenue in addition to the tenants of the neighbouring townhouses and apartment buildings. It is intended that the private road will be part of a condominium corporation. All costs related to maintenance and snow removal will be borne by the condominium corporation. 8.5 The private road would allow owners of the units to access parking spaces and garage spaces in their rear yards in the new urbanism style. 8.6 The Zoning By-law Amendment (Attachment 5) would place the lands in an Urban Residential Exception Zone which would allow for the forty-two (42) semi-detached/link units and two (2) single detached units. The applicable provisions establish site specific setbacks and lot coverage requirements for the units themselves and the private garages in the rear yard. 815 REPORT NO.: PSD-069-09 PAGE 6 8.7 As per the original conditions of draft approval, development of these lands is subject to site plan approval. A development agreement shall be entered into between the Municipality and the Owner detailing building locations, landscaping, noise fencing where applicable and architectural details etc. 8.8 The (H) Holding symbol will be applied and would only be lifted when Council is satisfied that the Site Plan Agreement is executed and the necessary private right-of- way is in place. 8.9 The applicant has provided their concurrence with the Conditions of Draft Approval (Attachment 4). In doing so, the applicant has expressed concern with respect to Condition 40 as it relates to entering into an Option Agreement with the Kawartha Pine Ridge District School Board. Staff are satisfied that the revised Conditions of Draft Approval shown in Attachment 4 requiring the applicant to fulfil their obligation with the School Board prior to any further development of lands within Plan 18T-90051 will ensure that the Option Agreement is negotiated in a timely fashion. 8.10 All taxes payable to the Municipality of Clarington have been paid in full. 9.0 CONCLUSION 9.1 At this time, the applications have been .reviewed in consideration of the comments received from circulated agencies and staff, provincial policies and the Regional and Clarington Official Plan. In consideration of the comments contained in this report, Staff respectively recommends the proposed Amendment to Conditions of Draft Approval and Zoning By-law amendment contained in Attachment 4 and Attachment 5 respectively, be APPROVED. Attachments: Attachment 1 -Key Map Attachment 2 -Proposed Red-lined Revised Draft Plan Attachment 3 -Proposed Easement/Right-of-Way for Access Attachment 4 -Amendment to Conditions of Draft Approval Attachment 5 -Zoning By-law Amendment Attachment 6 - By-law Authorizing Amendment to Subdivision Agreement Interested parties to be notified of Council and Committee's decision: West Diamond Properties Ltd. 81 6 Attachment 5 To Report PSD-069-09 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2009- being a by-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended to implement application ZBA 2008-0021; NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 13.4 "SPECIAL EXCEPTIONS -URBAN RESIDENTIAL TYPE ONE (R1) ZONE" is hereby amended by adding a new "Urban Residential Exception (R1-76) Zone" as follows: "12.4.76 URBAN RESIDENTIAL EXCEPTION (R1-76) ZONE Notwithstanding Sections 3.1(b), (c) and (g); 3.9(a); 3.16(a)(vi); 3.16(a)(vii); 3.22; 12.1(a); 12.2(a), (b), (c), (d), (f), (g) and (i); on those lands zoned "R1-76" on the Schedule to this By-law shall be subject to the following zone provisions: a. Private Street for Access Access to lands illustrated on the attached Schedule "A" hereto shall occur via a private street registered on title which provides legal ingress and egress to McBride Avenue. For the purposes of establishing regulations for each residential dwelling unit, the regulations in this by-law shall apply as if each unit is located on a lot, having frontage along McBride Avenue, with access restricted to the rear of the residential units along a private street. b. Permitted Residential Uses i) a single detached dwelling ii) asemi-detached dwelling c. Regulations for Residential Uses i) Number of units (maximum) a) single detached dwelling 2 b) semi-detached dwelling 42 ii) Lot Area (minimum) a) single detached dwelling 315 square metres b) semi-detached dwelling 240 square metres iii) Lot Coverage (maximum) a) Single detached or semi-detached dwelling only 33% b) Accessory buildings and structures not including a private garage 5% c) i) private garage providing two (2) of the required _ parking spaces; or, 20% ii) private garage providing one (1) of the required parking spaces 10% 821 iv) Special Lot Coverage Regulations Notwithstanding Section (iii)(a) above, a maximum of fourteen (14) lots within the R1-76 Zone may have a dwelling unit coverage of 37%. v) Landscaped Open Space for all unit types (minimum) 40% vi) Yard Requirements for ail unit types (minimum) a) Front Yard 3.0 metres b) Rear Yard 14.0 metres c) Interior Side Yard 1.25 metres d) Exterior Side Yard 4.0 metres vii) Special Yard Regulations Notwithstanding the interior side yard requirement above, where asemi-detached dwelling is only connected by the footing and foundation, the horizontal distance between the interior walls of the two (2) dwelling units above finished grade shall be between 1.0 metre and 1.25 metres. d. Regulations for Parking Spaces and Private Garages i) A minimum of two (2) indoor and/or outdoor parking spaces per dwelling unit are required. ii) Maximum number of parking spaces within private garages 50 iii) Minimum setback from private garage or parking space to principle dwelling 6.0 metres iv) Minimum setback from private garage to private street 1.5 metres vi) Minimum interior side yard setback 1.25 metres or nil where a private garage shares a common wall with an private garage on an adjacent lot, in the same zone e. Visibility triangle for private streets 5.0 metres" 2. Schedule "3" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: "Holding - Urban Residential Exception ((H)R3-28) Zone" to "Holding - Urban Residential ((H)R1-76) Zone", and as illustrated on the attached Schedule "A" hereto. 3. Schedule "A" attached hereto shall form part of the By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. BY-LAW read a first time this day of 2009 BY-LAW read a second time this day of 2009 BY-LAW read a third time and finally passed this day of 2009 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 822 This is Schedule "A" to By-law 2009- , passed this day of , 2009 A.D. t ,~ k . ~ / ~2 i ~ / ~~ I rai a~ . ^ ,1 i i P~~p-t j ~~.\ I i ~ I I ~ ~ I I ~ I I . I' I \ I wor.,rw • I .~ I S oaa.wv i \ \ i rf`fj %~ I d f siOq it ~ ~ 1 1 I :w ~ I "' " I .. u~. I 1 !`~ ` ~11 \` ~ I / -.I ~ ~\ ~\ Wt /~ ~\ \ \. r I I Q ~,,; . -"'=i -- BRIDE AVENUE - - ~ g ~' p53 m ~ p ~ U g~~i~5g~mi ~6~oC'~°i~cB~ag~ ~ ~aW ~ ~ - s a ~ ~ 3 ~ ,.: ~ J ~i ~, o ~~ m 3z YR ~~-~ r ~ ~ ~ ~ i ~B ~~i I~ ® $ ~ ' 33 i ~ ~ 4 oeaR u,a, i ~ ~ p 9 : or"` ' ^ ; a V Ea % ~ ~ ' I j 2] 56 .~. `.6 54 ,~ s ~ ,~, . . t4`, ~ ® Zoning Change From "(H)R3-28" To "(H)R1-76" Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk ~ x 3 np ~A Nn '~ ~,W~1 ~ pW _ X~ A PAFK p C~ ~ ~ ~^ th' ~ RAY CRT ~ ~ ~ ~ aP G i /\ ~' / /i SPR~N~ / I / ~6 w I vi // II // W om? v ~/ ~I =~ ~ I O II Q / I V/ ~ LAND£RNLl£ FRY / / PARKfIIE ~~ `-~ r-=-I I ~ I I HARTWELL AVE p $o HOLY FAN/LY z SEPN7ATF w ~ uEADOws ? Z ~ ~ CRES. CM/DLER CRT. ~ w o > ~ C ~ McBRIDE AVENUE ~ ~ BONNYCASTLE FSTONWAY DR. 3 z BAGNELL HIGGO y o c„'i R~ Ci ~ BRODIE ~' za RN N Sr z ] BUXTON y ® 3 ~ . \ ~ ~ \ CRESCENT ~(~1 ~ Bowmanville zBA 2ooa-oozy e 823 Attachment 6 To Report PSD-069-09 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO.2009- being a by-law to authorize entering into an amending Agreement with the Owner(s) of Plan of Subdivision 18T-95001, any Mortgagee who has an interest in the said Lands and the Municipality of Clarington in respect of 18T-95001 WHEREAS the Owner(s) of Plan of Subdivision 18T-95001 is developing the lands north of McBride- Avenue and west of Green Road which requires an amendment to the Subdivision Agreement; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That the Mayor and Clerk are hereby authorized to execute, on behalf of the Corporation of the Municipality of Clarington and seal with the Corporation's seal, an amending Agreement between the Owner of Draft Plan of Subdivision 18T-95001. 2. That the Mayor and the Clerk are hereby authorized to accept, on behalf of the Municipality of Clarington, the said conveyance of lands required pursuant to the aforesaid Agreement. BY-LAW read a first time this day of 2009 BY-LAW read a second time this day of 2009 BY-LAW read a third time and finally passed this day of 2009 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 824 • arm n Leading the Way REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION MEETING Date: Monday, July 6, 2009 Report #: PSD-070-09 File No's: A2009-0016, A2009-0017 By-law #: AND A2009-0018 Subject: MONITORING OF THE DECISIONS OF THE COMMITTEE OF ADJUSTMENT FOR THE MEETING OF JUNE 18, 2009 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report PSD-070-09 be received; and 2. THAT Council concurs with the decision of the Committee of Adjustment made on June 18, 2009, for applications A2009-0016, A2009-0017 and A2009-0018, and that Staff be AUTHORIZED to appear before the Ontario Municipal Board to defend the decisions of the Committee of Adjustment. r ~~~ ~ Submitted by: ~~L~----~ Reviewed by: ~~'``"~--x-~---~ ~-~l~ David J. me, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer June 23, 2009 MM/CP/sh CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 825 REPORT NO.: PSD-070-09 1.0 APPLICATION DETAILS PAGE 2 1.1 All applications received by the Municipality for minor variance are scheduled for a hearing within 30 days of being received by the Secretary-Treasurer. The purpose of the minor variance applications and the Committee's decisions are detailed in Attachment 1. The decisions of the Committee are summarized below. DECISION OF COMMITTEE OF ADJUSTMENT FOR JUNE 18, 2009 A lication Number Staff Recommendation Decision of Committee A2009-0016 A rove A roved A2009-0017 A rove in art and Table in art Approved in part and Tabled in art A2009-0018 A rove A roved 1.2 Application A2009-0016 was filed to permit the creation of a new lot by reducing the minimum required lot area from 460 m2 to 400 mZ. This application is concurrent with A2009-0017. Committee concurred with Staff's recommendation and approved the application. 1.3 Application A2009-0017 was filed to permit the creation of a new semi-detached lot by reducing the minimum required lot area from 550 m2 to 470 mZ; to permit the existing semi-detached dwelling by reducing the minimum required exterior side yard setback from 6.0 metres to 3.2 metres; and to permit the existing unenclosed porch by increasing the maximum unenclosed porch projection into the exterior side yard from 1.5 metres to 2.1 metres. The applicant later revised the application to include an existing porch located in the required interior side yard setback. The applicant originally attempted to remove the concrete structure for the second porch however discovered it is an integral part of the foundation of the dwelling and cannot be removed without damaging the foundation. The revised application included increasing the maximum permitted projection of the unenclosed porch into the interior side yard from 1.5 metres to 2.1 metres. Since the revision was made after the circulation packages and public notice had been sent out, this portion of the application must have its own circulation and public notice and require tabling until the next Committee of Adjustment meeting. Committee concurred with Staff's recommendation and approved the application in part and tabled the- application in part. 1.4 Application A2009-0018 was filed to permit the construction of an unenclosed attached deck by increasing the maximum permitted projection into the rear yard from 2.5 metres to 4.7 metres. Committee concurred with Staff's recommendation and approved the application. 826 REPORT NO.: PSD-070-09 PAGE 3 COMMENTS 2.1 Staff have reviewed the Committee's decisions and are satisfied that applications A2009-0016, A2009-0017 and A2009-0018 are in conformity with both Official Plan policies, consistent with the intent of the Zoning By-law, are minor in nature and desirable. 2.2 Council's concurrence with the decisions of the Committee of Adjustment for applications A2009-0016, A2009-0017 and A2009-0018 is required in order to afford Staff official status before the Ontario Municipal Board in the event of an appeal of any decision of the Committee of Adjustment. Attachments: Attachment 1 -Periodic Report for the Committee of Adjustment 827 ATTACHMENT 1 TO REPORT PSD-070-09 • arm n Leading the Way PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: JEFF KELSO OWNER: JEFF KELSO~ PROPERTY LOCATION: 127 WELLINGTON STREET, BOWMANVILLE PART LOT 12, CONCESSION 1 FORMER TOWN(SHIP) OF BOWMANVILLE FILE NO.: A2009-0016 PURPOSE: TO PERMIT THE CREATION OF A NEW RESIDENTIAL LOT BY REDUCING THE MINIMUM REQUIRED LOT AREA FROM 460 SQUARE METRES TO 400 SQUARE METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO REDUCE THE MINIMUM LOT AREA FOR THE NEW RESIDENTIAL LOT FROM 460 MZ TO 400 Mz TO PERMIT THE CREATION OF THE NEW RESIDENTIAL LOT AS IT IS MINOR IN NATURE, NOT DETRIMENTAL TO THE NEIGHBOURHOOD AND MEETS THE INTENT OF THE ZONING BY-LAW AND OFFICIAL PLAN. DATE OF DECISION: June 18, 2009 LAST DAY OF APPEAL: July 8, 2009 828 1' ar.~ n Leading the Way PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: JEFF KELSO OWNER: JEFF KELSO PROPERTY LOCATION: 36 SILVER STREET, BOWMANVILLE PART LOT 12, CONCESSION 1 FORMER TOWN(SHIP) OF BOWMANVILLE FILE NO.: A2009-0017 PURPOSE: TO PERMIT THE CREATION OF A NEW SEMI-DETACHED LOT BY REDUCING THE MINIMUM REQUIRED LOT AREA FROM~550 SQUARE METRES TO 470 SQUARE METRES; TO PERMIT THE EXISTING SEMI-DETACHED DWELLING BY REDUCING THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6 METRES TO 3.2 METRES; AND TO PERMIT THE EXISTING UNENCLOSED PORCH BY INCREASING THE MAXIMUM PERMITTED PROJECTION INTO A REQUIRED YARD FROM 1.5 METRES TO 2.1 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO REDUCE THE MINIMUM LOT AREA FOR THE SEMI- DETACHED RESIDENTIAL LOT FROM 550 M2 TO 470 Mz, TO REDUCE THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6.0 M TO 3.2 M AND TO INCREASE THE PERMITTED MAXIMUM PROJECTION OF AN UNENCLOSED PORCH INTO A REQUIRED YARD FROM 1.5 M TO 2.1 M TO PERMIT THE CREATION OF THE NEW RESIDENTIAL LOT WITH IT'S EXISTING SEMI-DETACHED RESIDENTIAL BUILDING AS IT IS MINOR IN NATURE, NOT DETRIMENTAL TO THE NEIGHBORHOOD AND MEETS THE INTENT OF THE ZONING BY-LAW AND OFFICIAL PLAN. TO TABLE THE APPLICATION TO INCREASE THE MAXIMUM UNENCLOSED PORCH PROJECTION FROM 1.5 M TO 2.1 M TO ALLOW TIME FOR CIRCULATION OF THE NEW PUBLIC MEETING NOTICE AND A NEW PUBLIC MEETING TO BE HELD. DATE OF DECISION: June 18, 2009 LAST DAY OF APPEAL: July 8, 2009 829 • 1 .J~ .~ ~r Leading the Way PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: PARADISAIC CUSTOM DECKS & LANDSCAPING OWNER: DAVID ROBICHAUD PROPERTY LOCATION: 65 MCLELLAN COURT, COURTICE PART LOT 32, CONCESSION 3 FORMER TOWN(SHIP) OF DARLINGTON FILE NO.: A2009-0018 PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ATTACHED DECK (UNENCLOSED) BY INCREASING THE MAXIMUM PERMITTED PROJECTION INTO THE REAR YARD FROM 2.5 METRES TO 4.7 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF AN EXISTING ATTACHED DECK (UNENCLOSED) BY INCREASING THE MAXIMUM PERMITTED PROJECTION INTO THE REQUIRED REAR YARD FROM 2.5 M TO 4.7 M SUBJECT TO THE CONDITION THAT A BUILDING PERMIT FOR THE EXISTING DECK IS ISSUED WITHIN 60 DAYS OF THE DECISION AND THAT THE MAXIMUM WIDTH OF THE DECK BE 3.81 M AS IT IS MINOR IN NATURE, NOT DETRIMENTAL TO THE NEIGHBORHOOD AND MEETS THE INTENT OF THE ZONING BY-LAW AND OFFICIAL PLAN. DATE OF DECISION: June 18, 2009 LAST DAY OF APPEAL: July 8, 2009 830 • ~~ Leading the Way REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday July 6, 2009 Report #: PSD-071-09 File #: PLN 33.3.10 By-law #: Subject: DURHAM/YORK RESIDUAL WASTE ENVIRONMENTAL ASSESSMENT MUNICIPALITY OF CLARINGTON PEER REVIEW COMMENTS ON PRE-SUBMISSION RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-071-09 be received; 2. THAT Report PSD-071-09 including Attachments 2 through 14 be ADOPTED as the Municipality of Clarington's comments on the Pre-Submission Environmental Assessment (EA) for the Residual Waste Process and Energy from Waste (EFW) Facility; 3. THAT as part of the Pre-Submission Review, Clarington Staff provide comments to the Region's Project Team on the peer review comment dispositions to assist with facilitating submission of the Environmental Assessment by July 31, 2009; 4. THAT SENES, AECOM and Steven Rowe be thanked for their efforts in completing the peer review in a timely manner; 5. THAT the Region's Project Team be requested to work closely with Clarington Staff on the detail design of Energy Park Drive, the stormwater management works and other Clarington Energy Business Park design details, the architectural concepts for the Energy from Waste facility and implementation plans for development; 6. THAT a copy of Report PSD-071-09 and Council's decision be forwarded to the Region of Durham, the Region of York and Ministry of Environment; and 7. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: ~ Reviewed by: i J. Crome CIP, R ~ / Fr klin Wu, Di a for of Plan mg Servi ~/1~` Chief Administrative Officer FUsn CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 831 REPORT NO.: PSD-071-09 PAGE 2 1.0 BACKGROUND AND PURPOSE OF REPORT 1.1 On April 16, 2007, Council adopted Resolution # C-211-07, which directed Staff to examine comprehensively the EA documentation and prepare a peer review among other items. 1.2 On May 28, 2007, Council adopted the recommendations in Staff Report PSD-070-07 which defined the scope of work for the various peer reviews and economic studies to be undertaken to assist Council in determining its position with respect to the proposed Energy from Waste (EFW) facility to ensure that the interests of the Municipality and its residents are protected. 1.3 Also included in PSD-070-07, consultants were retained to peer review various aspects of the Environmental Assessment (EA) process, including site selection, and the potential environmental effects of the proposed facility. Unlike some other peer reviews for the Municipality, Staff coordinated the peer review team and were and responsible for some specific aspects of the Residual Waste EA peer review. Staff and the peer review consultants have met with the Regions' Project Team on a number of occasions to seek clarification and probe further into the analysis and methodology of the various studies. The Regions' Project Team for the EA has been cooperative in providing information to the Municipality's peer review consultants and exploring the issues raised. 1.4 The purpose of this report is to set out the Municipality's comments on the draft EA, dated June 12 as endorsed by Durham and York Regional Councils on June 24 and 25, respectively. The Regional Councils endorsed the Durham-York Residual Waste Study Environmental Assessment (EA) and authorized Regional Staff to submit the EA to the Ministry of the Environment by July 31, 2009 subject to such minor adjustments as deemed necessary by the Commissioner of Works, based on the ongoing process, including preliminary review and documentation by the Ministry of the Environment. Clarington's comments will be submitted to the Region's Project Team to be addressed as part of the "fine-tuning" revisions that are being made up until July 31, 2009. A copy of this report will be forwarded to the Ministry of Environment for their information. The Region's Project Team has had Clarington's peer review comments since June Stn 2009. Many of the comments and issues raised have been addressed by the endorsement of the Host Community Agreement by Clarington Council on May 11, 2009 and Durham Regional Council on June 24, 2009. Clarington Staff and peer review consultants met with the Region's Project Team on June 12, 2009 to clarify issues yet to be addressed. A separate meeting for the peer review consultants on the Site Specific Human Health and Ecological Risk Assessment (HHERA) took place on June 5, 2009. 832 REPORT NO.: PSD-071-09 PAGE 3 2.0 YORK/DURHAM RESIDUAL WASTE EA PROCESS 2.1 Environmental Assessment Process 2.1.1 The Regions of Durham and York, jointly are currently conducting an EA to determine how to manage the residual solid waste remaining after blue box and green box diversion efforts. Key dates in the study process: • March 2006 Ministry of Environment approval of EA Study Terms of Reference • June 2006 Selection of preferred approach to managing residual waste Alternatives To • Jul 2007 Issuance of Re uest for Qualifications RFQ • October 2007 Recommendation on referred site Alternative Methods • December 2007 Durham and York Re ion Council a royal of referred site • Janua 2008 A royal of Qualified Bidders • Au ust 2008 RFP issued to ualified bidders • Februa 2009 RFP's received • Aril 2009 Identification of Preferred Vendor • Janua -Ma 2009 Com letion of all sites ecific studies • Ma 2009 Clarin ton Council Endorses Host Communit A reement HCA • June 2009 A royal of final EA and HCA b Durham and York Councils • Late Jul 2009 Submission of final EA to Minist of Environment MOE • 2009/2010 EA review and decision b Minister of Environment • Initiated in 2009 EPA A lications based on EA • 2010-2012 Construction of the 140,000 tonne EFW 2.1.2 For the EA, the purpose of the undertaking (the project), was set out in the Ministry of Environment approved Terms of Reference, as follows: • To process -physically, biologically and/or thermally -the waste that remains after the application of both Regions' at-source waste programs in order to recover resources -both material and energy -and to minimize the amount of material requiring landfill disposal. In proceeding with this undertaking, only those approaches that will meet or exceed all regulatory requirements will be considered. The waste proposed to be managed will be primarily Municipal Solid Waste (MSW) from residential sources generated within Durham and York Regions remaining after at-source diversion, a portion of post-diversion Industrial, Commercial and Institutional (IC&I) waste traditionally managed by the Regions at their waste disposal facilities; and Municipal post-diversion residual waste from neighbouring non-Greater Toronto Area (GTA) municipalities that may provide disposal capacity for processing residues. 833 REPORT NO.: PSD-071-09 PAGE 4 The final description of the undertaking has been refined and altered from the conceptual description based on the EA Study findings and public/stakeholder input. 2.1.3 Refinements to the description of the undertaking as the EA has progressed have resulted in the following description: "The Undertaking, as defined by this Environmental Assessment, is a Thermal Treatment Facility, capable of processing post-diversion residual waste and recovering materials and energy of sufficient quality and quantity to export to the marketplace (recovered metals, electricity and eventually the possibility of district heating and cooling) with a projected maximum design capacity of 400,000 tpy. The Facility will be designed, built and operated on the Clarington 01 site, located in the Municipality of Clarington, Regional Municipality of Durham." 2.2 Clarington Comments on the Environmental Assessment Process to date 2.2.1 Clarington Staff have been involved in the EA process for Residual Waste since its inception in 2005, when the initial terms of reference were being drafted and conceptual description of the undertaking was being formulated. 2.2.2 Staff Reports have dealt with various aspects of the Residual Waste EA as follows: PSD-018-06 Feb, 13, 2006, Comments on the Terms of Reference PSD-070-07 May 22, 2007, Municipal Peer Review and Other Studies PSD-097-07 September 4, 2007, Update on Municipal Peer Review PSD-141-07 December 3, 2007, Municipal Comments on Step 7 -Evaluation of Short- List of Sites and Identification of Preferred Site PSD-141-07 Addendum, December 10, 2007. FND-002-08 January 21, 2008, Peer Review 8 Economic Studies Costs to Date FND-022-08 Addendum, February 25, 2008 CAO-002-09 May 11, 2009, Status of EFW Host Community Agreement Negotiation CAO-022-09 Addendum, May 11, 2009 2.2.3 In addition, Council has heard many presentations on the various alternatives and specific aspects of waste management over the past three years. Council has received numerous delegations and hundreds of submissions from residents over that time period and passed a number of resolutions. Recently Council endorsed being a "willing host" for the Energy from Waste facility conditional upon the Municipality of Clarington and Region of Durham executing a Host Community Agreement to implement the Host Community Agreement as set out in the May 11, 2009 CAO Report and Addendum. 2.2.4 In preparing Ctarington's comments on the Final EA, previous comments, the Region's Project Team's disposition of these comments plus the final commitments recommended to address the anticipated impacts have been taken into consideration. An EA is a 834 REPORT NO.: PSD-071-09 PAGE 5 process through which it is determined whether an undertaking is conceptually and technically acceptable based on the mitigation measures, follow-up commitments, and monitoring programs that will be implemented as part of the undertaking. 2.2.5 The EA for the Energy from Waste Facility (Durham/York Residual Waste Project) is in its final stages of completion. The Pre-submission review period, extending from June 12th to July 31St, is an opportunity for the Region's Project Team to "fine tune" the document prior to submission to the Minister of Environment for approval. Clarington's peer review consultants and Staff will continue to work with the Region's Project Team in reviewing how Clarington's comments will be addressed in the EA. Clarington will also have the opportunity to comment during the review period provided by the Ministry of Environment, following EA submission; the 12 week MOE review period (Aug 1 to October 23). 2.3 Environmental Protection Act and Other Required Environmental Approvals 2.3.1 The proposed EFW facility will require at least the following approvals under the Ontario Environmental Protection Act (EPA): Certificate of Approval (Air and Noise) under Section 9 Part II which regulates emissions to the natural environment, in particular air. Certificate of Approval (Waste) under Section 27 Part V of the Act for the use, operation, establishment, alteration, enlargement or extension of a waste management facility. The Ministry may place the EFW under a comprehensive Certificate of Approval (C of A). The specifics of the C of A have yet to be worked out between the builder (Covanta), the proponent (the Regions) and the Ministry. Because it stems from an EA process the Certificate of Approval applications could voluntarily be posted to the Environmental Bill of .Rights (EBR) website, however, there is no legal requirement, no EBR appeal rights (EBR Section 32) and no EPA hearing appeal rights (EPA Reg 206/97). The Municipality will be asked to provide comments as a commenting agency. In addition to these C of A approvals, the EFW will be required to develop a "Spill Prevention and Contingency Plan" according to O. Reg 224/07 under the EPA. 2.3.2 The conceptual facility size of 4.00,000 tonnes/year was used for the EA study. The EFW facility will be built in phases and EPA approval will be required for each phase. To address the requirements of the EPA and to obtain the required approvals, supporting technical studies and design plans have been completed to an appropriate level of detail to demonstrate no adverse effects on the environment and show that the applicable environmental standards will be met, providing that the mitigation measures and commitments set out in the EA documentation are carried through. 2.3.3 The Certificate of Approval applications will be required to meet the emission limits proposed by the vendor in response to the RFP. The proposed revised Ontario A-7 Guidelines for air emissions have been released by MOE for review and comment. If the proposed revised guidelines are approved, then the Certificate of Approval applications will be required to meet the more stringent of the two guidelines. Future phases of the 835 REPORT NO.: PSD-071-09 PAGE 6 EFW would have to meet the emission guidelines in place when that expansion phase is undertaken and the C of A application is made. 2.3.4 Other potential environmental approvals for an EFW facility include the Ontario Water Resources Act. The Region's Project Team have indicated that based on the work completed to date, no issues have been identified that would prevent receipt of this approval or any other approvals that are required for the project to proceed. 3.0 CLARINGTON'S PEER REVIEW OF FINAL EA DOCUMENTS 3.1 Comments on the Draft Environment Assessment (EA) Study Document, June 12, 2009 3.1.1 The Peer Review consultants have provided comments on the Draft Environmental Assessment Study Document that was released on May 25, 2009 and have received verbal and written responses to these comments. Clarington's peer reviewers were SENES, .AECOM and Steven Rowe supplemented by Clarington Staff for certain aspects. The peer review comments on Site Specific Studies and Draft Environmental Assessment were circulated to Council and the Region's Project Team on June 5, 2009 (except for the HHERA which was circulated on June 12, 2009). Many issues are to be addressed through additional clarification and will be addressed in revisions by the Region's Project Team, in the upcoming weeks prior to submission. The disposition of the peer review comments are in Attachments 2 through 14. Staff and the peer reviewers will continue to review the proposed wording for the final report and assist in resolving clarification issues. 3.1.2 The Draft Environmental Assessment was reviewed by Steven Rowe with assistance from AECOM and SENES. The peer review comments and Region's Project Team disposition are Attachment 2 to this report. Our peer review consultant has had the opportunity to review the Region's Project Team response and the additional information released on June 12. 3.1.3 Section 8 -Site Identification Process. The Peer Review team continue to have concerns over the traceability of decisions arising from Step 7, "Alternative Methods" the Site Identification Process. While some of the concerns raised in PSD-141-07 in December 2007 have been addressed through the inclusion of additional information and are resolved, others remain. The concerns expressed previously over the trading off of criteria and the traceability of how certain factors played out in the comparative analysis have, to date, not been addressed satisfactorily. Overall, the site selected (Clarington 01) has low levels of impact for the majority of factors; the baseline air quality was a concern; however, what cannot be determined from the information provided is whether it is the "best" site. 3.1.4 Section 9 -Vendor Identification Process. The Region's Project Team has committed to assess whether the Covanta proposal is consistent with the EA process. The peer review team will review this information when it is made available. The process to identify the preferred technology vendor does not incorporate the EA principles of traceability and transparency; however, it would be appropriate for the MOE to provide guidance on whether the RFQ/RFP process sufficiently addresses these requirements given the other issues prevalent in any bidder process. 836 REPORT NO.: PSD-071-09 PAGE 7 3.1.5 Section 10 -Identification and Description of the Undertaking. Greater clarity could be provided within the EA documentation on the possible timing of the Phase 1 (250,000 tonnes/yr) and Phase 2 (400,000 tonnes/yr) expansions. Section 10.6 could more clearly articulate the Region's understanding of when the post-diversion residual wastes will reach the thresholds based on anticipated population growth, diversion rates, etc. 3.1.6 Section 12 -Changes to the EA. The Service Area of the EFW facility should be defined in the EA for each Phase of its development. The role of Clarington is currently not defined with regard to the minor and major amendments. 3.1.7 Section 13 -Commitments. The Region's Project Team is reviewing and where applicable revising the language with respect to the commitments and adding clauses based on the Host Community Agreement. The June 12 version of the .Draft EA did not include all of the commitments that are set out in the Host Community Agreement with regard to the Site Liaison Committee, Community Relations Plan and Community Complaints System. In addition, Table 13-1 sets out commitments for construction and operations separately; however, when Phase 1 and 2 expansions are being built both the commitments for construction and operations will be in effect simultaneously. The specific role and functioning of the Site Liaison Committee should be reviewed in light of any lessons learned from the EA Site Liaison Committee when the terms of reference are being drafted. 3.1.8 Section 14 - Monitoring. The Environmental Assessment Compliance Monitoring Program should include the commitments made during public consultation sessions with regard to how the facility will be built, operated and expanded. A list of commitments could be compiled based on the consultation records. MOE should inform Clarington of the requirements far the compliance monitoring program and provide ongoing updates on how the monitoring is being achieved. Clarington Staff could assist the Ministry and Region's Project Team in formulating the compliance monitoring program, if requested and directed to do so by Council. 3.1.9 Section 16 -Consultation Summary. The June 12 Draft EA included the consultation summary and it has been reviewed by the peer reviewers. and appears complete. Traceability should be noted as a key issue and will be important in the EA compliance monitoring program. 3.2 Comments on the Site Specific Studies (Appendices C1-C12), June 12, 2009 3.2.1 Appendix C-1 Air Quality Assessment Technical Study Report The Air Quality Assessment was reviewed by SENES Consultants (Barrie Lawrence), the comments and Region's Project Team Disposition is Attachment 3 to this report. Our peer review consultant has had the opportunity to review the Region's Project Team responses and also the 400,000 tonne scenario which was released on June 12. In summary the peer reviewers are satisfied that the modeling was done in a competent and professional manner. The meteorological mismatch and minor matters related to the emission rate and factors can be addressed by the Region's Project Team as they fine- tune their documentation. 837 REPORT NO.: PSD-071-09 PAGE 8 The air quality assessment should be modeled to account for new or changed conditions when the proposed expansions to 250,000 and 400,000 tonnes/year are undertaken regardless of the timeframe, and using the revised baseline conditions that exist at the time of each expansion. 3.2.2. Appendix C-2 Surface Water and Groundwater Assessment Technical Study Report The Surface Water and Groundwater Assessment Technical Study Report were reviewed by AECOM (Will McCrae) and SENES Consultants, surface water and ground water respectively. The comments and the Region's Project Team Disposition is Attachment 4 to this report. Our peer review consultants have had the opportunity to review and meet with the Region's Project Team to discuss the more pertinent matters. In summary the peer reviewers are satisfied that the modeling was carried out on the "worst case" scenario (all storm drainage within the site); it showed no adverse affects on the environment. The recently approved Host Community Agreement will improve the stormwater management quality treatment and remove much of the storage from the EFW site to a remote site. The ground water comments have been addressed to the peer reviewer's satisfaction as outlined in the dispositions provided by Region's Project Team. A hydrogeological assessment will be conducted onsite as part of the detailed design to support dewatering and groundwater management. This report would not require updating for the 400,000 tonne scenario. 3.2.3 Appendix C-3 Facility Energy and Life Cycle Assessment The Facility Energy and Life Cycle Assessment was reviewed by SENES (Murali Ganapathy and Talar Sahsuvaroglu). The comments and the Region's Project Team Disposition is Attachment 5 to this report. Our peer review consultants have had the opportunity to review the disposition proposed by the Region's Project Team and accept their recommendations. . The benefits of green house gas reductions are not clear at this stage, if and/or when the facility is being expanded to the 250,000 and/or 400,000 tonne/yr., much more will be known about the other potential occupants of the Clarington Energy Business Park. As such, this study should be updated at that time to determine the potential benefits of this project. 3.2.4 Appendix C-4 Geotechnical Investigation Technical Study Report The Geotechnical Investigation Technical Study Report was reviewed by AECOM (Will McCrae). The comments and the Region's Project Team Disposition is Attachment 6 to this report. The peer review team is satisfied with the responses provided by the Region's Project Team in the disposition which acknowledge additional geotechnical information wilt be required at the detailed design stage. For the 400,000 tonne/yr. scenario, from an EA perspective this study is acceptable and would not require updating. 838 REPORT NO.: PSD•071-09 PAGE 9 3.2.5 Appendix C-5 Acoustic Assessment Technical Study Report The Acoustic Assessment Technical Study Report was reviewed by SENES Consultants (Fred Bernard). The comments and the Region's Project Team Disposition is Attachment 7 to this report. Many of the comments provided were technical in nature and have been addressed to the peer reviewer's satisfaction in the disposition. To ensure transparency and traceability the formula's used and assumptions about the location of equipment should be identified. The largest outstanding issue is whether pile driving is going to be necessary and how this would be mitigated with the possible expansions to 250,000 and 400,000 tonnes/yr. as there would be additional receptors compared to existing conditions. Since it is likely there will be more "receptors" in the immediate area at that time it is recommended that the Acoustic Assessment be revisited and updated at the time of the expansions. 3.2.6 Appendix C-6 Visual Assessment Technical Study Report The Visual Assessment Technical Study Report was reviewed by Clarington Staff. The comments and the Region's Project Team Disposition is Attachment 8 to this report. The Visual Assessment was carried out for beyond the boundaries of the Clarington Energy Business Park, it followed current practices and standards for visual impact assessments. However, the visual assessment for receptors within the CEBP is to be updated based on the peer review comments and visualizations provided to the Region's Project Team on June 12, 2009. The most current information regarding other projects (e.g. Highway 407 and OPG) and the status of the Clarington Energy Business Park will be included. Staff will work with the Region's Project Team to help finalize all of the technical comments on the visual assessment for the July 31st submission timeframe. Details regarding the proposed measures used to mitigate the visual effect of the Facility while not available at this time should be referenced in Section 13 -Commitments of the Final EA Report. It has been duly noted that the cash allowance, no less than nine million dollars, in the RFP is described in the Host Community Agreement; however, from an economic perspective this is not a direct benefit to Clarington as it can be assumed that regardless of where this facility was sited the Regions would have made provision to ensure that the architectural treatment was world class. As stated in the disposition comments, the visual impact assessment focused on the "worst case" scenario where the basic design specifications and dimensions were used. The actual facility will employ high quality design and architectural principles to ensure that the facility will be consistent with the prestige commercial and industrial business park that is envisioned. Given that the 250,000 and 400,000 tonne/yr scenarios will have visual impacts within the CEBP the visual assessment should be updated at the time of these expansion phases and include the receptors that are within the CEBP at that time. 3.2.7 Appendix C-7 Natural Environmental Assessment Technical Study Report The Natural Environment Assessment Technical Study Report was reviewed by SENES Consultants (Paul Patrick). The comments and the Region's Project Team Disposition is 839 'i tS~,t ~ 1. ';Fti' ' 'T NO.: PSD-071-09 PAGE 10 Attachment 9 to this report. The Region's Project Team has agreed to edit/update the report based on the peer review comments which is acceptable. 3.2.8 Appendix C-8 Social/Cultural Assessment Technical Study Report The Social/Cultural Assessment Technical Study Report was reviewed by SENES Consultants (Gwen Brice) with additional comments provided by AECOM and Steven Rowe. The peer review comments and the Region's Project Team Disposition is Attachment 10 to this report. The outstanding issues with regard to this report are the types of mitigation that will be undertaken to address the social impacts of this project. The Host Community Agreement addresses a number of the economic and anticipated social/cultural impacts of the project however; given the timing of the approval of the HCA these mitigation measures were not included in the overall study. During a meeting on June 12, 2009 the Region's Project Team committed to addressing many of the outstanding issues raised in the Visual, Economic and Social/Cultural Assessments. The concerns identified from the Visual and Economic Assessments have impacts and mitigation measures that ripple through the Social/Cultural Assessment. The peer reviewers will work with the Region's Project Team to finalize all of the technical comments on the social/cultural assessment for the July 315 submission timeframe. A review of the final documentation will be required to confirm that commitments made in the disposition table are satisfactorily addressed. Should any outstanding items remain they will be reported to Clarington Council for direct submission to MOE as part of the formal review. 3.2.9 Appendix C-9 Stage 2 Archaeological Assessment and Built Heritage Assessment Technical Study Report The Stage 2 Archaeological Assessment and Built Heritage Assessment Technical Study Report was reviewed by Clarington Staff. The peer review comments and the Region's Project Team Disposition is Attachment 11 to this report. The peer review team is satisfied with the dispositions provided by the Region's Project Team. 3.2.10 Appendix C-10 Traffic Assessment Technical Study Report The Traffic Assessment Technical Study Report was reviewed by AECOM (Will McCrae, Garry Pappin). The comments and the Region's Project Team Disposition is Attachment 12 to this report. The peer review team is satisfied with the majority of responses provided by the Region's Project Team in the disposition. The approval of the Host Community Agreement and Recommendation 8 of Regional Report 2009-COW-03. (acquisition/expropriation of certain lands) will mitigate and address a number of the specific issues raised by the peer review team. The Traffic Assessment is for the "worst case" scenario which is that construction access and ongoing delivery of waste would be on the existing public road system; however, the mitigation that is being suggested through the Host Community Agreement is that both of these activities occur along the private lane adjacent to the railway tracks. As stated by the Region's Project Team "refinements to the haul route would be confirmed subsequent to the EA submission, and would be addressed in the permitting 840 REPORT NO.: PSD-071-09 PAGE 11 documentation reflected in conditions of approval for design and operation of the Facility". There is a commitment in the EA to update the Traffic Assessment for future expansions of the facility if the 400,000 tonne/yr. scenario is reached prior to 2023. Currently the Traffic Assessment assumes that all waste material arriving at the site is by transfer trailer except for packer trucks from Clarington. The Region may wish to route the packer trucks from South Oshawa to the site rather than through a transfer station. As noted in Comment 13 on the disposition sheets by the Peer Reviewers, should a revised method of haulage be chosen after the project is approved, an addendum to the report should be prepared to identify potential impacts and mitigation. This would not be a change to the EA. 3.2.11 Appendix C-17 Economic Assessment Technical Study Report The Economic Assessment Technical Study Report was reviewed by SENES (Malcolm Martini). The comments and the Region's Project Team Disposition is Attachment 13 to this report. The peer reviewers to date have not received the final version of this report which is to be updated based on the Business Case prepared for the Region of Durham. As noted in the dispositions by the Region's Project Team significant work remains to be added and clarified within the economic assessment for the report to be finalized. The peer reviewers will work with the Region's Project Team to finalize all of the technical comments on the economic assessment for the July 31 Sc submission timeframe. Should any outstanding items remain they will be reported to Clarington Council for direct submission to MOE as part of the formal review. There is no reason to update this study if and when the facility expands. 3.2.12 Appendix C-12 Site Specific Human Health and Ecological Risk Assessment (HHERA) Technical Study Report The Site Specific Human Health and Ecological Risk Assessment (HHERA) Technical Study Report was reviewed by SENES (Harriet Phillips/Mehran Monabotti). The comments and the Region's Project Team Disposition is Attachment 14 to this report. The peer review concluded that the Site Specific HHERA for the EFW treatment facility for the 140,000 tonne/yr. scenario is comprehensive and conforms to risk assessment guidance. The peer review identified a number of areas where the study could be clarified to be more transparent. However, it was concluded that these changes would not change the overall conclusions of the assessment as the risks are predicted to be very low, and in fact the calculated risks would likely be lower when the appropriate technology and site is selected. A specific discussion on nano-particles was suggested to address a concern identified by the public. As well, it was suggested that a "plain-language" summary of the report be prepared so that members of the public can better understand the approach and results of the risk assessment. 841 REPORT NO.: PSD-071-09 PAGE 12 If and when the facility expands to 250,000 and/or 400,000 tonne/year, these studies should be revised based on the revised baseline conditions existing in the area. This means a revised Air Quality study should be conducted and its data used for developing the HHERA. Further, effects of the EFW plant upset conditions should be studied within the scope of expanded capacities as these could have significant effects. 4.0 CONCLUSION 4.1 This report provides an overview of the peer review process, the comments provided by the peer review team, and the disposition of these comments by the Region's Project Team (Attachments 2-14). Staff have reviewed the further comments by the peer reviewers and, as such, are recommending that they be submitted to the Region's Project Team as the Municipality's comments on the Durham/York Residual Waste Environmental Assessment Pre-Submission. 4.2 Staff and the peer reviewers will work with the Region's Project Team to help finalize the technical comments for the July 31 gc submission timeframe. 4.3 The Residual Waste Environmental Assessment lays the foundation for many aspects of the subsequent works for the EFW. Specifically there will be a process for the determination of the architectural design of the EFW. The commitments within the EA documentation and the Host Community Agreement will be important to the overall development of the Clarington Energy Business Park as an economic driver for the Municipality and Region. Attachments: Attachment 1 Glossary of Terms Attachment 2 Disposition Sheets - Draft Environmental Assessment Attachment 3 Disposition Sheets - Appendix C-1 Air Quality Attachment 4 Disposition Sheets - Appendix C-2 Surface Water and Groundwater Attachment 5 Disposition Sheets - Appendix C-3 Facility Energy and Life Cycle Attachment 6 Disposition Sheets - Appendix C-4 Geotechnical Investigation Attachment 7 Disposition Sheets - Appendix C-5 Acoustic Assessment Attachment 8 Disposition Sheets - Appendix C-6 Visual Assessment Attachment 9 Disposition Sheets - Appendix C-7 Natural Environment Assessment Attachment 10 Disposition Sheets - Appendix C-8 Social/Cultural Assessment Attachment 11 Disposition Sheets - Appendix C-9 Stage 2 Archaeological Assessment and Built Heritage Assessment Attachment 12 Disposition Sheets - Appendix C-10 Traffic Assessment Attachment ?3 Disposition Sheets - Appendix C-11 Economic Assessment Attachment 14* Disposition Sheets - Appendix C-12 Site Specific Human Health and Ecological Risk Assessment (HHERA) "' (Under Separate Cover) 842 REPORT NO.: PSD-071-09 PAGE 13 List of Interested Parties to be Notified of Councils decision: Region of York, Works Paul Andre Larose Brian and Sharon Region of Durham, Works Don Wilkinson Thompson Jim McKay, Jacques Noah Hannah Bill and Lorna Turner Whitford Stantec Katherine Miles Doug Woods Ministry of Environment Donna Mcaleer-Smith Don Wright Joachim Baur Kristin Robinson Lakeridge Health Alexandra Bennett Steve Tharme Lorraine Huinink Barry Bracken David Climenhage John Oates Kathi Bracken Steve Conway Rev. Christopher Greaves Wendy Bracken Chester Miles Leslie Heinrichs Karen Buck Bernadine Power Diana Kanarellis Terry Caswell Hilary Balmer Elaine and Vincent Ho Katie Clark Willis 8 Marilyn Barrabal Ron Campbell Shirley Crago Stewart and July Dayes Stephanie Adams Kevin Diamond Maureen Dingman Betty Robinson Wayne Ellis Carl Zmozynski ~ Nicola Keeme Linda Gasser Gaston Morin Mable M. Low James Gibson Ann and Mike Buckley Rebecca Harrison Glenda Gies Fraser and Cathy Grant Charlie and Irene Briden Tenzin Gyaltsan Jean and Wallace Mcknight Nadia McLean-Gagnon Ron Hosein Stephanie Adams Dorothy Barnett Dr. Debra Jefferson Julie Allen-Freeman Marc Tepfenhart Laurie Lafrance John and Dale Cerniuk Rosemary Davies Lee McCue Garland and Anne Foote Wendy & Ron Warren McCarthy Slyvain Gagnon Libby Racansky Cathrine McKeever Melissa Girard Beav201 Kerry Meydam Beth Hewis Louis John Mutton Manuel Jimenez Sandra Viau Karen Nichol Debbie Kuehn Tim Finnis Dave Renaud John MacDonald Hugh Allison Jim Richards Ralph Machon Marke Nelson Andrew Robson Mary Anne and Gerry Martin Jeremy Woodcock Yvonne Spencer Kristin McKinnon-Rutherford Kevin LeGrand Nicole Young Lorna McSwan Doug Anderson Lucy Wunderlich Bretn Mersey Elaine Gillies Ontario Power Generation Donna Packman Anthony Topley Devon. Richard 843 ATTACHMENT 1 TO REPORT PSD-071-09 GLOSSARY OF TERMS EA Environmental Assessment EBR Environmental Bill of Rights EFW Energy From Waste EPA Environmental Protection Act HHERA Human Health and Ecological Risk Assessment IC81 Waste Industrial, Commercial, and Institutional waste MOE Ontario Ministry of the Environment MSW Municipal Solid Waste RFP Request for Proposals RFQ Request for Qualifications C of A Certificate of Approval 844 N ~ ... O C ~ N ~ O ~~ ~ ~ Qa 0 Q O H W ~~/i/~ V• A~ 1.i. ~_ 0 Z W G V ~, ~ ~ o ~ O ~ N N ~ N Z ~ W N_ ,A~,A ~ 'V'^I vI ,W,^ .~ VI ~ y .n Q ~ -' 3 '~ y Z ~ c~~o L ~ N ~ c Z ~ 8 (p a O O Z +r ~ W C N W ~L rL.+ H ~ t Q ~ C Q O to .•. 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N~ p~ L y L N L OF-' ~ ~ X C t Z = p ~ a~ = ~ ~ c y~ y o ~• w ~ c c "' ~Q c N ~ ~ j . a i ` ° c o c ~ ~ Q c ~ 3 aw o ~ a~ x ass y ~m~~, w~ o ~ U U~ 2 ~ ar-o Ev -~o~o ~ w 3 ~, ~ V ~ >+ V O N~ ~ y` y ~_ .C ~~ p N~ Z N y t6 ~.a O p ... ~ N Q 0 ~ Z C L y ~ C ~ fn N N E .0,. C 7 w N .O O Q y 7~ y~ 3 C "' tq N ~ d~ «~ A N L f ~' tl1 Q O> a ~ N C y N O f0 C >+ (n « ~ C O .~ y U y O H O •U 6 ~ N D7 LO ~ C N ~ ~ 7 W ~ C ~'iv ~ m c v.~ o cco ~ 'm y.~ a~d•° a~ m y aaci o 1° y ~, ~ aai ~ a~ W ~ O :a ~ ~ ~ ~~ ~ ° ~ c~~a' m i ~" m ~ EL v a •C o ~~ g y ~~ w ~ o v,~ co •a C ~ C ° rnr y ~ f0 C ~ :) m o o i c ~ "- a O L .- N L p ~~ ~ ac y ` ~ ~ H ~ 'C ~ ~ ~ W p Q ~ ~ ~ U N '~ y ~ ~ O N N E -~ N > -_ . ~ Q C C '0 T Q y • E L O ~ O C 3• ~ W d X ~ c ~ w ~ w ~ ~ U 3 ~ ~ cam >,ai co ~ 8 ~'~ E a i caL, c a~ -ria i a O L ~. O " O O ~ O y y E 0 3 L Q d. W ~ O w . `•- d ~ ~ .O~ 0 - O O t ~- /1 ul '~ N C t ~ c L~ ~ ~ ~ 'ocoE E ~ ~ ~ o ~ ~ •~ °a~ y.N ~ cw ~„ o ~~ 8 ~ co d y ~ ~' o U ~ . 3 t0 ""' N > C t0 y y E C y L 3 ' t U ~~ U O O N O O N d y O _O y C ._•. O C E 0. y O y L ~ 3 O 'O E y .~ .C d y ~ N L ~ f0 ~ lJ.l D N~ L r- w C O` O y .L.., Rf a 00 .-. p . f A 7 f 0 ~ O C~ O y 3 y w f0 Q O H w U f L N «. y ~ 1~ 3 O y .L~+ ~ p O _O O) C N D fC O w .a C f0 N CO ~ 0 ~ y Q; y ~ N ~ O ~ C C~ N 0..0 • w • ~ D a~ ~ N 3 ~ T N ~ ~^ y y .~ L t9 Y t0 N N N ~0 F- C '~ N .U• O O y~ p ~ p ~ U ~~ ~ N C U ~ . d c n~ y ~ y m y r y y m~~>> co ;o m ~ • d ~ a a~ '~ ° d a .n ~ i`o y icv € `-~ aoa~ o rnm ? co Z'c~ ° ° a~ ~ a~~ m m w a~ H cn v1 U°u, m.5 ~°a?m~3 H~Eyc ~c v>c°>° HwHoo~ z.~ c C ~' O ~ d ~ d ~ Z 2O y +: 1 t0 3 ~ ~+ C ~„ ~ ~' m ~ E E ~ Z o CO U .- 846 W 0 ~' ,~,A y+ Z W G V ~~ m ~o ~ N 4' N r Z ~ CW N_ G ~ ~ ~ Lll •c ,gyp Q ~ O -' 3 ~ d y Z~ o L C Z d ~ a y ~ O Z +-~ ~ W C N W ~ V •~.+ r ~ L Q V 3 Q O .N Q ~ ~ ... U 0 ~ W 'n ~V W ~ ~ ~ ~ H~ Y~ d~ N N ~ a~ ~ c Q ~ f0 ~ ~ O ~ ~ c W ~ ~ ~ ~ O ~ d o U H N ~+ ~ C ~ d O O OZ o °z ° 0 o O ~ N H ON ~ Q W N C m O EN a~ o~ E 3 ~ i Ca •> y O a> O G ~ a y 0 0, ~ ~ ~ N ~ 0 ~ d a° O w w 0 3 .p H O C w ~ N .t.,, ~ C r •.•C. CA O~ H y.o °'v E $ _ ~w E ~ y w c TO ° o- .E o cvo,, ,, axiV m o ~ r~ _ ~ ° =m"r c m o ~° w- c ~ oa ~ ~ j y•m 3 m 3 > c C 'p `1 C co ~ N ~ O •C ~' .C O Z G O 'C ~~ N '~ w .C a c O_ O N N 7~ C~ N •~ ~ U O O~ C~ i V U ~ N c ~ 7 '° N 3 O C~ O •C y N O y C. N C H t O .p C~ ~ cC ~ N •~ ~ a~ ,C tp-~°-'x~ y~ ~ vv o~a~ie~ ~ocaci ~ . o ~ 'o ammy ..c -c c Z coy °~ o c ~ `Da ~=`c e c ~~ o y m~-;.o Z ~ ~ 'D , C ~9 y ~ O N C O F- N ~ ' p y .°~~c ~ v~ ~ c ~ "off y '~ •3~~~ n °oc°~E y ~ 3 0 ~ `h~o3 a a y p~r.~• c ~ oa ~ ~:? 3 0 ~ ~_ a8w o c nm x ~ V N ~ 8 ~.- y~~ comyy ~ N m~ y ~ ° t h .E' ~ 'O w h vO 5~0€~ Q '~ ` ,p C m ~ ~ a ~ • C v.. C 'C a~om3 O ~1 C O , h a 0 ~ O t~ C y C Q~ C m ~ ~ ~ ~ O O O C N L ~ O ~O _ N C 'C Q~ O N 3 N .OC ~ C N +•' . W > y C H ~O +~ ~ w ,= N N ~j r' ., y D a O'Cr .r t N y O y ~~ C Z V Q ~ O> °' y cu ~ p ~ ~'~ ~ ani ao cCO t c y v~ x >. c ~~ v y O~~ ~ w ~. ."' !h . i n n y~ N O m 3 W N~ U C C .O w ~ ~ E C ~ ~ ~ y~ Q° N ~ O~ w S ~ _-' X 0 0 ~l d w y O T C m C r 2` Q' t0 ~ w O W O d t0 W O : S ~•~ w ~ E ~ `~° °;° O .~0 ~ c ~°, c m 00iu ~~ao ~ ~ N~ E ~ a i ~ a~ •- aa~ ~v `~ N • ~ y -v w c ~ ~ti 3 C v E ° a~ O ~ oo ~ y ~ y L Q "~ 3 a n C adQ r C 7~~ w. m c ~~ w Qt + C C Ew ~'c C p 0 ~ a~~ c~ 0 • p~ ~ C nm y.t ~~ n W cp ¢ . 0 o C c O C w .r O N ~ N '-' C ° •C y 7 t ~ t O) ~ l0 ~ C N '00 y .C ~ 0_ r W ~ C V O '~ ~ 'D !-' N Oy 0 y ~C +• O 3 'C Q ~ t9 " O .C ~ N N _ , ~> > O ~ ~ >~ nc o. ~ ~_ N ,c° ~ ~' a~i c.3°cN ~ Q ~ a~i~~ my v C E o c O °~~c°~°~ O O cOo3 U m ~ .. ~io.co O C w a~~C~ ~ ° W cmy a m "" C d;A O C ~o,c C O .,, ' N O C •~c`a€3~ °' O y o~~ o ~` omo O rn _ U N E.ocn ° N O~~''o'`-° Eo ~ ~y~ c w a i ~wyo~a~ C C .p C O 3 any N X 'O >- ~ . .=gin ~ a E ~ a i E4 '" O •C ri ~ vio~ p C ~ !n i0 °°• ~ ~ ;., :'c .o. .h ." .y ti Ha~~~aw ~~~ ~ v•cm o ~yNO f°~~~E E C ca ~o> ~ y d d Q. t0 E N C N ~ O tOi> > ~ L 'O C O m A N •«. c O "'. ~ .:, O C c > !..Eica~3~ «oyca'S c• ~ ~~ °~ ohm a~~'E c m E ° n.m°~ t a c m ~•°-~.v o. r ayio b ~t o a~owa i ~~ ~in0 ° ~ ~'r ~ ~ m n ¢ Qa0 m ~ ° ~wv 5~ ~ o~~m..; n c o ~' d d 3 ~ fn Z Z c 0 y it ` ~ r C 3 ' ~ 07 ~ A ~ O U Z 847 ~~ m ~ O ~ N N ~ N r Z ~ WC N 'G ~ V/ ~ ,,WA .S V! ~ Q ~ O ~ 3 ~ •~ to Z~ m ~ ~ Z ~ 8 `O a. ~, / C O W ~ ~ C m W ~L r `"~ ~ L Q Vim. 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QQ W t~ N -OO ~ C $ N > N f- ~.ln 7 ~ U ~ ~ i9 _ U~ E N C~ N r N O O O U N O C N E' t w f0 Q W -OO n °~ •cc cacic~-.a7~ ~-V,c3 m°~ ,mod ~ >,N ° h= ~ m ~, ~ v ~ ; ~ .o~g oL° "~ ~ E N E ~o inn ' W m 3~ ,c t~~ ru u~ N C N w uyi O w O - •`F N N y a~ ~ ~ O ° ~ N rn N O W N m a ° c~ . ~ m' d >~~ ~ c o c E~ ~ 0 c~~QL v$ Ew o o y ~ ~ ~ to w tuN ~ ~ N ~ a°i p ~ {p € y C O~ ~ U y O Q ,p > N C N c0 L T C w O O w ~ ~ t0 ~ h C O"O V"' t10 C~ a~ZH ~ O C !:' N tU C > V •G °~ d 7 N tT ~ .~ ~ ° ~ O ~(n w N U ° c y N C O O ? °- • • ~~ zc~=a ~a i.Eo F- t0 .C 3 to N N.L.. pp . c >,Na i f- U L a~ oo C t1 d N 0 c N Q~ C ~' d O ~ d ~ d 3 NZ Z C O 1 +' 3 'c " -, E ~ m R E E ~ C)Z O 848 W ,~ V+ a ~_ Z W L V >+~ ~ O ~ N N ~' N H Z ~ ,W N ,V,AI V+ W .C ,^~,^ ~ v/ ~ Q ~ O J F- •~ ~ Z ~ c~~C Z ~ U O N - = Ct W d~+ ~ C m W ~L ~ ~"" ~Q t Q U 3 ~ O J `~ ,-. U Q '- ~ ~ ~_ W ,^ ~V W d~ ~ CC~ N Y G d N N Q Q ~ ~ c c Q ~ co ~~ O ~ 0 •C W ~ N ~ ~ ~ ~ D~ ~ o U 1- N r N C ~ d L O o ~Z O NQ 0 \ O) N_ ooh '~ ~ N C EN ° o~ c N U .~ O y ~ +~ n N of .y N ppa Z O a_ V W 0 Z W f U O 0 W w D Z ~ ~ Q Y m Z W o~ fA O a y 0 C ~ N y .y 7 C ~ G Q N w O.L.+ y y c O y •N ~ y w O y .- y t/1 ~ C aI O C ~ y y to c~ °.~!+ E ~o~~~ ~~E~aci N ~ to N y N ~ ~ U L N .~ to ~-w o: 3 ~ 'O N y N tl1 O y~~ T C y ~ y y C .L., fa "" ~ to ~ O y ~ ~. w ~ N 7 ~ •!/1 U d ~~ O y a0 ... ~ C C U C N L U •N N N L y 'O •~ N N~ N N > L~ y ~p ~a ~ C ~ N p~ 'fl ~ la U tl! f0 ~ N N y ~ f6 ~ .- ~ ~ ~ ~ N L •O W O-C~ ny' ~ d CL ~ y n>. 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'm ~ ° ~' c ~ °~ ` w V y ,N~°w o'er ~p ° ~ w nE c~ o as E ~vw r N ,.a_3 crnc~~~,=~ cai crncn ~ ca •c ~co C o o ° co a~ a~.. o °'c~r Q c d c o¢ .~ mr w? ~ W d NL,t/1f/~ la~ _ ~ C.+'•+wL j W.C C ~ U fp ~ C C r ~ .,, C N D n0 O. ~ ~~ p Q ` .«~ ~ k C d N~ y h m= u) ac.o° c~ w y ca a w N '°~ ~~- ~ o ~ '~ y cow ° y ~.~ y .S ° ° ~ v a~ a>m vn ~ o v. c ~ c ~wp d ~ ~ >.a t c•w €•~•f° aci •n ~ ~ m ~ o °n .o E ~ ~ c c rn~ a~i ya ct io ~ a~ E °' ~ w ~ ~ n ~ ° o ° y ~ t ti c a c °° d c o~ m~ °~ ~ n° a~ o w? m y m p h ~ ~ U~ E= CLw"= Ow~•V ° y O V C h 'O ~ N ~` O N C W O nN N`~-• OQ~•~ ~p~~ y'O 4)~ p C +~= U °~'O > y O C N 3 > O ~ y °~ y a~ C cw•~•~ c ~•y > a~~ ~ n yv o m o y~ v o :r Ecp~-°pvc~oa~'i(Epp °c~~•_rn:ovo Ed ~y ~ E°c ~ pI~ co ~ ~ 4) ~ E (~ ~ p N U~ •y U~° C N~ L 'D ~~ 3 C U y U C ~ > C C •U C~ 7 L y~ ~~ 'V y 8 N N 7~ ~~ ~ O 3 ~ W N N N t 7 8 w~ C L~ ~ N~ C~ ~ L ~ Q) r n C ~ ~ H nw~.~ o c co F- odv ~ c~ o S~ QF=- ~ ~ Gnaw Q ~ Q c o~ d m~ E to z ~a Z C tl! .:°, w. ~ ~ y 'c E dro ~E o'O UZ N 849 ~ ~ ~ O ~ N ~ N Z ~ ~WC N fLf^ ~ v+ ~ v-. W ~ •N ~ ~ Q ~ O -' 3 r ~~ to Z ~ co to C: Z ~ U O to a c s ,~,A W ~ y/ C ~ L 0 ~ '~ Q O ~ J Z Q ~ ~ ~ Q .~ W ~ , w '~ ~ W'c m~ U ~ ~ ~~ Y~ ~o N ~ Q ~ = C tQ ~ ~ ~~ O ~ ~ W N ~ w L d O +_+ U H ~ C ~ Cd L G ~ CZ W ''iA V• O '~ v+ O Z a)a)CN,C > w a) .D rn o ~ Ec~° O < ` C ~ y ~ ' N_ O (O O ~ O O ~ :~ O. ;o T~ ? ~ N M O ~N~ppp ~ ~ Q ~ pp ~ O ~ C C1 ~ ~ O ( Np ~ CON 3 0] W O H O ~ ' O -O L Y O N . p r .. O~~ y N : E N E 3 O S ~ . "" C vyi mc'~a> ~~ > y a V cy ~ y i a ~ C a) a i E to ~~~ ~t N n ~ ~ . soya) LOO~a)N N EF-Nww ooa y 0 O O L L y C y L U 01 •c0 ~ C y, C ~~ O yy C O O N ~ ~~ ` O O '~-~ . . L y a) O~ C 7 ~j T H ao o= c o m~ a ca to :?c • ` `~ oravi cE~ dy ca N ~ U"v ~ o c o c { •~U ~ y ~ c c ~ o~ ~ O E m 0 cv y~ ~ •~,o ~ L~ y ~ O NN . . C O a) O O C O y y p Ov ~ ~ E~ wL ~ Z Q ~~ a N ~ d 'n' > O N ~ y 0 ~ ~ O N O y ~ L y W T Z N . p j ~ ~ Q 0 ; O • ' y a) L N ~ ~ f0 ~ O ~ - 0 y C 7 0 y " V O a a p o~z ~~- t0 t 9 C c ~~~ o ~ ~, w ~ ~ 47 O a) a) v ~ d y V Z a> -O ~ L O y Z' c E c m `m c 3 w y rn Q ~ , _ C >, N op n s a y y v 7 v L O N `~ ~ f0 ~ N L ~ . f1 ~ a _ >' ~ c j C >+y- O) f0 C H y ~` to . O Z = ~ C E .~ ~ w ~ tp ~ E ~ ,~ C ~ O •y y y f0 w C ~ tq j ~ ~ ~ U ~ N Q• O ~ _ C C .0., W 7 'p C f0 a) V Q ~ ~ 'n N 'fl ~ ~ p > e0 O.~ ~'.~ L' 0 ~~„ y .y y C c"-o O 7 N m a) ~ N N~ C j~ ,O ~ Z ~ co ~ vin ' A~ m~ ~ c~`O v,o a • 3 W W ~ W uJ ma~N ~ E :~ ~ ~+ ?~ rnv ~ ioc ~v~ Z toc'cy > v N o N ~v ~•c c ~ W O Q •~ ~ y ~ ~. y _ ao J~ c =•~L~ v ma ca ~ cos ~ U 'C ~. 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N^ O as E O E N d O~ ~ N~~ C N E 3 C ~ ~ ~ ~~ m m O C1 ~ N y ° a) C ~' O y y w O y ~' 6 . y N 7 a) w a) a N~ C C N O O O ~ (Q~~ } ~ ~ ~ N y ~ ppa V ,C Q ® Hin • y E cry ~ O O C ~G~pp N L ~ a) .G -C ~p ~ 0 O O O ~' Y c.1 C p s '~ ~ 'C ~ . , W y 'C j v3 .~ ° ~3 ~ ,~ ~ ~' ~ ~ ~o ~ io : - ~ ~-pH aci h E~ t~'g ~ y~c ~ c~c c=iU a~~ rL-~ y ~ E _c .S in O~ y 'fl C ~a yv H ~ $ p c. ._. ~ O Oin L O p y p y E X~ U ,C O C'C.. p y d O= y N ~ ' a> > C OO y ~ C L ~ ~,7 N .p y ,~ y C T C A ~ C 3 p E 0 c c a) a~ o L . E.YV c ~ A 3 ~ ~~ a O va ~ _ Z O ~~ ~ C C j E.~ n w h ~ y o~~ fC0 C~ o c 3 C N .C dv 2 O H. c C 3 fO ~ p N~ O ~ :r O E y N a3 - ~ O Q a) a a y E 3w~ ~ ~ °H ~ o~ ° y °~ ~ a r n y ~ > ~ ~ 'y0 c c ~ o `o i a o E.c° o ay ~ m U f/I O co m . y L ~O C L' O ~ U C w C V w a~ w L O 3 Z ~ C y ~~ N y w ` V C V O ~~ C L C y U N '~ ° ~ 5 ° ~~C 'm~a c N as d ~'c a~ D z ~ o E c`o v°,a °aaci~ ~ ~ c °=. °ay ~ mV c w C N n ~ _~ ~ `~ E~ ~ m C p~> _ rod ~~ - ' O N C O N c ~ ~ N y y ~ u .y. 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C ° C~ C ~ L 7 7 '° U N~ V f0 w o y °~i o-.E•c~ awQ y a~i oy 3 ~v a~ ~o ° iii °~EC~9 w y...Q y v z c- ~ o•~~ws•X o ~ c •c 4~ ~~ w z O ~o fOrnaci a '~~` • `°~o`° y a~ O I= ~ ~ ov c co o ~u ow c E c ~ = o~ a O y~ s°' yO~ ~ '' a o3aci ° ~ ~ ~ w . o ~o - ~ :~ `~ m = 3 ~ ~ E co ~ ~ G ~ c• ~ U ~ r ~ •c~~co ~ =• . « 3 0 ~ o •°~y ` ~ d1 a E a~ a~ ~ vvi ~ m ~~•2.3~ a c~ o v ~ ~ ~ ~ ~ cs • N 'O~ f6w N d'~C y y : Q V ~~ OW O ~ Z W p = d~ ~ C ~ C O H O C°° ~~ O~ ~ C~~ Q ~~ 4~ C 3~ O c0 y ~ ~ C ~a?o~~v~ H C j ~ oy r.a~ n n~ O ~ ~ ~ ~ w ~' ~ . .O y ; y w p C C ~ 0 ~ ~ w ° c ~ • ~ ti O 4v ~ p ~ c 3 'c o c y N y~ a i w j o.-« W ~ j N _ r O O O O C 7 N O~ 3 _ +~ h W C w 3 y y j T p U w ~ C C C f0 V e y y O N C C N O N y O N y 0 l0 ~ y ~~ +=~ _ O y ~ y ~ N cyo o a r °•w y E c N fq N y w p ~~ o~ u'n ~. ~ y >.._ G> h ~ ~ "~ L O) f6 .p ,C d c ° ~ ° m m a~ c W ~ a~ ww E ~o• v o aka ~ ~ o v°O~ 00~~ o ~ ~ u~ $~ ~~~ r ~ ~ c o c a ma ~~ O pow y cn °c~'w~.~ya~ ~ a~ c ~ .:. d y ~ wo~°y~ oym E c ca ~ a~ c mu °oo~ Q c ~Z W u o a ~ p ~~~9o yo3 o c c 0 3 Y O y ... •v) y d p Q y ~ U ~'U «' Q _ y d ~, "' .~ O ~O O ~D ° y 41 • C A N C C . ~ W N C C '~ ~ O co y ~ w ~, ~ O p O~ +~ ~ C W N y .' -. a d p N L O Of a y U w C O ~ p y O t C L ~ C 1~ C=~ C 1 O y L N Q ~ O . : ~~ N" N 3 ~• C ~ ~ O ~~~... 0..~ T N o ° ~ , O 0.., CT) O lC O)3 ~' ~ cym E ~° '~ w ~'u 0 0 ~ o ~ ~ c ~'eE~° cs ~ a '~' ~ »Q •'-' y 3 ~~ 0 iQ ~ ~ a f ` = • - t , ~ ~ O C N ~ O W ~ ~ y `~ 6 ~ ~ U ~ X f0 C O. 6 p ~ O ~ N ~ p E~o~C~ cn° v) ~ 5 O.cOCa~O Q7w C ~ O y ~ d ~ ~ Z z c 3 ` ~ C ~' • -c m E E '° E ~O Uz v W i a _~ Z CW L V A ~ ~ o ~o > N ~ N F- Z ~ CW _N G ~ C ~--. 'W'A ~ vI ~ ~ ~ Q `) 0 -' 3 ~ •°' .~ Z ~ ,N ~ ~ L c Z ~ U Oa O O w~ ~ C a~ W ~L ~ F"' _~ .~ ~ U 3 Q O C 5 O .N .~ U Q ~ ~ W 'v ~ ~(,~ ++ ~ W °' ~ ~ ~ H '~ Y~ m~ tNA N O a~ ~ c Q °' ca ~~ N ~ ~ I.f~ ~O 0 ~ c~ W ~ N co c ~ ~ ~ ~ d o U F- a~ ,r+ N C ~ ~ t ~~ O o CZ dv c ~ o °z ~L N O ~ w N ~ O O ~ N = c = ~ ~ 7 M O ~~~QQ ~ j ~ Q `y 'O ~p y ~ U N` N ~ m ~ Z .~ > U - CO > ~ O ~ EN a~ o~ ~ ~, cp E c ~ ~ ,n ~ ' a co W m ~~a~i a a~i N cry day G ~ } ~~ °c 0 o n Q ® in ~ n . . O ~~ ° p `~ y O N t C C , N - '` f0 O ~ ~ N ~° U v E v :_ ~ O N y ` 3 E a w y ~ ~ N N ~~ = E L 3 c •- Z ~ O o m~ c ~ ~ ~ E ~, m ~4 a p > >a i~ ~ a ~ ~'~o N ~ Q W ~ ~ ° ° W y ~ ~ ~ :a L , ~ N C N z o o ~, =~~ E = ° 3 > > o w ° ~ v i a U y ° O ~ Z ~ Y~ y C W W ~ ° ~ y •- C ~ ~ ~ W p ~ 'v .5 0. ~ V ° ccoa ~ o N ~ `c W cg ~ W m. ~~ ~ 3 ~ ~~ L w ~ 3 w a = ~ _ c0 ~ M = C O w O c~ ~ c ~N C ° ~ :. N ~ _ ~' ~ :6 N y ~ c N E y E 3 ` W Y~ N o~ ~ U ~ 3 c ~ c ' c w C o o c u°i O O y O +' (O L L O C N C O ~ f/! O. N O ~~ W ~~ N O y > N H C V U W W U Z (n O H Q (n a O c d o ~ ~ m ~ m ~Z Z C N r 3c a~ E~ m ' ~ E ~ c 0 ~O UZ 865 W ''_A V• O ~'~AA' V/ L''~AiA v+ Z LIJ V ~~ cv ~ O ~ N ~ N Z W 'v N 5 ~ f`f^^ VI W c ,^^ , vI ~ Q ~ Ja ~ ~ .° °~ i - ~ ~ ° ' '; w Z W ~/ ~ ~"' C Z ~ ` w ~ C Oa ~ ~ ~ C ` / O ~ O Z +-~ W ~ d m ~ C W •L ~ ~ Q C) ~ 3 0 ~ O Q •~ N .N ~ ~ . W v y ~ ~~//~~ V/ • ar ` ~ ~ ~ y L ~ Y~ d . ° H a ~ ~ r y ~ Q ~ ~ a c~a ~ ~ ~ W `~ `, C ~ ~ O V H ~ C ~ y F- ai O O o Z ~ o o ~ 0 N c O O ~ O ~ Q Z d Z ~ w c m N Z d E Z a ~ ~ ,~, o O ~ ~- W c ~ N y c ~ d y c ~ ~ y n ~ y . ~ . ~ N N 'C L E N y v N `- C X 0 0 ~ ~ C 'O N y N ~ ~ O N C L fC L O O "' Ln L "' 3 E N O (y~ m ° ~ y C ~ co ~ co .. ,c .. .o o .. O C C p 0 0~~ O >.y y N C N y y O y CL ~ O~yw C > O >' N B C • ~ O N E ~ O y E N w . ~~ N N t L~ ~ ~ y _ c~ a~ m C O N v o E ~UU >,o, 'O M d '~. O O p~ ~ N ~ O ~ f9 ~ N.L.. p E O ~ L "~ E C~ ~ y ~~ y E _ w , N~ mco E y € _ y ~' .-. N C O .t~ 0 B E N °' aNi~~ °~ y~c c ca ~ I- E°°~ ~ c a N - - c 3a~~~m`oo y ~ rno c~ o °- N G Q ~ O ' QQ ~ O O N E y ''C-"' V C N O ~ N 'C lJ.! O N N ~ W ~ cw`6 w ,~ U ~ w ~ r ~ C ~w ~ ~~ Vj N ~ N f0 d n= C 7U C v°~~ ° y E~ m ~3 c o f0 nQ ~O a~;~ n n y a~ocx~y~ ~ ic i u p- icy Q € oN~~oE ~. ~ ,D p f6 .C n N w w ~ -O C n f6 O w f6 N O S O~ y 0 ;C ~ ._ Q~ N N N y C f0 (C E ` N ~ w 3 N y O C ~ C ' td <0 O. CO 'O `p C O~ .C y y C~ E U y N °.~~.. v~ 3 c to l D w c~ O w m> . c° aQ ~ $~ ~ c n E ~c~ ~c Lm ,rny~ , E~ oN~ y LN mE~yom- ,o m,t ' m E 8 E ~~ N(n N o m c~ ~ 3 3~ y v.~~ j a ~ ~ y c aa~ o~ c > y ~ ~ ofo i C~ ~ W p y~ O C w ~ ~ w o U 'C ' O~ ` ~~ H O ' N W 7 8 w y V C E O N n Q `~ c.~ y 0 o~m~-io0 ~ c ~ rL.. N 7= C w > V Z o N ~ = 3 ~ ~ m ~ > ~ f0 • . f0 C ;o ~ ,~- ~ t0 ~ ~ ~ N w a~c• ~ y ~~ o ~ ~ ~N c ~ x ~crn • i c _~ N y f0 po y C wow c °- C y N n o f ~ ~ 4°'~w ct y~ io Q 3 C O N f/1 ~ U y e C ~ O. 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O N N fq •~ ;p ~ .O U Q W U W ~ ~ O a `' ,-_ . ~ N ~ C N C O~ O ~ E • • • • • N O L ~ N f~ p N_ f~ _ N ~ F- ~ 1- u i O (n d c y W ~ ~ _ O ° a x c~i ~ Z. m~ c c `° E w y N Nz a ~ ~ L a i o '- d = Q fn (n Z 3 ea . w d ~ °' a ~~ O E ~ ~ U Z oo rn O CO 876 ~rn ... o r_ i Q~ r r (~ C O ~ ~ Qa O t1 0 r W O 'a'^^ V/ Z W ~~ V N ~ ~ ~ O ~o Z W -~ ~ C N t0 _C ~ ~ W c ~ ~ Q ~ J Q 3 ~ .n ~ ~> ~ c W ~ ~ `~~° L ~ ~ O ~ a ~ ~ = ~, N ~ O Z +~ p ~ m W ~ _ ~ W ~L ~ ~ ~.+ ~ U i L "= `~"' = C O m o Q N ~ N to ~_ ~ ~ ~ V N W C ~ °r ~ ~ ~ ~ ~ _~ Y ~ ° O ~ O U N ~ ~ C In "~ Q ~ ~ 2 ~; ~ ~ ~ v ~ ~ ~ ~ N ~ ~ E °~ ~= o U H C ~ N d E L ~ ~ Z O ~ ~ ~ ° Q Q.. o ~ ~ N ~ C c0 S o M O B ~ W N N ~ ~ 3 00o N Q W 3 0 N Z 3 0 N Z 3 0 N ~ w N c~~ } m >^ >^ ~ a>i s O M D N 2 W ~ ~ ~ E M C Q ~ H ~ ~ ~ U .O O O (U N O ° ~ ~ a N m ~ N ~a ~ N m ~ ~ .0. O- •> N U a i U U ~ a ~ Y c s U o w ~ ~ m ~ N~ > > ~ a3 . N f C O N ~ f0 a ~ f6 ~ U a fn U N 6 c E C . 3 0 o y~ ° ° o`~~ ~ aci v ~° w•C UL ~~ pp U O L O= •C u i O L. C 'C L > _ O y O C ., N ,. N O f6 C f0 (0 N N ~ N 'D > L L O U O O N ~ • m ° ~ a•c fu c • °p a~ • O > >,N E C ' Z N • L w f0 C C C o ~ ~ C 0 ~ ` O C f6 N • ~ Z O Em ~v ~~aci vN.~ i a ~ oc~ a o ~°- o o~c mw- a ~ H O o E m ~ U O aNQ w m O a O a C O ~ f0 C O C U N 2 E C O O C p O O aC JV L N N U'O OL ~ ~ O C O N L f6 ;O O O E N fU O V N ~ m- ~ ~ N ~ O C • N ~ N ~ (3.L p N N . -~ 'y N U O L w N ~~ ~ ~ c 2r 2 a i Q~ a ~ y cW N o~ ~.~ ~ • ~ N O p ~~ U.~ N ~ r.. ~ a w• . Uw N ~ N` Q c~Z w ~ _ U O C fll Z O ~~ 3 aO =c `o a ~w _ co forn•EyZ ~ 0 7 C N ..N. N~ O p '~ N ~ ~--• U N N > > y 3 ~v . Nw aci o ~ u'-oi ~° N O ~-~o ~ o N N f°w •~~~ V ~ ~ N ~ 'C `p ~ ~ C ~ ~ G P C N .N 7 ~ V dj "O O N ICO f/) ~ ° v a C o - • ~ Z ~ O ~ ° o ~ ~~ N NC ~.~s w ~ N L N C 7` O N -p ~~ C ~ o a> C c a ~- a = ~. (1 fll L N 7 N O O L O N O ~ ~w Y. U N N (n 'O_ .N ~ ~ U 'O (U O U C C 'O ~' ~ ~ C O C O~ f0 U y "O O lT'00 C .L. 'O U U ~Z CU io Z' 2 O L p ` 'N c o Q ~ N _~ ~ ~~~ E c o o N C • N~ V c L O W N > N Z w 3 L U W ~ 3= ~ ~ t•=, •X ~ "" w J ~ U N ~ ~ C O .p E O f9 C O N y~ N N fOA E C O N f6 ~~ V w • V~~ ~U aa° ~ c Q N L ~, •~ N i ai'o~ o„ ~ a ~ ~° o N~ s• ~ ~U m w V c a ~ W No N N y a~yc W~ to U o~ c~cN oF-N C ' a Ofn yE° ~ C N L O O O N `a N N Q d O N -`p ~ ~ (0 N (0 O ~ O a.~ ` >. O •~ C ~ O ~ O •N Q ~ '=C =~ •~ O j fah t C C C U N j~ ~N, N~ C ,O ~ c a o ~ >'~ a~ c o•y- fu aE ~ E a~i ° E aci ~ ~~ g ~ f a i ~ ~ c m • ~ ~ c U W °~ o~0 ~ pas ~ O a mo~ N o c Uo ~.'- ` a y vo~vi ~-~ ac rnao oo ~m o~ Q C N ~ L i a ~ ~ N > V fQ C ~ U O O ~ N a~ 3 ~ ~ , ~,N N ~ 'O "O A C N N > N C > 0 0> _ Q 7 fU C U O O ~ -O C fO C L Ip C~ ~ ~ C .~ w0 y 0 p D O O U p O N •C ~; = U ~ U N 0 0 O p N N L f0 ~ P O N ~ O C f6 Q N C~ U "~O [~ ~ 'y f6 ~ 2 .` _ 0 N m N~ ~~ •N O U O f4 j, O ~~ E .~ O M O L U` -O ~ O C - ~ G~ -~ ~ a L_ ~~ N N + L '~ f6 N N a 0 N ~~ w N (n O C .C N O x L L ~ ~O~ - 3 E ~ Q a= ~ F ~ m ~ ~ ~ N'D QM ~ if:= a i - v -= F F c~ o a E ~~ v c o Z C Nz a ` c M O o m ~ d N 3•~ ~' dd m ~ •> E ~ C) E ~ ~ O °z U N M 877 W H A~ f''.i^^. y/ Z W V .Q N ll. > ~ ~ O Q' N Z W -a ~ C G N (A C W c N .Q Q ~ J a 3 ~ ~ ~ ~ y CW ~ ~ ~ `~•° G L C Oa = N O_ Z +~ ~ a~ W = W ~~. _ ~ F~ r-J • Q ~ O ~ d 3 ~ G N ~ N ~ Q ~ y N_ ~ V • W = L +~+ ~ ~ N {.I. ~ ~ ~ ~ ~ Y ° O ~ ~~II C C ~ = y~, ~' Q 2 ~ L ~; m' ~, ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ C ~ E m E U ~ r C ~ N d ,~ ~ Z O A Z Q +• N _ ~ ' ~ ~ •` ~_ MOO O°o = W Q ~ N ~ .... N'o ~ N 3 0 y~ N S CO !• W m ~ ~~ ~~ ~+-~ ~ C O Z ~ O N M p ENO Z lL O ~ ~ L C U O w, ~ T E c"~ U ~ r ~ o cu ~ .0 ~ N a ~~ d C ~rnE~~ N aayi Oo~ o a ._ N ~ ~ ~ ~ ~ a~ ?~ m N a~ oo~ ~ L N~ N ~.3m~~ Q _~ - o c m O f0 ~~ Y O f6 N f6 N T L v 'o C y 0 O `o '~ ~ N I6 „ L 7 y .C N f0 O f0 y O O' U~ O C~~ _ C Oa E~~ T O 0 0 N C_ y O N L ~ N y to O U . .. N t0 M ~ O ~ U d N ~ fC ~ tin j, ~ O > c L,p N E O ~t0~ tq ~ya N p~o~ a~~ y° a~= rnE~ =_ •° O~•C c > ~p ~ C O 01 >+ v N ~ ` C •` M A C S ~ C ~ V C U ~ W p U ~ N • ~ 7 O O p .C f0 f0 : C ~ y O E y Z c 0 ~ N O p 0 0 y ~ ~ ~~v~ ~ ° c~° °'~ 3 ~ c ~~ y~ a ~.~~ ° ~ 3~ o Z O ~ Z m ~~•c ~ om io ~ c 3V N ~ ` c o o>, L O F' ~ .. O O E ~ y y E~ OL (7 . c y 3U~c O U Off- p~0 ~~~~' f0 g ~ inrn~ N tp N w y ' d d . p •H X00 o E2'y ~•c y~fn ~ m w y~•C p E ~ N y ~ ,~ o,~~ ~~ ca a~ E'X f° ocn Q E y a ° °~ fl °2 3 ~ ° y ~ a ~ o o o in E° ° c - O ~'° O ° ' - D y c ~ x ~~z o ~ ZL '~ ~ ' ~ ' ~ cA ~ y ° v o ~ a F' Z O y N a `~ f0 ~ ` '~'~ U .C C 'X d N~ a N Q O 0 0 ~ y O •`~ f6 O ~ {- = y U f/) 7 C y Q C Q' I~ U O O (/~ ~ ~ a ~~ ~ C (n y~ "-' L~ N N~ O~ U O y O E N O.~ ~ ' O d C C (0 E~ (n ~ (~ O N O ~ d L 2 _ E .L.. O m'C "L" • N E~ w N~ 'N f0 C O L O O CV C N D j O L ~ ~ ~+ y . ., l( W ~ ' ~ ~ •~ y C . ` C vUi 0 H L N y Q C ~ p N~ N L O N ~ E y C y 3 C 'N O f0 f0 f0 C7 O ~ to ~ ~ C ~ ' f0 L N M N = ~ W / V v~2 ~ io °-_~ c'n 3N ~ Ecn N o C '~ 3 ~ ~ l4 a O -O .~ M y~ 2 ~ y~~ N .' . O y C C 0 y N f0 y 0 f0 p O y 'O O O O~ 0 to ~- f0 C N E E N y >+ C •C d y N y 0 W W y t9 7 '0 C C N d O) ~ '= N w N O N Q 0 C 7 N O C~ y~ w~ O O !~ H O C •0 C C U O (p C O O ~ y ~ E~ DI > O f0 y ~ C W Cp a N f4 y~ fa ~~ C` O •` ~ C C O N N •O f6 f6 O f~ h ~° H~ O L y y 0 C -O 'O L N y N -O y ~ O N ~ W •. . V ~ o d o y m~ O >, :~ C O C A °~ a ' ` p ~ '° ~ 'c ~~ ~ ~ m a O O Q U • O y O - w f0 rq L U ~ L d r~o3 '~cm °ca°Uf° O t y ~ -O o°~-Ea~ Eo- N C N O V' O .0. y y y E N O. N 'O ~ y C "' ~~~ U C U U ~ O w C ~.O (0 -p ~ E U p~ > ~ ~ f0 ~ C d ~ y N N ~ O C C ~ N O • 'p) is O~ ~ o rnuyi.c >•p-_ mU o o~-0 3 0~~ U f6 c~ > c ° ~ o s ~ o mom' ° ~ ° c o.E i v = a~ in ~s y o if- -c H m•o ~cn o 2~ ~ a~$ v L m -y y • ~ Q~ ~~ • n 2 X ca i F - a i C C y ~ L r ~ ~ Z c d 7 ~ Z ~ •3 M O i ~ d ~ ri N +•' c ~ ~ m m E E Z a' O U v ~n $7$ W //_/~ V/ O ^~ i.i. ~_ Z ~"~ W 0 U N LL > ~ ~ O ~ N Z W ~ ~ c •N ~- W C a ~ Q 3 O Q H '~ ~ O .~ C C ~ ~ ~ C L Z ~ C O ~a '~ U _ ~ _o Z i~ V ~ W = W ,L _ L r ~ U ~ i ~ ~ "' O ~ d c Q %~= N _p ~ ~ N N ~ • a ~/~ V~ ~~ W = L +~+ L ~ ~/ N LL _ ~ ~ ~ ~ Y 7 o U O O ~ N ~ a Q 2 ` ~; (0 ~ , ~ ~ v c`o ~ ~ 7 N ~ ~ ~+ U H Nei N 7 ~ Z rn Q N ~ E C O MOO = = W N ~ oNOO Q 3 3 0 Z 3 0 Z y~ N C O ~ ~ W m •~ > ~ N N O M O N Z W O ~ ~' ~ .E M C F- ~ ~ 8.~ ~ .~ ._ ~ fA O ~ N fA ~ N. y ~0~ ~ Q ® Q a~ ~v ~~ ~ c a~ O v u~ y co :~ ~ w cu ` -pa~~~-o ~_o~o~ Na~~~'. m ~°~ of6~~ ~ a m •Q o ~` m~ ~ 'o cao~°~y m~~3 . . °~mEy ~o~ ~ y ~ N O N ~ ~ O ~ ~ (0 ~ ~ L ? .~ .L-~ N ~~ E :r d C` (~ O c ~ ~ f0 C f- p~ O c •= E o 3 E,a y ~` $ E ~ o ~ ai 3 N c ~ p U U ~~~ E~ O y 0 `~ O ~ y y y _ O Q~ O N N >,N ` p ~. "O~ OJ 3U o °' ° N OHO C C w 0 ~ °" `~ ~ ° Z m E ~ o o c a ~ mv~ ~ ~ c ~ o E w' ' U•y t6 io a•°-~ ~ Z O O ~ ~ ~~ yy, L L ~ .O ~ f6 'D C >. y N y 0 C c ~~ C N 0 N C ~~ y -0 N ~~ C ~'~~ ~ ~ 00 ~ w jTC N ~ N ~ d ~ a~ o °' ° ~' N m ~-- ~ v~o V tq cn~ o - ~ ~~ U N O N N ~ . E C ~~vo ~ N a~ cyu y p ~ O 'D • cn Q C ~ O r-~ 3 mom U o m L ` o Y am 0 ~ NU 7 E y ~_ S O C 01 O_ E-.+~ p'7~- Z = NS C ~"L'' N d N C ap N ""'~ N U W H m0 y 3 ~vw a~ t6Q~° N ~ M T ~~'`~•~' m~ ~ ~ y~ € O f9 N U w~ C N d 0 '~ IC >' f0 -Op w a n ~ Q ~6 C O N C '~ U 'O w O y f9 :~ ( p N O O C Z f6 O O~~ y L C 3 U 'O `p ~ 7 'X 01 ~ f0 ~ N W ~ O N ~'OH N CU O N y « a0 d O a~ O ~ Z O '~ L N W O V 16L= N y O Nw m v f- a~ a o :o w o .~ ~ y N y a~ ~= L ~ j ~ NL .~ > o ~ y y E (~ ~ .a O ~ N Vj T ~' y U 7 C C N ~ C N C .. .. ~.~ O U f9 3 .~ 0 O~ ~ L N~_ y ~ ~ fn O O O ' > O m.= c•~U•~ m yes ~ _ o E C - ~ fn w o 3 Es.N a~C7~- ~ W a°o •~a~~~ ~•~ y n. ~ ~ ~~ ~aH o m0 a i E W coiv o yw y N QO ~ o N h O v a >'~ a> ~ ~ O Q' E ~ O ~ L (? O y ~ C Z ~ > > lA w p ~ 'a ~ .N N U r W •u U _1 Of yt .~ C p +L,., _O H ~ C O 3~ O U N U N m y f0 C .+ ~p ~ N >`~ ~ N ~ y _A ~ 'O .. w L _ . .+ ~ oN m ao m a~0i a ~Q o-o ~ ~ a~i N a~ E aLi o o~c O ~0 a~ x>~aa w ~ `° ~ ~O ~~ E 3s•~ Q ~ i o a O~ 3 0_~ ~ m ~~ Q , a i ~~ O U -p O) t0 'O U C O a- d .`. ~ to O~ U y n U ~ 'N c O 0 N~ C 3 ~ C~ C ~ C ~:V L L U p O U ~ O ~ 0 L O 0 E N ~ ~ ~ U ~ y N U Y y 'y O ,C '~ O c 0 +-' ~ y -p ~' ~ 3~ f0 7 0 O ( ~ ~ C N~ NNL ~ ~~ y n0 y y N O ._ y .O f0 E ~ H rn H Q~ • 3 N > f6 C7 E _ n•~ ~0 U U c~`.~ y N C~ y O p Q m m m~ O E ctA ~ m m ~ 3 ° Gs o ~' v ~ Z C ~Z N 0 L ~ d N d ~ c m m E .~ ~ ~ c ' d' O z U o 879 F W ~_ V• Z H Z G O V N > ~ O ~ N Z W -o ~ C N f4 C N ~ 'W'^^ V / c ~ ,^ , V/ ~ Q ~ J 3 a .Q °' F- •~ Z ,C v, ~ ~ ~ ~. ~ Oa ~ ~ ~ ~ ~ r N N Z ++ V O W = W ~L ~ ~ ~U ~ ~ ~ O d C ~ Q ~ E N o '~, 7 ~ N N ~ ''^^ V V/ • ~ ~ {.L ~ ~ ~ ~ ~ Y 7 ° U O O ~ ~ ~ C C C ~ 'O Q 2 ~ ~; t6 ~ ~ ~ ~ ~ ~ ~ w ~ N c ~ =' U I-- C ~ ~ H ~ Z rn ~ a N O f6 ~ Z 3~ 0 3 ~~ v~ Z c ° c p N m •rn-o ~ o a~ c o a; N a c ~ D p p 2 H O O ~9 :~ ~ f6 N Map pNO p W Q 3 N ~ O Z •y ~~w ~~ N o o. .~ p n N ~•~ N C~ O M pO ~ Z W N Q' D L C O O C N N ~.- O C .0 N U A C M ~~ ~ p ~[ f6 8 «~ a 0 8~ `y N ~ N j~ •y'•V O- N N 0 0~ a a ~ a~ >~ o a~i o N O_'> N ~ U ® .L •C 'O U ~ 'gyp L ~ ^ ~ ~ Q L N U 7 f/1 .0 C f6 C d Z a O O • y > >: ° d a v; a~ ~ o ~ U N ~ N ~ o ° 3 m ~ > ~n to N ~ • ' ti c O -o w c N N Q y _ ~ p O Z O c ~ E N ~ w ~ ~ _ O fn N N ~ ~ N f Q C ~ ~ • 6 = C ~ ~ O ~ ~ ~' .N-~ p L C ~~ j o Z O ~ C • ~ N ~ ~~ ~ O rn ~ 3 ~ ~ o o ~ o~ 3 ~ U m e a~ rn~ v° o o a; a~ a~ ~ a~ a .o C Q~ f9 f0 N U .~ L N N w N _ C C C C ~ C W •D •N O _ O O~ ~ f0 0 L W f6 ~ Q1 Q• N U Q1 0) U (n 7 ~ N ~ ~ ~ ~ O o N N o Q U N f6 L ~ ~ U ~ a w f6 3 U ~ ~ N w _ ~ H 3 d oa v ~ ~ ~ ~ ZC d ~ yZ ~ ~ ~ ~ ~ ~ N +, 3 'c . ~ ~ d ~ ~ E ~ ~ c ~ ~O ~Z ~ 880 W ,,_^ v/ ,a,^^ V/ Z W U .ri N ~ ~ ~ O ~ N Z W 'a ~ N C N ~ W c // V/ Q ~ J a 3 ~ ~ ~ ' ' ~ ` ~ N C , N CW LPL ~ (~6 ~ C L ~ C O ~ a ~ ~ = N O - Z .i~+ ~ W = W •L ~ ~ ~ ~ V ~ , ~ ~ .= O ~~ d ~ ~ J ~ o ~' ~ Q ~= ~ N N ~ ~_ . N Q ~ ~ V/ , W ~ L +•+ L ~ N 1./. ~ ~ ~ ~ ~ Y C ° "J O O L N ~ ~ a 2 L a~ ~ 1N ..d ~ ~ U (9 ~ ~ 7 N ~ ~ ~ O H C ~ N 7 ~ Z O z 'a - ~ ~ ~ '3 o a u, ~:° c o~ o ~ w ' ° N Q _ a ,~ f6 y :,r ~ N n Q CO = . ~ ~,j O .~ = y y Op O N = W Q~ d> I~ y N N O N Q y • p y :) p p w (O N C O ~ ~' W m C_ C h ' G? to ~ i/1 O'C ~ f0 ~ ~ f6 C •v) ~ N M p E N p Z W ~ U y 0 U O N .r 0 Q~ N L 7 0 N .D 3 ~ CM ~ aU'bQ O U O N O O N ] , ~ ~ ~ p'vl 3 a ~ a°~~L . o ~ a~ i N a •~ W °~ c ~ .o ~ fD .N N ~ U L ~ ~ ~ ~ ~ o a o a ~ 3 ~ ~ a '~ ul C 7 ~~ ~ ic ?a >~ ~ ~ c U d ~ d C O N ~° N ~p C ,~ N U M E O ' N N Ip O ~ ~ C O O L U `~- C U O U C A -p O O ~ wL„ 7 '7 O y ~ O . .0+ O O C L f0 ~ N V/ ~ > y~ N N p ffl to E j w C j Ill N ~ ~ N H O y d U T y N N '30 O U y C U N y p N U C~ r C f0 _ fC k0' - _y lD y O` y C~ r L V l U ~ N fC L ` C U C - n~ N O U 'O 3 N N ~ L~ °l ~ ..0.. O) d y 0 . -r ~ N E O T I'7 y d 7 w 3 0 'O O~ C C p N O y~ C f] N~ IC N O ` .D w> N Ip C N O N 3 . O y Oc O~ oa ~ cplo y ayc3 ~malm ° d ri a Z o >. ~ a~ `~ C ~ U L o > y al o€ t0 m 3 y. l9 '° ~ rid y y~L O - . ~ N O O ~~ C V T + « y L ' ` ° U O y N O N c~ lC d ; C N O ` ' O p N ~ ~ ~ ~ ~,~ ~y 3y m v M va c - E~~ ~ y ° ~c~ ° ~a `iov~- •° N ina T ~'~ d In Q O- c °- ~ Yw ~•~ oo~;ri ~~? c - o °oc A E~ 300= N oh d m'c oo ri ri y°rn v U °- yv rn~ o y m ~ V fn ~° v al °'c~<"i c ~ c o L m- ~ 3~ m y c m~ 3 E c c U c o y o 't m Q y my 3 "° a v W ~ ° ~~ a ~ o ~ 3 ~°~ ~ mY d ~ ~ ~ E ° m v a~ 3 ~~~ ° i i a a rn~ > a/ cn C y C C W p ~ O C E vyi ~O C _ . C N • ~ p S U N ~ C 0 om o° incc o ~Ea NmU. O mEd o •°c>, Z = N ~° O C~ I"i C N d ~ Z~ V ~ N to C p N O O N y .~ C G ~ O N ~' d M C~~~ V w L0 . O f 0 '0 01 7 N N '0 ~~~ T V Q ' y .? Q~ ~ g~ c'S o + -' 0 0 ~ 0 t0 .~ a°~ ~ f 0 m!A ~ E L °-.m (n .O-1 C • •• ~ O U « C ~ 0 U N ~ O O C al d N .L.. 'X O ' m L.. CO t6 LL 0 ~ y y r3 ~ N ~ pf ~ ~ 'U N M ~ 'O y .O- . -• 'y C C d 01 O Q DLO,, 3 ~ L a>> c T ~. N 3 ~ . 10 l a c ~ o a L '~ ~ o ~ d m •~ y~ o -° W ~ ` O L C y 0 d U ~ U 'O N 7 T C ~ L ,O U v O p 0 =~ O. 0 C O w" 3 0 !/1 Ip ~ U w C 'O N «+ O W O CL ~.. .. ~' CL O O O; C O d 7 F ~ N C > ' 0.7 N Z f6 N E y N O y Q' ~ Z 0:=, `-'y ~ 'd w? '~ U ' N Ci7 C L U ~ U ..+ a+ >, .O .a ~ 7 m C A N C ~ C C U O Q U L C N ~ T y y C U y U ._ C c ~ ` ~ O N H N O ~° 10 U 3 .~ O- m3 rna~ N y N O C y ~ om - 7 CL . F d y p U O C 3 0 y w ' N„ G i . ~ f0 N O U W Dy w~ TA ~ , ~~~ Eoa~c y caC ~NO~H v oo'~-myo ~3N ~l~co ~ N mo w N 'O N C N /0 ~ i E ~+ ~ N O) ,~ d ~ '3 •~ ~ v ~ N > ~ y ,y ~ Z. W « N d lCC .L. N O O L .C N Q E N , p y O C m C ad+ O~ yp >i O C C O) y r0/1 W ~ w ~ e0+ p 'C -p ~ O ~ L L w m ~ y ~ ~ E 'O t0 N O ' N ~ ~ E f0 N C ~ ~1 y ` ~ .0. C y ~ E fa. f0 ~ca pin t ~ ~° ~LO 10 y~ N ° yc ' O > ~a~l$~o y L C O) 7 jvdc 4c ~ 7 U N c v ` N . . - . C 10 y y n Of c ~ O -u°i U~ : ,F. E 'O O O O 'p0 :: c 'y0` cf°i ° . ~ y c U 0 ~ N~ i o a >~ ~~ C l0 ~ C O T .'L_' C N~ ~ N ' ~ O .0.. L 3~ ~ O f/) f C C O f0 ~ O A N N 14 p U :: " 3 d u`lv v M V~ O N > ' O L > n.. U> N O) v m~ C U N y d ~ 3 3 4 7 'N O ~w m E 01 C `) w . p ,,, • „ ; O d C „d„ `~ l9 ~ M 7 N~ .C L_ p er. O) C 2 w C F~ f0 7~ ~ D O O Q C~ 0 7 U Q1 c 'V ~ O C A N O 01 C 3 0 N N L 3 0~_ m .- ~ ~ :c C a ai ~ o~ « ~-° ;;~~c $1 ~ / l v uoil"i~ N > c.a~''= ~ a~L°. ~' 3 N ° °~a N L 10 y N IC fn p ~ cM 10 ~ _ 3 U d ~ C N 'D U d M ~ c~ y O O` 'O 7 IQ ' Q L C w~ ~ y ~ j m V m -O N L CO C n U O •y C C C y 0 C U C C p ' E R O_'..0- V +' 0) N +,- N O +' N O 3 ~ y p .~ - - O 7 N 7 a+ O 7 V y O O O ~O O U y , N ~ N U S 9 t p U U ~ 'y ~~~ L ` +;, Y V ..L.. ~ C 10 _ •O O O ' L w q lD w X Ql N N OI N~ O).~ dcn 3'oa 3m ~ y L o`O.n Q> '. C~ ~3wv C ~ O d w ~ccmmm O 0 0~ tLa~in Gs o a ~ Z NZ O N r ~ ~ 3 •_ m d ~ E E ~O UZ 881 W H O V, Z Q Z O V > ~ ~ O ~ N Z L1J -a ~ C N C N M-- W c ~ ~ Q ~ J a 3 ~ °' ~ ~~ ~ c ° CW ~ ~ `~~ G L ~ C O °~ a ~ ~ N ~ Z ~ W ~ W •L ~ H ~ V ~ i ~ ~ Nom. O C d C Q ~= C G N ~ 7 ~ ~ N N ~_ y Q "~ ~ ~ ~ ~ L = N I.f. ' ~ ~ ~ ~ YN LL 7 ° U O O ~ ~ ~ N Q _ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ N c a~ E hi E O ~ U ~ ~.+ C d ~ ~ E ~ D Z _ ~ Z ~ L T T N ~ 7 0 w p~ N Q d' w N CL O E CL .t..,~ O)N ~ O y U 3 ~p 'd ~ N > _~~ 3 L M O p~ O N 0 O W Q N O ? Z N C N N ~ y~~ O 3 p O~ y~ 0 > 0 0 N 3 W ~ ^ ~~ , 0 Z ~ CO ~ m W > > 3 V)~ y Nr• 00 N ~ ~ °coo E N O Z O~ ~ T r a c > v 3 ~ _a ~ _ C ~~ N 'O ~ C T `' ~ C E H ~ E _ O C ~~ N N ~ N O O O U •~ ~ (/~ ~ y ~? 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W m ~ C W '~. ~ ~ s ~ Q ~ 3 O C O J Q ~ _ ~' cn ~ N • ~ ~ • ~ ~ 7 _~ Y~ _ O ° O ~ ~,, ~ y N ~ N ~ a Lf ~ V_ `~ ~ ~ Q ~_ t v ~ ~ r O ~ y C7 c °~ d ~ H ~ C ~ N Cd G ~ ~ Z 0 Z rn Q o N ~ ~ ( O = O M O O ~ ~ ~ ` ` ` oNO o Q W ~ 3 0 Z 3 0 Z 3 0 Z 3 0 (, CON m W ~_ ~ ^ p N ^ p ~ ^ p z N ^ O M ~ Z W ~ ~ ~ ~ C N H .O L' ~ O 'p -O N y 'O ~ y ~ N N O N 3 N Q'~ ~ «' N ~ ~- U ~-' U ~ ~ ~ ~~ O Q® Q® Q® d Q _ C ~ C O ~ 'O CO N ,~ c r E a~ o ~~ p o ~ ~ f6 E ' °" c c L ~ a~ rn a a~ c a a~ an a , d co a~ N a~i o c ~ o ~ a ~~ E c app m v c vc cp m ~~ ~ ~ ~ ~ in cu a~ ~ a~ i ~ ~ 3 ~ > ~ N ~°~ m r c3 ~ Q n N ~ .. ~ mo cu ~ E ~ c N m 3 ~ • a ~ wE N O` r U °~ O rm U E °' € N f03 3 Z O p> o N y - F- -p H N $~ c ~~ Z -~ ~-o p E~ c y 3 c~ y3 UO 00 O y N ~ d L O C w ~ _O E3 wY yrn f' a O . ... y ~ O N ~ y~ ~ O ~ y ~ a ~ co _ p N~ y y v_, yo ~ y ~ t C p O y V ~ -p O a=a wL Q C m Qc N~ cm ~ C ~ N ~ N O_ ~ ~ .N O. .~ O Q ~ Q ~.- ° O E ~ 3 O f6 +~ N ~ 7~ ~ F- Z O = >,w ~~ m w ~ c m > p 3~ c 3 £a~ ~~ ~ c p W f. cc y p3 'o pp o>, o~ ~ ~ °~ 3 •~~ o~ w o~ ` ~co E U~ ~ V Q ~ o ~~ p w. ~ U C7 p ' E C~ C ' y E ~ c m O ~ y a- N~ O O N O ~ p N 8 C N '0 C ~ ~ p w ' y y ~ w o ta i ~o p ~~' i ~ a W ~ ~ ~' N~ O v- O >>~ U > L ~ >~ O >~ 'C Up 7 p N L O Ny L N~ O ~ a~ Uy y y O_ N W V rn w e p o ~ ` '~ 3 (n N ~' w C N •- E ~ .~ > C 'C ~ > ~ ~ O w ~ N a~ ~ ~'~ ~E to y m ~a ,cv po W '~ N ~ O U O ~ w N ~ 'p y w N ~ oo yo ~a ~ w a~~ ~a ~ ago o E me c ~c ~a ° om W c g~ ~ p o a~ g • i p c~ c o ~ O a~ ~ L ~ c X y p 'O c x y N A N N N "p O m ~ a~ ~ ~v~ oaf ~ a ~ ~ m ay ~ °~ ' c ~ °' rn Q - am _ i to s ~o fp ,C mE Q •~. ~ . 3 N pm j a; om ~. . a~ ti • ` -o ~ s ~ p me ~ L C ° 0 O ~ ~ ~ o y~o L L a~ L " t`6 O .~ O f0 C C ~ O N C .X O C w - ~ ~ ~ O tq C C w~ ~ N O O (9 O U "' C ' O O ~O C C U O • ~ . = O O . O ' n 'C ~ ~ ' ~ C7 O w O y O N N O ~ N O O • < L~ N O L tq N~ ~ N VJ N ~ N N H.S ~ Z O O ~~ a ~ a-~ a~ 7 ~ a~ O C Q am f6 O ~ QL U d ~a ~ E uE m ~ Z C yZ ~`? ~ c ~3 N O N .- c d ~ ~ ~ ~ ~ O ~ C1 N 3 ' +-' C ~ c ~ R a, d E ~ ~ ~ O cZ U N M ~t 889 ~rn .,_. O c N ~ Eo U ~ ~ ~ Q a .L O Q. O H W i 0 a ~_ Z H W V rn O O N A d Z W 'b N ''^^ ..-~ V+ ,W, ~`~' V/ ~ (n ~N i~r Q~ o'`,~ ~' ~> ~ Z ~ o ~ O Z d Z ~ ~ ~ ''' ~_ °- ~ > Q. ~ Z +~+ ~ ~ bA ~ ~~ ~ ~ ~ ~ a~ ~3 4~ ~ t o J = ~ '~ Q ~ ~ v ~ +-' v~ "~ ~. _V ~ W = N '_" Y~ y~ Q 0 O V U ;~+ ~ ~ ~ Q a~ = I ~ Q. b ~ ~ ~ c~ L 0 ~ d ~, o H y ~+ v1 C ~ d O O oz ~ O o N = cn = ~ W o N Q C~ 0 00 o m~ O O N Z N ~ Z Z W ~> ~ °' ~> °' N o ~ O ~, ~ ^ ~ O C OM N Z L L uo~ O Q d ~° N a ~ o'er 3 fn ~ } a `" ~ ~ ~ L ~ Q Q f r N N ' N .~ ~ ~ ~ C C ~ ~ O = c9 N ~ N C y U C ~ 'w y ~ f0 m ~ N O ~ N f6 X L N N C ~ '~ N ~ N L ~ C U N N 'p ~. ~ O 'p L 7 ' ~ N ~ L (J = ~ Z' p 3 ~ . x a> 0 ~ o , N N ~ ~ U N .N N Z O 01 o 5 ~ ~~ U C d saga O y . O ~V a~ Q E = N 3 • O -o a a ~L y ~ w ~ a~ m~ ~ ~ ~ U L N ~ N Co ~ y Q w ~~ L ~ W (n o ~ ~ w ~ y ~ Z O ~ V ' N w ~ ~ N~ N ~ W = p L d . ~,, 7 p f6 . ~ ~ ~ ~ ~ co ~ ~ Z 'y 3 ~ ~~ L3O c U N ~ ~ O p N ~ • ~ ~ 0 ~ Z o o L~ ~ ~ -o o o oQ.= ~~~ 3 ~ , ~ `~' c E-~ ~ ~m'c W ~ ~ a~ = '~- o z = o - ~ a ~ p - > w V m~ ~ ~ o aoc ~ ~ ~ E ' p • ~ ~ wT c -o Q~ F- c .. o .~ ~ ~ E ~ N ~ ;? ~ ~ N ~ ~ d _ ~ W ~ pN y c`a O Np t E ~ H V~ N U N c W d ~m ° - .. y p V ~cc~~«- y .~.. ~ __ N ,~ p p U c O .0 N .~-. N p ~ L r C ~~// li f6 N U 'p ~ 0 7 ~ a N~ ~ C p .L., E N C E_U h N~•~ N W '~ N X ~ ~ 3~ m a N~ N~ ~ Q ~ ~ ~ $ ~ c ~ E ~ a~ c`a ~ a p ~, f6 N CO U N N ~Q O~ L C ~ N U ~ rnt~c ~ a> ~ O c ~Nm3 3 ~, m a~• p •o .3 f6 E E `~° N .o v ~ d U~ N N ~ O N N L f6 N ~ L O a~ ~' N .N N ~ C C N N ~ ii ~ ii m co o ff ~ 3 L 0 H E rnc°~ z d ~ ~ C C y p a M a~ Z ~ '~ d~ ~ N (A 2 N H L , M ~ N 3 = N N M G1 ~ °' a .~ ~ E ~ otS V Z r N M C~ 0 890 rn p • y y~ p~ o p E d p~ w-. ° = c ~ ~ c ~ ~ F - ~ ymw3~ ~oa inc~ ~~ pO p y ~~ E 3~ ° ~ - u Cn ic a i ~ o \ ~ ~~apio~~~ _ao~~°: ONE m O Z N Z ~ O Z L aO ~p OL O 3 Z N E ~N f0 L ' _ . ^ . -. -p U ~ N fD E O O O~ ~ ~ ~ Q' d~ L 7 C 0 0 w C~ y O N o E E ' o c~ N Z ~ ~ ~ ~ ~ ~ _~.~ ~ _ ~ a°~c c a ~ a N ~ U 'O C O 'O (n N O `~ . y 0~3 a !/~ ~ °- N ~ n y tq a °~ O y -p N~ j E y N N y a a~ W' ~Ea~cp~yc`aa >- ~Caa~' ~ Q ® Q ® ~ ® p ~ uJ~ ~ o.~... U m ~ Qm Q ~ .y ~ O N U Q ~ f0 ~ 'O N y ~ Y C C N N C C~~ y 0 0 ~ = .~ O N C~ E (0 U> y .` ~ o. f X ~ u~~3 c O y~ ~~ °' c~ o 6 '~.En.~~ a~E~ 3 - ~ U N yy w • m w~ ~ m y pocN~ N~ L O 2~ p ~ p c~ c w p c ~E >, ~ v a~ pv n app ~ m cca~m U ... coo Lo a Eam. p x yv c E~a y a ai~~ c o.a•~-°ia ~ ~ ~ a> Z a3 m a~ ~.~ ~ 3 E~ o c m~ Z ~ Q 'O Nr w 3 c6 0 n~ Q y N. V ~ ~ ~ ~ C '~ O C ~•? ~ O ~ N O 'D OC O .C c L H ~ N '~ C .~.. L~ d 0 _ U 7 N y E . c C U O. C -O ~~ O O a 0 E ~ Q. ~ .y C y 'O y d O U N O ~ ~ N ~~ zc p Ea .~Z,o ~U N3 p y 0 Nycyo c 3u i ~v yca'E L„oL .-°a> W (n ~ N y C f0 'Y C U ,O ~ L _ ~ ~ 7 ~ ,C ~ L fO C Z = O_ m ~~ ~ N U 7 c y 7 f0 ~ c> L U ,C ~ ap > o y 3 0 f0 o a s ~ m ' cc~ =~-~ ~ > j '~o o i ca ~ ~ c E' o ,- ~ ~ ~ ~ j ~N m p N ~ a~ E ~ ~ ~ o .~~~ a ~i ~ U ~ ~ p c ti . .. m ~ ~ ap o ~ ~.~ x E 3 Z ~ ~ a~ ~ ~~ ~ O -o o N ~•~'~ U p~ m p ~ W ~ ~ f0 p O N , p ~ 'C fC ~ •~ O ~ ` ~ ~ p O r~ E ~~my O v_, • N y "'~ mho Q O ..3 O C C '`°o0 ' O C~ N N 3 -off W ~ -o V m ,~ co y~o3 m o c w oc~ca aci> uW N U cy ~ wrn~~t _ 'O ~ 3 7~ .O ~ U~~ a~ E X O a~ ~ (n y ~, p C y .~. 3 O = E W U L O C ~ E y C U o O C C y ' O N~ V O O N' h' °'~ c 3 _ ~ N o 3~ v ztq y o w ~ c o o p o y a c ~ y o p ~~ p a= yw ~ m w ~ v i y ° y p ,C .5 n a E cQ ,~ p.L . c 3 ~~ c E ~' fn W y c 7 w '"' L .C . ~ O . 47 y~ O O C .. d ' O w -~ c6 O ~ 7 O LL p y y L , N C O ' ~ O ` O ~ O fC0 ~ C ~ L O ~ t0 C ~ y + ,. d C C U " o'er.: pm y ,,, C `-- y C '3E'~ ~ N ~ou,~ N ~ .," ' -po~a? ~ >•~ ~ c io U a i o a~ o ~ c ~ ~ ~ o p o ~ ~ Z N~~ L O ~ C y 0~ C ' y '~ U C O j C~ c6 O ~ f0 O C ;O y ~ W fn U N ~ o~ y p C Of m ~ . N ~ ~v T C n.E O ' a ~ pp O .L-. y -0 N > f0 y N ~. , 3 y.L,, dO V ' t~ O L C N ~' 7 N N O~ ~ O .E ~ U c ' ` N N C L O O s ._ ' c9 c0 ~ f0 E C~~ o co-f°3 .D E~ C y y U o ~ y "' E oy C O o ~ p + -~ L ~' ' _ y Q 0 >, C ~ p ~° c c m m :N o ~ ayi ~ c' ~ N • C o vL S P • N ~ a~ ~ ~ a ioa i ° a i . c a~~ N O y to ~' O j ,C p " `~ f6 3 0 N L p ~ y y 0 y~~ O ~~ U 7 N y ~ ~ LL y L j O a ~ F- ~ w 8 ' ' ~ y N O ~ _ y C '~ ~ y 0 • C y a y - F- (0 L ~ F- H LL L ~ H~ y O~ U ~ ~ ~ C C d c a ~ a~ Z ~' N y ~ Z F-- ~ L 'N ~ ~ _ 3~ ri v co G1 Q1 m •~ Q 3 «S ~ U Z ~ ~ c0 O N 891 ~ wmw o O N _ ~ ~ •c co ~ ~ W N ~ C O ~O o a N O m O N Z N o N Z y~ V N Z N i/! > N~ Z ~ w N~ ~ O N® O O~~ M O O~ Q' ~ ~ O~ ~ n c ~ ~ ac° yZ ~ .fl ~ ~y~'~ ~ ~ v a C .~ .«+ y O Q •o w N ~ y v to N a~ .0. N ~~ N v N N •o w 0~ y N} N O} Z~ ~0 N~ N y O. ~ O ~ U ® ~ U V W O N ® cn 3 U ^ U Ca~ a a® a a a c u0i ~~ C7 ~ c Q cNO t cu c~•c x~ °~ m U ~ ~ ~~oa ca i g • o ~ m 3 O a~ N m a a c m ~ ,Q ~ ~' ~ Q v a ~ ~ co ,,,, , t~ to f6 ~ a N L C U U ~ N N .D ~ C O O ' ~ - V ~ ~ C O o•~ a~ p a; C7 C g ~ h T •o Easy U ~ cx N ~ a ~ h h ~ ~ m O N f6 L`~ ~ O C N O_ y ¢ N C ~ Z ~' ~ 10 ~a~o ~ °"a 0 a 3 N •" m ti ~ C Z C Z 0 ~ O O • ~ U C w ~ N 0 C f 0 N ~ X N N ~ u i O (0 w ~ N ~ ~ a ~ E a~ o n- ccn ? a~ ~ Q Q C c f4 0 O •~ N ~ ~ N N y N m 'D ` ~ ~ N ~ 3 L 'D N~ V f6 U~ ~ H N N ~ O ~ N y ~ N A W N X O C U ~p ~ J ~ ~ C = H p C N V N O~ ~ U 0 ` ~ ~ C ~ ~ v ~ 3 rn .~ aaci ~ m ' 00~ c c V Q m ~ 3 0• cQ N o . ~ a h O F m 0 o M ~.-•C ~ C C O o j ~ UO E ~ 0 0 0 Z •D ~ ~. O~ N N ._ .L .~ , O ~ ~ 7 N (n U 3 W ~ 0 3 E ~ O `~ N 7 ~ wp C f6 Ta ~ u i ~ .C C N _ON C T =~ 'O ~ U N ~ 0 ~ C - ~ ~ E O ~ ~ •` N O1 LL. ~ N y _ O N N a N ~ c O y ~ • C y N ~ _ C >.. N O~ 'O X .O,.t., C a N N f0~ U O J W •~. ~p E E~ •~ N C C j ~ 'n p N O E ~' W ~ °~ a ~ ~ Q ~ c w N ~ > ~ a ~ a i ~ ~ °- a~ N a 00 o t c 0 2 o i a v a i N v 7 W ~ o~ C~ y~~ .` C .a C ~ .'L., ~ f0 ~ N C _ N .fl O C CO ~ C f0 ~ 0 N LO ~ C .~. •f0 C U ~ ~ O O .O O N U y .C = _ . . C ~ ~ C ' O N d N~ .0 N N O N ~ N ~ Y Z E N ,~ O~ .L.• O U~ C U • •O ~ O C ' N ~ N 3 W No~crn O C ~o ~p•c N c~ ~ o p C - (n L O N N~ • C N t -0 O 7 N C U_ ~ O C N O 1.] ~ ~ C ,~- N L O N ~~ `- v m • s cap c ~rn c m O °` ~ ~ c s 3 o x o m o UF- g a o ~ a~ m m w N n .n •N ~ ~ O~ . in O N N 'y 'O C ~ •cN f6 •y N~ ~ d d L O ~~ •~ U N E~~ O ~ N N O V y N N O in N ~ d ~ ~ N L O ~ Q. ~ ~ f--d c,z o •y L N =~~ N aw O a f N a N= ~ o I-~ L~ f- 3 N L 0~ C` i4 0 d E e0 = ~` c ~ Z ~ ~ d~ N N N Z M r ~ N N L ~ ~ ~ _ f0 _ CO CO CD d ~ °' a 0 • ~ d c ~ ~ UZ ~ w rn O M 892 Lm•-m c~ y ~ ~ N = N N L ~ '~ (6 W ~ ~ w>~> U> H ~ ~ O N a~ °~ y ~ w ~ ~ 00 Q~ } w o ~ 0 0 a .w fq y C> C ~ o yZ ~ a~ ~••°~o•c o~ o a o o°` ~ N°o 00 > Z 3 z o g c > m m o o-c a~ Z o voi o~ E U am 3 Z m a~o~ O W ~ ~ . o ~ • a~ ^ ao ~ o ~ a~ ~ y °' ~ ^ M p ~'`~ p ~ C ~ T Q' N a w. w O~ O O~ d ~ C T ~ N~~ ~' O c M fII Z Q Q L ~ „ C tq U L (n Ov-~_•D U:.O y O> y p T L "D w .~ ~ y ~ y N N ~ N Z> y CL ^' ~L te' Q ® Q ® C ""' ~ ~ ~ ¢ ~ aN~ m ~ ~ U U a Q ~•~aci Ew c ~ a~ oL ~ m o ~w -o 7 0 y ~O L N N ' o ~ O- C C f~Od y C y L D ~ 7 c ~ N O U L_ '• ~ >` '~ ' m c~~v, ~~°~ vHc c •- a ~ 3 y ~ V1 C 'O Q L C V ~p N~ to ~ y y 'O U y ~ N. w .D LL ~ .a 7 f6 ~ O y ~ O O ~ U '~ ~ w N ~ •O ~ O- ~ ~ ~ (0 y U - U ~ f0 ~ O) d O) IO U ~•~a ' a ~ ~ ~ N ,>~ O ~ a~~ ' ~ ~ ~ ~ O ~ 'y D) y O y ~ ~ ~ L Z Q ~ yU W m ° ~ °->~ ~ ~ o o '~ D d L co ~ y o ~ 0 y x f6 C ~ a C C N .~ N. • N ~. -_ O ~ ~ L ` a ~ ~ C~ N d y N a ~ ~ y Q)~ C ~ a O d _ Q m an. a Q ~• ~ ~ m o '° ~ o y c c ~ ~ .E c~ a R~ V ~_ ~ fOQ ~ 'O ~ N ~.-. y U ~ .` (C L C ~ ~L L O E U y '~ ~ t~ N ~ m W ~ N ~ w N p f6 ~ a~ ~ 'O .C y •C C y ~ Q N . ~ Qo ~ U o m ~ m•'" a ~ a c•j ~ ~ ~ > ~ . v a -~ I- p -o~~ '~ ' vL te? >'~~ ~ y ° Z = N O C L O N O~ ~~ y N C L O f0 iA L j cD C C = mo w N O O a N w ~ w 0) it C ~0 V) Q. y y O ~ Q ~ ~ 3 m ~ o c ° o U~ ~ f0 °~ y Z ~a-o ~ Q 2 C o ~ ~~ c • 0 N ~ N t6 0~ ~!~ ~ w > 3 W y , f9 a ~ C y N y , ~ E O y C C C ~ 3 y 'a w ~ 'p 'O N U ~ c U U ~ j y~ E O O ~ w •> C > p EL ~ •~ U 3Z ~ > ~ coo°.N ~ m •'> h ~ v V ,~ ~ ~ s o ~' .. a~ ~~~ ~ ~ ~ ~ o c o ~ c ... ~ c U ~ _m c ~ ". n a ~ a i c O c m "'y ~ c co ~ i oa ~ O C c c a ~~ "O O U .o U .L O ~ ~ c ~ ~ J W ~ _ E f0 O_ _ ~ f6 ~ N C ~ p O ~ ~ ~ f0 ~~ ~~ ~ ' ~ E ~ c y m a~ ~ ~ ~ W ma> cca ~ 'S c•~ ~w N-o o ~ ~•c o~~i o ~ ~ ~ y C •~ N 'O ~ , ~ ~ O y U N • ma y? ,4? d lL y p y 0 (~ p ~ N O U ' ` O y O) o c O ~ y y • Y D ~ y ~ -0 ~ O > ~ ~ fp ~ N >~ TL C Li ~ N C ~ 7 ~ .Q N O Q d ~ y N ~ N .,L.. -p _ a~ •U ~ "O N > N N Z N ~ .O ~ t~ / ~ ~ ?~_' ~ j ~ VN) = ^ T Lf4L 'O C ~ ~ ` may' D) (/1 =~ L T •~ ~ 7 ( qq ~ C.1 N •~ ~ ~ N '~ y~ 3 y 7 V 7 N~ N .~ y y C L U C L ~~ O Vl U y ~ ~ ~ C ~~ 3 (Q N ~ O ~ C V O d C C ~ N O> . .., d ~ w ~ d ~- ~ C Z U ~~ C O~ C N ~_ C y D1 `7 o ° ~~~ ~ a~ ~ oUE omc°i o i C v ° W~'~' ~ ~ m ~ ° o E m , •y N Q~ o c~ s w .N ` ._ o 3 y a ~ a~ C ~~~ y O~ j >, t6 f6 U o ~ E> o o = N w •y -p o o N u ~ N m y O N O V y f9 tq N O~ O O O N ~ _ y U7 =~ U 0 O ~ N y li ~ H m a H ~ ~ H U c H~ ~~ ~ Ft- ~ u3i ti .~ H~ Q c0 ~ m t F- ~ = c o~ Z O ~' d ~ N N fA Z M ~ ~ '= .- co .-- co N co v m d ~ da ~ O E ; ~ ~ Z U N .- ch ~ ~ 893 Date of comments: 02/06/2009 Disposition: 23/06/2009 Reviewer: 30/06/2009 REVIEW DOCUMENT DESCRIPTION Reviewer's Name & Organization DISPOSITION BY AUTHOR AND REVIEWER Fred Bernard, SENES Consultants Limited. REVIEWER'S COMMENTS/AuTHOR'S DISPOSITION Accepted by Reviewer [gI Yes 0 No therefore future no-build traffic volumes increase Disposition The ambient noise monitoring indicated that current noise levels are in order of 50 dBA, ambient sound levels at the receptors will stay the same or gradually increase with regardless of the Facility operation. Section Number Comment Number Accepted by Reviewer [gI Yes 0 No With reference to the third paragraph under this section, it should be noted that wildlife may be located much closer to the noise sources than the residential receptors, therefore, the criterion of 45 dBA at the receptor location is not an appropriate comparison. In fact, it is unlikely that wildlife of concern are at the receptor location. 6.5.4 16 SENES Response: Yes, but the wording in this section of the report should be improved to reflect the response given above. Disposition: The noise criteria discussed in this Report are applicable to humans only. No standards have been developed for wildlife. However, based on reviewed literature the sound levels above 60 dBA at a distance of several hundred meters from the source would be necessary to affect wildlife. The wildlife of concern is assumed to be located at the Darlington Provincial Park which is far beyond the closest receptors (> 1400 m) so meeting 45 dBA criterion, applicable to humans at the shorter distance (-700 m), will almost certainly meet 60 dBA at the greater distance. [gI No SENES Response: SENES is familiar with the CADNNA model and uses it for similar applications. Appendix G shows model outputs. These are not sample calculations that allow a reviewer to verify results. DYes The modelling for the Acoustic Assessment was done using the CADNA-A model. Without access to the model file, or even sample calculations, it is not possible to verify the accuracy of the results in the report. Disposition: The CADNNA modelling (Section 2.6) was based on ISO-9613-2 Acoustics - Attenuation of Sound During Propagation Outdoors - Part 2: General Method of Calculation algorithm using input data presented in Appendix C. Sample calculation at each of the representative points of reception (POR) for operation scenario are presented in Appendix G. General 17 the CADNA-A used in 0.5 ground adsorption coefficient Accepted by Reviewer DYes [gI No SENES Response: Absorption for concrete and asphalt is usually less than 0.1 and the use of a value of 0.5 is not justifiable. The Cadna model should be mod lied properly. the use of Disposition: The ground absorption coefficient of 0.5 was used within the Facility boundary with conservative approach that 50 % of the Site will be covered by asphalUconcrete. The ground absorption coefficient of 0.8 to 0.95 was assumed in the receptors in proximity. Therefore the overall ground absorption was conservatively estimated to be between 0.65 and 0.75. for Further justification is necessary modelling. General 18 50f6 ro ill ~ ~ O o = N ? ~ ~ N W ~ ~ N O~ o ~' o m ~ O 3 z ~ Z W d ~> °~o ~ ~ ~ ENp ~ 0 >, ~ ~ M N Z ~ ~ c ~ O Q a ~ y o '~ 3 o a~ N a y } w a "" ~ ~ ~L1~ Q ~ o . f~ E y > >+ v °- _N ~' fl" ~ O O N _ O O ~ O ~ ~ O O p '~t V _T O O U .. ~ • a Z 7 sp ~ U U C Z ~ N .~ p~ O ~ N o '~ - a O ~ ~' ~ o ~' E ~ ~ ~~ U N _ 0 'v c a E ' W N ._ ~ x y co ~ ~ o ~ E W = ~ 3~ ~ ~ ~ s o o 'o ~ o- o V y m _ ~ ~ 0 Z ~ ~ o w ~ = cn ~ W O a ~ c ~ ~ U . L a o N o ° X ~ .~ ~ o ~ a i J W o ~ L ~ .-. ~, 3 a~ 3 c W >, N o ~ W O H •U ~ N O p N Q y `~ U :° v c o ~ W C 8 N N ~ Z W O Q ~ fn ~ N E ~ •`° C c p m ~ ~ ~ y X O •~ ~ a ~ '° a~ o o a~ i a o o s ~ y °~ w o-,~ ~ ~ a O Q o _ c ca ~ Z r d ~ `~° N ~ NZ ~ . ~ ~ 01 t{f ~ ~ y $' • ~ ~ ~ c 0~ U Z O) co 0 895 ~rn ... o c r! a~ Eo fa ~ r-+ Q ~ O Q. 0 f- w 2 L~_ r ,~,^ V/ Z Q Z G V ~~ ~ O ~ ~ N Z ~ W ^-' C ~ ~ w ~ ~ W • 0 Q ~ -' 3 a ~, Z ~~ ca W ~ N `, C O ~ U a `~ C ~ O Z ++ ~ W ~ W '~ ~ F- ~ ~ V Q ~ c C O .N J ~' _. U W ~_ ~ A/ _ ~t••- I.I~ ~ 0 Y O ~ ~ N ~ Q ~ (0 = Q ca ~ 'O ~ ~ Q N cd N ~' C i ~ ~ y o H y ~ ~ c~ L G ~ ~Z o ~, w o a o N 0 ~ t~0 '~O rn = ~ ` O oNOO Q 3 3 Z ° m m ~ N } W m ^~ ~ c OO ~ p N ~ O\ , Z W N ~ L m E c N ~ ~ ~ y C i~ U •~ ~ fn ~ N ~ w' O m a~ 0 a ~ a ~ ~- ~ ~~~ O Q ® Q ~ N N ~ V t9 O ~ 3 ~ ~ ~ r- y ~ a~ O '~ E c ~ ~ O N ~ y •E a ~ a« o ' ~ y c ~ ~ _ . a O m L • X O y a C ~ O t il N N Q' O N W N a 'j O C C 0 .'-T' ~-o tp U .L-. EL N E a N d tp atv> ~ toil w O L W ~ o o ~ p ..L. NNOO L C C pl 3U O~ E~ m cn N . .5 oF'y ~ n o'" °l ~ E ~~ f0 O~ •L-' N N . ~ tll = 'p O~ •p a 7 a a a O U 0 N w cn ~ -p L :) > rn 7~ a rn al E ~ al ~ ~ a C ~ al t'-' C ~` N ~p U O ~ _ N f6 U O N f0 N f0 ~ L ~ ip •C ~ 0 . ~ - O C f0 f0 .L. O N Z ~ ~_ N ~ X N uJ 7 (p ` U ~,~_ m of ° o ca ~ f0 to 7 ~ a ~ c vo al w- c • a o cla Z O ~ ~ W f° ~ .~ a - '3 ~ ~ c N rn o ' > N o o L ~ c ~ m on ~ N Oa i a~aai~ ~>,ai cc> i , na i iu Qa W oy~~a i 3a mad ~sa i;ul >,,~T~~ n'~ 4. d ~ al y d op` N •- aw m N fO f9 C c m c - 7 0 •c u o o f6 N ~a ~ (~ (/~ C .L. ~~ N ~ '~ ~ N C N E .L. L> N a ~ U~ a~ N N N E O C N N ~ ~ O C= O ~ N N N ~` ~ 'O C O O N V C O ""' Y f6 C Q ~ ~ C "= H~ 0 3 ~ C f0 W al b N C ~+~ ~ 'y N al •- ~ a • ~ j L C~ 7 3 a o o c E E O o ~ ~ a w ~ ~ 3 N tNil ca t Z W ~ = ~- N N C O f0 O ~ fD . ~ O L O O. «. L E N f6 N f6 N N ~6 N w ~~ O C N N ~ L •y L C d O N 3 a Q' O d ~ C C •N N"". O ~ f0 ~ C 'N N 7 ~ t4 V Q~ O N "0 •~ a ~ N= U O f6 U~ O y w Q N y C N ~ O C O -0.O N NL p y w a L ` O 3 C O N L ~ N U \ f 0 c N N O . ~. • '' f 0 +L „ ~ Q H Z Tu w c ~ ' > m m~ c tNil o.~ao a .? ~ ~'~ ul ys ~ C 0 c•~ c 7 O N > ~m ~ C C E f0 ~ N m' c- W•° a N N p cNavo° N v V = U 7 O o Sin 3 c ~- ~ Q~ W ~ ~ t ~ N o • a ol t n ~ m~,ca~ o N~ o m = o:C O ~ ~ `m c~'~~ ~•E~ m >in-~m E o ~v ~ ~ w N m m. c '~ c ~ V cc~~ Ly 7 ~~o O OL • y~mErn N C _ malw° _ ~cL"m f4 V...~ ~ 3N E.j O O ~ U '-' N 'T' ~ w L C O ~ H N -O N C w N O N L N W N N N E N ~ N U ~ d C n' N rL.. N ~ N~ E O a V N W y U ~ ~ ~ ~y ~ ~ a ~ ~ S m V ~ ~ co N aL ` ° 'C U in ~ ~ a C N~ Q'C 7 c i a A N C °l l - E ~ vl d v ~ p 7 o wp W ~ y O .N O~ tv N 3 C N 'p N~ ~ U C O L N ~ m U •~- ~ N C~ o +~ LL .~' N.- Q O fU a co A N N a~~ Ur E N 7 O~ L ~ ~ m C a E ~ m al ~ N .+ O` c~ N d N +• N N ~ w ~ Q C U a N~ N 8 ~N•~ E ~ in O~N f L'. U O DLO ~ ° ~ ~ ~ , . NHL ~ ~ ~ m m E•c m al 0 ~ aai:~ ~-~ ~ . N C O ~ fO L ~ .r N L O ~ N L w . 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Z a Z G /~ V T ~ O ~ ~ N Z a, WW •_N G ~ C •~ ~ ffv^^I = v+ ~ O Q ~ J ~ .Q Q O Vl Z .~ ~ W ~ ~ L c 0 ~ U a `~ O_ C Z ~ N W W ~L ~ r ~ ~ NU a ,~ ~ o .N J N U Q . ~ ~ -p ~ •O ~ ~ •~ v- C O Y ~~ O ~ ~ N ~ Q ~ ~ N2 Q m I.L ~ ~ ~ ~ Q N_ ~p ~ ~ ~ ~ L C Q U H ~ r ~ d ~ ~Z D Z ~ w o w ~ a o 0 N ~ N N ~~rn ~ ~ ~ `C o ~ ~.. ` rn Ooo No Q w ~ 0 o a 3 z ~ o 0 3 z 0 0 :°. 3 z o c ~ •~ ~~ ~~~ ~ ~~ ~~ Z W o ^ ~ 0 0~ T O 'C ~ O O CN H L NLL L >, L NL 8 O ~ ' (n O 'O y ~ N 'O ~ N 'O ~ a °~ y u, 3 o N a'j o. ~ U i a N} a i n N} U 0 0 d' N ~ ~ ® Q Q® Q® Q Q inL r_ . ~ >+N O N ~ ~O ~` Y c O Y ~ .O f6 ~ ~L ~ 6 ~ ~ O '~ ~ N N Y C N O f6 ~ p•~ N L ~ O N ~ f C d y C V U ~w p a~w N .. ., C ~ O TVA' f0 ~ _ Q~ C f6 'D ~ d7 ' f0 f9 w j N V1 N C iC ~ C L > d ~~ '~ C .C f6 L ` V C 'p 7 N N ~ ~ ~ w > f6 '~ E N ~ C a ~ L N C~ n. y ' L 7 ~. N C Z ~o~ ` f6 G. ~om~ ~ N •O ~ O 3f9mo ' L "p OO 7 ~.N om ~ > _O - + to Z, U ~ rn iD ~ O N ~ N ~ O N_ N O ~ ~ f0 C ~ N I o' ~`o '~ ~•->~v.~ ~°~ o d a . m a~ c~ o ~•~ '~ m `~~s ~ ia o ~ a w rnL ~ U fn ~ C'~ '~ s ~° w C ~ o'~ ~ 'E ~ ~ ~ y ~ 0 ~~=-°°p' d p N ~ O ~c ~crn W c V O O c C O O 'N N m 3 N ~ 8 O O :~ N ~ ~ c~~ •yoy ° r~~>,va ~~ o `gym O -ov ~ ~ ~ N cv ' ~ •. ~ 7 Z = O CO ~ N NL 3 > O N m ~ C O ~ Y m N ~ d 7L N O U ~ > ~ ~ Q m ;a C ~~~ > O C C U U ~ N N d N - ~ N~ L , w N ~ ~"~ ~ ~ C N ~ O = Y ~ r -. p .L. ~ rn 3 N N O O m w . ~ N ~ ~ N Q ~ Z ~p w N U m ~~ m m 'O C ~ •> ~ 7 m~ ~ ~O ;O sr ~ 3 g ~ ~~~V rs ~ ° w m ° o ~ = ~Y am rn~ 3 ~w~ 3 ~ c o 0 .0 m o . = ~ ~ w h m aE N ' N C N LL ~ ~ ~ L O ~ ~ C L C p y N O U p~ >' ~ - ~. ~ , ~O E [p ~ • c ~ ~ C C ow'~'3 N O ~°m N ~ U ~a°i'c=°ca~ O O y3 c~a~°-acia~ ~ ~ W ~ ~ 'U t~ N m ~ ~ y ,C C 'a > ~ ~ C >, ~ U O U O N « ~ ~ L '~ C y~ C N N •`- ~ L O m L Q' , j o_ c~ ~ ~ oL_ o ~ ~ O C N~ m m O V w- W ~>>p N O .N d ~ Q~ C ' C w C~ 'O ~ m~ NO ~ mwm ~ ,nc a ~ ~ •°-~ O ~ Tm io N ~ ~'Q in om~o mc mQ N ~ ~'~ a m ' ~~ oo C y•c > N Ow ~ O ~u N . 'o W~ v c o o y 0 4. v m~ N d ~ >~Yc ' o- 3W io. = am ~ o ~ ~a?a~~ c i~ ~~ ~ a~ n ~~ ~ ~s cd~ Z'~c c u i .~ o N 3 ~ w~ . ~oLm 3x N ~ o cu, ~~~ ~ w N fl- ~ O O~ ~ '~ O U T m O j N 0 0 0 ~~ ~ p ' ~~ U N ,U ~ m d ~ y` • 'p ' N N . N ~~~ O ~' N U y 7 ~~ 0 m N y C +L,,, O ~ N -O N ~ >~ 7 y N N t N p (~ C a m 7 N ., pI w y L N •C 7 0 ° N N V7 L .~ O~ N 3~ ~ L m L j d N ~ ~ z 3r.~' i n.~ ~ H u Q'w mwin ~ ~ O ~ Hin HmO. d o a ~ Z C N Z N Q ~ N M ` ~+ R N N N 3•= ~ ~ dd £ E ~ ~ ~z O V N M ~ 897 W Z V/ Z a Z G /0 V ~ ~ O ~'~N Z a_°i WC N C •~ `~ C W ~ ff^^ .~ v+ ~ O Q ~ J ~ a 3 z ~~ W ~ N i, c Z ~ U ~p a I.L ~ C ~ Z +-~ °' W ~ C ~ LL .-. W '~ ~ 1"~ _~ ~ ~U Q ~, c O o .N J ~ Q = ~ U ~ ~ N .~ W ,C ~ ~ ~ Y ~ o r+ U }Q d ~ N N C y 'O G y ~ a ~° 2 Q t6 ~ ~ 7 N Q N ca N ~' C L d O ~ N d ~ DZ D N w o a o N 0 3 (D 0 o = H~ > y o~ oNOO Q 3 o 3 Z °= ~ 3 z° .~ (O N ~~ ~ ~ (1J Z N O N~ N~ N N ENp~ W O~ Q' j O O ~ ~ ! N o c ~ + y L ~ , ~ a -o oui3 a~ ani a a~ ~ w~> ~O~ N 0 V U Q ® Q U Q ^ N A N T O ~ 3 N ~ n O ~ 3 f6 ~ ° u~m cc °?m° ~ .p ~ c o aim cc a?m° 7 ~ j ~ •> O f >, N O O` ~ a ~ ~ 0I ~ ~ ~ ~ O O` ~ 6 ~ f0 .~ C _ ~ C m e °' U~'> •3 rn m ~ °> _ ~~ o ~~a ii~a 3 ~ ~~a ti~a Z w~~ _`°o a°~• °' ~~~ _`°o Z O c ~ noY m ~ co ~ c ~ nod m ~~ o N ~°~ tea. ° ~° v U ° ~~ yd 8 ~ c m a O ocwu, `~ ~ f6 ac .5 v oc~n~n ~' f9 ~• O U ~ V y i ia c E O C " O .y ~Cw ~ o ~ i ua E O 'y O C~ wcL -. I ~ f0 (/~ W ~ ~ " L N•TO ' ` m D) ~ •C Opt O ~ d ~ Y ~ ~•y .T7 ` m ~ ~ C •C O~ p ~ v f0 ~ a X c a C O E O) ~~ ~ ~ N n N 'O nx m ~ °' E rn ~ O' O rn v N F Z O y N •C ~ U w p C ~~ f6 A n 7 p N •C ~- w O C O~ N .D ~ W = ~ - ~c~w L y y3o N U ~~•c U - ~ccW ~+ °3> C v ~ Q m• E o 3 fR rn~ C °•- ° O m•- ~ o 3 _rn~ C ° L (~ O \ ~ > N f O = O Y ~ ' O O L L y m N~ > to Y O = ~ 0 ~,,, Z 0 Y C N ~- y~ O E ~ p y~ y ~ U ~ N Y y 'C N- y N E '6 N y d p 3 W rno f0U o o ~, O c~ ~ ~ rno mU O o° rn ~ W ~ C O f0 'O •N ~o L ' ~ °-oo ~ O a~ c ~ ~ C O f0 "O •y-°a~ L n ~ aoy ~ W V °v•rn vi c o o nc o ~ O ~ ~ ~ °'o•~ y o y o o•c o W N ~ 0 3L ~ ~ c p-p~ c 0 3L ~ ~ •- ~ U ~ o c ' m c c O°~ c c w o c W v . w U i:o o ~ _ ~~>~ ~ c~ ~ '~ .o w $ c~~~ m a a~.c~ •c ~ W t ~ ~ ° •c ~ - y ° n ~ v rn ~ ~ ° ~ ° ~ •~ •~ - C7 m ~ E y o~ V o~ ~ y )m m~ ~ m y N ~ p~ n. O (~ 1 fq C y .C . . O C~ p U C H ,C ~~„ O O ~ O O V p .0 0 0 ~ a C~ N 0 y O O O (Cp w o nun ~ ~ ` N o~ • Q E.o~ ~ o a.m ~ y o~ ~ rn a •(j ~~ a i m tq f9 O > rno ~ C n ma s n~ O O ~~ m ca H c6 N > o ~ c n _~ •C f0 N 7 .L.. L O n f0 C ~ ~ ~ N fC ~ .L... N O D N p 7 m 3> C ~ o ~ f6 - ao to O L := U m o C tp co 3~ o . _ = ao v N 3 N .~ .~' 3~ .. 'O N N O 3 N .~ ,~ 3 w o o ~ ~ o E o m ¢. > a o o•m ~•~ o m ~,~ E O ~ n ca n • ~ o ' •L" p o N ~ a~ a~ O C N w ~ ~ w N y .C C p . . o N ~ ~ ~ ° d C to w ~ ~ ~ ~ O O C C O N ~ ~ L O (6 w H U U o L N O 1- N n~ O L O ~~pp .~ H U U o L y 0 0 I- to a~ L F- d O ~ ~ 7 Z c d ~ Z N cy r .= N O M ~ +r d N N f'•) 3 •~ +-' d ;, m ~ ~~ ~O vZ ~ ~ 898 W /_ V ~ O H a ~_ Z r W G O V rn ~ ~ O ~ ~ N I... Z ~ CW N L ~ N ~ ''W^ ,c v/ ~ Q ~O ~ 3 Q v~ (4 Z ,~ ~ CW ~ ~ L N L ~ Z ~ o O U a `~ C ~ Z r0,, a~ w ~ C ~ W '` ~ H ~ Q U •~ ~. O N y Q ~ U ~ ~ ~ W ~c ~ N ~ w I.f. C O Y C _ U -~ } d N ~ ~ ~ 2 Q m ~ ~ ~ ~ ~ ~ _N tq ~' C L U H N ++ N C ~ d ~ ~Z O) ~ Z Q c rn r ~ ~ N O m m y ~rn vo H ~w v .c ~ ~ ~ ° y c .~.c ~ ~ rn O O O ~ Q ~~ . ~ y aa i O O O~ a) Z O N .y. ( O ~O C ~ W m ~ m p ~~ ~ ~ O. ~ O a) a) .~ O O '~ ~ y~ d ` ENS 0~~ ~~ma~$ ~ o~~ E N U F' p ~ C O a .a ` C •~ _ w .N 3 ° ~ 'fl ' a) a. U a C y mm O a) y m y o f° oa~ a O~m '-' a ca i _y ~ O in U a) U L ® ~~~ F-~wW. Q F- y ~~ -''rn m y 3 rnma~ m o~ 3 a~ ~c c o r d~ wm m~Lm N ~ p y ~ ~'~ ~~o . ay O) C > y p ~ L'~ U•C 3 'p a) a) y y y C => 'D N • . y .~ >. L a) ~ ~ f0 C U ~ ~ ~ a i a y C ~, ' W l ~ w n ai L 3 m c Z O w'o~ mmo ° _ o ~c c m o ' Z ~"~ d (O(~p' O Y Q) O O O) U 'C m C m ~ 7 7 7 O O y ~ d.•~ 'a ~ (n 0 w y a) a O L O U ~- C C N y` U m a) ~ y a) U E a ~ cn C y o _o. c y c E w ~ m L fD O N o ~ rno o`T•~ o i . c L ~ ~o ~ W y ~ = a.X•~m ~~~ o a3 ~ m ~ ~ ~ ~ a ~~ ~ ~'y yL ~ _ c y - ~ w W ~ F- ar ~ ~c~W a~ o rnr> a> :~ ~ w 3> ~ U > Q Tsmc a~• E o ~ rn0 ye ~ ~° c w a°is O N .f0 a) ~ C o=Y Y ~ a)L vOL W Z W N y~ O N d omU ooa H- -O N >+ L co c d3 • ~ p~ , c o my L a~ ~ ~ aim o 0 0 ~ o 3 L •- •- c '~ ° o 0 y m °' •ca N ~ ' ~ o ~ ._ .N me ~~~ O W p U.Ow m OC >,C ~+ ~,yZ C ~ W O)W ~ O ~ > v S C L ~ w ~ ~ ~ ° m U ~ ~ y m~ U N y C .C w (7 y . ._ ~ > m C 3 ~~- o W ~ . -. axi avi o o•~a o O o 0 U m m a~ w am =~ E f- w oa~m a~io-o E ~ ,n om y. ~ o m ~ a • ~~ m ~ •~ N a c i~ is w- ~ E u y~ ~ ~ ~ m ~ ~ ~ L y "'~ y y 0 C O N C' m m a~ a) ~ y 3 •> c ~ ~ o. ~ ~ ~ L ~~ a~ 3N.~~ 3aw ~Ey r~ '~o_ m c ~'~ c:u 'C m E,w rn~ ~ 3w~ o o ~ O ~ a~ a~ ~ ~ ~ y O m °? y m. 3 'O C O O ~ = O m w L a) O 0 H U U O I- y a m N U C ~~~ -~ uoi = E d O ~ ~ ~ Z C d to Z y O ' M ~ o d7 v N 3 •= +r d ;, ~ ~ ~ E E ~ o~ E ~ ~O UZ ~ 899 W i /H V/ a ~_ Z W V >+~ ~ ~ O ~ ~ N Z N CW "' G ~ ~ ~ ~W~/~ VJ .~ ~ ~ Q O -~ 3 Q N Z .~ ~ W ~ N C Z ~ U O a `~ O C ._ Z ~ ~ W ~ ~ W 'L ~ ~ ~~,,, Q U ~~ "' o ~ .N J N Q i~ ~ _ U ~ ~ VI •~ W ~~ ~ O Y ~~ O ~~ N N ~ ~ Q ~ a~ ~ ~ Q N N ~ w ~ ~ ~ ~ ~ ~ ~ U H N ~ ~ d ~ N O O ~ Z ~ O Z Q N ~ O O _ ~ p O N ~ W Q W y ~ N O~p C ~ m ~ \ p ~ ~ Z W E cN ~ ~ U O `' fA o h 3 O a~ a ~ y ~ p' ~ OR w O o o• >' ~ ~ E a~ ~, p ~~ • °- y ~. w c co -3 m> ~ •cc~ V C E C U '"' f`0 N y d ~>> y y N N ,a 0> U O U y y y ~ N w C N y ui c o ay o~ C. ~ f6 3 ~ d O_ f0 _ i 't 'L" C y E ~ .T. f0 LL, ~ N m E ~~' rnp ~.o~ y o a~ o ~ E ~ v ~ y ~C ~ y ~ N 7 C 0 f0 N N f0 -Op Z O > C y m y t0 ,~ ~ y W ~ O ~•- f0 C c>a ~ U a~> -O N 4? O) _ ZO ~ w?.o p OpoL d y ~c° m a c`oa p Q. N d w'D C ~'~ ~ N y N N ~ ^' O N ' O C N ~ ~ U N _ ~°°-~ mmcm:°~ '"CE U ~c~ W ~ ~ .O N f0 N~ +-~ C E C L E O C d ~ ~ O C ~ 0I U ~ C U ~ ~ f0 `' O o~~ o c 3'° vyi ~vw r W H ~yc o 3a ° > > c o3° p~co ~ Q ` C C O O o a- i i. ~ y ~ f6 Q) L 'C ~ N () O ~ y N ~ m.o ' f6 L f0 U f0 ~ 3 ay~L~ C f6 o=.o N '"' C E~ o ~ f- inw = L °1m ~ ~ • E~ , 3 w y ~ c ~ = ~~~ ~ 3 w°' o o•= n ~ rno °' W ~ m ~ ayi.o -a~ ~ v y m0 c . n.o.~e >,o E ~ m~ U N c~ c ~ 0 am --~ m O • V O C m E~ L N~ 0 m~ >~~= E O .L. ~ :. c O N E~> ., C C c E a p O W > > ~ ~ ~y O ~ ~ ~ C C U.L.. U W ~ O y C y ~ U ~ rn m U N O- °~ .> ~ _ o ~ O` N~ E O y U ~ ~ C .y. d _ N LL C ~ o ~ y y•a~ a~ > N E o.y O O .. w~ ca C y 4? ~+ .~ T ~ca C .oo.;nE°'~ O a~OV ~w y E 0 y m~ y E y o c a •~ .N o~ ~ E v~ 3~ N'y o H m a ~ N O y 7~~ y a L y a N p f0 ~~ rn ~ = 3 j o =_ QO yv ~ vi ti a~ ~ or c ov a 3 m~ m o upi. o ~ . ~ c E ~L ~•~~ ~ ao ° a•E m d O f6 ~ ~ ~ ~ ~ C y C ~ ~ " y C -O C t-OA ~ . t0 O ~ y ~ L N N H.; O C N N U • Q~ 3 c°~~•c. O N .C ~ upi a fO C= ~ °•3 d oa ~ t4 Z c d yZ y O ~ N c _ d C . ~ °' a ~ ~ ~ ~ O V Z 899001. 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Z O O f6 o.~.C mZ C O ~ .~ N V N ~~ ~~ y p ~ N .!, Z ~ ~ d O_ L L N •' - O N "O fD ~ 'O O w ~ ~ C w U N C L y~ d 0 d y Q t0 ~ N +L-' O S O N C O C a .~ L 'O C _N C ~ t0 ~ N d N V N ~ y o ~ d ~ ~oN c=~ g y c~ o m co ~~ N a' > O ca rn~ m a •- w r N E ~p j u~ O C O ~0 ~ ~ O N U O W ~ « ~ N fO N 0 D Y C •C ~ Oa ~ C D Cp 7 ~ N~ ~~~ N~ C w N O C N~ • O = _ U h • ~ rn- w ~ f6 ~ E W ~ E 7 a o .E U O `~ ~ 'C C 'D d ~~ N N 'p .C y o • N N (6 ~ O Q 'p .a h w O N fa m~ f0 ~ N N L~~~ 3 0 _ N ~ N N ~ N y a C O C E N 7 0 p Z O U t0 a~ U~ ~ E a~ m °af0 ~ aN t ~ m EL , E me `.~ ~~• ~ ~Ua~o W ~ E 7 0~~ m N O C~ •~ c~ c U O 3 C W O L a O •C > d N .D OI 7 N E a~ E..Ua~ a c -oN O f6 '• >' y E~f°=m rn - _ ~ 'D ~~ L _ O . ' p ~ ~ ~ C O O N L N N O W O .? ~ C 0 7 y .~_ . ~ ~ •N ~ >~ O N N N .D O (6 N N C 0I O E Lt. 'o N Q N ~ W ~ ..L .. m ~> a~ ~ C~~ N N U N y L .-~ N m N e w ~ L . N 7 w> ~ w O N ,~ .N . •• o ~ ~ o ~ ~ ac °'~ ~ ,~ EL y a~ ~o • • ' 0 f6 w O -O ~ > w p~ m ~ 8 'C = d ~ Q LL v r n ' 0 O g L N Q1 - N U U ~ .~ N N L f6 L E m •- •- ~ •- a ~ ~ +-~ ~ .. f0 E •c ~ m ~ E3'~E3Ly°'oE ~ ~ o 3 N d I c . a -o N ~ ° ~- N •C L :° O m L L C •fN L y H~cn~H 31-U~~ ~ O" ~ m C o .n o na.~E m L ~ ~ . . • • . . a~ ~ o a~ o» ~ ~ O N N ~ w+ (n ~ __ fn 0 ~ d O ~ ~ Z N Z 0 H ~ w N t[) ~ 3•c +' dd ~ ~ ~ E ~ ~O UZ c+o 899002 ~ ~ O ~ ~ N Z m W N '^~'^ v/ _ W '~ (/~ .fl 0 Q ~ ~ 3 Q ~ y Z .~ ~ CW ~ N c L O Z G1 U pa C C ~ Z ~ °' W = N ,W '` ~ 0 N v ~ Z Q "' o a ~ ° •N J `~ F' ? . ~ v Z ~ ~ ~v ~ ~ W ~~ V ~ ~ o Y ~~ d N N Q ~ N N= Q ~ I.L ~ ~ ~ ~ Q H (C to ~' C r U H N C ~ d ~ 7 ~Z w i 0 0 ~_ p Z a~ w a N ~ N cD 2 •~ ~. o Q W y Z~ N Z m ~ N ~ 'j ^ N N O ~ C ~ T = y ~ .~ O ~ U '~. 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O O d a '0 ~ ~ N d E 'D > f6 ~ ~ y - N ~ . - U ~ ~ Q w f6 c=j C N~ U S N O ' X y _ C~ N• ~~~ N C N O .~ O m ~ V ~ ~' ~ C v N y N E c Q ~ o N~~ N d 3 N~ ~ ~ ~ ~ T ~ Z rn ~ y w ~ c u `.3 ~ ~ ai 3°°~ a aw cn~c• `oLO ~ ~ u i °- ~ rn v.c a i Z W C O ` ^, N N~ U C Q f0 c ~ 7 f9 ~ ~ ( 6 C N N y N ~ ~ y ~~ ` ~ O E ~~ 3 C d N rnN 0- ~°~ • v C •_N ° c o ~ y - N ~ ~' ° L W V c°i ° m ~ v '~~ ° i a N C N N a ic °Z a'C f0 y 'rn rn ~~ O ~ w ~ O y ~ ~ ` C O N U ~ N ~L~ N pO N y•N ~° ~ N L j y L C Y O P y O ~ N ~ y ~ >' "O O O O> d - '~ C C O _ ~ O~ y O L , _ y W -o a~U E oar p O ~a~NU N>. ou~c N ~ N rn~ fC0 ~ W N ~ f0 f6 N (D N 'O_ d~ y yL.., N D) ~ C ~ N .C ~ -p N •~ O O N N U L ~_ E E C_ O U u=i ~ °> N f0 N 3 ZQ omm3 > N ~a~ y ' N C Eacoa~ N ~ U a~ ° f4 ~m ~ O w C O N C O > N O O C~ d ~ f0 y y d N c0 N c N ~ ~ N~ Q ` ~ N "~ "~ ~ ~ L N ~ U L ~ j ~ N U~ p w ~ 'U ~ C O N . ~ ui " '' 'O N ,~ 'O L Z W f0 d. ~m p • a~a~ L o N `p Nw E N C C o3 m °~ ~ O U N~ O 'mac La d m ~ >. 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Q N T .• E~ N > p • N'~~ 0 3~ ~.~ ~~ O ~ aai ~ V ~,~~ •~_~a,Q~ •~ m~ ~ N o o v, a~ f6~ ~ c~ 'rn c ~ ~-O w E W ~ ~ ~ -° o ,~ ~U O ~ ~ a ~ m~ J ~ - o (6 `~ f0 ~n O U r 8 a> ~ ~ fA W ay N C~~~w - C'~ ~ U N ~ - V O ~ c p N p~ N C E O O iA U W ~ E L_ (0 . O- fq Q (0 N ~ C O U O O, ~ 7 ti +r C ~L U ~ 0 0 0 N ....~ f0 3 N .., C $ N W ~ o Nm°c y a~ 02 ~C°~m ~~ ~~ ~ -a E ~' W O L D a i N~ j $ ioa i N y y T .~ ~ m B E N ~ C y ~ w Cz O (~. o C U ' W C N O ' ~ C y _ O ~ C Q ~p U O .U N ~~ O ~ 3 f6 d N _ U N O p N U .O fl_ ~ .~' C~ ~~ w fU -O ~ ~O C ~ a o-'> . h N U O U N C U 'C O y a ~~ aci ~ H~C11~(n Uv ~ QC~ d C L oa ~ Z ~ r :. d ~ ~ m N ~ NZ c c L •N C~ C7 3~ d ~ °' a ~ O E ~ t~ Z ~ ~ 899008 O ~ r- O C ~ ~ ~ 0 U ~ (Q ~ ~ ~ Q ~ O Q NNN ~.L O F- w O O N A d Z W 'b N ... ~ ~ N w W Q ~} ~ a~ ~ 3 ow 0 ~ .~ c .~ W ~ ? 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Z i+ O +. .D ~ ~+ O •y ~ N w fn i d m ~ ~ 03 ~np • 3 N E~ m Q E N= o3 ~ a°i Q, E °o~ a U C~ N C C U O N <`• C~ O ~ C~ ~ C C~ U ~ C~ • ~ U X ~ •C m O f6 ' N O N' ' A m ui ~ N O d • ~ p~ ~ O f0 ' O U O O N ' E O .r fU ' ~ O "p Q N d y C_ 'y 'y N ~ f6 C d , N N C w y C_ y ` y ~ f6 O N C N C U N ~ O LL U C O Q E f0 :_ =' O O~ O LL U N O p E U O LL U N j •C C7 o ff a~ ~ O "-- ~ F- w lL ~ LL ? v~ ~ F- a~ Q ~~ ~ (n ~ H m H U~ N ° d M .C N Q N p C O c a - ~ °~ ~ O) ~ Z M M N (p N Z O '*~ ~ ~ ~ ~ ~~ t0 cu Q~• ' M ~N ~ Z ~N N O ~M ' M Na- fA ~O wZ a~ym ~rn° Mn 0 °m ~O °m~~ ~m~N oa,a~ .nrn•N o0 ~rn ~, .N d C m m•'~ F- n.> 0 ~ ~t N m m H a m m•`~~ H n~ W ca m O H nZ m co F a C ~' d ~ ~ O ma E ~ OV U Z e- ~ N ~ M ~' to CO ~- O M 899011 o N H ~ ~ o _ Q 3' ° °o rn m W 3 0 3 0 3 0 ~~° ° Z W O ~ > Z ~ ^ '> Z ~ ^ •~ Z ^ ~ o o ~ F ~ ~ ~ ~ c ~ ~ Z O Q ~ ~ ~ ~. ~ oo~ N ~ a~., ~ ay, i a ny°', a .., f6 .~ y O q f~ O U ® Q U ® Q U Q ~ a~ a ~ N~ O N a vi ~ o C ~` t6 0 o°~a -o °~, ~o N O U~ C y.L..~ ~ C ~ I6 y C "" Q' C ai, m ca "'~ cs y p O O .- ~ . :°' o my d ~_ •y CI G S O N D N ~ C L N C = N a -p E •C ~ G ~ E: L 'p f0 •C N ~ ~ ~ ~ ~O ~ N U o, ~ ~ y N v, ° T ~ ~ ~ > ~ ~ N ~ ~ o P~ c~ "= ~ ai m m E c ~ aaia~ ~ y ~ Z -o v, mm ~.cmt o ~ aa,o r- O ~ F- m a~ ~c~o c~~y- 3 E~y ~.-° ~ ~ v~ ~ ~' o . ~ °aa ° m.. E m 3 ~ 0.3 ~ ~ d c O m°'w im°' ~~m~v °'a o ~a° y•c N (/~ p C 3 ~~ k ~ N~ C C~ U y~~ N V ~ O~ W E p C U to Q N ~ N > W ~ o ~ ~ O O ~ v c q•= v >,.~ caw ~ E y ° , O ...~ a~ ~ o F- a>i y-p a~i _ `'~ N ~ m o~c~ °~' •m`~• ` u , c °' a3i•° 3 ~ O Z W fn 2 ~ . ti w . O M c c0 O O a= N '~ p ~ •U w~ c y «~ 'O N p E: ~~ +.. N c0 f0 O O H L E: O ~ = _ t6 N V ~ O C O ~ • m C~ y C N N .LU+ U~ p = f6 V . -. ~ y~ ~ " C F w Q ~ w U . tD O N U N h~ "- ~ C.L. ~ O C O O 'O ~ p w T O ~ .~ O c ~ c a~ o y ~ cis y c~o°cLo,•~ ~'•N 3 tow E tco a0ia E D 3 ~ E Z w ~~~ o,, ° c ~ °o. a~ a o" o ~ ~ E o•~ ~:~,ao~ o~ Lai ~ °m ~ a~ o>~ E Imo 0 3 ~ ~ ~ ~ to a a3 o rn ~ m c c ~ or w ~ ,m ~ w e o ~ ~ ~ ~-~ ~' v ~ L O nm t° a ~ ~ ~ o'~'U ~ aim a OI ~ ' c~ mr~.o ~ m c ^ 3 ' V ~ S O Y C M ~O N N N ~~ .Q ~ C • Vl .c U m p U~ OLD, •~ C :p O O d Q y ~' =[ •.? G y N D f0 O p N f0 E '~'~ J > N N ~ .C N ~ U N V) ~~ N 'O a ~ O O . 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O O O •m 3 o .C O a N~ N n N ~ a~ O •~ A N N ~ a Q O N Q O O v ~ ~ • N ~ c o a~ .n o> ° ~ _ ~°N n N co ~ CA ~~~a c O- O ~ ~ aV ~ N N ~6 a ~i° N J W ~ a ~ - ~~ L N O O ~ c a C O L w V c o u~ y ~ w j ~ rn N~ .` L O w W w .L .. o;o a~v_ ~ N E 7 ` n~ N o aUi c o c C O O w c= o o f6 Q wcn 3° vi 0 N N N 0 O ~ d C ~ 0 N C f6 CA ~~ C y? U 3 C C N C f9 Z N N f0 U C~ L N O N O O X a •a O E E ._ N C _ U ~ U n f0 C N O ~ O N L C N `~ L N ~ 7 3~ _ U C C ~ O _ ~ ~~~ . „ ~ U `~ N . ~ O~ M N ~ a m N W Z ~ to L ~ N •3 y N L ~ CA E N ~. w O .~ w N N ._ C N ' O O H k. a ~ w CAN C O N N N C C C CA ~ 7 0 0 w fn E~ o n + ,,, Lam, aNi m e o~ U ~ ~ c rn •` c y ~' nca ~ oL•~a o ~ C o c•c E U `~ o caw a~ p_ >,:_' c•E CAS ~,o L Gj . C C N ~ C N~ w yj d a ~ C O f0 j U CO ~ C C p (/) (n i0 ~ •-. f0 •` CD O ~ " C f0 fC' N .O C ~ r 0~ 0 7 O ~ U .• w ,C • ~' N ~ ~ N C C N 4= O C C O U . •, ~ N o a • C ~ •C ~ ~ S O N> p .C y O .0 11 ' C ~. N O N ~ O. L N O N Q N O O U a N C w~ O N O CA E L N O n C L 'O U ~ L ~ ~~ N N~ 'C 3 C7 ~ -a0 L ~ (0 M= N~ N O (11 O Cl I C O N fn L 0 7 0~ L~ L E O' C Q.. ~ri..a.~ cq~ Q co mU~ O I- UD 3 ~ Hw 3'v, ~ ~ d ~ C d O a N ~ O Z ~:+ u E ( Z ~ CV ~ N O ~ N n m w ~ . ~ _ ~ ~ ~ ~ c ~ ~ ~ ~~ O da E 0~ U Z ~ `- N N N N O to 899013 o °' N ~ F N .n C 0 O ~ W ~ ~ ~ ~ O °~ ~ 000 m ; N O ~ Z a~ o y y 3 ~ ~ 0 C ~p N z nNW/ >~ Z o = >® U -p C N p 0 LL ~ ~ O ~ ,y f9 N p ~ 0 T • >, - N n aM O Q ~ ~ °' ~~ n U O ~ o'er 3 d N N ~ ~ ~ n ' o a~ ~_ a a~ ~ a m ~~e~ N } ~ O ~ Q G ~ ® U U~ 0 7 w O ~ C Q Q Uv~oE N t~ N O S > w~ W N N ~~ M fn N (0 •~ r d~ N O y ,C 'C `O c n ' ~o c w w ~ O uimn ~- L' O ~3 O C .°o n a ia ~vaE ~ 3 ao °~ ao ~ o° E ti c c a c~ E° ~$ ~ w L m L ~ O U N O •O N ~ C ~n~ 0.0 n y m~ ` O ~ o m f- ` ~`• o~ N f6 ~ 3 y , n~ U~- p !~ .• C ~ n u, o ~ N ~ C y N O N E~ L O w U U O 7 L O U U f0 ~ O ~ L '~ Q N ~ "' N y C f0 .D N~ y v Z N.L.. y°'3~c N 3 o~ ~ j No°' D 03 ~_ ~c ~ - O afOiOncc% ~ ~n ~ o~,`~n PLC me Z O _ ~ ~ ~ > N ~ ~ E N U cN ,.. ~ h o O C N oE ~ ~ `~U ~ ~ cn c N p c ° ~~ o~ pN ~~ co D °~ E ~~ ~ ~ ~ m N N ~ U N 3 N rn.~ N o c~ `' ` • w.D ~ N U m m~ w c N'O N ~ -° N c ~ to o ~ O ° EO°~ U C N a;0 o C N ~ Eon .>. v,~p ~ O m W ~ y c N~ N ~ o co~ ° ov ~ c c ° ~ O N~w~ ~ U~ aNi°7 aNia~~ .,•~ •mL c i ' • ~ W ~ E ~ ~ O C m O E 3 m N~ L fp w~ N N O ~~ o o M Nt f4 ~ o~•a c U N a E n L~ N L N N O ~ Oq O ~ N C O ~ N~ fl) y •, E N U E L: U L C f0 .~ N N E W E~t4mn oN ELE Ulm L°'rn O f0 LL N W L ~ E w'y L ~ ~my L•D y ~ N ~ c6 N y C O) 7 C N '~ C N y E U ~ N U O ~ 0..3 N ~ W E ~ ~ ° Sw O E ~w O !q NFL Qw N J _ U LL N C B .U ~ n 0 'a O) E N o Q) N> w W f6 "' ~~ LL- f0 . E C C d w 8 O L .C N N ~6 ~ U y p E p N E O O W N N O -O O N~ O ' C ~.. ~ Y d•N C ~~ N N N O C ~ L ~ ~ O U N N N 7 E N 'O Q) N .~ L N O U ~ N f0 U Q w . . O ~ 'O L n C E p N N ~ fd ~ f0 N _ > f4 '~ N ~ N •> C N N 'O ~ N •N U E O w n N ° w ° `~ o cn o am ° y o n ° c -p O -o '~ ~ c ~ 3 ao ~ ~ ' ~ N c c ~ cc , aL - °NOCCOwc C ~ NC y UoN ~ oom C °°~ U ` w +, O O C C O ~ 7~ ~ N O •~ Z'p~N U ~ Cep O NL~ m ~ E N _m :N C_ O E N E y U O N 7 _ fti C L .N O y . ' N N E B ~ N •N w C~ C N O LL N O w N N "O N Q) N N ~ 7 U N U ~ D O W N ~- 7 N ~ N n 7 N N O •~ O L fA U 3 C7 n N L~ m E ~ ~a ~ ~ ~ H C L N O 1-a U O N L N ~L ~ H c~ 7 L Q N F- _ ~ N N L o o~ 3 :.. ~ U ~n N.a Q~ M _ C y ~ ~ N ~ O ~ Z d 7 ~ O M1 a w z ~ - ~.. ,N ~ ~ 3= ~ ~~ as a~ ~~ O E otS U z N N W O CO 899014 ~ ~ o O ~ o N = F' 0, N .` C > ~°- o ~ W ~ w c .o ° m ~ 3 E N 3 o n i ~ > Z ~ Z i Z a ~ c a ~ a i ° v'~ p Q' Q' ~ O p U •E Q O Z ~ ~ a O D o C M (A 'O v O C N~ 2 . U~ i. ,~ ;... ~ O Q p. ~ v, ~ w N N v N°~ L E Q ; v a~ ~, ~ c ~ y m ~ aai ~ m ~ ~ N ~ ~ ~ N aai ~ f9 .a y ~A G ~ U Q ® V® Q ~^ Q O O~ N~ Uw ~ V c Q ca. Q f0 '- O N O .N. N . ° N U ~, E ,~~ N o M O caw- ~7 _ Nv =E ~ o N w 3 N L N L > '~" ffl N ~' y U~ N E C 'n N ` •C N C N y C U D ~ . . N ~ O C N E . ~ O N L w ~ O f0 Q Q O> 'O N .0 N ~ O O U f0 U W (0 L N U U U • ~ C O .~. N c N N >cu U ~ D.~ N E °- C U Na B ... ~ N '~ N a ~ 'O ° U O ~ .~ .. ~ N .n E ~ N N c U •° ~ w~ °'cca N m ~ a C ~ m aci "' o w a i= aN • ~ a i.~ v ~ Z ~o a ~ E ~ O N ~ NE ~• N No3 ~ o m c vio ~tA Z = O ~ ~ v ~ ~ N U = ~3 m > .y m ~ E i E m E ~ ay E `° y °_ a s O ~ ~ . ` m E m c , ~ ~ N v c o N . ~ w N 3 ~.. o ~ N E N w N Y ~ L C d m a fn >+ ~ v .p N a o ~ ~ ° N~ ~ c °i ~ E c a ~NNO O N ~E ' 4 + t v>' N W m 'u~ N~ ~ o N •~ N o a N c~ a~ °° N• . ~ N LO N~ O C N ~ dj ~ Z ~ ~ N~ •~ O N E o 7 O > . . N L N U N Y U O. O Z f!1 = N C N N "p w ~ N ~ U C N p. ~ C p C O 'p to E ? U O a E N C L ~ C O f 0 N d ~ j~ N C ~' ~~ N L L F- V O ~ Q f6 ~~ N d 7•` O ~ 3c U ~ .o N~ ~m Y N ~ fA __ af°i•3mE U N ~v • -° (A o o- N `° E E~E _ ~ ~^ ~ .S E4. o E = m 3a i ~ w _ 3 N ow ~ c a E w N~ O C E~ N C ow ~ 0 ~~ ~ ~ o >, O w ~ E W O ~ C O O U y m ~O p ~ N N w ~U E V ,w E U L Q ~.j '~ ~ y O~ U .L. C O = ~ d .L.. N C '~~ C f6 L.L ~ y U 7 U ~ ~ N . ' ~ 3 v ° ~ N ° ° ~ w~ ~ ~ ~ ~~ o w ~ ' w °' E v N ~ >N Ea f0 L ~ ~ o~c E 3 Eo '~ W L O ~ O ~ f6 N O O ~~ C VJ „L_, .~_ w N ~ `~ O I L ` ~ N -p .o v ' -o c 'C ' o a .~ ~ ¢ E w c W j y O N . . 0 o O C .N~ N O~ N o O . .~ m f0 N o aE ~ N ~ C j C ap"- o~ f`6 N o C O N m,~ ~ W 7 ~_ N N .N N C N N N G N U N N ~~ U N N E «. O E p a/ V1 y N •_ ~- . .. •(A fC U L .N-. ~ O > C ,~ ~ 7 d C N'Np ~ y =_~ = N OHO w O N Aj ,Z'« UU.C U D y N U M ~. E ~ N >. N 0 7 ~ ~ N N •U O u t ~ V N E E N E ° o ~~ `~ Z w ~ N E~ o rn o ~' o~ `m o~c N ~ o ~ ~ N ~ oQ ' W o a i o ~ a ' c ~m~~ 3 c r m N o w cn c~ NL m a°i~ a i ~i 3 a a ~i i a ~.N i m ~~ c C v~.wao o a ~ rn y-o ~ C O N U y V1 ~ tq ~ N N~ N~ N E N O O N 'p d a N m N (p w U C C y C C y C a C ~ p- C O C G (O C O C ~ L N m C a w 00 'p f0 m ~p N E N • O 'D w N C N • co ~ {- O- U O c 7 • C N O ~ N j N • • • • y 0 d O O .~ ~ ' ~ 7 O O N L O E N U N d L O W O O ;0 N N L 3 L U ~ O to U (`') . .. N N ~ . -• N N N N N- U C ~ E = ` c ~ N ~ ao N ao t4 O Z ' v E d~ ~ `7 c ~ c `r c N ~ yZ ~ 0 0 0 ~ ,N ~ 3 = ~a d ~ ~~ O da E otS U z N N N N O 899015 o ~ ~ w _ Q~ a~ oo~ } W w \ oc wN m w o z 3 > ~~o o ~ ~ ' d O C o ~ w y Z O Q 0 ~ : o ~ ~' a~ ° ~ ' N °~ ~ O. ~ ,n U f6 C O Q m C Y f0 N N ~ ~ C ~ U U ~ Z .,S_, O o O _ ~ H c ~ n ~ N ' f6 a ~ ~ ~ ~ ~ ~ m m 0 > ~ ~~. ,w F- a? O rn ~ w cn v E ~ ~ mU ~ Q U y N ~o O D c ~ Z ~ ~ o ~ E W . ~° `° lJ.l U ~ N N w ~ O C c ° ~ .3 V ~ , m ~ v 0 N ^Q, o N E W ~ v J 3 ~ N y c W ~~ m ~ W N .~ ~ ~ m -o N ~ ~ C O O -O U .c p W = a ~ ~ Z ~ ~ W (~ a•~ N N U .` O ~ C O O m '~ C_ f0 ~ O LL 3 ~ ~ •c C7 ~ H v Q~ = L ~ ° R3 O ~ Z ~ w ~ 4 N t y z ` N 3 = ea ~ .. ~ ~ ~~ O E~ E ~tS U Z O 89901 6 ~rn ~o C ~ N ~ O L U (n ~a Q ~ O Q O F- w •2 ~/ `_~ r 0 V/ Z r W C V N ~ ~ N Z ,,w vI W o N ~ Q O J ~ Z ~ . ~ ~ a~°i Z ~ a .~ C W ~ ~w Z d C ~ ~ ~~ ~ d c O ~ ° Z ,~ '> w w = C W ~° w ~_ ~ 7 _ N ~ ~3 e I - m y v ~a ~ c = .o ~ N ~+ ~ Q ~ ~ N ~ Rf y L ~ d •3 ~ ,C~ N c N •O w ~ a~ CC ~ Y G •~ N O L r dw t4 O L O Q a L N vii ~ c ~ f6 ~ N m ~~ m ~ m ~~ c H r ~ C G1 a> 7 O ° D Z 0 Z rn o a N 0 ~ _ O p~ ~ H ~ 0~0 t N p > a W N N Z N N Z N Z ccpp c O N m W > >~ > O M ~ Z W ~~ ~ ~ ~ CN 0 ~ .n a ~ ~` . 0 O O y N N y 3 o m o- N ~- a~ ~- >. ~- } O D Q' ~ Q® Q® Q N :6 C .C N U L d ~ ~ w. O E ~ > ~ L uoi O cu ' £ °~ ~, as rn =_ y O 7 . w a .-. ~ fU 'C N E m ~.. C 'C - O f0 N N ~ ~ N N C L U v+ ~~ w 3 N O N w• ~ O) E. ~• ~ >.~ o ++ ~ •7 ~p N y C~- ~ N S W d C (/) N 7. y ~~ L U C Ncu.~ L 3~c L o~~o N ~ ~ ~ ~ f0 N C N f9 O ~ •~ ~ ..., N N .., T L N ~ a ~ ~. Z ~ -o~ O C U.L.. c >,c U C fC ~°~ f0 N f/1 p 30 w fA Q L E Uo •C O H~ p ~° m~°c ~° w Ooco a~' muaia~ m m~ I"'Y cao L O ~ O N ~ O C y 3 N N N~ y L~ C ~ C O ` >+ ~ ~ d N a y ~ ~ « N ~ y y° NFL--fit °' M~ ~+~ ~' ~ ~ ~ O-~ y 7 U n y .° a~ m ~ i a ~ . ~ N ~ 0 0 > ' ,~dp y~ 7 to N ~. N O w? O N N 'C w w ~ N O O L~ 'C Q O N U w~ C Q w N Q O ~ c ~~ ~' ~ y = ~~ c~ ~ ~~ a az ~ ~ W ~ _ - _ ~ = N C ~ .«d. ~ C f9 to N = ~ ~ 'N ~ fO L ~ 0 Z O N a C H Q1 m a? ~ o L f6 .3 rn~ w 8 (~ ~ v_ y 'O c C~ o :` ••~ ~w 3 W W ~ ~ U~ y 0 C y p N (6 N `~ f6 C ~ _ C N 0 N rA ~ ~ yL,,, N ~- ~ N y f6 .L., f6 L N .N ~ 'p X N ~ y ' N U~ N O O 0 E L w N ~ Vl NW V ~ ~ ~ O ~ 3 ~ ~~ 0 y f0 a y E ~ .O N ~? f0 O L .~ ~ p u y N N ~ y C w I.f~ p ~ rO.:p C w V N L O U _ C O. y C p~ H .. 7 >+ ~' W E vi m o `~ v '~•° w~ N~ a m~ rn'o ~ 3 o C ~ 0 i 7 O O~ a ~ O ~ ° N O O L O cn V U C .;.0 N 7 C N_ U ` C 'O O O C ° ' W > m a mM ~ ~ • ~ 8 ~ ' m a- y ~ N m m ~ i ~ ~ L 'v E S T ~ m ~ o ° 3 ~w E v ~~ ~ ~ s v i c ~ o a • ~ ~ e a~ w E ._ .~ c ? y Q~ a i m ~ ' ~.~w w E'~ o a~ vi cr y O N 8 N ~ ~~ O O~ ~ =p ~ O C N N C X 3 0 0 ~ Q1 N L d N ' , a r0-. ~ L ~ f0 O ~ N .O E N > O ~ L ~-- N O U ~ ~ L d O f0 ~ fl- N ~ y O N ` A N ~ >' m C - w ' ~ y L L ~ °~ ' O ~° ~ O N c 3 ~w aci C O ~$ N c ~~ ~ a N ~ c U~ _ ~ o ~ u ir 'c m O ° a~w o f . E~ m m , o aE m . °r o x0 . COL J O 2~ y `' O ~ j a w O Y N 0 7~ ~ U O O U `~ w tq N > N C N O N O U c ~ l N 'j t/ N N ~ N~ N j 0 N fA C y •~ L N a C 0 N ~- ~ ~ c` ~a rn m rn m m ZC ini ~- a ~a m y O N N O ~ ~. ~ d1 M M ~ C7 N 3 •_ +r d ~ ~ E ~ ~ O UZ ~ N M ~ 899017 W ''i^^ v+ _O ~" 0. ~_ Z W C V N ~ ~ ~ ~ ~ N Z W W o ~ rn Q ~ J O z ~"~ 'p ~ N Z ~ a ~ C d c_ G ~ ~ ~ Z ~ ,.., C c~ ~ a' c C O~ Z i~+ •~ ~ ~ c W W~ _C = ~ W ~~. ~' ~ ~ ~ e Q U m ~ 'C c ~ o =° ~° •~ ~ C ~ t4 N r ~ 3 ~ v N W~= Qw A/ ~ 7 I.L ~ U /Y/ ~ `-' I.L ,O L O d w to o L N Q Q ~ N u~i 41 c ~ m r ~ N ~ ~ ~ ~ L (4 N d ~ ~+ E H ~ ~'+ m C d N L ~~ O '' ~ Z 0 ~ o z a N ~ ~ O _ N°° iri N aW W 3 Z O ~ COO m _ . ^ ~ o c~ o ENS Z W p~ ~ E ~ N F:. ~, ~ w O O ~ N~ a ~ o ~ ~ o a~ ~ °' ~ w ~~ w .~ C O - N ~ N ~ ~- w._ O `~ N N . (n H> O O~ O d Q C t0 ~~z~a~°Ym a~ v ~• ~ a~ ~ N O_ y ~'C~ ' ~~ '~~o° 0 ~ C C ~ ~ L L Z . -.. .. a~ ¢ ~ a~ O E•-a ~ w O ~ c c c i d y~f0 ° ~ O orn - omc U (0 ~ ~p .D y w a a ~v)~c ~mo ~ U ~ Q ~ y O N ~ U ~~ ai m ~ s- W E 3ca~3 v ~ ~ :°o i a ~ Q ~ C N w ~~., ~• ~ ~ uci~ m ~ H p U ~ W F N c o v, ~~ ~ Q C +-~ ~ C y~ j N Q U O ~ ~ O y .` N Q ~~ f0o~ ,nom ~~ Z ~ yU-„ ~ t w .~ N L .~ ~ •~c ~oa..o W a o~ :~ ~, W O 'O '>O O N t ~ O U ~ 3 ~ ~ N~a O ~ Q ~ N w~ 0~ w ~ W ~ ~ m~ ~ ' wrno • m ~ = ~ ~ ° ~ ~ aNi ~~~~ m U W N L o h~ a N N~ T W tQ ~tQ~ 'C- C .. ~ o ~ o ~ rn w ~ a , ~ O 0) ~c w ~ O O y C O O ~ ~ C O O 3t ~ ~:.s y ~ ° ~ mr" ~s °~ oi ~~ a i ~ L ~ _ N ~ ~ ~ N Q H ~. f~0 O C O L ~y C~ ~ y J .O N C -p ~ N 'D O ~, ~ >, f0 (n ~' C (C 'p f0 'O 'C ~ N ~ O~ C y Q w j ~ ~ ~U ° ~~~wcn o d oa E uE ~ Z C in z' N O N d 3 . +-' _ E ~ Of ~ U Z ~ O 899018 N ~ r' O .r ' c r' N ~ ~o L ~ U (/) ca a O Q Q1 W '_ V 0 ,~ v/ I''.i^^. V/ Z Q Z W O V ca ~o > O ~ CV ~ ao Z W '~ ~' 5 f6 (/~ c_ N ~ W c Q ~ J Q3 as ~ rN+ Z~ ~ C L Z O N 3 O O ~a U C C O O Z ~+-~ a, W ~ ~ W 'L F- c~ ~ ~ U ~' Q ~ O O ~ Q • J = Q ~ m ~ tA ~ O ~ ~ ~ N ~~ . ~ t C W N I.f ~ V ' ~ w Y ~ c t o O V ~ y,,, ~ } r ~ N C C Q d N '~ N _ ~ ~ 0 y y Q ~ U ~ V N ~ L N C ~ C C °~ o U H C ~ ~ G7 ~ o z rn ~ Z o o a N ~ ri = c~ morn o ~ ~ ~ W ~ m 0 a`> 0 a~ 0 m o N Q W 3 0 N Z 3 y Z 3 y Z 3 o Z y N c~~ ~ m >^ a>i^ a>i^ a>i^ E C N ~ L L .O L V A N 'u N N y N `~ N `~ N ~ , 3 o d•> a i a a } i n, a U} i n a U} a V} O N ~ U ® Q® Q® a® oo~ Q N C O N ~ U ~ .? ~ f6m3 ~ ~ O~ w p L L a~ _ ~ L ' ~ ,c ~ _ c m '3 3 ~ v o w c o ~ ~ a~ w~ c .- o m E yy CJ O N O 0 0 ~ O O •~ U cUm7~a~ L o> ' o ~Eo_ _ ~ . O C y . . ~~,m = O a N ~ ~ ~ ~> L w ~ oo~o .n w~ ~ c ~~,. Z O y~sr ~ N~ N CO V> ~ d. 'N~ ~ 0 . N~ y U O ~ ~ C ~ 3 N~ O .. . 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C. y Q ~ ~ ~ ~ ~ ~ ~ ~ ~ _ ~ _ ''^^ V/ ~ ~ ~ L ~ C _ V ' . ~ Y ~ c L o ~ ~ N C ~ ~ Q d N ~ N d ~ y L 0 N Q ~ ~ V N N L C ~ O U H ~+ C ~ y d L D Z ~ o z o Q N ~ M = 0 0 0 ~ W ~ N N ~NOO Q 3 3 0 Z 3 0 3 0 y~ N )- W •° ° Z • ° Z ~ >~ >o ~^ O M O N z W O ~ a' ~ ~ E N C H ~ ~ ~ 8 •O ~ O ~ 'O N 'O N '6 N r- •- ~ ~ • O d y m ~ y m ~ y aai ~ w a > y U U U o c a o ca ~ a~ y > y m'c o ~ o ~ ~~ c o v a~ 7 y ~. aL O y y 0 N T ~ ^ w 'O O d a C a "'' ~> N •N . O o ~ y 7~ ~ m o o U ° o~ ay o m ~ y UUU o a~ ~' .~ m ~ O ° o ,~ ~ a 3 N ~ ~~ >> f6 ~ y O woo L` U F O N y o.~c >~m =_ ~3 O L y y=~ d • ) O U~ .O L .~'.• N w Z ~ y 0 U ~ : N O p 0- y O Z ~ ~ C ..p. Q ~"' ~ 0 U ~ ~ "' N m f0 O (~ ~ 7 O ~ U . + N ~~ y 7 w N L m G. O d ° w ~ ~~ c >.° ~ ~~ c L -ow m ~ o ~' a? c m c E L . U W ~ c ey oof0 a -o '3 io~3 ~•°'~ m y W ~ y °- i yc~ c y cOC °- aco ~ °~~ ~~a~ y o a~ ~~ ° m 0 7 ~~ 'j y C ~O-'O L y ~0 C ~ O ~ C ~ ~ '~ m U 4? 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C C O p 'O N ~ ~ O~ y c0 w H ~ y0 D y e ° 3 m y c° U O w N y y ~ acv ~~ ~ ~~ f0 ~ d m. ~~ O L . f0 a N N 2 'p =« O m ~ O m~ N N c~ 3 :) L c U w . . o o a~ c n w ,~•- ~ y~ ov o ~ y ~ -• t y °~ !~'3 m ° mp . _ N ~ U o c L a..- ~ m y 'm to c m v m e o o -p a~ m E o L O ~ rn~ N O m O p m e cn cn °~ c c C C 0 •3 0 .o ~ •o o a m ~ •o ~ = ~ ~ ~ ~ n.~ ~, ~o ~ o a i ~ o a ~ N °~ > > y O Q L O U H 2 to y L N C O y 0 ~ H~ ~ U W N : L C d~ LL O O L F- .~ S N L O O H +'C.~ d o a ~ ~ ~ r Z C yz a a N ~ O O . ` ~ ~ ~ d N +-' ~ a~i m ~ c v E ~ ~ c ~ ~ O Z U co ~ 899020 W ''iA V• O ~_ Z Q Z G O V A co ~o ~ ~ NMM W Z W -~ N W C Q ~ J a 3 ~ ~ ~ • > N c Z W ~y Li ~ . Z Gs ~ _ ~ ~a U ~ C O O Z +-' N W ~ ~ W ~~ ~ L r ~ U ~ Q ~ a C ~ c ' Q = ~. ~ ~ ~ ~ N 0 O ~° • N ~ NW I.fi ~ V ' ~'' ~ Y ~ c r o O H ~' ` `r ,,.; ~ N C C Q d N ~ d ~ N i N y Q 'O ~ v m ~ rn ~ ~ ~ N C O O H ~ C d ~ ~ F.. 7 O ~ o Z ° o o Z o a N ~ th 0 2 C~ ~ ° 01 O r ~ ~ W L N L N ° L N B O N Q W 3 ° Z 3 Z 3 w Cp N C O ~ ~ m N ~ ^ N ~ ^ ~ N p M O N Z W ~ ~ ~ ~ ~ N E C H ~ ~ ~ p ,~ - 0 0 N ~A N N ~ N ~ O o ~ • a y m ~ a ~i ~ a °i w Q. > ' ~ U Q® U Q® U Q 0 0 Q ~ $ .a ~ V ~ c ~ ~ ° y V1 L .•- ~v° ~ aci ~-p y ' ~ ~ 'rn _ m v ° ° co rn a i ~ L r ~ o~ 3 _~ ~ N t0 N~ OL O .? f[I ~ m ~` C O N L L L N C > fO Z E d O V y ,_~ _ T.m N Tw ~ 3 ~W ~ U° 7 ar w N f0 M tS ~ 7 ~.- ~ m p U~ .~ N ~ ~ N O E LL O E~fO~ Voa o ° ~~ ° Wv o'oy ~ ~ a >~ L c L o - m f6 ~ Q O N O T E U ~ d ~~ ~ E O .~' p T L s a~ ~ 3 ~ `' L O~ y O a ~~ o ~ o~_ ~~ C p O rnU C~ Z p p ~ w o a3 ~ ~ o ~ Z T ~~ '~ E~~w w o Z O C~ O U f0 y U 3 3 0 ~, ~ N p a3i E N w Q ~, c .O •-• ° ~° N ~. C> (6 ~ L U U ~ . t0 8 W ~ O U O ~ d O p N ago ~ o ~ a 0 O ~ ° ~ N N o ~ d V) v ~ m o o . m. ~ ~ w o o mw- m ~' ~ o N 0 ~ ~o a~ r Lys Ceram m _a~~o~y . a~a U W Q N 'nom c a~~ a~ L c o O L w t ~ +~ y °~ ~ a v~~ o d C L O f4 w ~ Z ~ ~ LI--o mom -0 .5 ~ o~ ~~ ~ W ~ c °a~ `m cisa~ O U N ~ >'3 0>"acim°' f0 ~ ~ ~ ~ o~ ~ V a y N~ a` y U w a U N~ CO N C~ E C ~ N N w .0 O 0 y Z ~ D O N Q C p W OZ NU °Q p 7 N .0. to ~ y L1~ y V Q'~ ~ ~ L ~ L .~ 3 W ..- ' p N p O y ~~ U N O ~~ U .L ~~ >,~ ~ C = ~ C N L ~ ~ am ~ a~ c L~ 3~ o Q L a.~ y o o ~ m~3 ~ O ~ c~w~w ~ ~~ ~ o : - oyoo 8° ° ~ o o °Q an a?' ~wm o .` ~ w ~ m W V ~ ~ o U m ~ -o N w•~ m ~ LL .? ` N tT 7 0 y~ 0 0 N 'O _~ o U .«. N s N a ~ 0 L c o ~ ~ ~~ N N O N 'p ~ T o a N O ain p O L X O C to ~ . ~ N f0 a ~ o d. ErnNCO ~N 2 m3 0 ~c v O y ~° W N C~ O C N 0 0 7 N t ~ L ~~~ N~ Q O ~ N 'j ~ y U p L ~~ +-' F- w> ~ ~'3 °~ o ~ m O p C y~ C °t ~ ~~ U m ~ y " c ~ m ~ 0 ~ ~ ~ ~ > a i ~ ' f0 O y 7 0 d ~ r T U ' C~ 'D f6 " C ~ w .C y C N ~ Q W _ C m :~ L~ 3 c a~ m c_ m L ~ O f6 N L L C~ U L ~ ° a~ -o m c ow ~.~ ~ ~ 3 a O m ~ aa~ o •' N m '~ ~ rn N ~ O pQ ~ ~ ~ .a O ~ O t1 N O N N C C ~ 7 "~-' .L p 'C 7 f9 ~ L L Q~ ~ = p y°~ F-O~oE wcnw3 y L O L C ~ j U O m ° o°-° C N L ~ L L ,` ° a~ H f-c > o w ~ ~~ Hc d p d l~ ~ I ~-. ~ N r N ~ V ~ M e'er ~ NCO n y ~~ Z C NZ ~-N CU N O ~° ~~ rn~ ~ ~ d ~ w c0 ~«_. ii co N_ d , +r ~ C ~ E ~ of ~ VZ ~'O co rn ° 899021 W /~_/~ V• O O V+ Z I--- W G V T (D ~ O ~ O ~ N ~' a0 Z W -~ ~ C N W ~ ~ ~ Q ~ -' 3 a °' ~"' '; W ~ N C G L Z a~ ~ ~ ~ ~a U / O Z +~ W ~ ~ r • ~ ~-+ N U ~ "~ ~ c 0 Q ~ C. ~ cn ~ ~ ~ N ,~ • ~ ~ V ' L ~ Y ~ c t o »-. V H ~ r C N C G Q O N ~ ~ d f 0 ~ N ~ ^ N Q ~ ~ V ~ N ` H C ~ O O ~"~ C ~ ~ d t 7 ^ Z rn ° ~ Z a ~ o N ~ N th 2 N ~ 0 p c ~ W ~ ~ O ~ ~ N p 0 N Q O O g 3 0 3 0 -p cow m > ^ a~i ^ ~ Z ~ ^ ~ EN(O O ~ T ~ ~ (n C N F d ~ ~ p 'v~ 3 0 ~ :~ a N y N y y a •~ ~ ~ i N ~- N ~ N ~ '> ~ O ~ ~ ® Q ® Q ® Q ® ~ T a _ = Y ~ y o O N 3 a~°i N y ~ ~ -p .V ° . ~ N ~ « ~ .3 m~ o~ v- a~ > L'~.a vpi O1 y c g y • a .o co L m 3 w c, : a~ ~ ywL~ _m m co m ,~ U V ` O O O c c 0.O :V .` ~ ~ y O L N y w ~~ L N •y . ~ ~ .C "O .... N T '_ ~ N `~ ~> ` W 0 0 3 N, Y~ w 3 d N ~ .r D U Z W acic~`o'yo c•~o~ ~c o .~~ ~c O O O ~ C O y C 0 iA N ~ C N ~ N O H ~ y ~ -p 7 W L ~ ~ O~ N 2 C U O~ O O d L N w C a W t~ f0 y m y d O ~ „ C . N w~ ~ N ""' O N ~ ~~ m vi ^ ~ ~ N •V j~ y y O ,~ ~ y W ~ Q y O L U C U ~ ~ C LL "' DI p ~ ` ~ ~ N 'D f0 ~ O N .~. ^ . N U . . O O C O 0_ N .0. ~ ~ y C .D 7 N N ~ L Z p C Nw-2 Y .L..ZL ~~ C 'O L N N. -. ~~ L p W = . ~ ~ N ~ ~ O y w O O w .0.. 'L7 y ~ ~ O y ~ >' _ -~O N Q .~ ~ N '~ > N .C N U C O p . ~ fU 7 O y ~ C ~ p ~.~ ~ y y Y +L,,, O ~ N 3~ ` O y~ ~ ^ 3 Z w w ~ O ooLa~ 2w~w 7 0 b w ~~ ~a ~ > 3 N C tiN 'coo >o wv W ~ aoi m o o rn C L ~ oS o U ~ ~ , . m ca ~ ~ ~ c f0 ~'rn c f0 N W O ~ .` .. y . ~ ~ -O 0 . ~ . O f0 O ~ N ~ .O N U '0 Q: C . . N '> N .C ~ U 'O -~ 0 tq O~ O U N fl- O :~ 'O Y o ° a o-o o c co ~ '~- ~ W ~ > 3 a~ ~ E am ° ~ c~~ •~ov ~ ~ ~ m ~ ~ '.~ ~~ a~ ~ 0 2 y'~ a~ :boo o E ca oa ~L y ocn _ _ ~ °~U a w >> ~ m c~~ • ' ° c~ m y ~ ° ~ ~ °~ ~ aw ww °~ m ~C L O~ O W C C u~ 3 w ~~ ~ ~ C f6 •y L e v ~ O c0 7 a 0 w U N m ~ ~ y L° m ~ e °~ 3 y M Y° C N 7 o ~ `4 ~ U v ~ °' E ~ 3 O °~~~ m N y • ~ ~ c Q yc~o o oc~od ~. o~'~aUi c ac~i~ ~ ~~ 0 • w~~ Lm c ~3 ~ o c w ° ° o °~ rnm ~ n n 3 o . Q O ~t° cL U o _ ' ' a~ c ' ~ '~ d w c ~ ' O o. O ~ C o ~ _ ~ ' O cs ~ ~ ~ L O C N w O y ~ ~ w y ~ ~ .L ~ O . O U N - y O p N > y y -_ > .O. ~ C~ ~ ~0 O N y ~ C . C A N _y >~~ ~_ C ~. O N E U y L N N y j .LO.~ w L d p 7 D Q~ fnw NO' ~ W.E.Q. 3 ~ ~.-. ~ ~~ C~ 3 y N ~ G1 ` O ~ m N w N ~ C Z C yZ a O ' N cp d U ~ d ca cri Q (n N +~ c m m ~~ ~ E ~ aI O V Z ~ N M 899022 W ~~i/~ V• O H 'a'^^ V/ Z Q Z G Q V N ~ O ~ N Z W "d O C G N . f0 N ~ ,^ , v+ ~ W c '^ ' V, ~ Q ~ J Q3 ~ z ~~ W N I I f~U . L O ~ C ~a ` C = O / ~ W W ~L L L 1""' ~ U ~ =' Q 3 O ~ O o J a ~' N _ Q = ~ cC ~ ~ ~ ai ~ , ~ ~ L ''^^ VI •~ ~ ~ ~ C ~ ~ v ' Y ~ c s o ~ O H ... °' } r ~ Q d N ~ N = d ~ y ~ N Q ~ ~ V ~ L ~ d O F- ~ c ~' ~ Z rn Z O N Q 'N r~ C ~ ~ ~ ch O _ U ~ N N 'a O. O EN O Q ~ ~ ~ ~p ~, N ~ S W m (6 O~ t f0 7 N 7 O N~ ZW = ~ ~ ~ ~ E m O ~ t no ~ ~ $ E CN ~ O N~~~ f0 v ;~ N y O ~ C j Q~ +N+ O aoi a~> a ~ U ~ O ~ N Q f0 .y N Q ~ - ~ L Q L ~ 0 E N p p~ ... U .r N N U C O O N f0 ~ ._ ~ C N ~ ~ O O N N 7+ f~6 N ,N C ~ 7 p N ~ o ~ ~ ~.. Z O 7 Q 8 ~ Z ~ F'- O A N ~ 'O ~ > f9 « 0 F- N ~ 0 v ~ o ~ ~ O a ~ ~ 0 N O f U y w W N .r c ~ O H V d Q ~ ~ ~ N ~N . ~ o o w N ~~ z W = F. a~ w a N ~ ~ , U C C -~ w O ~ N _ m ~ c ~ Z ~_ C N w W ~ N 'y .o c ~ W ~ L m -o a .. N W ~ O U ~ y ~ -'o a~'i ~ ~ (~ a i C N 'O N W $ `~~~ f0 = W _ 3 ~ c 3 3 a i c a ~; 'V U 0 0 ~i a~ U ~ N ~ ~_ o N O O d M Y N 0I 'y d U Q EN cm~ ~ E ~ w o v m ' ~ ~ 3 s ors m~3 .` ~- a -o a~ ° °~ cd • v y ~~ iam~3 ~ ~ ~ Q ~ ~ d o a :- ~° Z v~ z' o ~ ~ d N 3 ' +' ` c ~ to d m E ~ Z ~ O U 899023 ch rn ~o c a~ ~ ~o U ~ f6 ~ ~-. a. Q ~ 0 a a~ 0 ~- W i Z O O _~ Z W C V O O N A ca m Z 5W 'd N ..~ G ~ ~ ~ w~ W N ,~ Q ~ J 3 n w Q ~ ~~ W .~ °o O ~ O ~ z o U ~ _ a ~ ~ ~ m o Z a-+ ~ . W °' _ ~ R~ ~ N •~ ~ ,~ U ~ V ~ ~ o J v• _ H ~ Q - ~ ~' ,~ ~ 0 C vVi d V ~ ~ •_ N ~ ~ ~. N ~ Y ~ Q o ~ U .~ ~ C C ~ C ~ Q W ~ /2 ii IL L (~ ~ ~ d ~ ~ ~ ~ ~ D ~ ai ~ H ~ c ~ m ~, O O oz a 0 m ~ o F' CL ° "' N •`~ U W ~ ° 3 o ~, ° ~ • • • c O "" > ^ ~ > ^ a > ~ ~ .~ ~ a ~xo o Q N _ ~ ~ y~ o . 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C ~ cUd C N > w C L C N C N O Ali O ~ N C O O ~ P V C ~~ ~~ N !~ ~ U ' U '~ ~ . O N Q >> O U ~ ~ fS ~ ca • 'y C ~ `~ rCi ~ 'C ~ U_ .~ >; rd ~ cd ~ ~ . 'v-i ~ ~ 9 y L G O C >> w 3 ~ ~ 0. y O U b O ~ C y j ~. Q a~~ O k. ~ ~ N G O y L O E O L U 0 0 :+ '{~ O~ t `° ~ :c c f] F- ,~ y o '~ ° F-~ bu a .c ~ (~ F- .c ~ ~ 3 H `~ ~ °vu v Q d Q ~ ~ ~ N ~ Q ° w E ~ a ? 3 . . .n .C c~ W w Q s O o° c o ~ d c a "_ ,~ z ~ z c i ~ 7 ~ ~, N ~ c c7 c7 ~ °' .~ ~ ~ a~ ~ d E ~ i° E C~ O ° z' ~ ~ ~, ,~ ,, 899025 a O 0 o F ~ o .o ~ 3 z o °' ^ `~' Q ~> 3° 3 2 °' ° °' o U ca c~ ~ z ~> ~ ~~ ~~ ~~ •> 9 •> ~.~ F A ~ ~ a z ~ ~ ~ O U O ~ ~" -O ~ L S] `"' ~ ~ Qr v ~' U ~ p ~ ~ v ~ N . a ~••~ a~ n. y a i ® ® ® Q ~ N ¢ ® a ¢ ¢ ~ ¢ c~ W Y 'a w O C C L y ~ cd O U .O ~ T O v~ ~ ~ Y N U ~ C .~ C v~ U O~ U ~ ,, C y ~ O cO 0 N'b ~ ~ O T ~ •.C+ N ~ ~ j ~ . C ~.' N ^ cd E a °' Y c ~ I c c ~ U O. t~ ~ y p4 ~ U ~ G. .. 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F~ o y w a 3 v Q w. °_ [-~ Y ° CQ 2 [-~ ~ ~ Q F- °~ ~ =d ca Z ~ ~' z ~ w ~ oo ~ ~. ~ ~t ~ C7 ~~ ' C V y d ~ E ~ ~ a O ~ z U N O -- M a~ .~ U O 'C .~ cci ^o c~' .~ O. a L1. a~ '~ ., O s.~- C 0 U 0 -v cNd .~ 0 o. ~; a> ., O U a~ b N TS 0 0. Q. U .~ 0 .o a b a~ 3 a~ tom-. a~ a c .~ 0 a~ .c .N p • `n z 899031 • :~~~ ,.rartltg r,ic lti'ny REP RT O PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, July 6, 2009 Report #: PSD-072-09 File #: ZBA 2008-0022 and By-law #: S-C 2007-0004 Subject: ZONING BY-LAW AMENDMENT AND MODIFICATION TO DRAFT APPROVED PLAN OF SUBDIVISION APPLICANTS: BAYSONG DEVELOPMENTS INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-072-09 be received; 2. THAT the proposed Amendment to Condition 1 of the Conditions of Draft Approval for Draft Approved Plan of Subdivision S-C-2007-0004 submitted by Baysong Developments Inc. be APPROVED, as contained in Attachment 2, and that the Director of Planning Services be AUTHORIZED to amend the Draft Approved Plan upon receipt of the red-line revised draft Plan of Subdivision; 3. THAT the application for Zoning By-law Amendment (ZBA 2008-0022) submitted by Baysong Developments Inc. as contained in Attachment 4 be PASSED; 4. THAT the Region of Durham Planning Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-072-09; and 5. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: Reviewed by: a 'd J. ro , MCIP, R kin Wu Di ctor, Pla Wing Services ~ Chief Administrative Officer CS/CP/sh/df June 29, 2009 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T (905)623-3379 F (905)623-0830 899032 REPORT NO.: PSD-072-09 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant/Owner: Baysong Developments Inc. 1.2 Agent: Tunney Planning Inc. 1.3 Proposed Rezoning: To change the current zoning on this property from: "Agricultural Exception (A-1) Zone", "Holding-Urban Residential Exception ((H) R1-72) Zone", "Holding-Urban Residential Exception ((H) R2-53) Zone", "Holding-Urban Residential Exception ((H) R2-54) Zone", "Holding-Urban Residential ((H)R2-55) Zone", "Holding-Urban Residential Exception((H) R2-56) Zone", "Holding-Urban Residential Exception ((H) R2-57)", "Holding Urban Residential Exception ((H) R3-31) Zone", to appropriate zones to permit the following: • Increase the number of 10 metre residential lots from 127 to 137; • Increase the number of 12 metre residential lots from 144 to 150; • Decrease the number of 11 metre residential lots from 49 to 3; • Introduce 29 new 11.3 metre residential lots; • Allow 22 street townhouse units in a mixed use commercial/residential block identified as Block 925 on the Draft Approved Plan; • Reduce the interior side yard setbacks; • Increase lot coverage by eliminating unenclosed porches and decks from the lot coverage provision; • Allow bay windows with foundation to project up to 0.75 metres into a required yard; • Reduce front yard, and exterior yard setbacks for porch steps; and, • Reduce the sight triangles from 7.5 metres to 6.5 metres. The number of residential units will remain at 907 units. 1.4 Modification to Draft Approved Plan of Subdivision S-C 2007-0004: To make the appropriate adjustments in the lotting fabric to recognize changes in lot sizes and to add 22 townhouse units. 1.5 Area: 46.841 hectares 1.6 Location: The subject lands are located on the north side of Concession Road 3, west of Middle Road and east of Regional Road 57, being in Part Lots 13 and 14, Concession 3 in the former Township of Darlington (Attachment 1). 899033 REPORT NO.: PSD-072-09 2.0 BACKGROUND PAGE 3 2.1 In March 2008, Council authorized the Director of Planning Services to issue Draft Approval of Plan of Subdivision S-C 2007-0004, submitted by Baysong Developments Inc., 2084165 Ontario Limited and Kirk Kemp and Douglas Kemp. The implementing zoning by-law amendment, By-law 2008-0065, was approved at that time. 2.2 On September 17, 2008, Baysong Developments Inc. submitted an application for rezoning. The application was amended on several occasions by the applicant's agent and was finally deemed complete on December 18th, 2008. The subject application proposes to make changes to various lot frontages and introduce lots having 11.3 metres lot frontage to accommodate a dwelling with an attached two car garage. to addition, the proposed rezoning would increase lot coverage and reduce setbacks to allow for various architectural styles. The rezoning and proposed modification to the Draft Approved Plan proposes to add 22 townhouse units in the mixed use/commercial block (Block 925). The application for rezoning would also rezone 7 lots currently zoned "Holding-Urban Residential ((H)R2- 55) Zone", from a minimum 12 metre lot frontage to 10 metre lot frontage to be consistent with the Draft Approved Plan. 2.3 The applications to amend the Zoning By-law and modify the Draft Approved Plan currently under consideration are specific to only Phase 1 of the subdivision and a small portion of Phase 2. The modification to the Draft Approved Plan will recognize the adjustments to approximately 44 lots to accommodate 29 new lots at 11.3 metres. The total number of lots approved does not change from that approved in April 2008. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The lands subject to these applications have been cleared of brush and trees and rough graded to permit servicing of only Phase 1. Permission to rough grade was given by Council and administered through a servicing agreement by Engineering Services. 3.2 The surrounding uses are as follows: North: Rural residential and Quarry Lakes Golf Course South: Concession Road 3 and beyond, existing urban residential and Hydro One's work depot East: Auto wrecker, orchards, and subsequent phases of Draft Approved Plan of Subdivision S-C 2007-0004 West: Regional Road 57 and beyond, estate residential and the Bowmanville Creek Valley 899034 REPORT NO.: PSD-072-09 PAGE 4 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement 4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. 4.1.2 Policy related to Settlement Areas, states that new development shall occur adjacent to built up areas and shall have compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure and public services. 4.1.3 The subject applications are consistent with the 2005 Provincial Policy Statement as they are proposing the development of a mixed use community with a range of housing types and densities. The subject lands are adjacent to the existing built-up area and will make use of existing and planned infrastructure and public service facilities. 4.2 Provincial Growth Plan 4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas. Growth is to be accommodated by building compact, transit-supportive communities in designated greenfield areas and by reducing dependence on the automobile through the development of mixed use, pedestrian- friendly environments. Growth shall also be directed to areas that offer municipal water and wastewater systems. Municipalities should establish an urban open space system within built up areas which may include communal courtyards and public parks. 4.2.2 The application would appear to conform with the Provincial Growth Plan. 5.0 OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as Living Area. The intent of this designation is to permit the development of primarily residential areas with defined boundaries, incorporating the widest possible range of housing types, sizes and tenure, developed in an efficient and cost effective manner. In consideration of development applications within designated Living Areas, regard shall be had for the intent of this plan to achieve the following: ^ A compact urban form; ^ The use of good urban design principles; ^ The provision of convenient pedestrian access to public transit, educational facilities and parks; and ^ The grid pattern of roads. 899035 REPORT NO.: PSD-072-09 5.2 Clarington Official Plan PAGE 5 5.2.1 The subject lands are designated Urban Residential within the Clarington Official Plan, with symbols for a neighbourhood park, public elementary school and for medium density. In December 2007, Council approved Amendment No. 59 to the Clarington Official Plan which approved, among other things, an increase in population from 3750 to 6500 residential units and a housing target from 1325 to 2175. These lands are within the Northglen Neighbourhood. No change to the total number. of residential units is proposed as a result of the rezoning application or modifications to the Draft Approved Plan. 5.2.2 A Neighbourhood Centre designation is at the northeast corner of Regional Road 57 and Concession Road 3, within the subject lands. Neighbourhood Centres shall serve as focal points for residential communities and provide for day to day retail and service needs. The maximum gross leasable floorspace shall be 5000 m2. Neighbourhood Centres are intended to be developed with adjacent areas such as transit nodes containing higher density residential uses, recreation, community, cultural and institution uses. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands "Agricultural Exception (A-1) Zone", "Holding-Urban Residential Exception ((H)R1-72) Zone", "Holding-Urban Residential Exception ((H)R2-53) Zone", "Holding-Urban Residential Exception ((H)R2-54) Zone", "Holding-Urban Residential Exception ((H)R2-55) Zone", "Holding-Urban Residential Exception ((H)R2-56) Zone", "Holding-Urban Residential Exception ((H)R2-57)", "Holding-Urban Residential Exception ((H) R3-31) Zone", "Holding-Urban Residential Exception ((H)R3-32) Zone". A Zoning By-law Amendment is required to permit the proposed changes requested by the application. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 A Public Meeting was on Monday February 2, 2009. No one appeared for or against these applications. No subsequent submissions have been received from the members of the public. 8.0 AGENCY COMMENTS 8.1 The ,subject rezoning application was circulated to various agencies and departments. 8.2 Clarington Engineering has reviewed the subject applications and requested additional information pertaining to the increased run-off resulting from the proposed increased lot coverage. 899036 REPORT NO.: PSD-072-09 PAGE 6 The engineering consultant for the developer advised that there will be an increased run-off during a 1:5 year storm that the currently designed minor system can convey. Adequate hydraulic grade and pipe size will be reviewed during the detailed engineering design stage. Approval of the proposed rezoning requires approximately a 15% increase in storage capacity in the stormwater management pond. This will result in an increased pond depth. The size and the configuration of the stormwater management pond has not been completed. As such, Engineering Services requested that the street townhouses on the south side of the Street "J" (Richard Davies Crescent) remain on hold in the event that this area is required to adequately size the pond. 8.3 The Region of Durham has advised that the subject lands are designated "Living Area" in the Durham Regional Official Plan. Living Areas are to be used predominantly for housing purposes. The applications appear to conform to the Plan. Water and sanitary sewer services are currently at Concession Road 3, and West Scugog Lane. The developer will be required to enter into a Subdivision Agreement with the Region for the installation/extension of municipal water supply, municipal sanitary sewers and associated road works along the Regional Road 57 frontage. 9.0 STAFF COMMENTS 9.1 The rezoning application submitted by the applicants seeks to make a multitude of changes to the Zoning By-law. The changes are in part to allow revised lots sizes to accommodate new 11.3 metres single detached dwelling lots with dwellings having a two car garage. The majority of the other changes would allow larger homes with reduced setbacks and increased lot coverage. 9.2 Amendment to Conditions of Draft Approval and Modification to the Draft Approved Plan The modification to the Draft Approved Plan is required to make the adjustment in the lot lines. The applicants have also requested that 22 townhouse units on the south side of Street "F" be added back into the Draft Plan as a modification. The units were originally proposed as part of the Mixed Use Commercial Block designated Neighbourhood Centre which permits a maximum retail floorspace of 5000 square metres and Medium and High Density residential uses. The block also contains the stormwater management pond for the entire draft plan. These units were not draft approved as they were viewed as constraining the development options for the mixed use block which includes a mixture of commercial, residential and park uses in addition to a stormwater pond. The Draft Approved Plan was redlined by deleting the townhouse units. In addition, the Conditions of Draft Approval stated that development could not proceed in this block until such time as the developer entered into a Site Plan Agreement with the Municipality for development of this block. Including these units in the revised Draft Plan and rezoning of the street townhouse units along Street "F" is contrary to the redlined Draft Approved Plan of Subdivision and 899037 REPORT NO.: PSD-072-09 PAGE 7 the Conditions of Draft Approval agreed to by the applicant and as finally approved by Council. Staff do not recommend that the street townhouse units be rezoned until such time as site plan for the Mixed Use Commercial Block has been submitted and approved by Staff. 9.3 Lot Coverage 9.3.1 The applicant has requested that unenclosed porches be removed from the lot coverage calculation. This effectively would increase the lot coverage for all lots within Phase 1 of the draft plan. The majority of the zones in this draft plan allow for lot coverage of 40 percent for the dwelling and 45 percent for all structures on the lot with the exception of the lots where tot coverage is increased to 50 percent where 1 storey units are permitted. Engineering's Concerns Exemption in lot coverage for unenclosed porches and decks will allow a larger building footprint. This will increase the impervious surface and increase the run-off coefficient to the storm sewer system and the stormwater management pond. Engineering Services Department requested additional information from the applicant prior to approval of the subject rezoning to demonstrate the storm sewer system and the stormwater management pond can be adequately sized to accommodate additional run-off. The applicant's engineering consultant provided information to Engineering Services Staff which concludes that the run-off will increase and will require additional storage in the stormwater pond. The exact details of the pond design will be dealt with during the engineering review stage. However, Engineering Services requested that the street townhouse on the south side of the Street "J" remain on hold in the event that this area is required to adequately size the pond. Conditions 38 of the Conditions of Draft Approval, approved in April 2008 requires that these townhouses (Blocks 898 to 901) remain on hold until the specifications for the stormwater management pond has demonstrated that these lands are not required for the pond. This condition will remain in effect. Design Considerations The majority of the lot coverage will be taken up in reduced side yard setbacks and porch projections into the front yard or exterior side yards. Porches provide for welcoming streetscape and assist in passive surveillance of streets and public spaces. Increase in coverage will provide for a porch that will be usable in size. The applicant is also requesting that bay or box windows with full foundations be able to project into required yard setback of 0.75 metres. Although the current Zoning By-law allows for bay window projections of 0.75 metres it does not allow a foundation below it. A foundation below a bay window is architecturally pleasing and conserves energy. Staff supports this request to a maximum width of 2.4 metres for the bay or box window. 899038 REPORT NO.: PSD-072-09 PAGE 8 9.4 Two Car Garages Through the review of the original applications for rezoning and draft plan approval, staff did not support the request for two car garages on 11.0 metre lots. Staff's concerns were, that given the number of 11.0 metre lots adjacent to 12.0 metre, the streetscape would be dominated by large garage doors and the proportion of garage door to the dwelling was inappropriate. The applicant resubmitted the current rezoning application and modifications to draft plan to allow for 11.3 metre lots to accommodate the homes with two car garages. Staff have consulted with the Municipality's Control Architect and recommend that two car garages be permitted on lots with 11.3 metre frontage and while only permitting the outside width of the garage to be a maximum of 53% of the width of tot. This will allow two single garage doors, rather than only one large door, thereby diminishing the dominance of the large garage doors on the streetscape. This will be enforced through the Architectural Control Guidelines. 9.5 Visibility Triangle Through a detailed review of proposals in other neighbourhoods (specifically Liberty Crossings) the Engineering Services Department has determined that visibility triangles can be reduced from 7.5 metres to 6.5 metres provided that the driveway widths are maintained at 4.6 metres. The reduction in visibility triangle does not affect the size of the dedicated site triangle. 9.6 Tax Status The Finance Department advises that the taxes for the subject property have been paid in full. 10.0 RECOMMENDATIONS 10.1 The applications have been reviewed in consideration of the comments received from the circulated agencies, the Region and Clarington Official Plan. In consideration of the comments contained in this report, Staff respectfully recommend the modification to the Draft Approved Plan S-C 2007-0004 as contained on Attachment 2 be APPROVED and that at the Zoning By-law Amendment as contained in Attachment 3 be APPROVED. Attachments: Attachment 1 -Key Map Attachment 2 -Amendment to Condition 1 Attachment 3 -Proposed Modification to the Draft Approved Plan S-C-2007-0004 Attachment 4 -Zoning By-Law Amendment 899039 REPORT NO.: PSD-072-09 PAGE 9 List of interest parties to be notified of Council's decision: Baysong Developments Inc. 2084165 Ontario Limited Kevin Tunney, Tunney Planning Douglas Kemp Kirk Kemp Steve Hyland 899040 Attachment 1 To Report PSD-072-09 d _ = ~ M S `~ c e 0 o ~I = d °' E c ~ ~ ~ ~ N ~ o ~ +' d ~ °° avow 3~aalw ! o c Q o d ~ Q- ~ ~~ , ~ ® a ~ oo Q ti ~ > c ' ®® ~ ~ m ~ ~ 0 o N ~ J 0 °o ~ N ~ o ~ 0 . o v m V 1 m a o J . ~ '~ ~' N a~ N ~ ~+ . . - OGG G ~ ~ 0 m a ~ GJ ~ ~ p ~~, ..I J O N d ~ ~ ~ ~ .~~.. ao~ ! = 3 cs avoa wvHana ~ ~ ~ O .. -----i- -t-.. -e, --- -- - ---- -_ _... , .. _ r r , , 1 i ,1 y LF , EEE S, w. 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I i. .. - _--J` I ~ f I 899041 f'~41c(l.!lIICGIIt C AMENDMENT 1"® ~~NDITI(JNS ()F DRAFT' APPR®VA!= 5~~~2007-0004 (NORT`HGLEN V-fEST) DAl°E: JUNE 23, 2009 f~I~AN IC~EN1"IFIDATION The Owner shall have the final plan prepared on the basis of approved draft plan of suk7division ~-~-2007-0004 prepared by T'unney Planning Inc. identified as Project t~umkzer TUI~! 549-1, original submission dated February, 2006, and as revised in February 2008, as red lined, and further redlined on which illustrates 1300 residential units consisting of 855 single detached dwellings, 52 semi detached units, 203 street townhouse units, 86 black townhouse units, a mixed use block containing 125 residential units, commercial flaorspace, stormwater management pond, and blocks for a public elementary school, a park and a parkette, road widenings, 0.3 metre reserves, landscape strips, and apen space. The red-line revisians shat! include: i) melding Blocks 905 to 908 inclusive with Block 925. 899042 Attachment 3 To Report PSD-072-OS Attachment 4 Ta Repart FSa-072-09 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2009- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2008-0022; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: Schedule 12.4 "SPECIAL EXCEPTIONS-URBAN RESIDENTIAL TYPE (R1) ZONE" is hereby amended by adding new Special Exceptions as follows: "SECTION 12.4.74 URBAN RESIDENTIAL EXCEPTION (R1-74) ZONE Notwithstanding Sections 3.1 j. i) and iv); 3.22; 12.1; 12.2 a); b); c); d) i, ii), iii); f), h) and i) ii) those lands zoned R1-74 on the Schedules to this By-law shall only be used for single detached dwellings, subject to the following regulations: a. Lot Area (minimum) b. Frontage (minimum) i) Interior ii) Exterior 450 square metres 15.0 metres 18.0 metres c. Yard Requirements (minimum) i) Front Yard ii) Interior Side Yard 6.0 metres to private garage or carport; 4.0 metres to front wall; 2.0 metres to porch 1.2 metres with private garage or carport; Without private garage or carport 1.2 metres on one side, 3.0 metres on the other d. Special Yard Regulation i) Bay windows with foundations may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres, but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the required front or exterior side yards, but in no instance shall the front yard or exterior side yard be reduced below 1.0 metre. Visibility Triangle (minimum) 6.5 metres e. Lot Coverage (maximum) ij 1 Storey a) Dwelling 50 percent b) Total of all buildings and structures 55 percent 899044 ii) All other residential units a) Dwelling 40 percent b) All other residential units 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage. b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage; f. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre g. Height (maximum) i) 1 Storey 8.5 metres ii) All other residential units 10.5 metres h. Garage Requirement i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior side wall or covered porch projection. SECTION 12.4.75 URBAN RESIDENTIAL EXCEPTION (R1-75) ZONE Notwithstanding Sections 3.1 j. i) and iv); 3.22; 12.1; 12.2 a); b); c); d) i, ii), iii); f) and i) those lands zoned R1-75 on the Schedules to this By-law shall only be used for asemi-detached dwelling, subject to the following regulations: a. For the purposes of this Section, the term Dwelling, Semi-Detached means a building separated vertically into two separate dwelling units, connected by a common wall, each of which has an independent entrance directly from the outside of the building and each of which is located on a separate lot. b. Lot Area (minimum) 540 square metres c. Lot Frontage (minimum) i) Interior 18.0 metres ii) Exterior 21.0 metres d. Yard Requirements (minimum) i) Front Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch ii) Exterior Side Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch iii) Interior Side Yard 1.2 metres with private garage or carport; Without private garage or carport 3.0 metres 899045 e. Special Yard Regulation i) Bay windows with foundation may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into required the front or exterior side yard, but in no instance shall the front or exterior yard be reduced below 1.0 metre. iii) Visibility Triangle (minimum) 6.5 metres Lot Coverage (maximum) i) Dwelling 40 percent ii) Total of buildings and structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage; 2 g. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre h. Garage Requirement i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior wall or covered porch projection." Section 13.4 "SPECIAL EXCEPTIONS -URBAN RESIDENTIAL TYPE (R2) ZONE" is hereby amended by adding thereto new Special Exceptions as follows: "SECTION 13.4.65 URBAN RESIDENTIAL EXCEPTION (R2-65) ZONE Notwithstanding Sections 3.1 j. i) and iv); 3.22; 13.2 a); b); c) i), ii), iii), e), g) and h) those lands zoned R2-65 on the Schedules to this By-law shall be subject to the following regulations: a. Lot Area (minimum) b. Lot Frontage (minimum) i) Interior Lot ii) Exterior Lot c. Yard Requirements i) Front Yard ii) Exterior Side Yard 300 square metres 10.0 metres 13.0 metres 6.0 metres to private garage or carport; 4.D metres to dwelling; 2.0 metres. to porch 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 899046 iii) Interior Side Yard With private garage or carport 1.2 m on one side; 0.6 metres on the other side; Without private garage or 3.0 metres on one side 0.6 metres on the other side Special Yard Regulation i) Bay windows with foundation may project into any yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the required front or exterior side yards, but in no instance shall the front or exterior yard be reduced below 1.0 metre. iii) Visibility Triangle (minimum) 6.5 metres e. Lot Coverage (maximum) i) 1 Storey a) Dwelling 50 percent b) Total of all buildings and structures 55 percent ii) All Other Residential Units a) Dwelling 40 percent b) Total of all buildings and structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage. f. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre g. Driveway Width (maximum) 4.6 metres h. Height (maximum) i) 1 Storey 8.5 metres ii) All other residential units 10:5 metres i. Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior side wall or covered porch projection. ii) The outside width of the garage shall be a maximum of 40% of the width of the lot. In addition to the regulations of Section 3.11 with respect to the removal of the "Holding (H)" symbol, Council shall only enact a by-law to remove the Holding (H) symbol from the lands zone (H)R2-65 on Schedule 1 to this By- 899047 law located within 70 metres of the boundary of lands identified by roll number 18-17-010-080-15900, at such time as: i) the Motor Vehicle Wrecking Yard use of the lands identified as 18-17- 010-080-15900 has ceased; ii) the vehicles and motor vehicles parts on the lands identified as 18- 17-010-080-15900 has been removed from the property; and iii) a Record of Site Condition has been submitted for said lands zoned (H)R2-65. SECTION 13.4.66 URBAN RESIDENTIAL EXCEPTION (R2-66) ZONE Notwithstanding Sections 3.1 j. i), iv); 3.22; 13.2 a); b); c) i), ii), iii), e), g) and h) and those lands zoned R2-66 on Schedules to this By-law shall be subject to the following regulations: a b. c d For the purposes of this Section, the terms single car detached garage and double car attached garage shall mean: Single Car Detached Private Garage means a portion of a dwelling which is fully enclosed and roofed and designed for the sheltering of one motor vehicle as a parking space. Incidental storage of household equipment is also permitted. Double Car Attached Private Garage means a portion of a dwelling which is fully enclosed and roofed and designed for the sheltering of two motor vehicles as parking spaces. Incidental storage of household equipment is also permitted. Regulations for dwelling with single car attached private garage: i) Lot Area (minimum) 330 square metres ii) Lot Frontage (minimum) a) Interior Lot 11.0 metres b) Exterior Lot 14.0 metres Regulation for dwelling with double car attached garage: i) Lot Area (minimum) 330 square metres ii) Lot Frontage (minimum) a) Interior Lot b) Exterior Lot 11.3 metres 14.3 metres Yard Requirements: i) Front Yard ii) Exterior Side Yard iii) Interior Side Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch With private garage or carport 1.2 m on one side; 0.6 metres on the other side; Without private garage or 3.0 metres on one side 0.6 metres on the other side 899048 Special Yard Regulation: i) Bay windows with foundation may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the required front or exterior side yards, but in no instance shall the front or exterior yard be reduced below 1.0 metre. iii) Visibility Triangle (minimum) 6.5 metres Lot Coverage (maximum) i) 1 Storey a) Dwelling 50 percent b) Total of all buildings and structures 55 percent ii) All Other Residential Units a) Dwelling 40 percent b) Total of all buildings and structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre Height (maximum) i) 1 Storey 8.5 metres ii) All other residential units 10.5 metres Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwellings front walls or exterior side wall or covered porch projection. ii) The outside width of the garage shall be a maximum of 53% of the width of the lot. In addition to the regulations of Section 3.11 with respect to the removal of the "Holding (H)" symbol, Council shall only enact a by-law to remove the Holding (H) symbol from the lands zone (H)R2-66 on Schedule 1 to this By- law located within 70 metres of the boundary of lands identified by roll number 18-17-010-080-15900, at such time as: the Motor Vehicle Wrecking Yard use of the lands identified as 18-17- 010-080-15900 has ceased; ii) the vehicles and motor vehicles parts on the lands identified as 18- 17-010-080-15900 has been removed from the property; and 899049 iii) a Record of Site Condition has been submitted for said lands zoned (H)R2-66. SECTION 13.4.67 URBAN RESIDENTIAL EXCEPTION (R2-67) ZONE Notwithstanding Sections 3.1 j. i) and iv); 3.22; 13.2 a); b ii); c) i), ii), iii), e), g) and h) those lands zoned R2-67 on the Schedules to this By-law shall be used subject to the following regulations: a. Lot Area (minimum) b. Lot Frontage (minimum) i) Exterior Side Yard c. Yard Requirements i) Front Yard ii) Exterior Side yard iii) Interior Side Yard 360 square metres 14.8 metres 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch With private garage or carport 1.2 m on one side, 0.6 metres on the other side; Without private garage or 3.0 metres on one side 0.6 metres on the other side d. Special Yard Regulation i) Bay windows with foundation may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the front or exterior side yards, but in no instance shall the front or exterior yard be reduced below 1.0 metre. iii) Visibility Triangle (minimum) 6.5 metres e. Lot Coverage (maximum) i) 1 Storey a) Dwelling 50 percent b) Total of all buildings and structure 55 percent ii) All other residential units a) Dwelling 40 percent b) Total of all Building or Structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; 899050 b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage. f. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre g. Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior side wall or covered porch projection. h. Height (maximum) i) 1 Storey ii) All other residential units 8.5 metres 10.5 metres i. In addition to the regulations of Section 3.11 with respect to the removal of the "Holding (H)" symbol, Council shall only enact a by-law to remove the Holding (H) symbol from the lands zone (H)R2-67 on Schedule 1 to this By- law located within 70 metres of the boundary of lands identified by roll number 18-17-010-080-15900, at such time as: i) the Motor Vehicle Wrecking Yard use of the lands identified as 18-17- 010-080-15900 has ceased; ii) the vehicles and motor vehicles parts on the lands identified as 18- 17-010-080-15900 has been removed from the property; and iii) a Record of Site Condition has been submitted for said lands zoned (H)R2-67. SECTION 13.4.68 URBAN RESIDENTIAL EXCEPTION (R2-68) ZONE Notwithstanding Sections 3.1 j. i) and iv); 3.22; 13.2 a); b); c) i), ii), iii), e), g) and h) those lands zoned R2-68 on the Schedules to this By-law shall be subject to the following regulations: a. Lot Area (minimum) b. Lot Frontage (minimum) i) Interior Lot ii) Exterior c. Yard Requirements i) Front Yard ii) Exterior Side Yard iii) Interior Side Yard 405 square metres 13.5 metres 16.5 metres 6.0 metres to private garage or carport; 4.0 metres to front wall; 2.0 metres to porch 6.0 metres to private garage or carport; 4.0 metres to front wall; 2.0 metres to porch With private garage or carport 1.2 m on one side, 0.6 metres on the other side; Without private garage or 3.0 metres on one side 1.2 metres on the other side 899051 d. Special Yard Regulation i) Bay windows with foundation may project into any required yard to a distance of not more than 0.75 metres to a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced is below 0.6 metres. ii) Steps may project into the required front or exterior side yards, but in no instance shall the front or exterior yard be reduced below 1.0 metre. Visibility Triangle (minimum) 6.5 metres Lot Coverage (maximum) i) 1 Storey a) Dwelling 50 percent b) Total of all building and structures 55 percent ii) All other residential units a) Dwelling 40 percent b) Total of all buildings and structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage. f. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre g. Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior side wall. h. Height (maximum) i) 1 Storey ii) All other residential units 8.5 metres 10.5 metres i. In addition to the regulations of Section 3.11 with respect to the removal of the "Holding (H)" symbol, Council shall only enact a by-law to remove the Holding (H) symbol from the lands zone (H)R2-68 on Schedule 1 to this By- law located within 70 metres of the boundary of lands identified by roll number 18-17-010-080-15900, at such time as: i) the Motor Vehicle Wrecking Yard use of the lands identified as 18-17- 010-080-15900 has ceased; ii) the vehicles and motor vehicles parts on the lands identified as 18- 17-010-080-15900 has been removed from the property; and iii) a Record of Site Condition has been submitted for said lands zoned (H)R2-68. 899052 SECTION 13.4.69 URBAN RESIDENTIAL EXCEPTION (R2-69) ZONE Notwithstanding Sections 3.1 j. i) and iv); 13.2 a): b); c) i), ii), iii), e) and h) those lands zoned R2-69 on the Schedules to this By-law shall be subject to the following regulations: a. Lot Area (minimum) b. Lot Frontage (minimum) i) Interior Lot ii) Exterior Lot Yard Requirements i) Front Yard ii) Exterior Side Yard iii) Interior Side Yard 275 square metres 10 metres 13.0 metres 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch With private garage or carport 1.2 m on one side; 0.6 metres on the other side; Without private garage or 3.0 metres on one side 0.6 metres on the other side Special Yard Regulation i) Bay windows with foundation may project into any required yard to a distance of not more than 0.75 metres with the bay windows having a maximum width of 2.4 metres but in no instance shall the interior side yard be reduced below 0.3 metres. ii) Steps may project into the required front or exterior side yards, but in no instance shall the front or exterior yard be reduced below 1.0 metre. iii) Visibility Triangle (minimum) 6.5 metres Lot Coverage (maximum) i) Dwelling 40 percent ii) Total of all Buildings and Structures 45 percent iii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: a) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; b) in the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage; Height of floor deck of unenclosed porch to finished grade (maximum) 1.0 metre 899053 g. Garage Requirements i) All garage doors shall not be located any closer to the street line than the dwellings front wall or exterior side wall or covered porch projection. ii) The outside width of the garage shall be a maximum of 40% of the width of the lot. h. Driveway width (maximum) 4.6 metres i. In addition to the regulations of Section 3.11 with respect to the removal of the "Holding (H)" symbol, Council shall only enact a by-law to remove the Holding (H) symbol from the lands zone (H)R2-69 on Schedule 1 to this By- law located within 70 metres of the boundary of lands identified by roll number 18-17-010-080-15900, at such time as: i) the "Motor Vehicle Wrecking Yard" use of the lands identified as 18- 17-010-080-15900 has ceased; ii) the vehicles and motor vehicles parts on the lands identified as 18- 17-010-080-15900 has been removed from the property; and iii) a Record of Site Condition has been submitted for said lands zoned 3. Section 14.6 "SPECIAL EXCEPTIONS -URBAN RESIDENTIAL TYPE (R3) ZONE" is hereby amended by adding thereto new Special Exceptions as follows: "SECTION 14.6.35 URBAN RESIDENTIAL EXCEPTION (R3-35) ZONE Notwithstanding Sections 3.1 j) iv); 3.16 c) ii); 3.22; 14.1; 14.2; 14.3 a), b), c) i), ii), iii) 14.4 a), 14.4 b) 14.4 c) i), ii) iii); 14.4 g), and 14.4 h) those lands zoned R3-35 shall only be used for an apartment building, link townhouse dwellings, stacked townhouse dwellings, or street townhouse dwellings, subject to the following regulations: a. .For the purposes of this Section, the term Dwelling, Stacked Townhouse means one of a group of three or more dwelling units which are separated vertically and/or horizontally, provided that each dwelling unit has a separate entrance and fronts either on an improved public street or on a private street. b. Street Townhouse dwellings shall be permitted as follows: i) Lot Area (minimum) 210 square metres ii) Lot Frontage (minimum) a) Interior Lot 7.0 metres b) Exterior Lot 11.0 metres iii) Front Yard a minimum width of 4.5 metres and a maximum width of 6.5 metres; iv) Interior Side Yard 1.2 metre, except (i) where a building has a common wall with a building on an adjacent lot located in the R3-35 zone, in which case no interior side yard is required, and (ii) where the lot line is also the boundary of a different zone, ire which case an interior side yard of 4.5 metres wide is required; v) Exterior Side Yard minimum width of 4.0 metres and a maximum width of 6.5 metres; 899054 vii) no parking spaces shall be located in any yard between a dwelling and a lot line dividing the lot from an improved public street. c. Lot Coverage A covered and unenclosed porch/balcony having no habitable space above it, shall be permitted subject to the following: i) in the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; ii) in the case of an exterior lot, an unenclosed porchlbalcony up to a maximum area of 20 sq. metres shall be permitted provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage; d. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre e. Link townhouse dwellings or stacked townhouse dwellings shall be permitted as follows: i) Density (maximum) 45 units per ha ii) Lot Area (minimum) 1.0 ha iii) Front Yard a minimum width of 4.5 metres and a maximum width of 6.5 metres; iv) Interior Side Yard (minimum) 1.2 metres v) Exterior Side Yard a minimum width of 4.5 metres and a maximum width of 6.5 metres; vi) Building Height (maximum) a) Link townhouse dwellings 10.5 metres b) stacked townhouse dwellings 12.0 metres vii) no parking spaces shall be located in any yard between a dwelling and a lot line dividing the lot from an improved public street. f. The following stacked townhouse dwellings regulations shall be provided: i) Dwelling Unit Area (minimum) 85 square metres ii) Lot Coverage (maximum) 45 percent iii) Landscaped Open Space (minimum) 40 percent iv) Building Height (maximum) 12 metres 4. Schedule "1" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Holding-Urban Residentiai Exception ((H)R1-70) Zone" to "Holding-Urban Residential Exception ((R1)-74) Zone" "Holding-Urban Residential Exception ((H)R1-72) Zone" to "Holding-Urban Residential Exception ((R1)-75) Zone" 899055 "Holding-Urban Residential Exception ((H)R2-53) Zone" to "Holding-Urban Residential Exception ((R2)-65) and ((H) R2-66) Zone" "Holding-Urban Residential Exception ((H)R2-54) Zone" to "Holding-Urban Residential Exception ((R2-65), ((R2)-66) and ((H) R67 ) Zone" "Holding-Urban Residential Exception ((H)R2-55) Zone" to "Holding-Urban Residential Exception ((R2)-65) and ((H) R2-66) Zone" "Holding-Urban Residential Exception ((H)R2-55) Zone" to Holding-Urban Residential Exception ((H)R2-67) Zone" "Holding-Urban Residential .Exception ((H)R2-56) Zone" to "Holding-Urban Residential Exception ((R2)-68) and ((H) R2-69) Zone" "Holding-Urban Residential Exception ((H)R3-31) Zone" to "Holding-Urban Residential Exception ((H)R3-35) Zone". 6. Schedule "A" attached hereto shall form part of this By-law. 7. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. BY-LAW read a first time this day of 2009 BY-LAW read a second time this day of 2009 BY-LAW read a third time and finally passed this day of 2009 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 899056 This is Schedule "A" to By-law 2009- passed this day of , , 2009 A.D. I I~ L!") Q Q S 0 Str. "DD" S t R E E T "95" ~ I 0 "^.::is ~~~~ ~ } ~ S T R E E T "EE" L5 T R E E 7 "FF" ~- ~ ~ ~ " ~~ W w 5 TREE i "C" v' ~ STREET "I S T R E i R E E T ~"GG" F F I I I 1 1 1 C* IIII IIIIII ' j V I I I Q ~ 111111111 e f f T S T R E E T "C" V I I I ~ ~~~ ~~ w IIII IIIIII I I~I~I~11 O o IIIIII IIII w I I I I ~ II III IIII 5 T R E E T "T.. II II (IIII IIII N W ~ K (IIII 1~1~ S T k E E T "GG" ~ S T R E E T "T" /~T-f-T Dui ~i~I~r.nnf~I~t~J ~ ~ ~ 5 TREE 7 "6" STk EET "I" ~ II 1111111 II111 111111111 111111 t I I I u IIII ~ II i v a STREET 1" STREE T'}:" ~ 11111 IIIIIIIII111111 . I I I IIIIII111111111 11111 5 TR E E T "N" 11111 V 5 T R E E - "J" c T R E E T "4" S.P."s I I I I I I, I, 1 1 1 I I 1 1 ,I 1 I, 1 1 1 1 1 I.I. I I III 1 1 1 i. 1. I.1 ~I~II I~I~1 lililill T R E E T "F" F CONCESSION ROAD 3 `A°^ ~i S T R E E T w S T R E E': b t E ¢ VIII II I III 111 a 0 W J " °` -' ~` " ~ 70m Buffer Jim Abernethy, Mayor DARLINGTON Potti L. Barrie, Municipal Clerk . r . ~ ~ ~ S TREE T "c° _ w S TREE T "E" 3057 Schedule "A" Zoning Legend Zoning Change From"(H)R1-70" To "(H)R1-74" Zoning Change From "(H)R1-72" To "(H)R1-75" ®Zoning Change From "(H)R2-53" To "(H)R2-65 •~~• Zoning Change From "(H)R2-53" To "(H)R2-66 Zoning Change From "(H)R2-54" To "(H)R2-65" Zoning Change From "(H)R2-54" To "(H)R2-66" vvvvvv Zoning Change From "(H)R2-54" vvvvvv To "(H)R2-67" ® Zoning Change From "(H)R2-55" To "(H)R2-65" ®Zoning Change From "(H)R2-55" To "(H)R2-66" Zoning Change From "(H)R2-55" To "(H)R2-67" Zoning Change From "(H)R2-56" To "(H)R2-68" Zoning Change From "(H)R2-57" To "(H)R2-69", ~; ~; ~ ~ ~ ~ ~ ~ Zoning Change From "(H)R3-31" To "(H)R3-35" .~ 70m Buffer Clarington REPORT Leading fhe Way PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, July 6, 2009 Report #: PSD-073-09 File #: PLN 26.15 By-law #: Subject: DARLINGTON NEW NUCLEAR BUILD ENVIRONMENTAL ASSESSMENT MUNICIPALITY OF CLARINGTON PEER REVIEW COMMENTS ON THE DRAFT ENVIRONMENTAL IMPACT STATEMENT RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-073-09 be received; 2. THAT Report PSD-073-09, including the peer review report prepared by Morrison Hershfield Limited (Attachment 1), be submitted to Ontario Power Generation as the Municipality of Clarington's comments on the Draft Environmental Impact Statement for the Darlington New Nuclear Build Project; 3. THAT Ontario Power Generation be thanked for providing the Municipality of Clarington with the opportunity to undertake a peer review of the draft Environmental Impact Statement prior to its submission to the Joint Review Panel; 4. THAT Morrison Hershfield be thanked for their efforts in completing the peer review in a timely manner; 5. THAT a copy of Report PSD-73-09 and Council's decision be forwarded to Ontario Power Generation and the Regional Municipality of Durham; and 6. THAT all interested parties listed in this report and any delegations be advised of Council's decision. CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 899059 REPORT NO.: PSD-073-09 Submitted by: v' J. o , MCIP, P it ctor of P nning Se ices JAS/FUdf 25 June 2009 PAGE 2 Reviewed by: F Im Wu, Chief Administrative Officer 899060 REPORT NO.: PSD-073-09 1.0 BACKGROUND PAGE 3 1.1 In June 2008, the Government of Ontario announced that it had selected the Darlington Nuclear Generating Site operated by Ontario Power Generation (OPG) for the construction of up to four new nuclear reactors. OPG had already initiated the undertaking of an Environmental Assessment (EA) and the preparation of an Environmental Impact Statement (EIS) for the construction of new nuclear reactors at the Darlington site. 1.2 OPG advised the Municipality that, consistent with its established practice, funding would be made available to the Municipality of Clarington, as the host community, to retain qualified professionals to undertake a peer review of the EA for the new nuclear build project at the Darlington site. The results of the peer review are to be incorporated into the final draft EIS to be submitted by OPG to the federal government for approval 1.3 In July 2008, Council authorized Staff to initiate formal discussions with OPG regarding the provision of funding for a peer review, to prepare a Terms of Reference for the peer review, and to issue a Request for Proposals for the undertaking of the peer review. 1.4 In October 2008, OPG confirmed its interest in funding a municipal peer review of the draft EIS and the Technical Support Documents (TSDs) for the new nuclear project at Darlington. The Municipality issued a Request for Proposals for the peer review and in January 2009, Council approved the proposal received from Morrison Hershfield. 2.0 SCOPE OF THE PEER REVIEW 2.1 The draft EIS that was peer reviewed consisted of the main EIS report as well as several discipline-specific TSDs. Although the EIS addresses a broad range of issues, the Municipality's peer review focused on the Municipality's core areas of interest, as follows: • Socio-economic environment (including community services, infrastructure improvements, municipal finance, employment opportunities, and community image); • Emergency preparedness; • Land use, cultural heritage resources and visual landscape; • Transportation (including increased road traffic and the potential impacts to the municipal road network); and • Natural environment (including terrestrial, aquatic, atmospheric, groundwater and surface water). 899061 REPORT NO.: PSD-073-09 PAGE 4 2.2 For each of the aspects of the environment identified above, the peer review evaluated how the EIS addressed: • the identification of the environmental effects of the project, including the environmental effects of~ malfunctions and accidents, the likely cumulative effects related to other projects or activities that have been or will be undertaken, and the significance of these effects; • the measures proposed to mitigate adverse environmental effects; • the requirements of a follow-up program in respect of the project; and • sustainable development, the precautionary approach, study strategy and methodology, and use of existing information. 2.3 The peer review began in~ February 2009 and required a significant time commitment from the peer review consultants, municipal staff, as well as OPG and its consultants. The peer review team and Staff provided numerous comments which were discussed at a series of technical sessions that occurred over a six week period from the end of March to mid-June. All of the comments have been dispositioned to the satisfaction of the peer review team and Staff. OPG has made significant revisions to the draft EIS in response to the comments made through the peer review process. 3.0 CONCLUSIONS 3.1 The peer review team has prepared a report that provides a comprehensive overview of the peer review process, the comments provided by the peer review team, and the disposition of these comments by OPG (Attachment 1). Staff have reviewed this report and concur with its contents and, as such, are recommending that it be submitted to OPG as the Municipality's comments on the EIS for the Darlington new nuclear build project. Attachments: Attachment 1 - Final Report: Peer Review for Darlington New Nuclear Build, Morrison Hershfield, June 2009 List of interested parties to be advised of Council's decision: Laurie Swami Paul Draycott 899062 Clam on n'' LrudirrgrheW'av~ MORRISON HERSHFIELD 899063 ~]~~~~~ Peer Review for Darlington New Nuclear Build l RFP 2008-15 lradixg IAr 11'or ' EXECUTIVE SUMMARY Overview This undertaking involved a peer review of the Environmental Impact Statement (EIS) for the New Nuclear -Darlington Project (the "Project°) proposed to be developed at the existing Darlington Nuclear site in the Municipality of Clarington, Ontario. The EIS and the Technical Support Documents (TSDs) that are referenced throughout this report were prepared by Ontario Power Generation Inc. (OPG), which is the owner of the Project site, the operator of the existing Darlington Nuclear Generating Station on the site (DNGS), and the proponent of the Project. An EIS is a document prepared by a proponent to allow a Joint Review Panel, regulators and members of the public to understand the Project, the existing environment, and the potential environmental effects of the Project. This EIS documents the environmental assessment (EA) that was conducted for the Project pursuant to the requirements of the Canadian Environmental Assessment Act (CEAA). The Final EIS Guidelines, dated January 2009, were issued on March 12, 2009. The purpose of the Guidelines is to identify for the proponent, OPG, the nature, scope and extent of the information that must be addressed in the preparation of the Environmental Impact Statement (EIS) for the Project. While the EIS Guidelines provide a framework for preparing a complete and accessible EIS, it is the responsibility of OPG to provide sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and regulatory agencies. The Guidelines outline the minimum information requirements while providing OPG with flexibility in selecting methods to compile and analyze data for the EIS. OPG is required to prepare and submit an EIS that examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment of the project, and that evaluates their significance. This information will be used by the joint review panel established pursuant to the Canadian Environmental Assessment Act and the Nuclear Safety and Control Act as the basis for a public review. The environmental assessment for the ,Project was completed under a bounding scenario due to the Vendor not having been selected by the Ontario Government. The selected, pre-qualified Vendors may use differing technologies that may result in different impacts to the environment. The bounding scenario accounts for these differences by considering the "worst-case" scenario of the effects from the various technologies and tends to over-emphasize the effects of the Project for assessment purposes. OPG anticipates that the EIS will be updated and revised once the Vendor is selected to capture the Vendor-specific information into the EIS. m' __ 2 MORRISON HERSHFIELD 899064 ~]n r^ n~On Peer Review for Darlington New Nuclear Build j~jjj~ lj RFP 2008-15 Leading the f1'oS Peer Review The Municipality of Clarington, as the host community, retained Morrison Hershfield Limited to undertake a peer review of the EIS for the Project. The disposition of our formal peer review comments will be incorporated into the final EIS to be submitted by OPG to the federal government to obtain approval under the Canadian Environmental Assessment Act. The primary objective of our peer review was to ensure that the interests and concerns of the Municipality of Clarington, including its residents and its socio-economic and natural environments, have been properly identified in the preparation of the EIS for the Project and that any potential impacts were satisfactorily addressed through the development of sufficient mitigation. Morrison Hershfield based the peer review of the Project environmental assessment on an evaluation of how the EIS and the supporting technical documentation addressed: • The identification of the environmental effects of the Project, including the environmental effects of conventional malfunctions and accidents, • The likely cumulative effects related to other projects or activities that have been or will be undertaken, and the significance of these effects, • The measures proposed to mitigate adverse environmental effects, • The requirements of a follow-up program in respect of the Project, and • Sustainable development, precautionary approach, study strategy and methodology, and use of existing information The review of any and all issues relating to Radiation and/or Radioactivity was not a component of the peer review. Additionally, the technical supporting documentation as it pertained to Aboriginal Interests, Human Health and Nuclear Waste Management was also not a component of the peer review. The scope of the peer review work did not include a review of the information submitted by OPG to support the Licence to Prepare Site application, except where such information was common to the EIS and the Licence to Prepare Site application. Benefits of the Project A number of anticipated beneficial effects of the Project are likely to be realized during the life of the project. The Project will or is likely to: • Contribute to the maintenance of the social structure and stability of Local Study Area (LSA) communities and selected municipalities across the Regional Study Area (RSA); and serve as a positive contributor to the anticipated population growth in these areas because of the increased proportion of the population associated with it; m' 3 MORRISON HERSM FIELD 899065 ~Iarington Leading iAe Nar Peer Review for Darlington New Nuclear Build RFP 2008-15 • Create new apprenticeship opportunities that will generate a substantial number of new certified trades people available for the Project itself and/or Ontario's construction labour market subsequently; • Serve to maintain the skilled employment base of the energy sector throughout the RSA and LSA in the short term and contribute to the expansion of the skills base over the long term; • Be a catalyst for increased enrolment in post secondary educational programs that provide energy or nuclear related degrees or certificates and other training programs that support certification in a skilled trade; • Be a catalyst for increased local and regional economic development during each of its phases, and for further development of the Durham Energy Industry Cluster and the Clarington Energy Centre through the likely establishment of new, business operations in the RSA that are involved in the nuclear service industry; • Create new direct, indirect and induced employment opportunities for existing and potential in-movers to the RSA and LSA and positively influence employment growth in these municipalities; • Create new business activity and opportunities due to increased spending associated with Project employment, and expenditures on goods and services; • Improve economic viability and increase investment in tourist accommodation businesses (i.e., hotels and motels) resulting in improved stock of tourist accommodations in the LSA; • Contribute to increased total household income throughout the RSA and LSA; • Contribute to increased rate of growth in property values and increased sales volumes in the LSA municipalities; • Increase municipal tax and other revenues; • Serve as a catalyst for the initiation of new housing developments in the Municipality of Clarington, the provincially-identified growth centres of the Cities of Pickering and Oshawa, and other communities within Durham Region; and • Promote diversification of the. housing stock in the Municipality. of Clarington. Peer Review Findings and Recommendations Overall, our review found that OPG has comprehensively addressed all aspects of this highly complex project. Our review has identified several areas within the EIS documentation, including traffic and transportation impacts, socio-economic impacts and follow-up monitoring, where a more fulsome analysis and/or commitment to developing adequate mitigation measures should be considered to sufficiently document and address the concerns of the Municipality of Clarington. Based on the findings of the Host Community Peer Review, Morrison Hershfield has identified the following key issues that we recommend the Municipality of Clarington remain mindful of as the Project progresses through subsequent phases. 1. The full range of potential impacts to the Municipality of Clarington from transportation and traffic effects associated with the Project will continue to ~` MORRISON HERSH FIELD 4 899066 ~~~ y~ ~~ Peer Review for Darlington New Nuclear Build ~j( RFP 2008-15 leading the 11'ar unfold as OPG gains additional insight into the selected Vendor's proposed construction strategies and methodologies. It is recommended that the Municipality of Clarington continue to work with OPG to identify any additional transportation and traffic impacts and develop appropriate mitigation measures where warranted. 2. The potential impacts to the Municipality of Clarington from socio-economic and municipal finance effects associated with the Project, as identified in the EIS, may change as OPG carries out follow-up monitoring to assess the predicted effects. It is recommended that the Municipality of Clarington continue to work with OPG to identify any changes in the predicted socio-economic and municipal finance effects, and that OPG, in consultation with the Municipality of Clarington, is responsive to such change and develops appropriate mitigation measures where warranted. 3. As the environmental assessment for the Project was completed under a bounding scenario due to the Vendor not having been selected by the Ontario Government, OPG and the selected Vendor will continue to develop site-specific details on the Project during the licensing phases for Site Preparation, Construction and Operation of the Project. It is recommended that the Municipality of Clarington continue to work with OPG to technically review.the development ofsite-specific design details to ensure that any new or additional impacts to the Municipality of Clarington are identified and appropriate mitigation measures are developed. 4. OPG has made a strong commitment to conduct follow-up monitoring to assess the predicted effects of the Project, as it relates to the natural, social, and cultural environments, and the sufficiency of the applied mitigation measures. It is recommended that the Municipality of Clarington continue to work with OPG to help to develop the follow-up monitoring programs and provide input into OPG's Adaptive Environmental Management Strategy to cooperatively develop and ensure that the mitigation of impacts to the Municipality of Clarington remains responsive and effective. 5. Only the Project benefits that directly relate to the Municipality of Clarington's authority, such as property-based or operational municipal taxes and development charges, are certain. The Municipality of Clarington will be in competition for benefits such as employment opportunities, business development, economic growth of local businesses, and residential growth. It is recommended that the Municipality of Clarington continue to work with OPG to identify opportunities for additional direct benefits of the Project to accrue to the Municipality of Clarington. It is also recommended that the Municipality of Clarington develop an internal strategy to maximize the opportunities to realize these additional benefits. m' 5 MORRISON HERSMFIELD 899067 ~~i~~~On Peer Review for Darlington New Nuclear Build 1 ~ RFP 2008-a5 leading /he 1{'aJ Subject to the commitments to future work on the part of OPG as identified in the EIS and subject to the recommendations for the continued monitoring of the predicted effects and the review of new, detailed Project information as it is developed by OPG and its selected Vendor, Morrison Hershfield is satisfied that the EIS for the Project was completed professionally and with a great effort to identify concerns to the Municipality of Clarington, communicate and consult with the Municipality of Clarington and to plan with an overall goal of minimizing, to the extent possible given the requirements of the Project, the impact on the environment. In our opinion, as the formal comments and dispositions demonstrate, OPG has gained additional insight from the thorough review undertaken by the Municipality of Clarington and Morrison Hershfield. The EIS has benefited from the additional insights and detailed analysis provided. through this process, as evidenced by the many revisions and additions to the documents reviewed. The peer review process was transparent throughout and the results achieved are a testament to the professional and collegial approach exhibited by the Municipality of Clarington, OPG and its consultants and the Morrison Hershfield peer review team. ^ 6 MORRISON HERSMFIELD 899068 ~1~~~~/-~~ Peer Review for Darlington New Nuclear Build 1 ;w RFP 2008-15 Leading lJ~e 11'aJ TABLE OF CONTENTS 1.0 INTRODUCTION .................................................................................................. 9 2.0 GLOSSARY OF DEFINED TERMS .................................................................... 12 3.0 PEER REVIEW TEAM ........................................................................................ 13 4.0 PEER REVIEW TERMS OF REFERENCE ........................................................ 16 4.1 PURPOSE OF THE PEER REVIEW .............................................................:. 16 4.2 SCOPE OF THE PEER REVIEW ..............:.................................................... 16 4.3 PEER REVIEW APPROACH .......................................................................... 19 5.0 PEER REVIEW FINDINGS ................................................................................. 20 5.1 AQUATIC ENVIRONMENT ............................................................................. 20 5.2 TERRESTRIAL ENVIRONMENT .................................................................... 22 5.3 HYDROLOGY AND SURFACE WATER QUALITY ........................................ 26 5.4 GEOLOGY AND HYDROGEOLOGY .............................................................. 29 5.5 TRAFFIC AND TRANSPORTATION .............................................................. 32 5.6 ATMOSPHERIC ENVIRONMENT .................................................................. 35 5.7 PHYSICAL AND CULTURAL HERITAGE .....................................................:. 38 5.8 SOCIO-ECONOMIC ENVIRONMENT ............................................................ 40 5.9 CONVENTIONAL ACCIDENTS AND MALFUNCTIONS ................................ 48 5.10 EMERGENCY PREPAREDNESS .................................................................. 51 5.11 ECOLOGICAL RISK ASSESSMENT .............................................................. 53 5.12 LAND USE ASSESSMENT ............................................................................. 55 5.13 ENVIRONMENTAL IMPACT STATEMENT .................................................... 58 6.0 BENEFITS OF THE PROJECT .......................................................................... 66 7.0 PEER REVIEW RECOMMENDATIONS ............................................................ 67 m~ 7 MORRISON HERSMFIELD 899069 ~~~~~~~ Peer Review for Darlington New Nuclear Build RFP 2008-15 /.eadiag Jhr Nar 8.0 LIMITATION OF REPORT ..................................................................................69 9.0 CLOSING ........................................................................................................... 70 APPENDIX 1 ............................Formal Peer Review Comments and Disposition by OPG APPENDIX 2 ..................................................................................... Final EIS Guidelines ^ m_ 8 MORRISON HERSM FIELD 899070 ~]n y+^ n~o» Peer Review for Darlington New Nuclear Build la(l (j 11 RFP 2008-15 /.eadiag the A'as 1.0 INTRODUCTION Project Description The New Nuclear Darlington project will involve the construction and operation of up to four new nuclear reactors and associated buildings and facilities adjacent to the Darlington Nuclear Generating Station (DNGS) located in Clarington, Ontario (the "Project"). The new reactors, which will produce approximately 4,800 megawatts of electrical generating capacity, will be built on the eastern portion of the existing DGNS site. The principal buildings and facilities are grouped into three primary areas: the power block, the cooling system and the switchyard. The power block consists of the buildings housing the nuclear reactors and all associated facilities and equipment. Two methods of cooling water systems are being considered for the removal of heat from the reactor: 1) cooling towers; or 2) once-through cooling system which would draw water from, and discharge water to, to Lake Ontario. The total life span of the project, from construction to abandonment, is expected to be approximately 140 years. The Project is owned by the Ontario Government who has engaged Ontario Power Generation (OPG) to plan, construct and operate the facility. Environmental Assessment Authority The Project triggers the Canadian Environmental Assessment Act given that the proponent requires authorizations under section 24(2) of the Nuclear Safety and Control Actin order for the project to proceed. In addition, authorizations by: Transport Canada under paragraph 5(1)(a) of the Navigable Water Protection Act, Fisheries and Oceans Canada under subsection 35(2) of the Fisheries Act, and the Canadian Transportation Agency under subsection 98(2) and subsection 101(3) of the Canadian Transportation Act may also be required for this Project. All of these authorizations require that an environmental assessment be completed before any authorizations are granted that would enable the Project to proceed in whole or in part. On March 20, 2008, the federal Minister of the Environment announced his referral of the Project to a review panel pursuant to the Canadian Environmental Assessment Act, and indicated that the Canadian Nuclear Safety Commission (CNSC) and the Canadian Environmental Assessment Agency (CEAA) should pursue a joint environmental assessment process. A joint review panel under the Canadian Environmental Assessment Act and the Nuclear Safety and Control Act has been established to undertake an environmental assessment and regulatory review of this Project. The joint review panel for this project will evaluate information. that relates to the environmental assessment. The joint review panel will also consider information submitted by OPG in support of their application for a Licence to Prepare Site for a Class 1 Nuclear Facility, in accordance with the requirements of the Nuclear Safety and Control Act and its regulations. - 9 MORRISON HERSM FIELD 899071 ~]~~~^~ Peer Review for Darlington New Nuclear Build j u RFP 2008-15 cPad;flB rare lrop The Province of Ontario's Environmental Assessment Act is not applicable to the environmental assessment being completed for the New Nuclear Darlington project. On September 5, 2008, the Canadian Nuclear Safety Commission (CNSC) issued the Draft Guidelines for the Preparation of the Environmental Impact Statement for the Darlington New Nuclear Power Plant Project (the Guidelines) for public comment. In order to expedite the peer review process, the Municipality of Clarington commenced the peer review on the basis of the Draft Guidelines. The Final EIS Guidelines, dated January 2009, were issued on March 12, 2009. The purpose of the Guidelines is to identify for the proponent, OPG, the nature, scope and extent of the information that must be addressed in the preparation of the Environmental Impact Statement (EIS) for its proposed New Nuclear Darlington project. Environmental Assessment Process OPG is required to prepare and submit an EIS that examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment of the project, and that evaluates their significance. In addition, OPG is required to address all requirements for a Licence to Prepare Site detailed in Appendix 2 of the Guidelines. This information will be used by the joint review panel established pursuant to the Canadian Environmental Assessment Act and the Nuclear Safety and Control Act as the basis for a public review. While the Guidelines provide a framework for preparing a complete and accessible EIS, it is the responsibility of OPG to provide sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and regulatory agencies. The Guidelines outline the minimum information requirements while providing OPG with flexibility in selecting methods to compile and analyze data for the EIS. The environmental assessment for the New Nuclear Darlington project was completed under a bounding scenario due to the Vendor not having been selected by the Ontario Government. The selected, pre-qualified Vendors may use differing technologies that may result in different impacts to the environment. The bounding scenario accounts for these differences by considering the "worst-case° scenario of the effects from the various technologies and tends to over-emphasize the effects of the Project for assessment purposes. OPG anticipates that the EIS will be updated and revised once the Vendor is selected to capture the Vendor-specific information into the EIS. OPG and the selected Vendor will continue to develop site-specific details on the project during the licensing phases for Site Preparation, Construction and Operation of the project. m~ 10 MORRISON HERSH FIELD 899072 Claringt~~ LeadiHg !Ar f{ar Peer Review for Darlington New Nuclear Build RFP 2008-15 Host Community Peer Review OPG made available funding to the Municipality of Clarington, as the host community, to undertake a peer review of the EIS for the New Nuclear Darlington project. The results of the peer review will be incorporated into the final EIS to be submitted by OPG to the federal government. The peer review was initiated in January 2009 under the Draft Guidelines until the release of the Final Guidelines in March 2009. A concordance was undertaken between the Draft and Final Guidelines to ensure that peer review work completed under the Draft Guidelines remained valid under the Final Guidelines. m' MORRISON HERSHFIEI.D 11 899073 ~j~; r,~^~ Peep Review for Darlington New Nuclear Build 1 ~ U RFP 2008-15 Leading IAA NaJ 2.0 GLOSSARY OF DEFINED TERMS The following terms and acronyms used in the preparation of this report have the defined meanings as follows: CEAA Canadian Environmental Assessment Act CLOCA Central Lake Ontario Conservation Authority DFO Department of Fisheries and Oceans Canada DNGS Darlington Nuclear Generating Station EA Environmental Assessment EIS Environmental Impact Statement LSA Local Study Area is that area beyond the Site Study Area where there is a reasonable potential for direct effects on the environment, from any phase of the Project, either through normal activities or from possible accidents or malfunctions. The LSA includes all of the SSA, the lands within the Municipality of Clarington closest to it and the area of Lake Ontario adjacent to the Project site. MH Morrison Hershfield Limited MNR Ontario Ministry of Natural Resources OPG Ontario Power Generation Project The New Nuclear Darlington project RSA Regional Study Area is the area within which there is the potential for cumulative biophysical and socio-economic effects. This area includes lands, communities and portions of Lake Ontario around the DN site that may be relevant to the assessment of any wider- spread direct and indirect effects of the Project. SSA Site Study Area is the facilities, buildings and infrastructure at the Project site including the existing licensed exclusion zone for the site on land and within Lake Ontario, and particularly, the property where the Project is proposed. TSD Technical Supporting Document VEC Valued Ecosystem Component 12 MORRISON HERSH FIELD 899074 ~]I~ r~ n ~r/-O]'(! Peer Review for Darlington New Nuclear Build j~jj Il l~(, jl RFP 2008-15 /.eadixg Jhe War 3.0 PEER REVIEW TEAM As a leading research, environmental, engineering, planning, design and construction firm with extensive and relevant project experience, Morrison Hershfield Limited (MH) was well positioned to fully scope the range of activities necessary to meet the project objectives while at the same time proactively identifying other concerns, challenges and opportunities, and examining them in the best interest of the Municipality of Clarington. MH staff is very familiar with complex multi-faceted and multi jurisdictional undertakings and we provided the Municipality of Clarington with the following team of senior professional and technical specialists to compliment the Municipality of Clarington's professional staff in carrying out this peer review undertaking. Municiaality of Clarington Professional Staff Ms. Janice Auger Szwarz, Senior Planner Special Projects (Project Manager) Mr. Franklin Wu, Chief Administrative Officer Ms. Nancy Taylor, Director of Financial Services Ms. Faye Langmaid, Manager Special Projects Mr. Tony Cannella, Director of Engineering Services Mr. David Crome, Director of Planning Services Mr. Bruno Bianchi, Municipal Engineer Mr. Gordon Weir, Director (Chief) of Emergency and Fire Services Morrison Hershfield Limited Professional and Technical Staff, Including our Partnerina Consultants Mr. Paul Draycott, Principal, Director of Environmental Services and General Counsel (Project Manager and Environmental Technical Review Leader) Mr. Doug Hoffman, Senior Principal, Head of Civil Design and Engineering Principal in Charge (Senior Technical Advisor and Project Quality Contron Dr. David Tay, Senior Principal, Senior Nuclear and Peer Review Engineering Specialist (Emergency Preparedness Advisor) ^ 13 MORRISON HERSHFIELD 899075 ~]~~~~„ Peer Review for Darlington New Nuclear Build 1 ~1 RFP 2008-15 /.eadirtg the ri'ar Mr. Geoff Pound, Principal, Vice-President Infrastructure Engineering (Municipal Infrastructure Technical Review Leader) Mr. James Weir, Principal, Director of Transportation Operations and Engineering (Land Use and Transportation Technical Review Leader) Mr. John Grebenc, Principal, Director of Municipal Transportation and Engineering (Municipal Transportation Technical Review) Dr. Ali Mekky, Senior Transportation Policy and Planning Specialist (Transportation and Traffic Analysis Technical Review) Mr. Farooq Arshad, Principal, Senior Water Resources Engineering Specialist (Hydrology and Surface Water Technical Review) Mr. Larry Hennigar, Associate, Senior Water Resources and Municipal Infrastructure Engineering Specialist (Hydrology and Surface Water Technical Review) Mr. Jonathan Veale, Environmental Assessment and Management Planner and Sustainability Strategist (Sustainability Technical Review) Mr. Robert Blakeney, Senior Sustainable Engineering Specialist (Sustainability Technical Review) Ms. Jennifer Bruin, Senior Environmental Assessment and Planning. Specialist (Socio- Economic Technical Review) Ms. Erin McLachlan, Senior Terrestrial Ecology Specialist (Terrestrial Ecosystems Technical Review) Mr. Alan Wormington, Senior Ornithologist and Terrestrial Ecology Specialist (Terrestrial Ecosystems Technical Review) Ms. Deborah Crawford, Senior Marine and Freshwater Aquatic Biology Specialist (Aquatic Ecosystems Technical Review) Mr. Craig Binning (Hemson Consulting Ltd.) Senior Socio-Economic and Municipal Finance Specialist (Socio-Economic Technical Review Leader) Ms. Kelly O'Brien, (EDP Consulting Ltd.) Senior Socio-Economic and Employment/Business Specialist (Socio-Economic Technical Review) Mr. Mory Mortazavi (Peto MacCallum Ltd.) Senior Geoenvironmentalist and Hydrogeologist (Geology and Hydrogeology Technical Review) Mr. Michael Lepage (RWDn Principal, Air Quality Program Director (Atmospheric Technical Review- Air) ^' ~ 14 MORRISON HERSH FIELD 899076 ~lar~~ton I,eadu~g the KaJ Peer Review for Darlington New Nuclear Build RFP 2008-15 Mr. Scott Penton (RWDn Principal, Senior Noise Engineering Specialist (Atmospheric Technical Review -Noise) Mr. Richard Unterman (Unterman McPhail Associates) Principal, Senior Cultural and Built Heritage Specialist (Cultural and Physical Heritage Technical Review) Mr. Andrew Murray (AM Archaeological Associates) Principal Senior Archaeologist (Physical Heritage Technical Review) Mr. Phillip Stewart (Pound Stewart Associates) Senior Planning and Policy Specialist (Land Use Technical Review) Ontario Power Generation and Consultant Professional Staff Mr. John Peters, Environmental Assessment Manager, Ontario Power Generation Ms. Donna Pawlowski, Manager, Strategic Planning 8 External Relations, Generation Development, Ontario Power Generation Mr. Andrew Muller, Senior Advisor -Community Studies Generation Development - Licensing, Ontario Power Generation Mr. Dave Chin-Cheong, Section Manager, Environmental Assessment Generation Development, Ontario Power Generation Mr. Don Gorber, President and Director of Environmental Assessment Studies, Senes Consultants Limited Mr. Robert Doney, Environmental Assessment Manager, MMM Group m' 15 MORRISON HERSMFIELD 899077 ~j~;~,~„-~~~ .Peer Review for Darlington New Nuclear Build 1 ~ ; ~ RFP 2008-15 /.eadixg tAe riap 4.0 PEER REVIEW TERMS OF REFERENCE 4.1 PURPOSE OF THE PEER REVIEW The Municipality of Clarington, as the host community, retained MH to undertake a peer review of the EIS for the Project. The disposition of our formal peer review comments will be incorporated into the final EIS to be submitted by OPG to the federal government to obtain approval under the Canadian Environmental Assessment Act. The primary objective of our peer review was to ensure that the interests and concerns of the Municipality of Clarington, including its residents and its socio-economic and natural environments, have been properly identified in the preparation of the EIS for the Project and that any potential impacts were satisfactorily addressed through the development of sufficient mitigation. A corollary objective of our peer review was, through discussion of the. project and the interests and concerns of the Municipality of Clarington, to foster a greater understanding between OPG and the Municipality of Clarington so that the concerns, challenges and opportunities that will be realized during the future phases of licensing, detail design and operation can be addressed collegially and positively. 4.2 SCOPE OF THE PEER REVIEW On behalf of the Municipality of Clarington, MH undertook the following activities during the peer review process: 1. Reviewed the Technical Supporting Documents (TSD) and studies prepared as part of the federal environmental review, including the draft EIS, to identify potential issues of concern to the Municipality of Clarington for subsequent discussion with OPG and its consultants; 2. Met with the Mayor and all of the municipal Councilors to understand the concerns, challenges and opportunities facing the municipality that may interact with the project; 3. Attended meetings with the Municipality of Clarington, OPG and its consultants to discuss the EIS and Technical Supporting Documents. At these meetings, missing information, discrepancies and ambiguities in the TSDs and the draft EIS were discussed and clarified and areas in the TSDs and the draft EIS were identified where additional information or analysis was required; 4. Participated in a site tour of the proposed development site to understand the unique challenges for constructing the proposed facilities; r~ 16 MORRISON HERSMFIELD 899078 ~]~ y.i ~~0~ Peer Review for Darlington New Nuclear Build 1Q(~( RFP 2008-15 Leodieg !be ri'ar 5. Provided input into OPG's environmental assessment process, on behalf of the Municipality of Clarington, to benefit and add value to the EIS as it pertained to potential issues of concern for the Municipality of Clarington; 6. Provided advice to municipal staff to assist in understanding technical issues and reports; 7. Prepared a draft and final report of the peer review findings; and 8. Presented the peer review findings to Clarington Council. The Technical Supporting Documents reviewed under the Terms of Reference for this engagement included the following disciplines and key areas of focus under each discipline: Socio-Economic Environment • community services including fire and emergency services • infrastructure growth servicing capacity, including traffic and transportation • municipal finance • local employment opportunities and competition for skilled workers • local business opportunities and economic competition • local tourism and business impacts during construction • community image • recreational facilities impacts • public involvement and concerns with the project. Terrestrial Environment • wildlife habitat and corridor modification • removal or displacement of terrestrial species, including mammals, birds, amphibians, reptiles and insects • species at risk Hydrology and Surface Water Quality • surface water relocation and drainage • surface water runoff quality • shoreline coastal processes • lake circulation and water quality • thermal plume Aquatic Environment • shoreline infilling and modification ~~ 17 MORRISON HERSHFIELD 899079 ~~~~~Qn Peer Review for Darlington New Nuclear Build 1 .l(( RFP 2008-15 Leadigg !Ar Nb~ • installation of intake and discharge structures • aquatic species entrainment and impingement • on-site aquatic habitat effects Geology and Hydrogeo/ogy • lowering of local ground water table • landfill and berm creation • stabilization of disturbed surfaces Land Use and Transportation • access to site for materials and personnel • rail and dock construction, if required • increased road traffic effects and accident frequency • transportation and disposal of conventional waste Atmospheric Environment • air quality • dust and noise during construction • cooling tower operation • noise and gaseous emissions during operation Physical and Cultural Heritage • impact to cultural heritage and archaeological sites • visual change to landscape Ecological Risk Assessment • effects on non-human biota Conventional Accidents and Malfunctions • construction accidents • spills of contaminants Emergency Preparedness • evacuation capabilities and procedures • emergency planning ^ 18 MORRISON HERSH FIELD 899080 ~~~~ ~-^~ Peer Review for Darlington New Nuclear Build ~w RFP 2008-15 leading the N'a) The Environmental Impact Statement (EIS) reviewed under the Terms of Reference for this engagement included the following key components: • scope of the project for EA purposes • compliance with the Draft and Final EIS Guidelines • integration of the precautionary approach • sustainability • residual and cumulative effects impact assessment • approach and commitments to follow-up monitoring • regulatory requirements •_ benefits of the project 4.3 PEER REVIEW APPROACH Morrison Hershfield, at the direction of the Municipality of Clarington, based the peer review of the Project environmental assessment on an evaluation of how. the EIS and the supporting technical documentation addressed: • The identification of the environmental effects of the project, including the environmental effects of conventional malfunctions and accidents, • The likely cumulative effects related to other projects or activities that have been or will be undertaken, and the significance of these effects, • The measures proposed to mitigate adverse environmental effects, • The requirements of a follow-up program in respect of the project, and • Sustainable development, precautionary approach, study strategy and methodology, and use of existing information The review of any and all issues relating to Radiation and/or Radioactivity was not a component of the peer review. Additionally, the technical supporting documentation as it pertained to Aboriginal Interests, Human Health and Nuclear Waste Management was also not a component of the peer review. The scope of the peer review work did not include a review of the information submitted by OPG to support the Licence to Prepare Site application, except where such information was common to the EIS and the Licence to Prepare Site application. 19 MORRISON HERSHFIELD 899081 ~]~~~~ Peer Review for Darlington New Nuclear Build 1 RFP 2008-15 I.eadipg the IYaJ 5.0 PEER REVIEW FINDINGS The descriptions of the project components and project impacts for each of the technical disciplines reviewed are taken from the document Environmental Impact Statement, New Nuclear-Darlington Environmental Assessment (SENES Consultants Ltd. and MMM Group 2009). 5.1 AQUATIC ENVIRONMENT Aquatic Environment Project Components The technical supporting document Aquatic Environment -Existing Environmental Conditions Technical Support Document, New Nuclear -Darlington Environmental Assessment (Golder 2008) characterized the aquatic environment into the following environmental sub-components: Aquatic Habitat: includes tributary watercourses and ponds on the Project site, and the adjacent areas of Lake Ontario. In these different areas, it is characterized by conditions of flow, current, bathymetry, temperature, substrates and water quality that influence its status with respect to the federal Fisheries Act (i.e., presence and types of fish habitat). Because the areas occupied by existing and future intake forebays will be artificially separated from Lake Ontario, they were not included in the assessment; and • Aquatic Biota: includes the communities of underwater plants and animals that occupy the aquatic habitat defined above. These include, depending on habitat conditions, periphyton, aquatic macrophytes, phytoplankton, benthic invertebrates, zooplankton and fishes. Aquatic biota may also include rare, vulnerable, threatened and endangered aquatic species. Aquatic Environment Project Impacts The likely effects on Aquatic Habitat will be primarily as a result of direct losses of habitat associated with physical development of the site and operation of the cooling/service water intake and discharge facilities. The Project will result in removal of the onsite ponds representing a net loss of onsite aquatic habitat. Approximately 400 m of the upper reaches of each of two intermittent tributaries of Darlington Creek will be lost and/or altered as a result of the Project. The Project may result in the degradation of fish habitat in the upper reaches of an intermittent tributary to Lake Ontario (west of Park Road) as a result of its re-alignment or removal 20 MORRISON HERSHFIELD 899082 ~]~~~0„ Peer Review for Darlington New Nuclear Build 1 11 RFP 2008-15 Lexdixg r'he N'ax The Project will result in the loss of 44.8 ha of nearshore aquatic habitat in the area of lake infilling. The embayment created at the mouth of Darlington Creek between the Project infilling area and St. Marys Cement wharf may experience increased algae growth and entrapment due to less mixing of the nutrients from Darlington Creek, warmer temperatures and the protected nature of the embayment. The Project will result in localized loss of some VEC species (i.e., benthic invertebrates, round goby) within the construction area footprints of the lake infill and the cooling/service water intake and discharge structures. The Project will result in impingement and entrainment losses as a result of the once- through lake-water cooling option, and to a lesser degree, with the cooling tower option. Peer Review Findings Overall, Morrison Hershfield concurs with the findings of the Aquatic Environment Existing Conditions and Effects Assessment in that the fish habitat within the area of Lake Ontario proposed for infill is of marginal quality due to the high-energy environment along the lakeshore. Morrison Hershfield concurs that the loss of fish habitat associated with the proposed lake infill, notwithstanding the immense area of habitat that will be lost, is not significant in the context of the amount of similar habitat available in Lake Ontario. Morrison Hershfield further concurs that these and other impacts and effects to the aquatic environment can be mitigated to the extent feasible and compensated for where mitigation is insufficient. OPG will develop a comprehensive Fish Habitat Compensation Plan to satisfy the requirements of a Federal Fisheries Act Section 35 Authorization. Accordingly, there will be no residual effects to aquatic habitat and the residual effects to aquatic biota are not considered to be significant. Peer Review Comments Morrison Hershfield identified two issues that were forwarded to OPG for formal disposition. They are as follows: Comment: The Municipality desires to the extent possible that all fisheries compensation strategies be prioritized for and implemented within local Municipal watersheds or within the Municipal boundaries of Lake Ontario. Disposition: OPG expects some sort of fisheries compensation will occur with regulatory agencies as a result of habitat loss associated with the proposed lake infill and other in-water works. In negotiating the habitat compensation plan with the regulatory agencies, OPG will propose that compensation strategies be given priority to local municipal watersheds or ~~ 21 MORRISON HERSHFIELD 899083 Peer Review for Darlington New Nuclear Build RFP 2008-15 within the municipal boundaries of Lake Ontario where practicable. However, the contents of the habitat compensation will likely be made by the DFO in collaboration with the MNR and other groups such as CLOCA which is beyond the control of OPG. Comment: Darlington Creek lies within the site study area and, under the bounding scenario, a crossing of the main channel is considered. The characterization of the existing conditions for this watercourse within the site study area relies solely.on dated secondary source information that does not assess the watercourse within the site study area for critical or sensitive aquatic habitat. We suggest a more current, site-specific study is required to adequately characterize the existing aquatic conditions for Darlington Creek on the site and to properly develop site-specific mitigation. Disposition: OPG also identified the need to assess the upper reaches of Darlington Creek. A detailed habitat assessment of the upper reaches has been initiated by OPG. The results of this assessment will be added to the findings of the previous assessment of the lower reaches and reported in the Technical Supporting Document and the Environmental Impact .Statement. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.2 TERRESTRIAL ENVIRONMENT Terrestrial Environment Project Components The Technical Supporting Document Terrestrial Environment -Existing Environmental Conditions Technical Support Document, New Nuclear -Darlington Environmental Assessment (Beacon Environmental 2009) described and addressed the terrestrial environment in the context of the following environmental sub-components: • Vegetation Communities and Species: the basic habitat unit for many wildlife attributes and represents the most important element of ecosystem function; • Insects: the Monarch butterfly, a species of conservation concern migrates through the DN site in large numbers. In addition, many species of dragonflies and damselflies including provincially rare species have been attracted to the constructed and enhanced wetlands; • Bird Communities and Species: these are commonly used as indicators for the assessment of potential effects. They are relatively easy to survey, their status and behaviour are relatively well-understood and they can act as useful ~ -- 22 MORRISON HERSHFIELO 899084 ~]n ~.~ n~^~ Peer Review for Darlington New Nuclear Build 1(1(1(( (~ RFP 2008-15 1_radiag lbe -{'ar surrogates for broader wildlife species that are more difficult to sample (e.g., secretive or nocturnal mammals); • Amphibians and Reptiles: these are good indicators of the quality of wetland habitat as they often respond rapidly to changes in their environment. Ecologically, they represent an important link in the food chain and are also useful for measuring ecosystem health; • Mammal Communities and Species: these are an important element of the food chain. They range from small herbivorous mammals taken as prey by other animals to carnivores; and • Landscape Connectivity: these are elements of the landscape that serve as corridors or linkages and support the movement and dispersal of flora and fauna through the landscape. Terrestrial Environment Project Impacts During the Site Preparation and Construction phase, effects on Vegetation Communities and Species will essentially be bounded by the direct losses of vegetation communities and species as a result of Mobilization and Site Preparation -that will see extensive clearing and grubbing of the site to facilitate it development. The Project will result in the loss of an estimated 113 ha of Cultural Meadow and Thicket Ecosystem. The Project will result in the loss of an estimated 17 ha of Wetland and Thicket Ecosystem. The Project will result in the loss of rare plant species: Common Water Flax-seed, Cup Plant and Loesel's Twayblade. A rare species of dragonfly, Amber-winged Spreadwing, whose only known occurrence on the site is at Treefrog Pond, will be lost to the Project site. Clearing of the Project site will result in the loss of an estimated 74 ha of Monarch (and other) butterfly habitat. As a consequence of the removal of existing breeding bird habitat within the Project site, the Project will result in a decrease in the population of breeding birds on the site. As a consequence of the removal of the shoreline bluffs in the development area of the Project site, the Project will result in a decrease in Bank Swallow nesting habitat and overall colony size. m~ 23 MORRISON HERSMFIELD 899085 ~]~~~„ Peer Review for Darlington New Nuclear Build j `j RFP 2008.15 -.eading iJ~e Wrtr Clearing of the Project site will result in the loss of an estimated 74 ha of migrant bird habitat. The presence of large (i.e., high) structures and buildings on the Project site, including and notably, cooling towers, will result in bird strikes causing injury and death to birds. The presence of security fencing on the Project site, including and notably, around the Protected Area, will result in bird entrapment causing injury and death to birds. Clearing of the Project site will result in the loss of an estimated 113 ha of Cultural Meadow and Thicket Ecosystem that is feeding and winter foraging area for raptors. The Project will result in the removal of three amphibian breeding areas (Treefrog Pond, Polliwog Pond and Dragonfly Pond). Clearing of the Project site will result in the loss of an estimated 113 ha of Cultural Meadow and Thicket Ecosystem that represents Meadow Vole habitat. Access for wildlife travel along the wildlife corridor extending east-west across the Project site is likely to be interrupted at points in time during the site preparation and construction phases. Peer Review. Findings Overall, Morrison Hershfield concurs with the findings of the Terrestrial Environment Existing Conditions and Effects Assessment in that the terrestrial habitat within the Site Study Area is of improving quality due to the predominantly disturbed environment remnant from the DNGS construction. Morrison Hershfield further concurs that impacts and any effects to terrestrial habitat can be mitigated to the extent feasible and compensated for where mitigation is insufficient. Peer Review Comments Morrison Hershfield identified three issues that were forwarded to OPG for formal disposition. They are as follows: Comment: The foss of the Bank Swallow colony within the site study area represents a large percentage of the available shoreline habitat for this species within the local study area and the Municipality. The effects assessment has rationalized that there will be no residual effect from this loss as the effect is limited to the site study area. The site study area for this TSD was modified to include a piece of property, not belonging to the Project site. The mitigation proposed only is partially directed to the actual loss of the bank swallow colony on the site study area (artificial nesting habitat). We m-- 24 MORRISON HERSMFIELD 899086 IRBl~IMg !AP N'A1' v Peer Review for Darlington New Nuclear Build RFP 2008-15 suggest that a more fulsome explanation is required to rationalize the change in site study area for this technical discipline and to explain how the proposed mitigation deals specifically to address the loss of the local colony. Disposition: OPG has categorized the extent of loss related to active Bank Swallow burrows based on 2007 data. Monitoring of the colony continues. Although a residual effect was determined, it was further determined to be "Not Significant" in the context of the CEAA. The Site Study Area was modified to include colonies that are in general proximity to each other (Bank Swallow Evaluation area). This extended to the east (Wilmot Creek) and west (Oshawa Creek) until a substantive gap in colonies and between existing colonies was reached. This was rationalized in the TSD based largely on professional opinion and illustrated with mapping. Based on professional judgement, this is a more meaningful area for a species which has its breeding habitat more or less 'confined' in this area to the lake Ontario shoreline area south of the ancient Lake Iroquois shoreline (approximately Taunton Road). The TSD explains that the suggested mitigation represents a range of measures that includes some innovative, direct and indirect approaches to address the removal of Bank Swallow burrows and nesting habitat that will be necessary in order for the project to advance. While we recognise that these suggested measures do not represent and exact "like-for-like" we also believe that a meaningful attempt has been made to provide tangible measures that will be to the long term benefit of the swallows. We respect the comments of the reviewer regarding the loss of habitat, however we respectfully disagree that compensatory or mitigative actions need always match exactly the nature of the loss. For example, compensation measures have been authorized with respect to fish and fish habitat that do not represent an exact like-for-like match, if the measures contribute to the long-term gains related to fish habitat. Comment: The assessment of the potential for bird strike mortalities on the cooling towers was completed using previous studies on other sites. We suggest that local conditions need to be analyzed and compared to the conditions on the comparison sites so that the predicted effects are more representative of the local environment. We suggest that follow-up monitoring should be conducted for bird strike effects to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced. Disposition: OPG used a similar structural design on a Great Lakes shoreline and a peer-reviewed study for strike data. Further analysis of existing conditions at this location and comparative analysis with other locations for which `` 25 MORRISON HERSNFIELD 899087 ~~~~~„ Peer Review for Darlington New Nuclear Build L j RFP 2008-15 leading tAe wok reasonably comparable data might be available is in our opinion, highly unlikely to result in a finding that bird strikes would be an order of magnitude higher. It is important to note that "comparable data" might be limited to vegetation and geographic analysis as radar data is unlikely to be available elsewhere for similar structures and locations. Therefore we submit that our ultimate conclusion would be unchanged. Any a priori determination of bird.strikes is at best an estimate. We have recognised that towers would result in strikes of hundreds of birds; even in the unlikely event that this number were thought by others to be in the thousands (as it has been for example for the lit buildings of~the downtown City of Toronto), it might.be reasonably concluded that the-effect would still be Not Significant in terms of bird populations. Should Cooling Towers be constructed at the Project site, OPG agrees that follow-up monitoring to confirm predicted results would be appropriate. Comment: There is an inconsistency between the Effects Assessment document and the EIS in that on page 24 of the TSD it is stated that the impacts from the management of stormwater are unlikely to result in a negative effect yet in Table 5.5-1 of the EIS the management of stormwater is listed as a Project work and activity that is likely to result in a measurable change to the terrestrial environment.. We suggest that a review be undertaken to remedy the inconsistency. Disposition: The listing of "Management of stormwater" in Table 5.5-1 was an error. The reference will be removed from the table. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.3 HYDROLOGY AND SURFACE WATER QUALITY Hydrology and Surface Water Quality Project Components The Technical Supporting Document Surface Water Environment -Existing Environmental Conditions Technical Support Document, New Nuclear- Darlington Environmental Assessment (Golder Associates 2009) described and addressed the hydrological and surface water environment in the context of the following environmental sub-components: • Lake Circulation: lake-wide circulation characteristics; near-shore lake current direction and velocity; water velocities and directions in the vicinity of cooling water intakes and discharges; and cooling water withdrawal volumes and rates; • Lake Water Temperature: lake-wide thermal regime; and nearshore mean temporal and spatial temperature variations; ^ ' `" ` 26 MORRISON HERSMFIELD 899088 ~larington Peer Review for Darlington New Nuclear Build RFP 2008-15 ~.Plli~lNg IAP 1Va- • Site Drainage and Water Quality: stormwater and liquid effluents from the site and the resultant receiving water quality; and • Shoreline Processes: processes that affect the nearshore conditions in the vicinity of the Project site (e.g., geomorphic setting and bathymetry; sediments; Lake Ontario water levels; wave conditions; and ice behaviour). Hydrology and Surface Water Quality Project Impacts Changes to current circulation patterns in Lake Ontario are likely as a result of alterations to the shoreline associated with lake infilling and a deflection of alongshore currents associated with operation of aonce-through lake-water cooling system. These changes in and of themselves are not considered an adverse effect of the Project in terms of lake circulation, however the changes are considered further in terms of their likely consequential effect on Lake Water Temperature and Shoreline Processes. Warmer water temperatures than currently exist in Lake Ontario at the mouth of Darlington Creek are likely to result from the creation of the embayment between the infill area and the St. Marys Cement property. These changes in and of themselves are not considered to represent an adverse environmental effect in the Surface Water Environment, however changes in Lake Water Temperature were considered further in terms of impacts to the Aquatic Environment. Thermal discharges associated with the operation of the service water and cooling water systems will likely result in a measurable change in the turbulent mixing zone of the discharge diffuser, which is typically confined to less than 50 and 15 m east and west of the discharges for the once-through cooling option and the cooling tower option, respectively. These changes in and of themselves are not considered to represent an adverse environmental effect in the Surface Water Environment,. however, changes in Lake Water Temperature were considered further in terms of impacts to the Aquatic Environment. The operation of the cooling tower option will result in the concentration of constituents in the water withdrawn from the lake and chemicals will be added to the tower process water to ensure performance objectives are met. These flows will be returned to the Lake. stormwater, active liquid effluent systems and inactive liquid effluent systems will contain contaminants. However, changes in Lake Water Quality associated with these processes are not likely to be meaningful as the concentrations will meet regulatory requirements. The embayment created at the mouth of Darlington Creek between the NND infilling area and St. Marys Cement whart may experience increased algae growth and entrapment due to less mixing of the nutrients from Darlington Creek, warmer temperatures and the protected nature of the embayment. Construction of the infill area coffer dam, as well as the cooling water intake and discharge for either cooling option is likely to result in turbidity in the lake water. Any ^ 27 MORRISON HERSH FIELD 899089 Peer Review for Darlington New Nuclear Build RFP 2008-15 NaJ turbidity created will be temporary in nature,. and the extent of the turbidity plume will be limited because of the high-energy environment of the nearshore. Placement of the lake infill and construction of the cooling water intake and discharge structures will result in disturbance and loss of lake substrates. These changes in and of themselves are not considered to represent an adverse environmental effect in the Surface Water Environment, however the loss of lake substrates is considered further in terms of impacts to the Aquatic Environment. Peer Review Findings Overall, Morrison Hershfield concurs with the findings of the Hydrology and Surface Water Environment Existing Conditions and Effects Assessment in that the proposed site preparation, construction and operation of the Project offers negligible impacts to the existing environment when considered in terms of the mitigation measures proposed and mandated through regulatory approvals. Peer Review Comments Morrison Hershfield identified two issues that were forwarded to OPG for formal disposition. They are as follows: Comment; A relatively large area of lake infilling is proposed for this project. The reviewers agree that additional area needs to be made available for construction staging and materials storage. We suggest that a more fulsome explanation of the need for this infill be provided that compares the available area for construction staging with that used for the existing Darlington Nuclear Generating Station. This explanation should also incorporate the efficiencies accounted for through phased construction, current construction technologies and. methodologies and the in-design strategies available for minimizing the extent of the infill. We suggest that there should be a commitment to further review of in-design mitigation measures to reduce the area of infill once a vendor has been selected and the vendor's construction needs are assessed. Disposition: OPG agrees that additional rationale for the bounding lakefill area would be useful to the reader. More information will be included in the description of the lakefill requirements in Chapter 2 of the EIS. The rationale will include a description of the role of the infill area through each phase of the project. Some of the key aspects of the lakefill rationale will include the extent of large modular components being transported to the site via lake barge or ship; the need for safe and secure conditions on the lake side of the power block foundations once the site has been excavated below lake level to bedrock; the need for sufficient security protection from public access on the lake side of the plant; and the need for additional operating island around the reactors in the event that cooling towers are m 28 MORRISON HERSH FIELD 899090 ~~~1~~Un Peer Review for Darlington New Nuclear Build RFP 2008-15 Leadieg the W'ar required. The EIS also identifies the potential for stormwater management and settling ponds, shoreline gravel bars and splash pools for migratory birds during the operations phase of the project. The EIS will also outline how the specific extent and design of the lake infill will be documented as part of each licensing step, from site preparation when the initial lake filling will occur, through construction where the offloading and laydown of large equipment will occur, and through plant operation where site security, safety and 'increased site biodiversity will be described. Comment: stormwater management is limited to a screening level assessment due to the vendor selection not being finalized. Amore fulsome commitment to in-design mitigation criteria for water quality using Best Management Practices should become part of the Scope of Project. We suggest that follow-up monitoring should be conducted for water quality discharges to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced or there are issues of non-compliance with regulatory thresholds. Disposition: The Scope of Project does indeed address the requirement to ensure that stormwater discharges meet applicable quality standards. This has been reinforced through edits to EIS Section 2.5.9 (stormwater Management) that include the commitment that Good Industry Management Practices will be applied to ensure that appropriate and effective stormwater control and management features are incorporated into all phases of the Project, and that all discharges from related facilities will meet applicable quality criteria. It can be expected ,that monitoring of site discharges will be an aspect of OPG's ongoing due diligence program; and this will include any specific quality monitoring requirements that may be required of approvals granted for the Project. Follow-up monitoring of the receiving system (Lake Ontario) has been recommended in the EIS. Currently, follow-up monitoring for on site stormwater has not been recommended based on water quality noted at DNGS and other nuclear sites. However, the appropriateness of monitoring will be addressed by the regulators and included in the Environmental Monitoring Plan as deemed necessary. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.4 GEOLOGY AND HYDROGEOLOGY Geology and Hydrogeology Environment Project Components The Technical Supporting Document Geological and Hydrogeological Environment - Existing Environmental Conditions Technical Support Document, New Nuclear - ~° ~ 29 MORRISON HERSNFIELD 899091 Peer Review for Darlington New Nuclear Build RFP 2008-15 Leading Darlington Environmental Assessment (CH2M HILL 2009) described and addressed the Geological and Hydrogeological Environment in the context of the following environmental sub-components: • Soil Quality: the physical and chemical characteristics of the surface and subsurface materials; • Groundwater Flow Regime: the rate of flow and volume of groundwater; and • Groundwater Quality: the chemical characteristics of the groundwater system. Geology and Hydrogeology Environment Project Impacts _ Based on comparisons to the current operations at DNGS, stormwater management facilities can potentially affect localized soil quality. Based on comparisons to the current operations at DNGS, stormwater management facilities can potentially affect localized groundwater quality. Tritium concentrations were found at a maximum concentration of about 500 Bq/L in shallow groundwaterjust beyond the DNGS Protected Area. It is inferred, therefore, that operation of the Project may increase the concentration of tritium in localized groundwater. Groundwater Flow conditions will be changed permanently by the Project. The most significant change will result from permanent dewatering necessary to facilitate the excavation and grading activities. Changes will also result from alterations to the topography and from new drainage system associated with the facility. These changes will result in consequential changes to existing flow and recharge characteristics. Some consequential changes will be beneficial in that. they will serve to offset changes brought about by dewatering. Peer Review Findings Overall, Morrison Hershfield concurs with the findings of the Geological and Hydrogeological Environment Existing Conditions and Effects Assessment in that the proposed site preparation, construction and operation of the Project offers negligible impacts to the existing soil and groundwater quality and groundwater regime, both on the site and within the 1200 metre zone of influence. Peer Review Comments Morrison Hershfield identified one issue that was forwarded to OPG for formal disposition. It is as follows: • 30 MORRISON HERSM FIELD 899092 ~]~~ ~-^~ Peer Review for Darlington New Nuclear Build 1 ~w RFP 2008-15 /.eodiNg Ih~ liar Comment: Dewatering drawdown within the 1200 metre zone of influence was modelled. We suggest that the model is extremely sensitive to the input hydraulic properties and a more conservative (higher) value for soil permeability (i.e. the hydraulic conductivity K value) should be used to ensure that there will be no drawdown effects within the zone of influence, particularly for any potable water supplies within the zone. We suggest that follow-up monitoring should be conducted for drawdown effects within the zone of influence to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced. Disposition: OPG is satisfied that the reviewer accepted the majority of the work with one exception. The reviewer has raised concerns with respect to the validity of the model to predict affects to well water users at the extremity of the zone where the water table may drop in elevation due to dewatering operations at the NND Project. OPG agrees that the model is sensitive to input parameters such as the hydraulic conductivity, among others. However, OPG believes that the model contains sufficient conservative elements and reflects the existing conditions. The groundwater flow model has been developed using representative hydraulic properties for the aquifer and aquitards that make up the groundwater flow system for the area. During construction of the model, the hydraulic conductivity of the model layers have been adjusted to best match the existing water level data for the site, the stream flow in the area (i.e. Darlington Creek and other surface waters) and the recharge for the surface soils. The model is considered to be well calibrated because it represents the key elements of the physical system within a local context, the parameter values 'used in the model are within physically realistic ranges similar to values measured at the DN site, and the model provides an acceptable match to observed data on both local and site. scales. The predicted drawdown of approximately 1,200 m resulting from dewatering was evaluated using the groundwater flow model. There are several lines of evidence supporting the limited extent of drawdown resulting from dewatering. Comparisons between pre- and post= construction water levels for the DNGS indicate that the drawdown resulting from construction extends to distances on the order of 600 to 800 m. Similarly, the observed drawdown associated with the St. Marys quarry is isolated to the area immediately adjacent to the quarry (less than 500 m) (Golder, 2004). Field measurements during the pumping test indicate a low aquifer transmissivity (a measure of how much water can be transmitted horizontally), which will result in a tight, narrow drawdown cone. Given these comparisons to actual field measurements, the area of influence of the drawdown as depicted by the model simulations are ~!' ~ 31 MORRISON HERSMFIELD 899093 ~~~_ ~~^~ Peer Review for Darlington New Nuclear Build ~(.( (~ RFP 2008-15 leadiwg !Ae Pr'pJ considered to be reasonable representations of the drawdown that may occur due to dewatering. The nearest domestic wells are located at distances of about 1.5 kilometres form the approximate edge of the excavation for the dewatering. Therefore, the domestic wells are at the outer range of the drawdown cone and will experience the least amount of drawdown within the area of influence. For the dewatering work, the suggested follow-up monitoring will be included because OPG will need to obtain regulatory approvals that usually contain monitoring requirements to measure the extent of drawdown and confirm predictions within the zone of influence. Pre and post dewatering monitoring will assist in assessing whether any adverse effects that may result from the dewatering work at the Project occurred and was mitigated as necessary. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.5 TRAFFIC AND TRANSPORTATION Traffic and Transportation Environment Project Components The Technical Supporting Document Traffic and Transportation -Existing Environmental Conditions Technical Support Document, New Nuclear- Darlington Environmental Assessment (MMM Group 2009) described and addressed the Traffic and Transportation Environment in the context of the following environmental sub- components: • Transportation System Operations: operational efficiency and adequacy of all modes of transportation (i.e., road, rail, marine) relative to demand; and • Transportation System Safety: safety-related conditions associated with all modes of transportation (road, rail and marine). Traffic and Transportation Environment Project Impacts Notwithstanding system improvements that will be made by the jurisdiction responsible for the roads network, some intersections will experience decreased Levels of Service (LOS) in the future as a result of Project-related traffic. These conditions will be experienced primarily at intersections and in the roads network south of Highway 401 between Courtice Road and Waverly Road. Locations of increased collision occurrence have been identified in the LSA. The road safety audit conducted along major roadways within the LSA identified issues generally MORRISON HER$HFIELD 32 899094 ~]~~~0~ Peer Review for Darlington New Nuclear Build l RFP 2008-15 Leading tl~e ri'aS typical of those that can routinely be found in similar study areas. The most common concerns include pavement conditions, approach configurations, sightline issues and inadequate pedestrian facilities. Given that the Project will add traffic to the existing roadways and contribute to ongoing degradation of the roads system, there is an increased likelihood of collisions and/or other safety-related incidents. It is possible the some unknown quantity of surplus excavated soil may be exported from the Project site for disposal. Until a destination for such soil is known, specific haul routes for the transport vehicles are also unknown. However, the three northbound arterial roads in the vicinity of the Project site, Holt Road, Waverly Road and Courtice Road, Holt Road were selected for the assessment of effects. Depending on the frequency of truck trips, the CP Rail level crossing on Holt Road north of Highway 401 could contribute to an increased frequency of train/truck collisions. Peer Review Findings Overall, Morrison Hershfield was of the opinion that the traffic and transportation methodologies and subsequent analysis completed for this Project was not adequate to fully identify potential impacts to the Municipality of Clarington. Peer Review Comments Morrison Hershfield identified two key issues that were forwarded to OPG for formal disposition. The two comments are as follows: Comment: The transportation effects analysis did not assess the traffic impacts to the Municipality of Clarington from truck traffic resulting from off-site excess soil haulage or haulage of cofferdam and other materials to the New Nuclear Darlington site except for Holt Road. We suggest that a more fulsome analysis of municipal road impacts from these sources needs to be completed to adequately identify and quantify the impacts. Mitigation will need to be reviewed following the additional analysis. We suggest that follow-up monitoring should be conducted for transportation and traffic effects to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced. Comment: The traffic operations analysis for both existing. conditions and effects assessment was done at an individual unit level for various selected intersections within a designated area. We suggest that this level of analysis is insufficient to adequately identify the potential traffic and transportation impacts to the Municipality of Clarington and that a more fulsome network-style analysis, or equivalent level of effort, needs to be completed within a broader area of study. The area bounded by Regional Road 57, Courtice Road and Taunton Road is suggested. Link levels of service should be accounted for. Mitigation will need to be reviewed following the additional analysis. We suggest that follow-up monitoring 33 MORRISON HERSHFIELD 899095 ~]~! ~ ~-^~ Peer Review for Darlington New Nuclear Build j ~(~(~ RFP 2008-15 /.eading the N'ar should be conducted for transportation and traffic effects to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced. Disposition: OPG conducted the Transportation and Traffic assessment within a study area considered to be appropriate for. the size and scope of the project. Nevertheless, both reviewer's Comments 2 and 3 suggest that the detailed study area chosen for the Project was not large enough to allow detailed conclusions to be drawn to adequately identify and quantify the impacts on the municipal roads. The original study area for the New Nuclear Darlington Environmental Assessment was comprised of the road network bounded by Courtice Road (west), Baseline Road (north) and Regional Road 57 (east). The Existing Conditions and Effects TSDs were written based upon analysis conducted within this boundary. In discussions with the Municipality of Clarington, OPG agreed to conduct additional traffic studies in a larger or enhanced study area, to compliment the original studies pertormed. The larger study area will be bounded by Courtice Road (west), Highway 2 (north), Regional Road 57 (east) and Lake Ontario (south). The same work and analyses will be conducted in this enhanced study area that was conducted in the original study area. This additional work in the enhanced study area will assess the existing transportation infrastructure network, identify impacts from any future developments and outline any improvements to be implemented on the road network. The conclusions resulting from the analysis in the enhanced study area will be compared with those from the original study area (as described in the Existing Conditions and. Effects TSD, and EIS). Any changes to the original conclusions will be identified and additional.... mitigation measures developed. This work is expected to be completed prior to the EA submission to Joint Review Panel. Although specific details in regards to soil haulage routes and material delivery is not accurately known at this time, once a vendor is selected for this project, offsite soil storage locations and suppliers. of material for the project will be identified. At that time detailed analysis of the different traffic routes can be undertaken. The effects TSD describes the soil haulage scenario as the bounding condition being within 25km of the Project site. Mitigation measures provided in the EIS (Table 5.15-1) include development of a Traffic Management Plan. This Traffic Management Plan will be derived through collaboration with OPG, the Municipality of Clarington and the Region of Durham. The Traffic Management Plan will assist in identifying transportation system deficiencies. Regular discussions will be held to maintain the status of any issues that arise and ^ MORRISON HERSHFIELD 34 899096 ~]~~ ~}O~ Peer Review for Darlington New Nuclear Build 1 ~c. RFP 2008-15 I.radixg tAr rigr identify new issues. The TrafFc Management Plan will be used to deal with issues such as the soil haulage and material delivery concerns, when more specific information is known. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.6 ATMOSPHERIC ENVIRONMENT Atmospheric Environment Project Components The Technical Supporting Document Atmospheric Environment -Existing Environmental Conditions Technical Support Document, New Nuclear -Darlington Environmental Assessment (SENES Consultants Ltd. 2009) described and addressed the atmospheric environment in the context of the following Project sub-components: • Air Quality: the physical (climate and meteorology) and chemical characteristics (nonradiological only) of the airshed in the vicinity of the Project site; and • Noise: sound level characteristics in the vicinity of the Project site. Atmospheric Environment Project Impacts With limited exception, the concentrations of the modeled contaminants in air are below their respective regulatory criteria. The exceptions, SPM at one receptor location and acrolein as a result of an elevated background condition. Based on the results of the modeling which considered very conservative bounding assessment scenarios, the changes in Air Quality as a result of the Project are not considered to represent an adverse environmental effect in the Atmospheric Environment. Some measurable increases to background concentrations of the contaminants are predicted at onsite and offsite receptor locations. Although within regulatory parameters (not including hydrazine which does not have a 24-hour AAQC), these increases were considered further in terms of pathways to Human Health, Non-Human Biota and VECs in the Terrestrial Environment and the Socio-economic Environment. Changes in conditions in the Atmospheric Environment associated with operation of cooling towers include meteorological (e.g., fogging, icing, water deposition), aesthetic (visual effects of vapour plumes) and physical (salt deposition). These changes are not considered to represent an adverse environmental effect of the Project in the Atmospheric Environment. Noise conditions in the vicinity of the residential receptors are largely related to background traffic, and to a lesser extent, the operations at St. Marys Cement. A moderate increase in sound levels is predicted during site preparation activities at the closest residence west of the Project Site. This will be of limited duration and only occur 35 MORRISON HERSHFIELD 899097 ~]n y.~ ~}^~ Peer Review for Darlington New Nuclear Build 1(j( ~(~ RFP 2008-15 Leading ~J1e H'aJ during the day. The predicted increases in sound levels at the other residential receptors are negligible during all phases of the Project and are not considered to represent an adverse environmental effect in the Atmospheric Environment. Peer Review Findings Morrison Hershfield concurs with the findings of the Atmospheric Environment Existing Conditions and Effects Assessment in that the proposed site preparation, construction and operation of the Project offers negligible impacts to the existing atmospheric environment and that the mitigation measures identified are sufficient to negate any residual effects. Peer Review Comments Morrison Hershfield identified two key issues that were forwarded to OPG for formal disposition. The two comments are as follows: Comment: Notwithstanding the Project will be operated as a separate facility from the existing Darlington Nuclear Generating Station, the cumulative noise impacts of the existing operations and the proposed new operations should be considered together for the purposes of establishing a baseline for comparison. Noise mitigation must be applied whenever there is an excess of the established limit (not optional) and the effects assessment in Table 3.2-2 should be reviewed with this requirement in mind. Please review the Health Canada criteria on noise impacts from transportation sources to ensure that current criteria are used. Disposition: The Project site is considered to be a completely separate operation from the existing operation -existing conditions include the existing site. Sound levels from the Project site were assessed using both provincial and federal guidance. The provincial guidance document, NPC-205 (MOE, 1995b) establishes the sound level limits for stationary sources such as industrial and commercial establishments or ancillary transportation facilities affecting points of reception in Class 1 and 2 Areas (Urban). Potential impacts from the project, from sources such as construction equipment, are outside the scope of NPC 205. In light of this, more general criteria were sought for assessment of all project related noise sources (increase in local traffic, construction, Project operations). Federal guidance (Health Canada, 1989) and provincial land use guidance (LU 131 MOE 1997) were reviewed, as each provides a magnitude of relative sound level above background. Health Canada is currently in the process of developing a national guideline approach for examining potential environmental noise impacts for projects under the Canadian Environmental Assessment Act. However, these guidelines are in draft form and under considerable revision. Health Canada was contacted directly to request the draft version; however, they would not issue its ~~` 36 MORRISON HERSHFIELD 899098 ~]~~ ~-/-^„ Peer Review for Darlington New Nuclear Build l ~LUlj RFP 2008-15 leadixg tAr xqr release. While it is recognized that these are intended for application in transportation projects, these were adopted as indicators of potential noise effects for this Project on the basis that noise is a nuisance effect whether it be from transportation sources or otherwise, and the relative magnitude of the incremental increase (if any) should be applicable. Section 2.2.3 of the Baseline TSD has since been revised to include the above discussion and indicate that the NPC 205 limits have been adopted. These limits were adopted not to confirm compliance but rather as an indicator of potential effects of the Project. Section 5 (Noise Assessment) of the Baseline TSD has also been significantly revised. The section provides a summary. review of the municipal, provincial and federal noise guidance documents considered in establishing assessment criteria. From the review the MOE guidance NPC-205 (MOE 1995b) for stationary sources appeared to be the most applicable for this assessment. However NPC-205 scope excludes construction activities that will contribute to the potential effects of the Project. A review of other guidance documents provided a suitable means to assess the impact of all sources of noise As discussed above, the assessment of the noise impact of the Project was performed per the criteria of MOE NPC 205 even though the guidance only applies to stationary sources of noise and construction noise is excluded in NPC 205. The Effects TSD Tables 3.2-2 and 3.2-3 have been revised to summarize the significance of incremental increases in noise levels according to the provincial and federal guidance (MOE 1997 and Health Canada 1989, respectively). Again, they typically to transportation projects, not industrial noise source assessments. However it was determined that in the absence of noise criteria values for all aspects of the Project, these indicators were deemed to be relevant for the Project. Comment: The Air Dispersion Model produced inconsistent results, particularly for upwind concentrations and background levels. Contributions for roadway and on-site sources appear to be understated. The result is that the effects analysis de-emphasizes the difference between the build and no- build scenarios and understates the attainment status of some receptors. We suggest that the modeling approach be reviewed and a validation exercise be performed. Instances of where local monitoring data differs from modeled data should be identified. Disposition: OPG has reviewed the modelling approach as suggested. The regulatory air dispersion model for existing facilities in Ontario is the O. Reg. 346 dispersion model. This model is the current regulatory model for the existing plant at DNGS. The Ontario Ministry of the Environment (MOE) implemented a new regulation in November 2005. Ontario Regulation ^ MORRISON HERSHFIELD 37 899099 ~larington Leading the waJ Peer Review for Darlington New Nuclear Build RFP 2008-15 419/05: Air Pollution -Local Air Quality (O. Reg. 419) replaces O.Reg 346. MOE is using a phased approach for implementation the new regulation, with new facilities, such as the Project, required to comply with O. Reg. 419. The new O.Reg. 419 sets out new and updated effects based air standards and applies new Air dispersion models. The existing DNGS site is not required to update the model until 2020. The model preferred for use by the MOE is AERMOD. AERMOD is the model used to assess air quality effects associated with the Project. In order to have a baseline condition against which to assess the effects, the existing conditions were also modeled with AERMOD to allow a common basis against which to identify a change in the environment. AERMOD was used for the atmospheric dispersion modeling of the emissions from DNGS. AERMOD is a steady state Gaussian Plume model that provides options to model emissions from a wide range of sources. Dispersion modeling was~conducted to determine the contribution of the emission sources to the local air quality. The model predictions were used in conjunction with the monitoring data to determine the appropriate contribution from upwind sources to add to the model predictions to determine the air quality concentrations as specific receptor locations. Various other emission and dispersion models were used, in addition to AERMOD, in the Air dispersion modeling work from this Project. These included Mobile6.2C, CAL3QHC, O.Reg. 346. Review of the modeling results has also been accepted as a useful verification step to take prior to finalizing the EIS. As a component of this review a validation exercise will be undertaken to illustrate for the roadways adjacent to the DN site, whether the AERMOD calculations agree with the CAL3QHC results for the same sources. At the same time, a confirmation of the appropriate upwind background concentrations will be completed and any gaps will be identified and the appropriate documentation revisions or studies will be performed. The conclusions of the assessment are not expected to change as a result of this work. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.7 PHYSICAL AND CULTURAL HERITAGE Physical and Cultural Heritage Project Components The Technical Supporting Document Physical and Cultural Heritage Resources - Existing Environmental Conditions Environmental Assessment Technical Support Document- New Nuclear- Darlington (Archaeological Services Inc. 2009) described MORRISON HERSHFIEID 38 899100 ~]~~~}^~ Peer Review for Darlington New Nuclear Build 1 ~tu RFP 2008.15 .Leading tAe N'ar and addressed physical and cultural heritage in the context of the following Project sub- components: • Archaeology: Aboriginal and Euro-Canadian resources comprising both sub- surface features and artifacts that pertain to archaeological sites (including marine archaeological sites) and areas of archaeological potential; and • Built Heritage and Cultural Landscape: Euro-Canadian resources pertaining to built heritage features such as architecture or above-ground structural remains and artifacts, or cultural landscape units such as farm complexes, roadscapes, waterscapes, railscapes, historical settlements, cemeteries or commemorative sites/plaques. A third possible sub-component, Paleontology, is not relevant for these EA studies due to the absence of identified physical heritage resources, such as paleontological sites, within the Project site. Physical and Cultural Project Impacts As a result of physical disturbance of the site during the Site Preparation and Construction Phases, three Euro-Canadian archaeological resources, identified as Site H1 (Brady, AIGq-83), Site H5 (Metcalf, AIGq-85) and Site H7 (Crumb, AIGq-86), will experience total displacement.. In the event that Project works and activities encroach into the area thought to be occupied by the Burk Cemetery, and Burk Pioneer Cemetery Monument and Plaque (BHF-1) the cemetery and the monument and plaque will be totally displaced. Peer Review Findings Overall and subject to the formal comments below, Morrison Hershfield was of the opinion that the physical and cultural heritage assessment methodologies and subsequent analysis completed for the Project appropriately categorized the predicted effects of impacts and was adequate to fully identify potential impacts to the Municipality of Caarington. Peer Review Comments Morrison Hershfield. identified two key issues that were forwarded to OPG for formal disposition as follows: Comment: The analysis of existing cultural heritage resources was completed within the site study area only. We suggest that a more conservative boundary of 500 metres should be used to document existing conditions and determine potential effects. ^ 39 MORRISON HERSH FIELD 899101 ~l~l,~~n Peer Review for Darlington New Nuclear Build l RFP 2008-15 I.e~~ipg Ike N`or Disposition: The reviewer accepted the assessment, but suggested an improvement to increase the assessment of the Site Study area by 500 m to ensure conservatism. As added benefit to the work completed for the Site Study area, OPG agrees to extend its documentation of existing cultural heritage resources, i.e. built heritage features and cultural landscapes, by 500 metres beyond the Site Study Area. This work.was completed in May 2009 and will be reported in a TSD. Comment: Assumptions concerning the Burk Cemetery remain indeterminate. We concur with the need for additional research into this site to determine whether interred remains exist so that the proper mitigation can be developed. In the interim, we suggest that a very conservative zone of no disturbance be established for planning purposes. Disposition: The initial scope of the project included the removal of the Burk Pioneer Cemetery as it was thought that only the monument needed to be re- located. However, as the EA progressed, new findings increased the uncertainty regarding the possibility that internments may be present. As a result, the removal of the Burk Pioneer Cemetery was withdrawn from the scope of the NND Project. Nevertheless, OPG has completed both archival and genealogical research relating to the Burk Pioneer Cemetery. While members of the John Burk Jr. (ca 1786-1832) family were buried there (at least eleven interments are present), there are no records or transcripts indicating that any of the bodies have been transferred to another local cemetery. OPG will develop along-term plan to protect the Burk Cemetery by including a buffer zone of 60 m around the known boundary of the cemetery to ensure its conservation. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.8 SOCIO-ECONOMIC ENVIRONMENT Socio-Economic Environment Project Components The Technical Supporting Document Socio-economic Environment -Existing. Environmental Conditions Environmental Assessment Technical Support Document - New Nuclear- Darlington (AECOM 2009) describes the potential effects of the Project in the context of the following environmental sub-components and which are referred to as community assets. The description of the Socio-economic Environment applies the concept of "community wellbeing" as its overall analytical framework. This concept has been used as the basis for sociological, economic and sustainable development planning studies in Canada and internationally. 40 MORRISON HERSM FIELD 899102 ~)~~~~-~~ Peer Review for Darlington New Nuclear Build 1 ; w RFP 2008-15 /_eading tl~r War • Human Assets: population and demographics, skills and labour supply, educational; health and safety, social services, and economic development services; • Financial Assets: employment, business activity, tourism, income, residential property values and municipal finance and administration; , • Physical Assets: housing, municipal infrastructure and services; and community character; , • Social Assets: community and recreational facilities and programs, use and enjoyment of property and community cohesion; and • Natural Assets: Atmospheric Environment, Surface Water Resources, Aquatic Environment, and Terrestrial Environment. For the purposes of the Socio-economic Assessment, the natural assets sub- component was detailed in separate TSDs. Socio-Economic Environment Project Impacts The Project may result in increased requirements for some municipal and social services, including fire, policing, emergency preparedness, health care and day-care. The increased requirements are small relative to the existing municipal and social services base and can reasonably be expected to be addressed through ongoing service expansions required as a result of routine development and supported by increased tax revenues associated with the Project. The Project is not expected to result in adverse environmental effects on economic development, tourism, agriculture, property values, or municipal revenues and finance. If the Project were to be implemented with natural draft cooling towers, it would result in a negative change in the character of communities in the LSA and RSA from where the cooling towers would be a prominent feature of the landscape, particularly in the immediate vicinity of the Project site. Reduced use and enjoyment of the community and recreational features on the Project site during the Site Preparation and Construction Phase. Nuisance-related effects (e.g., dust, noise, traffic) may impact some residents living along truck haul routes may experience disruption to their use and enjoyment of their property during the Site Preparation and Construction phase. If the Project were to be implemented with natural draft cooling towers, it would result in reduced enjoyment of private property in the RSA and LSA due to the visual dominance of the cooling towers on the landscape. Several socio-economic benefits were also identified as a result of the project and they are discussed in section 6.0. Benefits to the Municipality of Clarington from this project ^ ~" 41 MORRISON HERSHFIELD asslos ~~~ y.; n~~~ Peer Review for Darlington New Nuclear Build ~(~ RFP 2008-15 Lewdiag lAe R'ar are certain only to the extent that Clarington has an authority to accrue such benefits, such as taxes or development charges. Peer Review Findings In general, the socio-economic effects analysis was thorough in scope however Morrison Hershfield was of the opinion that the socio-economic methodologies and subsequent analysis completed for this Project was not entirely adequate to fully identify potential impacts to the Municipality of Clarington. However, as the resolution of financial impacts to the Municipality of Clarington were confidential and not discussed within the framework of the peer review, Morrison Hershfield focused on the baseline existing conditions methodologies and non-financial socio-economic impacts. Peer Review Comments Morrison Hershfield identified seven key issues that•were forwarded to OPG for formal disposition as follows: Comment: We suggest that the changes in the automotive sector are more than a "predicted cyclical slowdown"' and what is occurring is a major restructuring in the North American automotive sector. GM in Oshawa is evolving and the future is uncertain- at this point and there should be an assessment of the potential impacts to the Municipality of Clarington with respect to competition for employment at the Project and the supply of materials from local businesses. Disposition: OPG agrees and additional information has been included in the Socio- Economic Existing Conditions TSD to recognize the major restructuring occurring in the North American auto sector. The Socio-Economic Environment Assessment of Environmental Effects TSD has been revised to recognize competition for employment for the Project is a provincially- wide phenomenon and not specifically focused in Clarington, Oshawa and is not specific to the auto sector. The TSD will recognize that job opportunities associated with the Project will be limited for auto sector employees, since the skill set and types of jobs are specific to nuclear energy. However, opportunities do exist for specialized trades (e.g. boilermakers, millwrights, crane operators, ironworkers) that the auto sector may have. These trades have a greater opportunity for employment opportunities. Additional information was added to the TSD to recognize the recommendations of the "Community Adjustment and Sustainability Strategy for Oshawa and Durham Region" responding to the changing economic structure of Durham Region; The Socio-Economic Existing Conditions TSD has been revised to clarify that Infrastructure Ontario is undertaking an evaluation of potential ~~ - 42 MORRISON HERSHFtELD 899104 ~1~~~~-~~ Peer Review for Darlington New Nuclear Build 1 ; w RFP 2008-15, !_eading ahe Rar vendors to construct the Project and that one part of the evaluation is the investment in Ontario (measured by total impact on the Ontario GDP). Some of this investment may occur in the LSA, including Clarington. However, many of the parts and supplies to be used in the construction phase of the Project are likely to be sourced outside of the LSA and that existing businesses that supply goods and services to the Project site are not likely to expand. Based on results from a Nuclear Service Supplier Survey, some nuclear service industry suppliers may choose to relocate to the LSA should the Project proceed. Comment: The day trip tourist market is an important component of the overall tourist market to Durham Region and the host community, Clarington (not just for parks, including Darlington Provincial Park, but also for downtown areas and tourist businesses). The importance of same-day visitors needs to be acknowledged and the predicted impacts on this economic resource assessed. Given the wide range of other competing locations for the day- trip market, anything that interferes with access to or the attractiveness of the host community could impact visitation levels. Decreased levels of tourists staying overnight in the area may translate into lower spending at tourist related attractions in the area. Tourism is a very competitive industry -tourists may choose to visit other areas where they have less competition for accommodations and will not be inconvenienced by any perceived or real impacts in the area (traffic congestion, noise) during construction. Attractions and services oriented to tourist markets in Clarington (not just the Darlington Provincial Park and Bowmanville downtown) may lose some business. We suggest that there needs to be amore fulsome assessment of the financial impacts on the host community from tourism diversion during construction and operation of the New Nuclear Darlington project. Disposition: OPG agrees that the day trip tourist market is an important component of the Durham and Clarington tourist economy. Additional information has been included to the Socio-Economic Environment Existing Conditions TSD recognizing the importance of the day trip tourist market and importance to downtown areas and tourist businesses. In addition, 2007 additional tourism data has been added to quantify the importance of the day tourist visits to Durham Region. The Socio-Economic Environment -Assessment of Environmental Effects TSD has been revised to acknowledge that businesses focused on tourism are vulnerable to tourist diversion. Additional analysis will be focused on this potential effect during the Site Preparation and Construction Phase of the NND Project when tourists may compete with construction workers for accommodation, and during the Operations Phase as a result of changes in community character should natural draft cooling towers be constructed. ^ MORRISON HERSH FIELD 43 899105 Peer Review for Darlington New Nuclear Build RFP 2008-15 Lending Although some tourist markets may lose business, we disagree that an assessment of financial impacts on Clarington from tourist diversion during construction and operation of the NND Project is necessary. Overall, the potential effects of the NND Project on tourist diversion are anticipated to be minor. This is supported by local study area stakeholder interviews that were conducted in which the majority of tourist operators indicated they had no concerns with the NND Project, and some mentioned that the project would be a benefit by bringing more people into the area and creating economic opportunities. Comment: The EIS discusses the "indirect effects" of the Project on school enrolment. It is unclear why this is considered an indirect effect; if the employees are a direct impact then perhaps the families should also be considered a direct impact. Nonetheless, the report provides some estimate of the enrolment growth based on the "population growth in the Rural Study Area and Local Study Area." It is unclear as to what the impact is of the Project both during the construction phase and the ongoing site operation. Nor is it clear if the growth in students, over the planning period, can be accommodated within the existing schools or whether new pupil places will be required. There is the potential of direct and indirect fiscal impacts to the School Board arising from the Project. Disposition: OPG disagrees that the family members (school children) should be considered a direct impact. The direct effect of the Project is the provision of employment opportunities. School enrolment is described as an indirect effect, as it is a result from the provision of employment opportunities. We do not recommend any additional changes. OPG agrees that the Socio-economic Environment Existing Conditions TSD should clarify what the impact of the Project has on school enrolment during the construction and operation phases. The TSD has been modified to acknowledge that increasing enrolment is being experienced by some schools boards operating in Clarington and that are indicators that there are increasing pupil accommodation needs in Clarington. The TSD indicates that this situation is the result of rapid population growth in the municipality over the past several years. The Socio-economic Environment Assessment of Environmental Effects TSD provides an estimate of the number of additional students that would need to be accommodated within the LSA, including Clarington and places this effect in the context of continued growth in population likely to be experienced in the future. The assessment concludes that the indirect effect of the Project is a small proportion of the anticipated municipal growth. An assessment of the ability of existing schools to accommodate student growth has not been undertaken, nor is it required. With respect to the ability of existing schools to accommodate the number of students MORRISON HERSHFIELD 44 899106 Peer Review for Darlington New Nuclear Build ~~~111~DI1 RFP 2008-15 leading ~Ar ii'a) anticipated as an indirect result of the Project, the TSD reports on interviews with School Board officials. They provided insight as to how they routinely review and plan for additional or declining enrolment. Interviews with school board officials indicated that they did not anticipate that the Project would place additional demands on School Boards that could not be met through normal planning -but requested that OPG keep them informed about the Project schedule and anticipated workforce demands. OPG has committed to such information sharing. With respect to the fiscal impact on school boards, the assessment indicates that school boards and individual schools that are in decline stand to benefit from increased enrolment, while those that are anticipating increased enrolment will also benefit from increased funding and will be in a better position to implement their plans for new schools with more confidence. The TSD was revised to include a statement that existing fiscal mechanisms are available to assist with capital and operating costs of school boards (ie. Educational Development Charges for new development and municipal tax revenues for existing development). Comment: It is understood that the Project will provide on-site fire services; however, the new facility, will create an increased demand on Clarington's Emergency and Fire Services. During the long construction phase there will be a significant increase in traffic to and from the site by construction employees, materials being delivered and removed from the site, and related activities. The increased activity will result in additional off-site incidents that will require a deployment of Clarington Emergency and Fire Services personnel, vehicles and equipment. Post-construction, the Project will continue to generate servicing needs related to the ongoing full-time employment at the new facility and the regular cycle of site and facility refurbishments at the site. Clarington is under significant pressure to expand fire service provision and historical services are not an adequate indicator of future need. The discussion on the impacts on Clarington's Emergency Services appears to be understated, as does the potential fiscal impact to the Municipality arising from these impacts. As the municipality grows and develops the Emergency and Fire Services department needs to expand buildings, vehicles, equipment and personnel to be able to respond at an appropriate level, and at acceptable response times, to a growing number of incidents. The EA indicates that the indirect demands of the Project will be addressed by the Municipality through increased household property taxes associated with the Project and other revenues (e.g. development charges)." No analysis or quantification is made to support this statement. Development Charges are only available to fund initial capital needs and do not provide monies to offset additional operating costs (ie. Fire). In ^ MORRISON HERSH FIELD 45 899107 Clarington ead~ag /Ae Kai Peer Review for Darlington New Nuclear Build RFP 2008-15 addition, the historic service level restriction of the Development Charges Act results in development charges not fully funding growth-related fire service needs in Clarington. It is likely that the increased property assessment from households indirectly related to the Project, at the current Municipal tax rates, will not fully fund the associated increase in fire service costs. The report should include quantifiable analysis to support the suggestion - that the Municipality's finances will not be adversely impacted and also an analysis as to when the Municipality-will require the funding to supply additional services in comparison to when the Municipality will realize increases in tax revenues from the Project. Disposition: OPG recognizes that Clarington needs to expand its fire services (as evidence by Clarington's plans to hire additional fire services staff in the next several years) and that historical levels of services are not an adequate indicator of future need. The Socio-economic Environment - Existing Conditions TSD has been modified to clarify the current state of fire services in Clarington, the roles of Clarington's and OPG's fire services and relationships. The Socio-economic Environment -Assessment of Environmental Effects will note that it is a requirement of the Project Agreement that the Vendor (responsible for construction) must provide an emergency plan to the satisfaction of OPG regarding the provision for on-site emergency and fire response during the site preparation and construction phase. The size and other requirements for such a fire response service are not known at this time. The TSD will state that development charges collected by the municipality as part of new development in the municipality (including sonne buildings for the Project) as well as property taxes that OPG currently pays and will continue to pay will also be available to the municipality to support fire services. Monies for the ongoing maintenance of these services will be available from property taxes to be paid by OPG and other community members. The Host Municipality Agreement between OPG and Clarington is intended to address the indirect effects of the Project on municipal fire services. No additional analysis is required. Comment: We suggest that the Municipal Finance and Administration section of the report is inadequate for the Municipality to assess the fiscal impacts of the Project. The analysis and report doesn't quantify or examine the direct and indirect expenditure impacts of the Project and associated growth. The report provides some discussion and analysis of estimated additional 46 MORRISON HERSHFIELD 899108 ~]~; y,~,,,-f~~ Peer Review for Darlington New Nuclear Build 1 ~ ~ ~ RFP 2008-15 Leading tAr R'ar tax revenues that will be contributed by the Project and associated households. There is little to no support for these global tax revenue estimates or an allocation to the various municipal governments in the Regional Study Area and Local Study Area. More importantly, additional tax revenues are only one half of municipal fiscal impact analysis with the other half being the impact on municipal expenditures. The Municipality of Clarington has no way of determining the fiscal impact of the Project without a complete and thorough examination of the expenditure impacts. Clarington is facing significant fiscal issues but the report does not identify them. In 2008, Hemson Consulting completed a study on behalf of Clarington entitled Financial Impact Analysis of New Development. This study identified a number of important fiscal issues facing Clarington including service levels, capital budget constraints, forecast rising debt levels and significant upward pressure on tax rates -all of them important to be assessed in the context of the Project. Disposition: The Municipal Finance and Administration section of the Socio-Economic Assessment of Environmental Effects TSD was not intended to assess the fiscal impacts of the NND Project on the municipality. Fiscal impact assessment is commonly undertaken by municipalities for major developments. As noted by Hemson (2008) Section 5.3.8 of the Official Plan for the Municipality of Clarington provides for a fiscal impact analysis to be undertaken'for large scale developments. The Host Municipality Agreement between OPG and Clarington is intended to address the indirect effects of the Project on municipal finances. No additional analysis is required. OPG recognizes Clarington's fiscal issues and the EIS and TSDs have being revised to recognize the fiscal situation of Clarington. The Hemson (2008) report referenced provides an analysis of residential development proposals and their cumulative effects on municipal services. Key conclusions from this report have been included in the Socio-economic Environment -Existing Conditions TSD. It is anticipated that workers at the Project will pay their share of property taxes, to provide for the level of service required to accommodate their needs. Comment: The Project will receive water supply and waste treatment from the Region. However, there is no analysis of the impact on the ability of Clarington to continue to grow once the required servicing capacity for New Nuclear Darlington has been taken out of the available Regional capacity. What will be Clarington's share of the remaining available Regional servicing capacity and is that sufficient to support the growth plans for the municipality? 47 m~ MORRISON HERSH FIELD 899109 ~-Iat.~gto~ Peer Review for Darlington New Nuclear Build RFP 2008-15 /,eadiag Jbe N`ar Disposition: OPG recognizes that the NND Project will utilize servicing capacity for water supply and sanitary sewer service from the Region. Based on discussions with Durham Region Works Department staff, servicing for the NND Project has been accounted for in its plans and as such, the new CWPCP has sufficient capacity to accommodate the project and allow for additional growth in Clarington. The Socio-economic Environment -Existing Conditions TSD has been modified to acknowledge servicing limitations in some areas of Clarington and notes that the Regional Works Department is currently undertaking a Master Water and Wastewater Servicing Strategy for Durham Region. This study identifies existing constraints on services and the potential means of addressing them, including planned expansions to water supply and sanitary sewage facilities. The Socio-economic Environment -Assessment of Environmental Effects TSD quantifies the additional direct and indirect demands on water and sewage and concluded that the NND Project and its associated population are not expected to place demands on municipal water and sewage systems that would exceed their existing or planned capacities. Comment: The discussion of municipal infrastructure should also assess the impacts, both financially and on the residents, from the loss of recreational opportunities and facilities such as the on-site soccer pitches and the Waterfront Trail. Disposition: OPG agrees that the discussion on the potential loss of recreational opportunities and facilities such as the on-site soccer pitches and the Watertront Trail should be provided. This information is provided in Section 3.3.4.1 "Community Recreational Facilities and Programs„ in the Socio-Economic Environment Assessment of Environmental Effects TSD. The Socio-economic Environment -Assessment of Environmental Effects TSD provides mitigation for such effects through the Host Municipality Agreement. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.9 CONVENTIONAL ACCIDENTS AND MALFUNCTIONS Accident and Malfunctions Project Components The Technical Supporting Document New Nuclear -Darlington Environmental Assessment Technical Support Document -Environmental Effects Assessment, Malfunctions, Accidents and Malevolent Acts (SENES Consultants Ltd. 2008) described ^ -,. 48 MORRISON HERSN FIELD 899110 ~l~l~~~n Peer Review for Darlington New Nuclear Build RFP 2008-15 Leading thr ri'aS and addressed conventional accidents and malfunctions in the context of the following Project sub-components: • Site Preparation and Construction, and • Operations and Maintenance Accident and Malfunctions Project Impacts For each category of screened impact scenarios one or more conventional malfunction and accident scenarios were selected as the bounding scenario. The criterion for the selection of the bounding scenario was the extent of environmental interaction resulting from the event. The bounding scenario is expected to have a greater potential environmental effect than the other scenarios within the category. The screened impact scenarios include: • Accidents involving release of fuel into Lake Ontario; • Accidents involving release of fuel or oil onto land; • Accidents involving a release of chemicals; • Accidents involving the fall of heavy equipment; • Fire and explosion accidents; • Accidents involving the release of gases; • Accidents involving occupational health or personal injuries; and • Accidents involving a sediment release during dredging. Peer Review Findings Overall, Morrison Hershfield was of the opinion that the accident and malfunctions assessment methodologies and subsequent analysis completed for the Project appropriately categorized the predicted effects of impacts from conventional accidents and malfunctions and that, following the application of safe construction practices, on- site response capabilities and regulatory safety compliance, was adequate to fully identify potential impacts to the Municipality of Caarington. Peer Review Comments Morrison Hershfield identified one key issue that was forwarded to OPG for formal disposition as follows: ^ 49 MORRISON HERSMFIELD 8991 1 1 ~~~; n~~~ Peer Review for Darlington New Nuclear Build ~( RFP 2008-15 /.tadiag !be NbT Comment: The analysis of predicted construction injuries has been compared to any other construction project which does not appear to adequately quantify or qualify the construction accidents that will be likely realized during the construction of the New Nuclear Darlington site, in both terms of numbers (type and severity including fatalities) and duration (construction years). This more fulsome analysis of accidents needs to feed into the broader discussion on Socio-Economic, Human Health and the challenges that Caarington currently faces, and will face in the future, in providing emergency medical services. Disposition: The reviewer's concern that the comparison of accidents was not adequately addressed with respect to quantifying or qualifying construction accidents has been elaborated on in the TSD and EIS. The discussion of accidents resulting in personnel injuries has been expanded and clarified in the Malfunctions, Accidents and Malevolent Acts Technical Support Document (TSD) and the EIS.. Clarification was provided that the rates of injury for employees working on the construction of NND facilities is expected to be equal to or less than those at other. construction sites for jobs of similar duration and complexity in Ontario. The three primary categories of construction-related injuries at Ontario construction sites are injuries due to falling, from falling objects, and from electrical hazards. These are the same primary categories of injury to construction workers employed by OPG. This provides additional confidence in comparing the potential injury rates (see below) between Project construction work and other Ontario construction worksites. Historically, injury rates at OPG facilities compare favourably with those reported for construction work in Ontario. In response to the reviewer's comment, statistics have been added to the TSD and the EIS, and a comparison has been made between the All Injury Rate (AIR) for (a) all work in the construction industry in Ontario (data from the Construction Safety Association of Ontario (CSAO)), (b) all work done by contractors employed by OPG (where OPG is the constructor), and (c) all work done by OPG employees. In 2007, these numbers were 6.64, 2.08 and 1.12 injuries per 200,000 hours worked, respectively. (It is noted in the TSD that the definitions of AIR used by OPG and CSAO differ slightly, but the numbers are still able to be compared for the purpose of trending.) In addition, in 2007 in Ontario there were 1.96 lost time injuries per 200,000 hours worked in the construction industry. In this same time period, there were no lost time injuries to construction workers employed by OPG. The comparison of these statistics demonstrates that OPG workplaces are generally safe workplaces, and reflects the importance that OPG places on safe work. The OPG contractor will be required to prepare aSite- Specific Safety Plan that OPG will audit to ensure compliance with Health and Safety requirements in the Project Agreement with the contractor. m 50 MORRISON HERSN FIELD 8991 12 ~~~~~^„ Peer Review for Darlington New Nuclear Build Ulj RFP 2008-15 LPAI~IAB MP H'pT OPG understands emergency medical services (EMS) are provided by the Region of Durham. Nevertheless, during the site preparation and construction phase of the Project, it is anticipated that the Vendor will provide EMS on the site to address triage incidents. Funding for EMS service off-site would be collected through existing fiscal mephanisms (ie. property taxes). OPG will include additional information on EMS in the Socio-Economic Assessment of Environmental Effects TSD to further address. Morrison Hershfield believes that the issue has been fully dispositioned and that it is considered closed. 5.10 EMERGENCY PREPAREDNESS Emergency Preparedness Project Components The Technical Supporting Document Emergency Planning and Preparedness (SENES Consultants Ltd. 2008) described and addressed evacuation planning and capabilities in the event of a nuclear accident in the context of the following Project sub-components: • 3 kilometre evacuation region • 10 kilometre evacuation region • 15 kilometre "shadow" evacuation region A detailed Evacuation Time Estimate (ETE) study was undertaken specifically for the Project to show that a safe evacuation could take place if a nuclear emergency were to occur. Evacuation time estimates were determined for the Emergency Planning Zone around the Project site; this includes the two evacuation regions of 3 km and 10 km, each of which is divided into Protective Zones. A total of 12 scenarios representing different seasons, time of day, day of the week, and weather were considered. Two temporal scenarios were evaluated: 2006 and 2025. Emergency Preparedness Project Impacts The Project impact relating to emergency preparedness is the potential that residents, employees and visitors within the evacuation zones could not evacuate safely within the prescribed 24-hour time limit. Peer Review Findings Overall, Morrison Hershfield was of the opinion that the emergency preparedness and evacuation time estimate methodologies and subsequent analysis completed for the Project appropriately identified the capabilities to meet the minimum evacuation time in the event of a nuclear accident, subject to the flawless coordination and execution of the provincial, regional, local and site emergency response plans. ^ 51 MORRISON HERSMFIELD 899113 ~~~ y~j n ~}~» Peer Review for Darlington New Nuclear Build ~(jjj~(. jl RFP 2008-15 Leading IMe H'ai Under the current level of emergency planning, there is ample buffer time available to comply with the prescribed 24-hour evacuation time limit Peer Review Comments Morrison Hershfield identified one key issue that was forwarded to OPG for formal disposition as follows: Comment: The analysis of emergency preparedness was well done and demonstrates that this project can be completed with more than adequate emergency preparedness and planning during all phases. We suggest that, notwithstanding there would be a negligible change in the final results, the model used to determine evacuation time should include a consideration for night traffic which results in an inherent reduction in capacity on its own. Disposition: Although the reviewer acknowledged that this TSD was well done, a suggestion to include evacuation time for night traffic was made. It is difficult to quantify the capacity reduction of a highway section due to night operating conditions since peak traffic flows rarely occur during darkness. However, night time traffic flows in the vicinity of highway work zones can best approximate the capacity reduction posted in the comment. A search for data yielded the study referenced below (based upon freeway work zones in Ontario). The study reported on a capacity reduction of around 7% during off-peak hours due to lighting condition (Day versus Night). The investigation included the effect of darkness on freeway traffic capacity through work zones on urban freeways. "This paper reports findings from recent investigations into freeway capacity at several reconstruction zones in Ontario, Canada. The aim is to provide guidelines for estimating freeway capacity at reconstruction sites. Findings are presented in two parts. The first involved results of individual investigations to estimate a base capacity at freeway reconstruction sites and the individual effect of several important factors that are believed to affect this capacity, namely; the effect of heavy vehicles, driver population, rain, site configuration, work activity at site, and light condition..." As part of our analysis, we estimated that rainy weather conditions would reduce highway capacity by 10 percent. Since the estimate of night time capacity reduction cited in the referenced paper is 7 percent, we believe that our adverse weather ETE estimates can be used to approximate ,the ETE values for night time evacuation conditions. No further analysis is warranted for EA purposes. m~ MORRISON HERSHFIELD 52 899114 Peer Review for Darlington New Nuclear Build RFP 2008-15 Morrison Hershfield believes that the issue has been fully dispositioned and that it is considered closed. 5.11 ECOLOGICAL RISK ASSESSMENT Ecological Risk Assessment Project Components The Technical Supporting Document Ecological Risk Assessment - Assessment of Environmental Effects Technical Support Document -New Nuclear -Darlington Environmental Assessment (SENES Consultants Ltd. 2009) describes the potential effects of chemicals and ionizing radiation on non-human biota. The Ecological Risk Assessment (ERA) Technical Support Document (TSD) differs from the TSDs relating to other environmental components in that it includes a compilation of the various factors within each of the other environmental components, namely, air quality, surface water quality, groundwater quality, and radiation and radioactivity in air and water, which are factors that may affect non-human biota. The consideration of ecological risk associated with non-human biota is described in the context of the following environmental subcomponents: • Terrestrial Biota • Non-Radiological • Radiological • Aquatic Biota • Non-Radiological; • Radiological Ecological Risk Assessment Project Impacts The Project will not result in measurable changes to the non-radiological environment that will adversely affect the VECs identified for the non-human biota component of the environment considering the mitigation measures identified for the Surface Water, Air Quality and Geology and Hydrogeology components of the environment. The Project will not result in measurable changes to the radioactivity environment that will adversely affect the VECs identified for the non-human biota component of the environment considering the mitigation measures identified for the Surface Water, Air Quality and Geology and Hydrogeology components of the environment. ~ 53 MORRISON HERSHFIELD 8991 15 Reference: "Guidelines for Estimating Capacity at Freeway Reconstruction Zones", Journal of Transportation Engineering, Volume 129, Issue 5, pp 572-577, September/October 2003. ~]n y.~~~ Peer Review for Darlington New Nuclear Build Ixodi»g !hr ri`gr RFP 2008-15 Peer Review Findings Morrison Hershfield concurs with the findings of the Ecological Risk Assessment in that the operation of the Project results in immeasurable effects to the Surtace Water, Air Quality and Geology and Hydrogeology components of the environment. Peer Review Comments Morrison Hershfield identified one key issue that was forwarded to OPG for formal disposition as follows: Comment: Currently there is no commitment to conduct follow-up monitoring for non- human biota with respect to the ecological risk assessment. We suggest that follow-up monitoring should be conducted for non-human biota to confirm predicted results and to identify remedial mitigation measures where changes in predicted results are evidenced. Disposition: OPG agrees that a monitoring program should be developed to confirm predicted EA results. The Ecological Risk Assessment TSD concluded that no residual effects on non-human biota were expected as the result of the Project. Since CSA N288.4 °Standard for Environmental Monitoring at Class 1 Nuclear Facilities" is currently under development by industry and the regulator (CNSC), OPG anticipates the standard will apply to the NND project. N288.4, previously known as the "Guidelines for Radionuclides Monitoring in the Environment', was used to form the basic design for the Radiological Environmental Monitoring Program (REMP) that is currently being conducted at the Darlington Nuclear Generating Station. The new standard will require an Environmental Risk Assessment (ERA) to be performed for the Project to provide the basis for developing an Environmental Monitoring Program (EMP). The ERA will include both risks to humans and non-human biota from radiological and non- radiological constituents, and other stressors. Routine review and updating of the ERA is expected. As the reviewer indicated, if substantive changes (e.g. emissions, contaminants, etc) are identified, this program will serve as a means of monitoring the predicted ERA conclusions. Assessments of the EMP, which includes the REMP, will result in measures to rectify concerns as necessary. As future changes to the regulatory requirements and guidance are anticipated, the suggested follow-up monitoring will be included in the development of the EMP for the Project. Morrison Hershfield believes that the issue has been fully dispositioned and that it is considered closed. 54 MORRISON HERSHFIEI_D 899116 ~]~; r,~,~,-f-~~ Peer Review for Darlington New Nuclear Build 1 ~ ; ~ RFP 2008-15 Leading the Rar 5.12 LAND USE ASSESSMENT Land Use Environment Project Components The Technical Supporting Document Land Use Environment-Existing Environmental Conditions Technical Support Document, New Nuclear- Darlington Environmental Assessment (MMM 2009) describes the potential effects of the Project on the land use environment in the context of the following environmental sub-components: Land Use comprised of existing uses of land and policies, regulatory controls and patterns associated with those uses; and Landscape and Visual Setting comprised of landscapes, viewsheds, views and vistas of relevance to the Project. Land Use Environment Project Impacts The visual analysis has established that cooling towers associated with the Project will be a visually dominant feature in the landscape. The structures themselves will be highly visible in the case of natural draft towers, while mechanical draft towers will be less so as a result of visual screening afforded by topographic features. However, in both cases the vapour plumes that will emanate from the towers will be highly visible. The visual dominance of the cooling towers is likely to affect both the municipal planning regime and land use development patterns and opportunities, in the vicinity of the Project site. As the Project is developed and operated, the increased intensity of activities on the Project site is likely to result in changes to land use and development patterns that would transpire otherwise. As the intensity of use increases on the Project site, the existing as well as currently-proposed sensitive land uses surrounding the site will likely transition to employment and industrial uses. For emergency planning purposes, it can be expected that new sensitive land uses will be directed away from the Project site, which will result in a change to the land use and development patterns from those that would otherwise exist. The visual landscape on the Project site will be permanently altered as a result of the Project. Changes will result from several aspects of the Project, including the development of the Northeast Landfill Area, expansion of the existing Northwest Landfill Area and grading of the existing bluff formations on the lakefront. However, the greatest visual effect will be as a consequence of the existence and operation of cooling towers, either natural draft or mechanical draft since their vapour plumes are of similar geometry. The visual dominance of the cooling towers and associated vapour plume is likely to have a consequential effect on Land Use and was also considered for impacts to the socio-economic environment. m^ ~ - "', 55 MORRISON HERSHFIELO 899117 ~~~ ri p~n-}/~n Peer Review for Darlington New Nuclear Build Lea[diingl /he^AI~o:/ ,.~ (,(jll RFP 2008-15 Peer Review Findings Overall, Morrison Hershfield concurs with the findings of the Land Use assessment in that the operation of the Project results in immeasurable effects to the land use planning regime within the local study area. Additional discussion on the potential effects of the visual landscape is discussed in the context of the socio-economic environment. Morrison Hershfield further concurs that the mitigation measures proposed will be somewhat effective in addressing Likely effects of the Project on visual aesthetics, however visual effects of the natural draft cooling tower structures and the associated vapour plume released from either natural or mechanical draft cooling towers from offsite vantage points, including those at considerable distance, cannot be effectively mitigated. Morrison Hershfield further concurs that although there is an irreversible visual impact, the Project will not preclude the use and enjoyment of private or public property within. the Municipality of Clarington and the magnitude of the impact is likely to further diminish over time as the structures become a familiar feature of the landscape and the Project establishes a positive track record. Peer Review Comments Morrison Hershfield identified two key issues that were forwarded to OPG for formal disposition as follows: Comment: The assessment of land uses within the 10 kilometre zone should clearly identify land uses that OPG would have concerns with based on issues such as, but not limited to, security or emergency preparedness. An assessment of those potential land use constraints should be completed to identify inconsistencies with and impacts to future plans for Municipal growth within the 10 kilometre zone. Disposition: OPG agrees that should there be a concern with specific land uses within the 10km zone that they be clearly identified. The 10 km land use assessment zone was used to assess potential effects of the Project on the existing, planned, future and long-term land uses in proximity to the Project site. At this time, OPG does not have concerns with respect to land uses within 10 km of the Darlington Nuclear Site and has not identified any land use constraints with respect to future plans for municipal growth within this distance based on the current and proposed .land uses designated by the Durham Official Plan and Clarington's Official Plan and zoning by-taw. The Provincial Nuclear Emergency Plan provides the off-site basis for emergency planning. This Plan requires OPG to support emergency planning and response for areas within a 10 km radius of all nuclear plants. Should future land uses be inconsistent with MORRISON HERSHFIELD 56 8991 18 ~1~1~~Un Peer Review for Darlington New Nuclear Build RFP 2008-15 !_eadiRg tAe N'aT emergency planning needs for the Project, OPG will have opportunities to participate in the planning process under the Planning Act. Section 5.5 of the Canadian Nuclear Safety Commission's Regulatory Document RD-346 provides population and emergency planning considerations to support the achievement of safety goals. This includes an evaluation of population density and distribution, present and future use of land and resources, site characteristics, populations in the vicinity of the Project site that are difficult to evacuate or shelter, and the ability to maintain population and land-use activities at levels that will not impede the implementation of emergency plans. OPG has undertaken evacuation time estimate modeling to demonstrate that households and businesses can be safely evacuated within 10 km of the Project site through the life of the Project to respond to the CNSC's requirements. In addition, a mitigation measure identified in the Assessment of Environmental Effects TSD for Land Use is that the Region of Durham, the Municipality of Clarington, Emergency Management Ontario, Durham Emergency Management Office, and OPG would coordinate as required to address off-site emergency response provisions as they relate to sensitive land uses in proximity to the Project site. Comment: The measurement of population and employment change could be clearer as the percentage change is based on the future growth as compared to the base 2001 population and employment. In effect the population and employment are almost doubling during the forecast period based on the Provincial Growth Plan, Schedule 3. We examined the past and extrapolated the projected population and employment growth for Durham Region, based on 1996 to 2006 census data because this measures the past growth rates experienced by residents of the Region. When we compare this with the Growth Plan forecasts, we find the Growth Plan population forecasts are higher than the past and extrapolated growth rates, at approximately 4%. Whereas projected employment is approximately 50% higher than the Growth Plan employment forecasts at about 2031, in terms of population, this difference would be the equivalent of 30,000 more people by 2031 and 155,000 less jobs by 2031. In an overall context the objective of the Growth Plan is to intensify relatively more population and employment in the existing urban areas. We suggest the EA should recognize- actual growth patterns experienced as well as forecasts to carry forward to both the land use and socio-economic effects assessments. Disposition: The EA utilized the Growth Plan forecasts, which municipalities are required to conform with, under the Places to Grow Act. These forecasts were used for the EA as they are representative of the population and employment that municipalities are planning for. We acknowledge that past trends are useful for analyzing changes over time. The Existing ^ MORRISON HERSH FIELD 57 899119 ~lariogto~ Peer Review for Darlington New Nuclear Build RFP 2008-75 I.rading the riur Environmental Conditions TSD for Land Use considered land use change over a 1.5 year study period within 10 km of the Project site. The Existing Environmental Conditions TSD for Socio-Economic considered historic population change in the Municipality of Clarington. A mitigation identified in the Assessment of Environmental. Effects TSD for Land Use is that OPG continue to engage in discussions with the Region of Durham and the Municipality of Clarington regarding future land use structure. This mitigation is to ensure that any effects of the Project on land use structure may be considered in collaboration with the appropriate municipalities through the planning processes. This may include such activities as the Official Plan Review. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 5.13 ENVIRONMENTAL IMPACT STATEMENT Environment Impact Statement Project Components The Final EIS Guidelines, dated January 2009, were issued on March 12, 2009. The purpose of the Guidelines is to identify for the proponent, OPG, the nature, scope and extent of the information that must be addressed in the preparation of the Environmental Impact Statement (EIS) for the Project. While the EIS Guidelines provide a framework for preparing a complete and accessible EIS, it is the responsibility of OPG to provide sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and regulatory agencies. The Guidelines outline the minimum information requirements while providing OPG with flexibility in selecting methods to compile and analyze data for the EIS. OPG has prepared an EIS that examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment of the project, and that evaluates their significance. The Environmental Impact Statement, New Nuclear- Darlington Environmental Assessment (SENES Consultants Ltd. and MMM Group 2009) consolidates and describes the potential effects of all of the technical disciplines discussed previously in .addition to the following sub-components: • scope of the project for EA purposes • compliance with the Draft and Final EIS Guidelines • integration of the precautionary approach • sustainability , • residual and cumulative effects impact assessment • approach and commitments to follow-up monitoring ^ 58 MORRISON HERSMFIELD 899120 fl]~~~~„ Peer Review for Darlington New Nuclear Build (v,1 11 RFP 2008-15 Leading the Rur • regulatory requirements • benefits of the project Environment Impact Statement Project Impacts As the EIS consolidates and describes the potential effects of all of the technical disciplines discussed previously, only cumulative impacts are specifically discussed in the EIS. A total of 34 other projects and activities within the RSA were identified at the outset as having the potential to interact with the proposed Project. Of this total, eight are past or existing, four are certain or planned, and the balance (22) are considered reasonably foreseeable projects or activities. Residual adverse effects of the proposed Project were identified in the aquatic, terrestrial, visual landscape and socio-economic components/sub-components of the environment. Therefore, the assessment of potential cumulative effects focused on relevant VECs within these four areas of the environment. In all four areas, the cumulative effects were found to be such that no additional mitigation measures were considered to be necessary. Several beneficial effects, mostly related to the Socio-Economic Environment, were identified. These will serve to offset the residual and cumulative adverse effects identified. In addition, although no residual radiological health effects had been assessed as likely to result from the Project, this aspect of the Human Health component was examined further. The reason for this additional consideration was the general concern typically expressed by some members of the public that their .health, safety and well-being may be affected by radiation and radioactivity from any nuclear project or operation. The cumulative doses to members of the public and workers were found to be low, well below regulatory limits, and thus no additional mitigation measures were considered to be necessary. Peer Review Findings Overall, Morrison Hershfield is of the opinion that the Environmental Impact Statement has been completed very professionally and with a great effort to identify concerns, communicate and consult with relevant stakeholders, and to plan with an overall goal of minimizing the environmental impact of this Project. In our opinion, the EIS has captured the intent and specified content of the Final EIS Guidelines. Peer Review Comments Morrison Hershfield identified several key issues that were forwarded to OPG for formal disposition as follows: 59 MORRISON HER5NFIELD 899121 Peer Review for Darlington New Nuclear Build RFP 2008-15 Comment: The EA study has adequately addressed the Project site in the context of Regional sustainability; however there is little discussion of sustainability initiatives, goals or strategies on the Project site itself. We suggest that sustainability needs to be reviewed and assessed on asite-specific basis and that existing OPG sustainability policies and goals need to be incorporated into construction and operations for the Project. Greenhouse gas emissions should be an indicator for use in site-specific sustainability strategies and mitigation measures, and should be assessed as a residual effect in the absence of mitigation. Disposition: The reviewer is correct in noting that the consideration of sustainability as presented in Section 6.1 of the EIS is framed in terms of the larger Local and Regional Study Areas. This is necessary to address the EIS Guidelines that require that the EIS address Sustainable Development in a context of Project effects on biological diversity; and the capacity of renewable resources that may be affected by the project to meet the needs of present and future generations (EIS Guidelines s. 2.4). This larger context for considering sustainability, however, is augmented by the discussion of OPG's sustainable development programs in EIS Section 2.10. In response to the review comment, that section has been enhanced with the following text: "The EIS Guidelines require that the proponent consider sustainability of the Project in terms of the extent to which biological diversity maybe affected by the Project; and the capacity of renewable resources that are likely to be signitrcant/y affected by it That assessment is presented in Section 6.1 of the EIS. To meet the requirements of the Guidelines, it is framed in a geographical context of the Local and Regional Study Areas. That broader framework is not intended to suggest that sustainability objectives will not be an important consideration also in the Site Study Area, and it is within the site context that operational protocols will be implemented with regard for promoting sustainability at agrass-roots level. OPG as the Project proponent and facility operator will work with other relevant stakeholders to promote sustainable practices throughout the Project. Examples of these practices include: Compliance with all applicable regulations, standards, codes of practice, and the terms of licences and permits to be issued, and this EA concerning environmental effects management; Implementation of the environmental management and monitoring programs as referenced in Sections 2.9.1, 2.9.2 and 2.9.3; and m MORRISON HERSMFIELD 60 899122 ~I~lIl~Un Peer Review for Darlington New Nuclear Build 1 RFP 2008-15 Lradieg IAr R'ar • Continuation of the Biodiversity Plan currently in place at the Project site as described in Section 2.9.4 EIS Section 6.4 includes a discussion of greenhouse gas (GHG) in terms of its effect on climate change. Project-related emissions of GHG will result from both construction and operating equipment. The construction equipment used will comply with emissions regulations and the operating equipment (emergency generators and auxiliary steam boilers) will be state-of-the-art equipment and also meet emissions regulations. As noted above, the Project programs can be expected to include strategies for GHG emissions. Considering the foregoing, GHG emissions are not identified as an effect of the Project however, and also noted, programs and measures will be incorporated throughout the Project to control these emissions. Comment: The EIS is missing evaluations of degrees of uncertainty for the assessment of effects, as required under the EIS Guidelines. Disposition: EIS Section 3.2.7 (Precautionary Principle) has been edited to include the following text to further address issues of uncertainty in the evaluation: The Guidelines require thaf the EA consider the Project through application of a "careful and precautionary manne-" in order to ensure that it does not. cause significant adverse environmental effects. The Guidelines refer to the document "A Framework for the Application of Precaution in Science-based Decision Making About Risk" (NPCC 2003). As indicated in the framework, its purpose is to set out precautionary principles to guide decision-making where there is an absence of full scientific certainty. The EIS and the studies thaf it represents have been completed with regard for this "precautionary principle" such that sufficiently contidenf decisions can be made to protect society's values and priorities: Key themes relative to this principle and which are carried throughout the EIS include that: Qualified professionals fully experienced in their fields performed the work within a structured, organized approach; Industry standards and best practices, including peer review of technical programs were applied; ^ MORRISON HERSMFIELD 61 899123 Clarington I.eadiag the N'aJ Peer Review for Darlington New Nuclear Build RFP 2008-15 • Uncertainties inherent in the use of computer models were compensated through routine application of conservative Project design assumptions and model input parameters; The use of bounding conditions for assessment of effects purposes will routinely result in .over-estimates of likely effects with associated confidence that the likely effects are lower than those predicted; and The EA program will conclude with a comprehensive follow-up and monitoring program, including adaptive management as a key feature to respond to scientific uncertainty and provide for informed decisions and actives going forward. In addition, EIS Section 3.2.5 (Assessment of Likely Effects) has been edited to include the following: As has been described in preceding pages, in many respects, the assessment of effects was carried out using bounding conditions particularly with respect to the scope and nature of the Project work and activity being evaluated. Scientific uncertainty concerning the extent of potential effects is largely compensated for through the use of bounding conditions that typically reflect the outer range of possible conditions. The degree of uncertainty concerning the prediction of effects has been further reduced through the use of best practices by experienced professionals; incorporation of actual measurement data where available and applicable; use of approved models with a history of application; and the use of peer review throughout all stages of the EA to ensure that the science applied in the assessment was appropriate. A further and key element in reducing the uncertainty of predicted effects concerning the NND Project has been the availability of extensive data and operational experience from DNGS, afully-functioning nuclear power station within the DN site with almost two decades of operational and environmental pertormance data. The database of directly-relevant information pertaining to DNGS has provided an important opportunity to benchmark and ground-truth the findings of the NND EA studies. Comment: The EIS guidelines require that any modification to the preliminary recommended Valued Ecosystem Components (VECs) be completed by the proponent following consultation with the public, Aboriginal people, ^ MORRISON HERSH FIELD 62 899124 ~j~;,..~~,~,-~-~~ Peer Review for Darlington New Nuclear Build 1 ~ ; ~ RFP 2008-15 leading ~h~ 11`or federal and provincial government departments and relevant stakeholders. All VECs that have been modified from the EIS guidelines should be supported with a fulsome rationale and the details of the required consultations should be discussed. Disposition: Among other improvements made concerning the discussion of VECs, EIS Section 3.2.4 has been edited to include the following in response to the comment: A preliminary list of VECs was included in the EIS Guidelines (the list was unchanged between the draft and final Guidelines) with the direction that it be modified as appropriate by the proponent, to consider input received during consultations with the public and other stakeholders. Although not specilica/ly prescribed in the Guidelines but consistent with the selection framework described above, it would also be expected that final VEC selection would reflect actual existing conditions relative to the Project as determined through fhe baseline characterization studies. The process for selecting VECs began with a detailed comparison of the preliminary VEC list included in the Guidelines to those VECs that have previously been used for other EAs and related programs with relevance to the NND. An important consideration in this respect was the substantial base of experience concerning VEC selection available to drawn from as the starting point for choosing NND-specific VECs. This experience includes recent EAs for the refurbishment and continued operation of PNGS 8, for the used fuel dry storage facilities at both DNGS and PNGS, for the return to service of PNGS A, and the Port Hope and Port Granby Projects (that together form the Port Hope Area Initiative). The VECs and selection rationale for the. above programs and the preliminary list in the (draft) EIS Guidelines were considered by the study teams conducting the individual baseline environment characterization program for various environmental components. A candidate VEC list was developed for each component and progressively refined based on the increasing knowledge of the existing environment relevanf to the NND, the specific features of the Project (see Chapter 2), and how and the Project and the environmental would be likely to interact. Input to the selection of VECs was solicited from the public and other stakeholders. At Community Information Sessions held in the spring of 2008, OPG presented 22 environmental sub-components and 100 ^ m MORRISON HERSHFIELD 63 899125 Clari~gton Lead~eg tAe RcJ Peer Review for Darlington New Nuclear Build RFP 2008-15 environmental features representing candidate VECs and VEC indicators as identified through the above process, for public discussion and feedback. The VEC selection program was reviewed with Aboriginal groups and Metis organizations and their inpui` solicited during the Aboriginal Information Sharing Session held in May 2008. The final list of VECs ultimately selected for use in the EA considered all public and stakeholder feedback (as discussed further in Section 10.3.1.3). Additional stakeholder input to the VEC selection program was contained in many of the responses by interested parties to the draft EIS Guidelines that were published for comment by the CNSC and the CEA Agency. More than 30 responses were received and published on the CEA Agency website. All were reviewed by the EA team and those that pertained to VECs were considered in establishing the final list of VECs to be used for the EA. The resolution of all comments received on the draft Guidelines concerning VECs is detailed in the individual sections throughout Chapter 4 where the final VECs are introduced. Comment: Table 11.3-1 does not appear to be complete with respect to all of the required regulatory requirements and, accordingly, there appears to be several monitoring requirements that are missing such as off-site dust migration during site preparation. Disposition: In the reviewed version of the EIS, the noted table did not effectively address its intended purpose. As presented, the table suggested that it tabulated a full list of regulatory requirements that would be invoked by the Project when, in fact, this was not its intended objective. -The title of the table has now been changed to "Likely Monitoring Requirements Not Associated with EA Follow-Up"and introductory text added to make it clear that it summarizes a number of on-going monitoring programs not related to the EA follow-up program that will also be carried out, particularly during the implementation phases of the Project These programs will include those that may be required as licence conditions as. well as others that may be conducted as aspects of OPG's due diligence. Those programs will complement the follow-up campaign and data will be shared to meet the collective requirements. Comment: We suggest that follow-up program elements should include dispositions on complaint resolutions and remedial works to address non-compliance issues (particularly with third party agreements and regulatory requirements), ineffective mitigation and/or unpredicted effects. Assumptions surrounding cumulative effects should be subject to follow- ~~ 64 MORRISON HERSHFIELD 899126 Peer Review for Darlington New Nuclear Build RFP 2008-15 Disposition: Introductory text has been added to Section 11 to clarify that the follow-up program is also intended to confirm that mitigation measures have been implemented and are being effective. As was already noted in the section, a related objective of the program is to confirm on an on-going basis, whether assumptions made during the EA remain accurate. Although not stated specifically, this would include assumptions made relating to cumulative effects as well. In addition, a discussion concerning Adaptive Management as relevant to follow-up monitoring will be applied. Specifically, adaptive management will be inherent in the design and implementation of the EA follow-up and monitoring (and related) programs. Prior to its implementation, the plan will be refined and designed in detail, with this design incorporating principles of adaptive management. Adaptive management will subsequently become a fundamental aspect of its implementation to ensure that the monitoring elements remain valid, appropriately encompassing, and responsive to the objectives, including as their focus may evolve over time. The monitoring programs themselves will be routinely re-evaluated and their scopes adjusted to consider such aspects as changing site conditions, or the need to re-focus on specific operational or environmental issues of uncertainty or concern. Finally, a section has been added in Section 11 that describes how the follow-up monitoring data will be managed and disseminated. Because follow-up monitoring is an integral element of the EA, all monitoring data will be provided to the RAs and other FAs that they may choose to designate. The final distribution of monitoring data will be determined in conjunction with finalization of the program itself, however, it is also likely that some aspects of monitoring information will also be provided to other stakeholders as appropriate. Although the form and frequency of the reporting will be determined as the program is finalized, it is reasonable to anticipate that the data will be assembled into a formal monitoring report and submitted on a regular basis. As has been noted, many of the follow- up program elements are likely to be merged with related monitoring programs so it will be likely that data collected during the program will also be distributed to other parties and agencies, based on the requirements of those programs. Morrison Hershfield believes that the issues have been fully dispositioned and that they are considered closed. 65 MORRISON HERSHFIELD 899127 up monitoring of predicted results and remedial mitigation developed is necessary. ~11) y*] n~~n Peer Review for Darlington New Nuclear Build j(,~ ^ I / jl RFP 2008-15 Ztading the N'o! 6.0 BENEFITS OF THE PROJECT A number of anticipated beneficial effects of the Project are likely to be realized during the life of the project. The Project will or is likely to: • Contribute to the maintenance of the social structure and stability of LSA communities and selected municipalities across the RSA; and serve as a positive contributor to the anticipated population growth in these areas because of the increased proportion of the population associated with it; • Create new apprenticeship opportunities that will generate a substantial number of new certified tradespeople available for the Project itself and/or Ontario's construction labour market subsequently; • Serve to maintain the skilled employment base of the energy sector throughout the RSA and LSA in the short term and contribute to the expansion of the skills base over the long term; • Be a catalyst for increased enrolment in post secondary educational programs that provide energy or nuclear related degrees or certificates and other training programs that support certification in a skilled. trade; • Be a catalyst for increased local and regional economic development during each of its phases, and for further development of the Durham Energy Industry Cluster and the Clarington Energy Centre through the likely establishment of new business operations in the RSA that are involved in the nuclear service industry; • Create new direct, indirect and induced employment opportunities for existing and potential in-movers to the RSA and LSA and positively influence employment growth in these municipalities; • Create. new business activity and opportunities due to increased spending associated with Project employment, and expenditures on goods and services; • Improve economic viability and increase investment in tourist accommodation businesses (i.e., hotels and motels) resulting in improved stock of tourist accommodations in the LSA; • .Contribute to increased total household income throughout the RSA and LSA; • Contribute to increased rate of growth in property values and increased sales volumes in the LSA municipalities; • Increase municipal tax and other revenues; • Serve as a catalyst for the initiation of new housing developments in the Municipality of Clarington, the provincially-identified growth centres of the Cities of Pickering and Oshawa, and other communities within Durham Region; and • Promote diversification of the housing stock in the Municipality of Clarington. ;m 66 MORRISON HERSHFIELD 899128 ~Clar~gton /xad~eg fbr 11oJ Peer Review for Darlington New Nuclear Build RFP 2008-15 7.0 PEER REVIEW RECOMMENDATIONS Based on the findings of the Host Community Peer Review, Morrison Hershfield has identified several issues that we recommend the Municipality of Clarington remain mindful of as the Project progresses through subsequent phases. The full range of potential impacts to the Municipality of Clarington from transportation and traffic effects associated with the Project will continue to unfold as OPG gains additional insight into the selected Vendor's proposed construction strategies and methodologies. It is recommended that the Municipality of Clarington continue to work with OPG to identify any additional transportation and traffic impacts and develop appropriate mitigation measures where warranted. 2. The potential impacts to the Municipality of Clarington from socio-economic and municipal finance effects associated with the Project, as identified in the EIS, may change as OPG carries out follow-up monitoring to assess the predicted effects. It is recommended that the Municipality of Clarington continue to work with OPG to identify any changes in the predicted socio-economic and municipal finance effects, and that OPG, in consultation with the Municipality of Clarington, develops appropriate mitigation measures where warranted. 3. As the environmental assessment for the Project was completed under a bounding scenario due to the Vendor not having been selected by the Ontario Government, OPG and the selected Vendor will continue to develop site-specific details on the Project during the licensing phases for Site Preparation, Construction and Operation of the Project. It is recommended that the Municipality of Clarington continue to work with OPG to review the development of site-specific design details to ensure that any new or additional impacts to the Municipality of Clarington are identified and appropriate mitigation measures are developed. 4. OPG has made a strong commitment to conduct follow-up monitoring to assess the predicted effects of the Project, as it relates to the natural, social, and cultural environments, and the sufficiency of the applied mitigation measures. It is recommended that the Municipality of Clarington continue to work with OPG to help to develop the follow-up monitoring programs and provide input into OPG's Adaptive Environmental Management Strategy to cooperatively develop and ensure that the mitigation of impacts to the Municipality of Clarington remains responsive and effective. 5. Only the Project benefits, enumerated in Section 5, that directly relate to the Municipality of Clarington, such as property-based or operational municipal taxes and development charges, are certain. The Municipality of Clarington will be in competition for benefits such as employment opportunities, business ~r 67 MORRISON HERSHFIELD 899129 • Iar~glton leadiag !Ae WaJ Peer Review for Darlington New Nuclear Buitd RFP 2008-15 development, economic growth of local businesses, and residential growth. It is recommended that the Municipality of Clarington continue to work with OPG to identify opportunities for additional direct benefits of the Project to accrue to the Municipality of Clarington. It is also recommended that the Municipality of Clarington develop an internal strategy to maximize the opportunities to realize these additional benefits. 6. Subject to the commitments to future work on the part of OPG as identified in the EIS and subject to the recommendations for the continued monitoring of the predicted effects and the review of new, detailed Project information as it is developed by OPG and its selected Vendor, Morrison Hershfield is satisfied that the EIS for the Project was completed professionally and with a great effort to identify concerns to the Municipality of Clarington, communicate and consult with the Municipality of Clarington and to plan with an overall goal of minimizing, to the extent possible given the requirements of the Project, the impact on the environment. m.' 68 MORRISON HERSMFIELD 899130 ~~~~~Un Peer Review for Darlington New Nuclear Build RFP 2008-15 /.ending thr R'or 8.0 LIMITATION OF REPORT This report has been prepared pursuant to a contract with the Municipality of Clarington and is for the sole use of the Municipality of Clarington for the sole purpose of conducting a peer review of the environmental assessment study for the development of the Project by the Ontario Government to identify potential impacts to the Municipality of Clarington and to conduct an analysis of the sufficiency of the measures proposed to mitigate potential impacts to the Municipality of Clarington. Morrison Hershfield Limited, its servants, employees, officers, or agents accepts no responsibility to any person or entity other than the Municipality of Clarington in connection with this report. Morrison Hershfield Limited has conducted this peer review of the environmental assessment study for the development of the Project using documentation of the date and version provided by Ontario Power Generation and/or its consultants. Morrison Hershfield Limited, its servants, employees, officers, or agents accepts no responsibility to any person or entity for information, documented or otherwise, developed by Ontario Power Generation and/or its consultants that differs in date or version from the documentation provided, for documentation not provided to Morrison Hershfield Limited, or for documentation provided but not reviewed by Morrison Hershfield Limited under the terms of reference for this contract. Morrison Hershfield Limited, its servants, employees, officers, or agents accepts no responsibility to any person or entity for the use of this report in conjunction with any other process including but not limited to any review, negotiation, agreement, endorsement or approval, that Morrison Hershfield Limited has not participated in fully and received full disclosure. m 69 MORRISON HERSMFIELD 899131 ~]~~~~}~~ Peer Review for Darlington New Nuclear Build l ;~ RFP 2008-15 /xading tht Wad 9.0 CLOSING Morrison Hershfield has appreciated the opportunity to be able to complete this peer review of the draft EIS and Technical Support Documents on the New Nuclear Darlington project on behalf of the Municipality of Clarington, which has benefitted both the Municipality of Clarington and OPG in preparing a complete and comprehensive environmental assessment. In our opinion, the EIS was done very well and, as the formal comments and dispositions demonstrate, OPG has gained additional insight from the thorough review undertaken by the Municipality of Clarington and Morrison Hershfield. The EIS has benefited from the additional insights and detailed analysis provided through this process, as evidenced by the many revisions and additions to the documents reviewed. The peer review process between the Morrison Hershfield peer review team, the Municipality of Clarington and OPG was transparent throughout and the results achieved are a testament to the professional and collegial approach exhibited by all involved. Morrison Hershfield completed the full scope of the peer review within the targeted schedule and within the limits of the agreed budget. Accordingly, and subject to the limitations of the peer review and the recommendations contained herein, the Host Community Peer Review, conducted by Morrison Hershfield Limited on behalf of the Municipality of Clarington of the environmental assessment undertaken by OPG for the Project, is closed. Respectfully submitted on June 26, 2009 by; ~.~~~~ Paul Draycott, Esq., CCEP Project Manager -Host Community Peer Review Director of Environmental Services and General Counsel Morrison Hershfield Limited ~` 70 MORRISON HERSHFIELD 899132 APPENDIX 1 FORMAL PEER VIEW COMMENTS AND OPG DISPOSITION 899133 W W O W Z a W a 0 Q I W W W a Q a U OC J V c0 c r C 0 i m v Z Z o W ~ z W ° N d Q m N Q w W Eo C Z C o Z W W > ,~ o ~~ ~ ~ ~ ~ Z • ~ ~ ~ Q Q co ~ y.. ~ ~ N 0 Q W ~ m ~ V ~ ~ L ~~ Z ~~ m~ Fc W Z E~ P W O ~ ~ ~ c ~~ W a Z 0 V O Q a~ mZ 'm - •> z~u ~~ N ~ ~ T N D >. ~ $ H m ~ o ~ Q `5qy'~ c m m ~ c ~ d l0 ._ m U) ~ ~ _ ~+ V l0 t~;; £ N t ~„ ~ 3•p3 ~ fOO°~m~~io= 0~¢3._> of SL'£'3m''~~ E om m 3 ~ y m ~N E w e ~~ m m,~a c~o ~~ ~i m F E~ E cCm~~ ~ y~_~ o~ ~ m ~~ L m ~j ~ S`2 0 ~ m c E ~ ~ E~ ~ ~ o ~ p ~~E ~ ~a~~,.cc~zd~~~~~o~ ~o U M cps V ~ ~-eopmw~ac rm~ g c Q ~ E~6 a ~p N•3 oz~y£ m ~ ~.~ ~ ~ E m C Z, Lc~m L~ ai a -- _ 3 m ~ '' ~ $` c ~ m~'. m~ c ro ~w3~ aw~ E £r m .~ £s~~_-y~ m ~ ~_~ ~ ~ 1Z0~~ 7 C ~ ~E~ a~O.Q of~ ffl 7 w 0 ~ ~.C_C7 ~ ~...Q E G vcam ~ m210 'g"''=c~" c ~ ~ to 03 ~ `~° ~Z ~ m m~ o,~ H ~ $ v~ r ~v w r o S o £ m _ •` ~u E o ~ ~ ~ ~~ ~ ~ ~ H~ a j Ci ~ ~ € m c Q~ 02£ c~Q c.t o ~? o m ~ ~ ~ o ~o +c ea O = ~ m~o' e0 ~m e ~ ~ ¢ cc i°~ ~~~Z p i 2 ~ £'~ o~$ ~ ~ ,~~ ~ ~~~~ m aE o ow o m t t~ D ~ v ~~.° Y a ~ o~ P ~ m o £ tc~r~ ~.$ ~ mo. c j ~ t~~~ ~ W W~o£o~S~; ~o~ F.. 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'u`. c C 0 i W o ~ m ~ ~ W L ~° a w y a ~ ~~ £ W O Z C ~ o o O O a ~L ~ tea' b ; Z W W TD Z ~~ m ~ ~ ~ ~ a ~~ Z ~ ~ ~ ~ ~~ N ~ a ~ W ~ ~ J r ~ ~~ Z ~_ ~ W ~ C d Eo '> W of ~, o a~ N ~_~ O '- ~ 3 o~ o o ~ ~ a U O ai ~. m v y ~ N tfN a ~ ~ m ~ a= . ~~ ~ ~ ~ o ~ y ~ C a~E ~ ® ~ `~ ~ U m~ o E_ ~co ~~ ~ G ~ «V . V y ~ ~ O C ~ ~~ O c ~- ~m N ~ cca ~~~°' ~0 y O ~ °~~~ ~ ca oV O C ~' m ~ L O p, C RS O N O O n y U ..+ ' _ v cti N C ZV y y i aa 3 cap a~i.m ®~~ 3 cd °a~ O > > d °' E y cci y cm 3 Eo~o ~ ~ aa~ O _ ~j°:::` ~c ::c ~,m~a~m m m ~ ~ O O C~ p U U :~ ~a f- O O C U W ~ ~ ; ac. a . . 899174 O v APPENDIX 2 FINAL EIS GUIDELINES MARCH 12j 2009 899175 Guidelines for the Preparation of the Environmental Impact Statement for Ontario Power Generation's Darlington New Nuclear Power Plant Project January 2009 89916 January 2009 Guidelines for the Preparation of the EIS TABLE OF CONTENTS PART 1 -INTRODUCTION ........................................................................................ 1 1. CONTEXT .............................................................................................................1 1.1 Purpose of the Guidelines ............................................................................ 1 1.2 Environmental Assessment and Regulatory Process .........................:...... l 1.3 Preparation and Review of the EIS ............................................................ 2 2. GUIDING PRINCIPLES ........................................ 4 2.1 ......................................... Environmental Assessment as a Planning Tool ..................................... ... ... 4 2.2 Public Participation and Aboriginal Engagement ................................. ... 4 2.3 Traditional Knowledge ................................................................................ 5 2.4 Sustainable Development ............................................................................ 6 2.5 Precautionary Approach ............................................................................. 6 2.6 Study Strategy and Methodology ............................................................... 7 2.7 Use of Existing Information ........................................................................ 8 3. PRESENTATION OF THE EIS ............................................................................ 9 3.1 Environmental Impact Statement Summary ............................................ 9 4. SCOPE ................................................................................................................... 9 4.1 Scope of the Project ................................................................................... .. 9 4.2 Factors to be considered in the EIS .......................................................... 12 PART II -CONTENT OF THE EIS ......................................................................... 14 5. CONTEXT ........................................................................................................... 14 5.1 Setting .......................................................................................................... 14 5.2 Project Overview and Purpose ................................................................. 14 5.3 Proponent .................................................................................................... 14 5.4 Environmental Assessment and Regulatory Process and Approvals.... 14 5.5 International Agreements ......................................................................... 15 6. PUBLIC PARTICIPATION .............................................................................. 15 6.1 Aboriginal People ....................................................................................... 16 6.2 Government Agencies ................................................................................ 16 6.3 Stakeholders ............................................................................................... 16 6.4 Other Public Participation ........................................................................ 16 7. PR OJECT JUSTIFICATION ...........................................:................................ 17 7.1 Purpose and Need for the Project ............................................................. 17 7.2 Alternatives to the Project ......................................................................... 17 7.3 Alternative Means of Carrying out the Project ...................................... 17 8. DE SCRIPTION OF THE PROJECT ............................................................... 18 8.1 General Information and Design Characteristics ................................... 18 8.2 Site Preparation ......................................................................................... 20 8.3 Construction ............................................................................................... 21 8.4 Operation and Maintenance ..................................................................... 22 8.5 Modifications .............................................................................................. 23 899177 January 2009 Guidelines for the Preparation of the EIS $.6 Decommissioning and Abandonment ....................................................... 24 8.7 Waste and Used Fuel Management .......................................................... 24 8.8 Malfunctions, Accidents and Malevolent Acts .........:.............................. 24 8.9 Environmental Protection, Policies and Procedures .............................. 25 9. ENVIRONMENTAL ASSESSMENT BOUNDARIES ................................... 25 9.1 Spatial Boundaries and Scale .................................................................... 26 9.2 Temporal Boundaries ................................................................................ 27 9.3 Valued Ecosystem Components ................................................................ 28 10. EXISTING ENVIItONMENT ........................................................................... 32 10.1 Biophysical Environment .......................................................................... 34 10.2 Socio-economic Conditions ....................................................................... 37 11. EFFECTS PREDICTION, MITIGATION MEASURES AND SIGNIFICANCE OF RESIDUAL ADVERSE EFFECTS .............................. 39 11.1 Effects Prediction ....................................................................................... 39 11.2 Mitigation Measures .................................................................................. 40 11.3 Significance of Residual Adverse Effects ................................................. 41 11.4 Biophysical Environment ......................... ....... ................. ............ 42 11.5 Socio-economic Effects .............................................................................. 46 12. AC CIDENTS, MALFUNCTIONS AND MALEVOLENT ACTS ................. 49 12.1 General Considerations ............................................................................. 49 12.2 Nuclear Accidents ...................................................................................... 49 12.3 Conventional Accidents ............................................................................. 51 12.4 Malevolent Acts .......................................................................................... 51 13. CUMULATIVE EFFECTS ................................................................................ 52 14. CAPACITY OF RENEWABLE RESOURCES .............................................. 53 15. FOLLOW UP PROGRAM ................................................................................ 53 16. ASSESSMENT SUMMARY AND CONCLUSION ........................................ 55 17. REFERENCES ....................................................................................................55 APPENDIX 1 -Glossary and Acronyms APPENDIX 2 -High Level Guidance for Applications for Licence to Prepare Site -ii- 899178 PART 1-INTRODUCTION 1. CONTEXT 1.1 Purpose of the Guidelines The purpose of this document is to identify for the proponent, Ontario Power Generation (OPG), the nature, scope and extent of the information that must be addressed in the preparation of the Environmental Impact Statement (EIS) for its proposed New Nuclear Power Plant project (the OPG Darlington NNPP project) for the creation of approximately 4,800 MW of electrical generation capacity. The proponent will prepare and submit an EIS that examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment of the project, and that evaluates their significance. In addition, the proponent will address all requirements for a Licence to Prepare Site detailed in Appendix 2 of this document. This information will be used by the joint review panel established pursuant to the Canadian Environmental Assessment Act and the Nuclear Safety and Control Act as the basis for a public review. While the EIS guidelines provide a framework for preparing a complete and accessible EIS, it is the responsibility of the proponent to provide sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and regulatory agencies. The EIS guidelines outline the minimum information requirements while providing the proponent with flexibility in selecting methods to compile and analyze data for the EIS. Exchanges between the proponent and other government organizations, Aboriginal people and stakeholders, where appropriate, are encouraged to ensure that the EIS responds adequately to these guidelines. 1.2 Environmental Assessment and Regulatory Process On September 20, 2006, OPG wrote to the Canadian Nuclear Safety Commission (CNSC) indicating its intent to initiate the regulatory process to prepare a site, construct and operate up to four new nuclear reactors on the existing OPG Darlington Nuclear Site within the Regional Municipality of Durham in Ontario. The proposed OPG Darlington NNPP would generate up to 4,800 MW of electrical generating capacity for supply to the Ontario grid. The OPG Darlington NNPP project includes site preparation, construction, operation, decommissioning and abandonment of up to four new nuclear reactors. Operations would involve activities required to operate and maintain the NNPP, including management of all conventional and radioactive wastes. The EIS will consider the potential environmental effects, including cumulative effects, of all phases of the project. The proponent is considering a range of reactor designs, but has not yet decided on a specific technology. It is anticipated that the OPG Darlington NNPP would have an approximate 60-year operating life and could include amid-life refurbishment. 899179 January 2009__ __ Guidelines for the Preparation of the EIS The principal buildings and structures are grouped into three primary areas: the power block, the cooling system and the switchyard. The power block consists of the buildings housing the nuclear reactors and all associated facilities and equipment. Two methods of cooling water systems are being considered for the removal of heat from the reactor: 1) cooling towers; or 2) once-through cooling system which would draw from, and discharge, to Lake Ontario. Anew switchyard may be required to transmit electricity from the power station to the provincial grid. The project triggers the Canadian Environmental Assessment Act given that the proponent requires authorizations under section 24(2) of the Nuclear Safety and Control Act in order for the project to proceed. In addition, authorizations by: Transport Canada under paragraph 5(1)(a) of the Navigable Water Protection Act; Fisheries and Oceans Canada under subsection 35(2) of the Fisheries Act; and the Canadian Transportation Agency under subsection 98(2) and subsection 101(3) of the Canadian Transportation Act may also be required for this project: All of these authorizations require that an environmental assessment is completed before any authorizations are granted that would enable the project to proceed,in whole or in part. On March 20, 2008, the Minister of the Environment announced his referral of the OPG NNPP to a review panel pursuant to the Canadian Environmental Assessment Act, and indicated that the CNSC and the Canadian Environmental Assessment Agency (CEAA) should pursue a joint environmental assessment process. A joint review panel under the Canadian Environmental Assessment Act and the Nuclear Safety and Control Act is being established to undertake an environmental assessment and regulatory review of this project. The joint review panel for this project will evaluate information that relates to the environmental assessment. The joint review panel will also consider information submitted by OPG in support of their application for a Licence to Prepare Site for a Class 1 Nuclear Facility, in accordance with the requirements of the Nuclear Safety and Control Act and its regulations. The Province of Ontario's Ministry of the Environment indicated on April 5, 2007 that its legal position was that the province has no mandate to make nuclear facilities subject to the Ontario Environmental Assessment Act. As such, it did not foresee having any environmental assessment responsibility. However, the Province did indicate its desire to remain informed about the progress of the federal environmental assessment so that it could understand the potential implications for projects in the provincial domain. 1.3 Preparation and Review of the EIS The EIS guidelines were prepared by the CEAA and the CNSC, in consultation with Fisheries and Oceans Canada (DFO), Transport Canada and the Canadian Transportation Agency. An EIS is a document prepared by a proponent that allows a joint review panel, regulators, members of the public and Aboriginal groups to understand the project, the existing environment, and the potential environmental effects of the project. The proponent must also provide, as outlined in Appendix 2, all information required to support the licence to prepare site application for the joint review panel, as a panel of the -2- 899180 January 2009 Guidelines for the Preparation of the EIS Commission, to consider and render a licensing decision under the Nuclear Safety and Control Act. The proponent will prepare an EIS that addresses the requirements of these guidelines for submission to the joint review panel that will be established for this project. The EIS will then be made available to the public and stakeholders for a comment period on whether the EIS is in conformity with these guidelines. The joint review panel will determine whether additional information is required before convening public hearings. The EIS that is made available for public and stakeholder comment should not contain: • information that could cause specific, direct and substantial harm to the proponent, to a witness or specific harm to the environment by the disclosure of; • information that involves national or nuclear security; • information that is confidential (i.e., financial, commercial, scientific, technical, personal or other nature), that is treated consistently as confidential, and the person affected. has not consented to the disclosure; or • information that is .likely to endanger the life, liberty or security of a person through its disclosure. The proponent must inform the joint review panel in writing for a determination as to whether specific information requested by these guidelines should be submitted to, and retained by the joint review panel, as confidential. Such requests must contain as much detail as possible about the information to be kept confidential and provide a rationale for the request. All requests, as well as the joint review panel's determinations respecting the requests, will be made available on the project's online public registry. Following public hearings, the joint review panel, as a panel of the CNSC, will prepare and submit a report that includes, but is not limited to, the rationale, conclusions and recommendations of the joint review panel relating to the environmental assessment of the project, including any mitigation measures and follow-up program. This joint review panel report will be submitted to the Minister of the Environment to the Ministers of the Responsible Authorities. The report will be made available to the public at that time. The government will then respond to the joint review panel's report. The Government of Canada's response to the joint review panel report will be made available by the CEAA. Subsequent to the Government of Canada response, the joint review panel will render a licensing decision for a Licence to Prepare .Site under the Nuclear Safety and Control Act. -3- 899181 January 2009 Guidelines for the Preparation of the EIS 2. GUIDING PRINCIPLES 2.1 Environmental Assessment as a Planning Tool Environmental assessment is a planning tool used to ensure that projects are considered in a careful and precautionary manner in order to avoid or mitigate the possible adverse effects of development on the environment and to encourage decision-makers to take actions that promote sustainable development and thereby achieve or maintain a healthy environment and a healthy economy. The environmental assessment of this project must, in a manner consistent with those purposes, identify its possible environmental effects; propose measures to mitigate adverse effects; and, predict whether there will be likely significant adverse environmental effects after mitigation measures are implemented. 2.2 Public Participation and Aboriginal Engagement Public participation is a central objective of the overall review process. Public participation provides the public and organizations with a fair opportunity to contribute to the planning of projects that may affect them; allows proponents and federal authorities to better understand and address public concerns and priorities; reduces the potential for adverse environmental effects by identifying community knowledge and Aboriginal traditional knowledge that may be applied in the environmental assessment; and builds greater public trust in the environmental assessment process. Meaningful public participation requires the proponent to address concerns of the general public regarding the anticipated or potential environmental effects of the project. In preparing the EIS, the proponent is required to engage residents and organizations in all affected communities, other interested organizations, and relevant government agencies. The proponent must provide in the EIS the highlights of this engagement, including the methods used, the results, and the ways in which the proponent intends to address the concerns identified, including a summary of issues raised during such engagement. Another objective of the overall review process is to involve potentially affected Aboriginal people in order that the environmental assessment can identify any changes that the project may cause in the environment and the resulting effects of any such changes on the current use of lands and resources for traditional purposes by Aboriginal persons. The proponent must ensure that it engages with Aboriginal people that may be affected by the project and that have asserted or have established Aboriginal rights, ' As described in CEAA's Public Participation Guide (May 2008), terms such as "participation," "consultation," "involvement" and "engagement" are often used interchangeably, although they may mean different things to different people. These guidelines endeavour to use these terms in a manner that is consistent with the `Public Participation Terminology' described in this CEAA Guidance. -4- 899182 January 2009 Guidelines for the Preparation of the EIS Aboriginal title or treaty rights. In preparing the EIS, the proponent must ensure that Aboriginal people have the information that they require in respect of the project and of how the project may impact them. The proponent is required to describe in the EIS how the concerns respecting Aboriginal people will be addressed. That description must include a summary of discussions, the issues or concerns raised, and should consider and describe any asserted or established Aboriginal rights, Aboriginal title and treaty rights. The EIS must document the potential impact of the project on asserted or established Aboriginal rights, Aboriginal title and treaty rights, and the measures to prevent or mitigate those potential impacts. Meaningful involvement in the environmental assessment takes place when all parties involved have a clear understanding of the proposed project as early as possible in the review process. Therefore, the proponent is required to: • continue to provide up-to-date information describing the project to the public and especially to the communities likely to be most affected by the project; • involve Aboriginal people in determining how best to deliver that information (e.g., the types of information required, translation needs, different formats, the possible need for community meetings); and • explain the results of the EIS in a clear and direct manner to make the issues comprehensible to as wide an audience as possible. 2.3 Traditional Knowledge Traditional knowledge, which is rooted in the traditional life of Aboriginal people, has an important contribution to make to an environmental assessment. Traditional knowledge refers to the broad base of knowledge held by individuals and collectively by communities that may be based on spiritual teachings, personal observation and experience on land and sea or passed on from one generation to another through oral and/or written traditions. This tradition is dynamic, substantive, and distinct living knowledge. Traditional knowledge, in combination with other information sources is valuable in achieving a better understanding of potential impacts of projects. Traditional knowledge may, for example, contribute to the description of the existing physical, biological and human environments, natural cycles, resource distribution and abundance, long and short- term trends, and the use of lands and land and water resources. It may also contribute to project siting and design, identification of issues, the evaluation of potential effects, and their significance, the effectiveness of proposed mitigation, cumulative effects and the consideration of follow-up and monitoring programs. Certain issues relevant to the review process are firmly grounded in traditional knowledge, such as harvesting, cultural well-being, land use, heritage resources, and others. Although the basis for traditional knowledge and science-based knowledge can differ, they may on their own or together, contribute to the understanding of these issues. -5- 899183 January 2009 Guidelines for the Preparation of the EIS The joint review panel will promote and facilitate the contribution of traditional knowledge to the review process. It is recognized that approaches to traditional knowledge, customs and protocols may differ among Aboriginal communities and persons with respect to the use, management and protection of this knowledge. The joint review panel will consider the views of communities and traditional knowledge holders during the joint review process and determine which information should be kept confidential. The proponent must incorporate into the EIS the traditional knowledge to which it has access or that it may reasonably be expected to acquire through appropriate due diligence, in keeping with appropriate ethical standards and without breaching obligations of confidentiality. Alternatively, the proponent may facilitate the presentation of such knowledge by persons and parties having access to this information to the joint review panel during the course of the review. If requested by an Aboriginal people, the proponent should cooperate with that people to develop a mutually agreed-upon arrangement for the Aboriginal people themselves to provide traditional knowledge throughout the joint review process, either by themselves or in collaboration with the proponent. 2.4 Sustainable Development Sustainable development seeks to meet the needs of present generations without compromising the ability of future generations to meet their own needs. Environmental assessment provides a systematic approach for identifying, predicting and evaluating the potential environmental effects of projects before decisions are made. In addition, environmental assessment provides the means to identify mitigation measures for adverse effects. Environmental assessment promotes sustainable development and contributes to decision-making that can ultimately provide net ecological, economic and social benefits to society. A project that is supportive of sustainable development must strive to integrate the objective of net ecological, economic and social benefits to society in the planning and decision-making process and must incorporate citizen participation. T he project, including its alternative means, must take into account the relations and interactions among the various components of the ecosystems and meeting the needs of the population. The proponent must include in the EIS consideration of the extent to which the Project contributes to sustainable development. In doing so, the proponent must consider, in particular: the extent to which biological diversity may be affected by the project; and the capacity of renewable resources that are likely to be significantly affected by the Project to meet the needs of present and future generations. 2.5 Precautionary Approach One of the purposes of environmental assessment is to ensure that projects are considered in a careful and precautionary manner before authorities take action in connection with them, in order to ensure that such projects do not cause significant adverse environmental -6- 899184 January 2009 Guidelines for the Preparation of the EIS effects. The precautionary approach recognizes that a lack of full scientific certainty should not be used as a reason to postpone decisions where there is a potential for high level of risk or irreversible harm. The document "A Framework for the Application of Precaution in Science-based Decision Making About Risk" [Reference 1 ]sets out guiding principles for the application of precaution to science-based decision making. The framework aids the decision-maker to assess whether precautionary decision-making is in keeping with Canadians' social, environmental and economic values and priorities. The proponent must indicate how the precautionary principle was considered in the design of the Project in at least the following ways: • demonstrate that all aspects of the project have been examined and planned in a careful and precautionary manner in order to ensure that they do not cause serious or irreversible damage to the environment and/or the health of current or future human generations; • outline and justify the assumptions made about the effects of all aspects of the project and the approaches to minimize these effects; • evaluate and compare alternative means of carrying out the Project in light of risk avoidance, adaptive management capacity and preparation for surprise; • demonstrate that in designing and operating the project, priority has been and will be given to strategies that avoid the creation of adverse effects; • provide that contingency plans explicitly address worst-case scenarios and include risk assessments and evaluations of the degree of uncertainty; • identify any proposed follow-up and monitoring activities, particularly in areas where scientific uncertainty exists in the prediction of effects; and • present public views on the acceptability of all of the above. In doing so, the proponent shall consider the guiding principles set out in the "Framework for the Application of Precaution in Science-based Decision Making About Risk". 2.6 Study Strategy and Methodology The proponent is expected to observe the intent of the EIS guidelines and to identify all environmental effects that are likely to arise from the project (including situations not explicitly identified in these guidelines), the mitigation measures that will be applied, and the significance of any residual adverse effects. It is possible that the EIS guidelines include matters that, in the judgement of the proponent, are not relevant or significant to the project. If such matters are omitted from the EIS, they must be clearly identified in the EIS with appropriate justification so that the public and other interested parties have an opportunity to comment on this judgement. Where the joint review panel disagrees with the proponent's decision, it may require the proponent to provide additional information. -7- 899185 January 2009 Guidelines for the Preparation of the EIS The proponent must explain and justify methods used to predict impacts of the project on each valued ecosystem component (VEC), which includes biophysical and socio- economic components, the interactions among these components and on the relations of these components within the environment. The information presented must be substantiated. In particular, the proponent must describe how the VECs were selected and what methods were used to predict and assess the adverse environmental effects of the project on these components. The value of a component not only relates to its role in the ecosystem, but also to the value placed on it by humans. The culture and way of life of the people using the area affected by the project may themselves be considered VECs. In describing methods, the proponent must document how it used scientific, engineering, traditional and other knowledge to reach its conclusions. Assumptions must be clearly identified and justified. All data, models and studies must be documented such that the analyses are transparent and reproducible. All data collection methods must be specified. The uncertainty, reliability and sensitivity of models used to reach conclusions must be indicated. The sections in the EIS regarding existing environment and potential adverse environmental effects predictions and assessment must be prepared using best available information and methods, to the highest standards in the relevant subject area. All conclusions must be substantiated. The EIS must identify all significant gaps in knowledge and understanding where they are relevant to key conclusions presented in the EIS. The steps to be taken by the proponent to address these gaps must also be identified. Where the conclusions drawn from scientific and technical knowledge are inconsistent with the conclusions drawn from traditional knowledge, the EIS must contain a balanced presentation of the issues. and a statement of the proponent's conclusions. 2.7 Use of Existing Information In preparing the EIS, the proponent is encouraged to make use of existing information relevant to the project. When relying on existing information to meet the requirements of various sections of the EIS guidelines, the proponent must either include the information directly in the EIS or clearly direct (e.g., through cross-referencing) the joint review panel to where it may obtain the information. When relying on existing information, the proponent must also comment on how representative the data are, clearly separate factual lines of evidence from inference, and state any limitations on the inferences or conclusions that can be drawn from them according to the criteria for information quality set out in section 2.6 of the EIS Guidelines. For instance: • assumptions must be clearly identified and justified; • all data, models and studies must be documented such that the analyses are . transparent and reproducible; • the uncertainty, reliability and sensitivity of models used to reach conclusions must be indicated; • conclusions must be substantiated; and • the studies must be prepared using best available information and methods, to recognized standards of good practice in the relevant subject area. -8- 899186 January 2009 Guidelines for the Preparation of the EIS 3. PRESENTATION OF THE EIS For clarity and ease of reference, the EIS should be presented in the same order as the EIS guidelines. However, in certain sections of the EIS, the proponent may decide that the information is better presented following a different sequence. The EIS must include a guide that cross-references the EIS guidelines with the EIS so that points raised in the EIS guidelines are easily located in the EIS. In the interest of brevity, the EIS should make reference to, rather than repeat, information that has already been presented in other sections of the document. A key subject index would also be useful and should reference locations in the text by volume, section and sub-section. The names of the proponent's key personnel and/or contractors and sub-contractors responsible for preparing the EIS must be listed. Supporting documentation can be provided in separate volumes, and referenced by volume, section and page in the text of the EIS. The proponent must submit the EIS and all supporting documents in hard copy and in an electronic format to facilitate internet access and for record keeping and review. The proponent must present the EIS in the clearest language possible. However, where the complexity of the issues addressed requires the use of technical language, a glossary defining technical words and acronyms must be included. The proponent should provide charts, diagrams and maps wherever useful to clarify the text, including perspective drawings that clearly convey what the developed project site would look like. Information required to support the application for the Licence to Prepare site must clearly cross-reference the EIS where appropriate. 3.1 Environmental Impact Statement Summary The proponent must prepare a plain language summary of the EIS that provides the reader with a concise but complete overview of the EIS. 4. SCOPE The following section outlines the scope of the project and the factors to be assessed. 4.1 Scope of the Project Pursuant to subsections 15(1)(b) and I5(3)(b) of the Canadian Environmental Assessment Act, the Minister of the Environment is proposing that the scope of the project include the site preparation, construction, operation, decommissioning and abandonment of the project components and activities proposed by OPG as described in "OPG New Build Project Environmental Assessment -Project Description" [Reference 2]. -9- 899187 January 2009 .Guidelines for the Preparation of the EIS The scope of the Darlington NNPP Project includes site preparation, construction, operation, decommissioning and abandonment of up to four new nuclear power reactors for the production of up to 4,800 megawatts of electrical generating capacity for supply to the Ontario grid. Operations would involve activities required to operate and maintain the Darlington NNPP, including management of all conventional and radioactive wastes. The Province of Ontario is considering a range of reactor designs. It is anticipated that each new reactor constructed would have an approximate 60-year operating life and could include a mid-life refurbishment depending on the reactor design technology chosen by the proponent. The project includes up to four units, consisting of the following principal components: • Reactor Building -contains the reactor vessel, fuel handling system, heat transport system, moderator, reactivity control mechanisms, shut down systems and containment; and • Turbine Generator Powerhouse -contains the turbines, generators and related systems and structures that convert steam from the operation into electrical energy. The project also includes the following shared facilities between reactors: • Condenser Cooling Systems and Structures: including cooling towers or the once- through cooling system with all of its associated submerged intake, forebay and discharge systems; • Low and Intermediate Level Waste Management Facility (on or off-site); and • Expansion of the existing Darlington Waste Management Facility for storage of used nuclear fuel or construction of a new facility. Ancillary activities that may be required include the transportation of low and intermediate level waste to be managed offsite at an appropriate licensed facility. The following describes activities expected to be undertaken: Preparation Phase: Site preparation includes the following activities needed to construct the new nuclear reactors and associated physical works listed above: • construction and enhancing of on-site roads, which would connect to local roads and provincial highway 401 as appropriate, to provide access to the site; • re-establishment of a rail line spur if required; • construction of a wharf if required; • construction of parking lots and laydown areas; • construction site fencing; • removal of existing trees and vegetation if necessary; - 10- 899188 January 2009 Guidelines for the Preparation of the EIS • shoreline stabilization and lake infilling, coffer dam construction; • realigning intermittent stream channels and draining some wet areas across site; • earthmoving activities including cutting, filling, grading construction areas, creating berms and stockpiles; • installation of necessary infrastructure such as power, water main, sewage systems, surface water drainage, storm water sewers; and • bedrock excavation for foundations. Construction: Construction includes the following activities needed to construct the new nuclear reactors and associated physical works listed above: • installation of bedrock piles; • expansion of the switchyard; • receipt and management of materials and components for installation; • installation of the intake and outfall to Lake Ontario; • construction of cooling towers if required; • construction of the reactors, power house buildings, structures, and systems; • removal of construction debris to a licensed facility, including any hazardous waste created during construction; • testing and commissioning of systems and structures; • landscaping; and • final site fencing and security system installation. Operation and Maintenance Phase: The operation phase includes all of the work and activities that occur during routine operation and maintenance of the new nuclear reactors and associated buildings, structures and systems. This phase consists of the 60-year timeframe over which the nuclear power station is expected to generate electricity. Commissioning a new nuclear power plant consists of the following general activities: verification and qualification of systems, pressure testing of vessels, fuelling of reactor; pressure testing of containment building, approach to criticality, approach to full power; testing of the reactor core physics, verification of control systems, connection to the grid, operational testing and full power operation. Some commissioning activities, specifically those that take place without fuel in the reactor core, may be authorized during the construction phase. Following commissioning, the activities to be undertaken include the operation and maintenance of plant systems including nuclear steam supply systems, turbine generator and feedwater systems, electrical power systems, nuclear safety systems, ancillary systems, systems for maintaining facility security, activities associated with the maintenance program, materials handling systems, solid waste handling systems and administration and support systems. 899189 January 2009 Guidelines for the Preparation of the EIS Operation and maintenance activities can be categorized as follows: • operation of equipment for production of electricity; • verification, sampling, testing and maintenance during operation at power; • maintenance, repairs, cleaning, and decontamination during planned shutdowns and outages; • on-site transportation and handling of fuel, including defuelling and refuelling of the reactor; • management of low and intermediate waste and spent fuel waste within the reactor building, and the transfer of wastes and used fuel for interim or long-term storage; • management of hazardous substances and hazardous waste; and activities relating to environmental protection and radiation protection programs; and • activities required to achieve a safe state of closure prior to decommissioning. During this phase, the assessment would include consideration of the effects associated with mid-life refurbishment for CANDU-type reactors as well as the effects relating to outages to refuel or refurbish boiling water and pressurized water-type reactors. Decommissioning and Abandonment Phase: Decommissioning activities will commence after the last reactor has permanently ceased operation, all the fuel has been transferred out of the reactor to storage, and the reactor drained and dried. Decommissioning will then begin with a period of safe storage activities to allow the radioactivity of reactor components to decrease. Decommissioning may commence with a period of safe storage activities to allow the radioactivity of reactor components to decrease. Decommissioning activities can be conceptually summarized as follows: transfer of fuel and associated wastes to interim storage; decontamination of plant; flush purging of equipment and systems; removal of surface decontamination of facilities or equipment; dismantling and removal of equipment and systems; demolition of building; and site restoration. Few activities are expected to be carried out for the abandonment phase of the project, since the purpose of this phase is to move from the achieved "end-state" of the decommissioning phase to the abandonment phase, which is basically an "unlicensed state". The activities related to this phase are basically to provide the results of the decommissioning and the results of the environmental monitoring programs to demonstrate that the "site" can be made available for re-use and will no longer be under CNSC regulatory oversight. 4.2 Factors to be considered in the EIS The Minister of the Environment is proposing that the following factors be considered in the EIS in order to adequately understand and assess the potential effects of the project. -12- 899190 January 2009 Guidelines for the Preparation of the EIS a. the environmental effects of the project, including the environmental effects of malfunctions, accidents or malevolent acts that may occur in connection with the project and any cumulative environmental effects that are likely to result from the project in combination with other projects or activities that have been or will be carried out; b. the significance of the effects referred to in (a); c. comments that are received during the environmental assessment; d. measures that are technically and economically feasible and that would mitigate any significant adverse environmental effects of the project; e. purpose of the project; f. need for the project; g. alternatives to the project; h. alternative means of carrying out the project that are technically and economically feasible and the environmental effects of any such alternative means; i. measures to enhance any beneficial environmental effects j. the requirements of a follow-up program in respect of the project; k. the capacity of renewable resources that are likely to be significantly affected by the project to meet the needs of the present and those of the future; and 1. consideration of community knowledge and Aboriginal traditional knowledge. -13- 899191 January 2009 Guidelines for the Preparation of the EIS PART II -CONTENT OF THE EIS Part II of the EIS guidelines provides specific instructions for the content of each section in the EIS. The EIS as a whole must reflect the Guiding Principles in Section 2. 5. CONTEXT This section must orient the reader to the EIS by briefly introducing the geographic setting, the project, the underlying rationale for the project, the proponent, the federal joint review panel process and the content and format of the EIS. 5.1 Setting This section must provide a concise description of the geographic setting in which the project is proposed to be constructed, describing its proximity to Lake Ontario, any parks or ecologically significant areas, and the Municipality of Clarington. This section must also outline current use of lands, waters and resources, including those used for traditional purposes by Aboriginal persons that may be affected by the project and those lands, waters and resources related to established or asserted Aboriginal rights. Maps at appropriate scales to illustrate the regional setting must be included. The description must be focused on those aspects of the environment important for understanding the potential environmental effects of the Project. A brief description of current regional land and water uses is required to integrate the natural and human elements of the environment in order to explain the interrelationships between the physical and biological aspects and the people and their communities. 5.2 Project Overview and Purpose The proponent will briefly summarize the Project, its purpose, location, scale, components, activities, scheduling and costs. Amore detailed description of the project is provided for in Section 8. 5.3 Proponent This section must introduce readers to OPG with summary information on the nature of the management structure and organizational accountability for the: • design, construction, operation and modification, and decommissioning of the project; • implementation of environmental mitigation measures and environmental monitoring; and • management of potential adverse environmental effects. 5.4 Environmental Assessment and Regulatory Process and Approvals For the purposes of the environmental assessment, the proponent must: -14- 899192 January 2009 Guidelines for the Preparation of the EIS • identify the planning context for the environmental assessment of the project; • discuss government policies, regulations, and land use plans that have a bearing on the project; • identify the requirements for the environmental assessment under the Canadian Environmental Assessment Act, the Nuclear Safety and Control Act and Regulations, the Fisheries Act and the Navigable Waters Protection Act; • summarize and discuss the approach, including the role of regulatory bodies, to ensure compliance with existing federal and provincial environmental legislation such as the Nuclear Safety and Control Act, Migratory Birds Convention Act, Fisheries Act, Species at Risk Act, Canadian Environmental Protection Act, 1999, the Lakes and Rivers Improvement Act and the Endangered Species Act; • summarize the main steps in the environmental assessment process and the main approvals required to undertake the project; and • describe the role of the EIS in the overall environmental assessment and regulatory process. The joint review panel will also be collecting information and evidence to support OPG's application for a Licence to Prepare Site for a Class 1 Nuclear Facility, in accordance with the Nuclear Safety and Control Act and its regulations. These requirements are described in Appendix 2 of these guidelines. 5.5 International Agreements The proponent must summarize and discuss in the EIS the implications of any applicable international agreements, designations, or action plans, their implications and relationships to the planning and regulatory processes described in Section 5.4, and how they may influence the project or its environmental effects. The location of the facility on the shores of a transboundary watershed requires specific attention be paid to the Canada-U.S. Air Quality Agreement, the Great Lakes Water Quality Agreement and other such binational treaties and agreements. 6. PUBLIC PARTICIPATION Involvement of Aboriginal peoples, government agencies, non-governmental organizations, and other interested parties is a central objective of the overall review process. In preparing the EIS, the proponent must demonstrate how it has engaged (i.e., shared information with, and gathered input from) interested parties that may be affected or have an interest in the project, in keeping with the Guiding Principles in Section 2 of the Guidelines. The following key issues must be summarized in the EIS: • the types of support provided to communities, organizations and individuals involved in the public participation process. • the role of public engagement in identifying VECs, issues, effect prediction and mitigation. -15- 899193 January 2009 Guidelines for the Preparation of the EIS • an explanation of how the results of that engagement influenced the design of the project; and • a description of the principles and methods that will be employed to provide information to, obtain input from or otherwise engage communities and groups regarding the project activities over the lifespan of the project. 6.1 Aboriginal People The EIS must describe the proponent's involvement of any Aboriginal people that may be affected by the project, especially those Aboriginal people claiming Aboriginal rights, title or established treaty rights at the location or in the vicinity of the project. This description must include a summary of the history of the proponent's relationship with Aboriginal people with respect to the OPG Darlington Nuclear Site in general and the project in specific. The EIS must describe the objectives of and the methods used for Aboriginal group engagement, issues or concerns raised through such engagement and any details not otherwise subject to confidentiality agreements, including a summary of the discussions, paper and electronic correspondence and meetings held. Details may include date and time, agenda, summary of discussions and a description of how the proponent has addressed the issues or concerns raised by Aboriginal people. 6.2 Government Agencies The EIS must describe the proponent's involvement of provincial and federal government ministries, departments or agencies and local governments which should include the Municipality of Clarington and other communities in Durham Region, Peterborough County, Simcoe County and Northumberland County as appropriate. The EIS must describe the objectives of such engagements, the methods used, issues raised during such engagements and the ways in which the proponent has addressed these issues. 6.3 Stakeholders The EIS must describe the proponent's involvement of stakeholders (e.g., local businesses, neighbouring residences, cottagers, outdoor recreational interests and environmental non-government organizations). The EIS must describe the objectives of such engagement, the methods used, the issues raised and the ways in which the proponent has addressed these issues. 6.4 Other Public Participation The EIS must describe any other public engagement undertaken by the proponent prior to submitting the EIS. The Canadian Environmental Assessment Act does not exclude the public outside of Canada, thus the EIS should describe any public participation opportunities for non-Canadians. This description must identify the objectives of such engagement, outline the methods used, and summarize the issues raised by the public, and the ways in which the proponent has addressed these issues. - 16- 899194 January 2009 Guidelines for the Preparation of the EIS 7. PROJECT JUSTIFICATION 7.1 Purpose and Need for the Project The proponent must clearly describe the need for the proposed new nuclear power plant. This description must define the problem or opportunity the project is intending to solve or satisfy and should establish the fundamental justification or rationale for the project. The proponent must describe the purpose of the project by defining what is to be achieved by carrying out the project. The "need for" and "purpose oi" the project should be established from the perspective of the project proponent and provide the context for the consideration of alternatives in Sections 7.2 and 7.3 below. 7.2 Alternatives to the Project An analysis of alternatives to the project must describe functionally different ways to meet the project's need and achieve the project's purpose from the perspective of the proponent. This section must therefore identify and discuss other technically and economically feasible methods of producing electricity other than the construction and operation of the OPG Darlington NNPP that are within the control and/or interests of OPG. As an assessment of provincial energy policy is not within the terms of reference of this joint review panel, the alternatives to the project need not include alternatives that are contrary to Ontario's formal plans or directives. However, the EIS must explain where this rationale has been applied to exclude consideration of possible alternatives to the project. For each identified alternative to the Darlington NNPP that are within the control and/or interests of OPG, this section of the EIS must explain how the proponent developed the criteria to identify the major environmental, economic and technical costs and benefits of those alternatives, and how the proponent identified the preferred project based on the relative consideration of the environmental, economic and technical benefits and costs. This must be done to a level of detail which is sufficient to allow the joint review panel and the public to compare the project with its alternatives. 7.3 Alternative Means of Carrying out the Project The EIS must identify and describe alternative means to carry out the project that are, from the perspective of the proponent, technically and economically feasible. The EIS must also describe the environmental effects of each alternative means. In describing the preferred means, the EIS should identify the relative consideration of environmental effects, and technical and economic feasibility. The criteria used to identify alternative means as unacceptable, and how these criteria were applied, must be described, as must the criteria used to examine the environmental effects of each remaining alternative means to identify the preferred alternative. - 17- 899195 January 2009 Guidelines for the Preparation of the EIS To the extent that these alternative means are feasible for the proponent, this may include the following: • siting of new nuclear reactors in different locations within the existing site; • siting of new nuclear reactors in locations outside the existing site; • switchyard design; • reactor design technology, taking into consideration megawatt electrical MWe output, moderator, coolant, and fuel enrichment; • condenser cooling water system (cooling towers or intake/discharge of lake water through underwater tunnels, including direct and indirect once-through 'systems and recirculating systems consisting of wet, dry or hybrid system cooling towers with natural or mechanical air circulation); • waste management strategies for low and intermediate level radioactive waste and used fuel; and • timing options for various components and phases of the project. 8. DESCRIPTION OF THE PROJECT The project description must address all phases of the project, within the scope outlined in Section 4, in sufficient detail to allow the assessment of potential adverse environmental effects and take into account public concerns about the project. The proponent must describe the project as it is planned to proceed from site preparation through to construction, operation and maintenance (including any potential modifications or refurbishment that may be required during operation), decommissioning and abandonment. The description must include a timeline for all phases of the project, including preliminary decommissioning and abandonment plans. Where specific codes of practice, guidelines and policies apply to items to be addressed, those documents must be cited and may be included as appendices to the EIS. The following information addressing the construction and operational phases of the project must be provided in summary form; where applicable, reference may be made to more detailed information. 8.1 General Information and Design Characteristics Information to be provided in the EIS must include: • location of the project; • general description of all reactor design technologies being considered, including associated buildings and infrastructure; • process and timetable for tender, selection and construction of the proposed reactor, and anticipated operational life; • detailed siting requirements for the proposed new reactors, including any relevant criteria endorsed by the CNSC, and whether the chosen site meets the criteria of CNSC Regulatory Document RD-346 "Site Evaluation for New Nuclear -18- 899196 January 2009 Guidelines for the Preparation of the EIS Reactors" [Reference 3] and consideration of the applicability of any local, regional and provincial land use or urban development policies, programs and plans to the proposal; description of the physical requirements for the proposal, including existing and proposed exclusion zones and the protective zone, general reactor requirements, including for health and safety, nuclear safeguards and security, supply of fuel, spent fuel management and waste management and infrastructure requirements, including roads and car parking, other buildings, water service, wastewater services, electricity, gas, and telecommunications; specific locations of proposed reactors and of associated buildings and infrastructure; infrastructure requirements and facilities for the site preparation, construction, operation and maintenance of the proposed facility; and a description of the relevant organizational and management structure, and staff qualification requirements with emphasis on safety and environmental management programs. For each reactor design being considered, include information on the: • basic configuration, layout, shape, size, design and operation of the facility; • performance specifications, design philosophy, reactor type, plant configuration, and all structures, systems and components important to safety; • safety characteristics; • planned operational life; description of any special commissioning or 'start-up' procedures and requirements; • requirements for refurbishment; , • ageing and wear issues and management of these issues, where relevant to future environmental performance and reliability; physical security systems (excluding prescribed information), designed specifically to isolate the project from the surrounding environment, or to prevent, halt or mitigate the progress or results of malfunctions, accidents or malevolent acts; • engineered and administrative controls, including the use of an approved margin ofsub-criticality for safety, which assure that the entire (out of reactor) process will be sub-critical under normal conditions and credible abnormal conditions - accidents or accident sequences -that have a frequency of occurrence equal to or more than one in a million years; • stored inventories of radioactive and other hazardous materials, including locations and storage methods, and criticality control plans; • sources, types and quantities of radioactive and non-radioactive waste, including hazardous waste, predicted to be generated; -19- 899197 January 2009 Guidelines for the Preparation of the EIS • processes and facilities for the management of radioactive and non-radioactive waste, including low, intermediate and spent fuel waste, conventional, sanitary and hazardous wastes, to be generated by the project, including processes such as collection, handling, storage and transportation; • sources and characteristics of any fire hazards; • sources and characteristics of any noise, odour, dust and other likely nuisance effects from the project; and • sources and characteristics of any potential risks (including radiological risks) to workers, the public or the environment from the project. 8.2 Site Preparation The EIS must include a description of permanent or temporary structures that will be constructed to support site preparation. Details of general construction practices, hours of operation and proposed construction schedules should also be provided. Under the Nuclear Safety and Control Act's Class I Nuclear Facilities Regulations, a Licence to Prepare Site does not permit physical work activities directly related to construction of nuclear power plant structures, systems and components. Subject to this limitation, the EIS should describe the site preparation phase of the project for the following physical works and associated physical activities: • clearing of vegetation, grubbing, stripping of top soil, grading; • excavating, drilling and blasting; • installing of site services including fencing, exterior lighting and security systems, construction roadways, parking lots and of an area for the management of construction waste; • installing coffer dams, dewatering, blasting and infilling part of Lake Ontario including the placement of fill and identification of the types of fill proposed for the infilling and shoreline stabilization; • constructing the docking facility; • trenching for the installation of service pipelines; • installing temporary construction support facilities (warehouses, concrete mixing plants); • developing on-site facilities for the storage and management of construction waste; • topsoil and overburden storage areas; • .site access roads (including gradient) and linkages to public roadways; • storage areas for hazardous substances and hazardous waste; • watercourse crossings and diversions, including wetland alteration; • visual effect management (e.g., landscaping, screening mounds and plantings, use of existing features, photographic records); • managing potentially contaminated groundwater produced during excavations and surface runoff management; -20- 899198 January 2009 Guidelines for the Preparation of the EIS • description of any work that will be undertaken outside of normal working hours, including a description of the nature of work and of the machinery that will be required; • size of construction workforce; • extent of earthmoving, building demolition/relocation, vegetation clearance and other site preparatory works, including arrangements to minimise unnecessary clearance and disturbance; • construction standards, techniques and site management arrangements, including for on-site storage and handling of construction and other (e.g., fuel, oil) materials; • arrangements for disposal of construction wastes during and following site preparation; • arrangements for storm water and erosion /sedimentation control; and • risk management (e.g., contingency plans for uncontrolled release of substances, emergency response plans). To enable consideration of OPG's Application for a Licence to Prepare Site by the joint review panel, the proponent must also provide information in accordance with the Nuclear Safety and Control Act and Regulations in support of that application. These requirements are listed in Appendix 2 of these guidelines. 8.3 Construction The proponent must describe all activities to be undertaken during this phase of the project, including timing of work program, duration of construction phase, including lead times, which may include: • blasting/dredging and redistribution or removal of substrate material associated with construction of the intake/discharge tunnels; • installation of pilings; • construction of the switchyard; • construction of cooling towers; • noise and dust generation; • disposal of construction wastes during and following construction; • arrangements for storm water and erosion /sedimentation control and other environmental protection activities; • continued installation of site services including plant security fencing and security systems; • installation of towers and transmission lines between the power block and the switchyard and between the switchyard and the provincial grid system and other associated switchyard gear; -21- 899199 January 2009 Guidelines for the Preparation of the EIS • transportation by road or water of building construction materials and associated installation of plant internal components (e.g., reactor components, steam generators, steam supply piping, turbines, electrical power systems, fire protection system, water piping, sewage handling and treatment equipment, lighting); and • post-construction site rehabilitation. This description must include the following: • an identification of any work that will be undertaken outside of normal construction hours, including a description of the nature of work and of the machinery that will be required; • the size of construction workforce; • the extent of earthmoving, building demolition/relocation, vegetation clearance and other site preparatory works, including arrangements to minimise unnecessary clearance and disturbance; and • the application of construction standards, techniques and site management arrangements, including for on-site storage and handling of construction and other (e.g., fuel, oil) materials. 8.4 Operation and Maintenance The proponent should describe all activities to be undertaken within this phase of the project, including commissioning activities, approach to full power and planned maintenance outages. Material management plans must also be described, including issues relating to transportation such as mode and route of transport, type of material and quantities to be transported. Description of the operation and maintenance phase and timeframe of the project and of the associated activities should include, but are not limited to: • the commissioning activities such as general verification of equipment and systems, fuelling of reactor; • pressure testing of containment building, approach to criticality and eventually to full power and connection to the grid; • the operation and maintenance activities required for systems such as the nuclear steam supply system, turbine generator and feed wat^r systems, cooling water systems, electrical power systems, nuclear safety systems, ancillary systems, systems for operating and maintaining facility security, activities associated with the maintenance program, materials handling systems, solid waste handling systems and administration and support systems; • activities associated with mid-life refurbishment for CANDU-type reactors as well as activities relating to outages to refuel or for the refurbishment of light water reactors; • operation of equipment for production of electricity; -22- 899200 January 2009 Guidelines for the Preparation of the EIS • verification, sampling, testing and maintenance during operation at power; • maintenance, repairs, cleaning, and decontamination during planned shutdowns and outages; • fuelling and refuelling of the reactor; management of low and intermediate waste and used fuel, including transfer to interim or long-term waste storage facilities; • past events that are relevant to the assessment of future environmental performance and reliability: • the sources, quantities and points of release from routine radiological and non- radiological emissions and effluents, including thermal (heat) releases; • the area of exposure to the physical effects of the discharge jet and intake suction; • where applicable, characterization of the waste, including estimated activity in becquerels, that will be generated and stored at each of the waste management areas as a result of operation and any future refurbishment; • predictions of future emissions and effluents from the project under normal operating conditions; • standard design features and key operational procedures relevant to protection of workers, the public and the environment relating to the project, including the nuclear criticality safety program; • operations workforce, composition of workforce and any infrastructure requirements; • systems for operating and maintaining the facility security program; • emission and effluent control, treatment and monitoring and environmental monitoring; • non-radioactive waste handling, storage and disposal; and • activities relating to environmental protection and radiation protection. The end of operational activities to achieve a safe state of closure prior to decommissioning should include, but are not limited to: • removal of fuel from reactor; and • draining and drying of reactor 8.5 Modifications The proponent must describe the management approach to, and conceptual plans for, potential modifications to the project, including expansion or early discontinuation. The proponent must specify the conditions or potential risks which would necessitate modifications to the project. The proposed process to follow when proposing modifications to the project should be described and include a description of plans for informing the public. - 23 - 899201 January 2009 Guidelines for the Preparation of the EIS 8.6 Decommissioning and Abandonment A preliminary decommissioning plan for the facility must be included in the EIS. The proponent should refer to CNSC Guide G-219, "Decommissioning Planning for Licensed Activities" [Reference 4] for more details. The discussion should identify the preferred decommissioning strategy, including a justification of why this is the preferred strategy. It must also include end-state objectives, the major decontamination, disassembly and remediation steps; the approximate quantities and types of waste generated; and an overview of the principal hazards and protection strategies envisioned for decommissioning. The description of decommissioning activities (e.g., planning envelopes and work plans) can be provided at a conceptual level, but this description must include: • transfer of fuel and associated wastes to interim or long-term licensed storage facilities; • security measures for alerting against sabotage to hazardous radioactive waste during interim or long term storage • any flushing/purging of equipment and systems; • removal of surface decontamination from facilities or equipment; • dismantljng and removal of equipment and systems: • demolition of buildings; • management and disposal of conventional, radioactive and other hazardous waste arising from decommissioning; and, • remediation and restoration of the site. 8.7 Waste and Used Fuel Management In addition to the project-phase specific requirements for waste provided in the preceding subsections, the EIS must present the proponent's proposed plan for the disposition of all radioactive and hazardous wastes and used fuel. The proponent's activities related to the site preparation, construction, operation, decommissioning and abandonment of low and intermediate level waste management facilities, and used fuel storage facilities, must be described. Where this plan identifies that radioactive or hazardous wastes or used fuel are expected to be managed by an organization other than the proponent, the EIS must describe at a conceptual level the methods that can be used to ensure that these materials are managed in a manner the protects health, safety and the environment. 8.8 Malfunctions, Accidents and Malevolent Acts Information on accidents and malfunctions, including intentional malevolent acts are necessary to permit consideration of relevant environmental effects iri the environmental assessment. A summary of information on malfunctions and accidents should be presented in this section of the EIS. A separate section of the EIS should provide more -24- 899202 January 2009 Guidelines for the Preparation of the EIS details regarding the information requirements relating to accidents, malfunctions and malevolent acts as per Section 12.0 of these guidelines. 8.9 Environmental Protection, Policies and Procedures Paragraph 3(g) of the Class I Nuclear Facilities Regulations stipulates that application for a Licence to Prepare Site shall contain the proposed environmental protection policies and procedures. CNSC Regulatory Standard 5-296, "Environmental Protection Policies, Programs and Procedures at Class I Nuclear Facilities and Uranium Mines and Mills" (March 2006) [Reference 5] and Regulatory Guide G-296, "Developing Environmental Protection Policies, Programs and Procedures at Class I Nuclear Facilities and Uranium Mines and Mills" (March 2006) [Reference 6] provide more information regarding these requirements. The fundamental direction of these regulatory documents is towards the establishment, implementation and maintenance of an Environmental Management System (EMS) by the proponent that meets the requirements of ISO 14001-2004 "Environmental Management Systems -Requirements with Guidance for Use" in the context of Canadian environmental protection policy and regulation and the specific environmental protection requirements of the Nuclear Safety and Control Act and its regulations. The proponent must therefore submit its proposed environmental protection policies and procedures (i.e., EMS documentation) and demonstrate that the EMS will carry forward the results of the environmental assessment so that it covers the Site Preparation, Construction and Operational phases of the project. The EIS should describe how the mitigation measures described through Sections I 1 through 14 of this document, and the Follow-up Program described in Section 15 of this document would be integrated into the EMS. 9. ENVIRONMENTAL ASSESSMENT BOUNDARIES Scoping establishes the boundaries of the environmental assessment and focuses the assessment on relevant issues and concerns. By defining the spatial and temporal boundaries, a frame of reference for identifying and assessing the environmental effects associated with the OPG Darlington NNPP Project will be established. Different boundaries may be appropriate for each VEC. A description of the boundaries of the proposed project in a regional context showing existing and planned future land use, current infrastructure and proposed improvements to these infrastructure, including transportation (all modes), power distribution corridors and lines, urban areas and water supplies (individual and community), must be provided. A description of any traditional land use any established or asserted Aboriginal rights, Aboriginal title or treaty rights from Aboriginal people within the wider regional context should be provided. Sensitive areas including wetlands, critical habitats as defined under the Species at Risk Act and archaeological sites found within the regional context must also be described. -25- 899203 January 2009 Guidelines for the Preparation of the EIS 9.1 Spatial Boundaries and Scale In determining the spatial boundaries to be used in assessing the potential adverse and beneficial environmental effects, the proponent must consider, but not be limited to, the following criteria: a. the physical extent of the proposed project, including any offsite facilities or activities; b. the extent of aquatic and terrestrial ecosystems potentially affected by the project; c. the extent of potential effects arising from noise, light and atmospheric emissions; d. the extent to which traditional. land use, asserted or established Aboriginal rights, Aboriginal title or treaty rights could potentially be affected by the project; e. lands used for residential, commercial, industrial, recreational, cultural, and aesthetic purposes by communities whose areas include the physical extent of the project; and f. the size, nature and location of past, present and reasonably foreseeable projects and activities which could interact with items b), c), d) and e). These boundaries must also indicate the range of appropriate scales at which particular baseline descriptions and the assessment of environmental effects are presented. The proponent is not required to provide a comprehensive baseline description of the environment at each scale, but must provide sufficient detail to address the relevant environmental effects of the project and the alternative means. The EIS must contain a justification and rationale for all boundaries and scales chosen. The geographic study areas for the EIS must encompass the areas of the environment that can reasonably be expected to be affected by the project, or which may be relevant to the assessment of cumulative environmental effects. Study areas must encompass all relevant components of the environment, including people, non-human biota, land, water, air and other aspects of the natural and human environment, notably, current use of land and resources by Aboriginal persons for traditional purposes. Study boundaries must be defined taking into account traditional knowledge, ecological, technical, social and political considerations. The following geographic study areas should serve as the basis developing project- and effect-specific study areas: • Site Study Area: the Site Study Area includes the facilities, buildings and infrastructure at the OPG Nuclear Site, including the existing licensed exclusion zone for the site on land and within Lake Ontario, and particularly the property where the OPG Darlington NNPP is proposed. • Local Study Area: the Local Study Area is defined as that area existing outside the Site Study Area boundary, where there is a reasonable potential for direct effects on the environment from any phase of the project, either through normal activities or from possible accidents, malfunctions or malevolent acts. The Local Study Area should include all of the OPG Nuclear Site and the lands within the -26- 899204 January 2009 Guidelines for the Preparation of the EIS Municipality of Clarington closest to it, as well as the area of Lake Ontario adjacent to the facility. The boundaries must change if appropriate following an assessment of the spatial extent of potential effects. • Regional Study Area: the Regional Study Area is defined as the area within which there is the potential for cumulative biophysical and socio-economic effects. This area includes lands, communities and portions of Lake Ontario around the OPG Nuclear Site that may be relevant to the assessment of any wider-spread direct and indirect effects of the project. 9.2 Temporal Boundaries In characterizing the environmental effects of the project, the proponent must consider the current baseline environment and environmental trends within the study area. The description of the existing baseline and the environmental trends should include a consideration of past projects and activities carried out by the proponent and/or others within the regional study area. In describing and predicting the environmental effects of the project, the proponent must cover the period from the start of any site preparation activity associated with the project through construction, operation, including maintenance and repairs, and refurbishment, where applicable, and eventual decommissioning and abandonment. In assessing cumulative environmental effects within the study area, the proponent must consider the effects of the project in combination with other past, present and future projects that are either "certain" or "reasonably foreseeable" as defined in CEAA's "Addressing Cumulative Environmental Effects under the Canadian Environmental Assessment Act" [Reference 7). As is the case for the determination of spatial boundaries, the temporal boundaries must indicate the range of appropriate scales at which particular baseline descriptions and the assessment of environmental effects are presented. At a minimum, the assessment must include the period of time during which the maximum effect is predicted to occur. "Maximum" refers to the greatest change from baseline conditions to what is predicted and should be bounding across reactor types. The approach taken to determine the temporal boundary of assessment should take into account the following elements: • hazardous lifetime of the contaminants, including those associated with waste and used fuel, or with releases to the environment during both normal operation and postulated accidents, malfunctions and malevolent acts; • duration of the operational period; • design life of engineered barriers; • duration of both active and passive institutional controls; and • frequency and duration of natural events and human-induced environmental changes (e.g., seismic occurrence, flood, drought, glaciation, climate change). -27- 899205 January 2009 Guidelines for the Preparation of the EIS 9.3 Valued Ecosystem Components The EIS must describe the general criteria used to identify VECs that may be affected by the project. The EIS must identify the methods used to predict and assess the effects of the project on VECs, and explain the criteria used to assign significance ratings to any predicted adverse effects. The spatial and temporal boundaries used in the assessment may vary as appropriate, depending on the VEC. Table 1 presents a preliminary list of VECs for each environmental component of the assessment. This list of VECs should be modified as appropriate by the proponent in the EIS, following consultations with the public, Aboriginal people, federal and provincial government departments and relevant stakeholders. Table 1: Preliminary List of Valued Ecosystem Components by Environmental Component .. ..; )gsv~rognaeat~l ~ Com nedt ~`~~ ~ ~~ Alewife Biolo ical Lake Trout Biolo ical American Eel Biolo ical Aquatic Biota/Fish i White Sucker Biolo ical ty Commun Round Whitefish Biolo ical Emerald Shiner Biolo ical Benthic Invertebrates cra fish Biolo ical Lake Ontario near shore Ph sical Aquatic Habitat On site a uatic habitat Ph sical Lake water circulation Ph sical Surface Water Lake water tem erature Ph sical Environment Lake water uali Ph sical Lake shoreline rocesses Ph sical Air - articulates Ph sical Atmospheric Air -chemicals Ph sical Environment Noise Ph sical Shallow groundwater quantity and uali Physical Geology and Hydrogeology Deep groundwater quantity and uali Physical Soil Ph sical Vegetation and Shrub bluff Habitat . Grass of Parnassus Biological • Buffalo Be Biological Wetlands • Bur-reed Biological • Pond Weed Biological Woodlands -28- 899206 January 2009 Guidelines for the Preparation of the EIS F~a~roa~a~tah VE±e " - _:, ~ Y_ ~~ Cstteg~r • Cedar Biological • Su ar Ma le Biological Mi rato bird habitat ' • Area of woodland habitat Biological Winter raptor feeding and roosting area • Area of meadow Biological • Area of cedar thicket Biological Breedin birds • Yellow Warbler Biological • American Robin Biological Bi d Waterfowl r s • Bufflehead Biological • Mallard Biological Bank Swallow colon • Bank Swallow nest holes Biological Am hibians • Northern Leo and Fro Biological Amphibians . Green Fro Biological • American Toad Biological Terrestrial mammals • Meadow Vole Biological • Eastern Cottontail Biological Mammals • Short-tailed Weasel Biological • Red Fox Biological A uatic mammals • Muskrat Biological Planned land use Human/Socio-economic Land use and development 0 ortunities off-site Human/Socio-economic Nuclear emergency infrastructure / Tans & rocedures Human/Socio-economic Land Use and Visual Setting Nuclear emergency infrastructure/e ui ment Human/Socio-economic Physical features related to the ro e Human/Socio-economic Ma'or view oints Human/Socio-economic Visibili from hi hwa Human/Socio-economic Shoreline visual aesthetics Human/Socio-economic Transportation Road traffic volumes and safe Human/Socio-economic Roads stem o erational efficienc Human/Socio-economic Rail traffic volumes and safe Human/Socio-economic -29- 899207 January 2009 Guidelines for the Preparation of the EIS Esviimn~e~tsl ~ 1, VEC Ca#egoxy Rails stem o erational efficienc Human/Socio-economic Marine traffic volumes and safe Human/Socio-economic Marine system operational efficienc Human/Socio-economic Aboriginal structural remains or subsurface features Human/Socio-economic Resources from the pre-historic era 11,000 B.C. to A.D. 1680 Human/Socio-economic Abori final artifacts Human/Socio-economic Physical and Cultural Heritage Resources Historic architecture or structural remains Human/Socio-economic Historic- eriod artifacts Human/Socio-economic Resources from the historic period circ A.D. 1680 to 1900 Human/Socio-economic Historic cemeteries Human/Socio-economic A ricultural landsca es Human/Socio-economic Po ulation and demo ra hics Human/Socio-economic Income Human/Socio-economic P l i d Em to ment Human/Socio-economic opu on an at E n i B Business activi Human/Socio-economic co om c ase Commercially-zoned properties and/or businesses Human/Socio-economic Taxes Human/Socio-economic Tourism related business Human/Socio-economic T i Potential for sti ma Human/Socio-economic our sm Municipality's vision, strategies, and lans Human/Socio-economic A i lt Farmin activi Human/Socio-economic gr cu ure Availabili of a ricultural land Human/Socio-economic Economic Develo ment Value of goods and services Human/Socio-economic Housin and roe values Human/Socio-economic Real roe values Human/Socio-economic Community Infrastructure Municipal infrastructure and services Human/Socio-economic Type and availability of municipal services Human/Socio-economic Community Services Recreational and community features/resource use Human/Socio-economic Community facilities and activities potentially affected by nuisance effects dust, noise, traffic Human/Socio-economic Recreational fishin Human/Socio-economic Trails and natural areas Human/Socio-economic -30- 899208 January 2009 Guidelines for the Preparation of the EIS ~, E~~,m ~- _ ~ ~C Catego~r ~ C~oa~i r' Educational facilities Human/Socio-economic Educational facilities Human/Socio-economic Educational services and Human/Socio-economic 0 ortunities Health and safety facilities and Human/Socio-economic services Health-related services and facilities Human/Socio-economic Health care facilities and services Human/Socio-economic Social services Human/Socio-economic Municipal finance and Human/Socio-economic Municipal Finance administration and Administration Municipal tax (and other) revenues Human/Socio-economic and ex enditures Members of the ublic Human/Socio-economic Nearest residents Human/Socio-economic Users of the waterfront trail Human/Socio-economic Users of the soccer fields Human/Socio-economic Users of Darlin on Provincial Park Human/Socio-economic Human Health and Recreational users of surface water Human/Socio-economic Radiation and includin Lake Ontario R di i i v a oact ty Source drinkin water Human/Socio-economic Trans ortation s stem safe Human/Socio-economic Workers Human/Socio-economic On-site non-nuclear workers Human/Socio-economic On-site nuclear ener workers Human/Socio-economic Communi character Human/Socio-economic Residenc tenure Human/Socio-economic id t d R Use and en'o ment of roe Human/Socio-economic en s an es Communities Potential effects in other Human/Socio-economic environmental components in noise, dust and traffic effects relative to baseline Communi characteristics Human/Socio-economic Huntin and fishin for subsistence Human/Socio-economic Fishing, trapping and traditional Human/Socio-economic harvesting and collecting for economic u oses Aboriginal Interests Prehistoric archaeological Human/Socio-economic resources, ceremonial sites, burial mounds or etro 1 hs Aboriginal structural remains, Human/Socio-economic artefacts or subsurface features -31- 899209 January 2009. Guidelines for the Preparation of the EIS 10. EXISTING ENVIRONMENT This section of the EIS must provide a baseline description of the environment, including the components of the existing environment and environmental processes, their interrelations and interactions as well as the variability in these components, processes and interactions over time scales appropriate to this EIS. The proponent's description of the existing environment must be in sufficient detail to permit the identification, assessment and determination of the significance of potentially adverse environmental effects that may be caused by the project, to adequately identify and characterize the beneficial effects of the project, and provide the data necessary to enable effective testing of predictions during the follow-up program. The baseline description must include characterization of environmental conditions resulting from historical and present activities in the local and regional study area (see Section 13 Cumulative Effects). The EIS must compare baseline data with applicable federal, provincial, municipal or other legislative requirements, standards, guidelines or objectives. This description must include, but not necessarily be limited to, those VECs, processes, and interactions that either were identified to be of concern during any workshops or meetings held by the proponent, or that the proponent considers likely to be affected by the project. In doing so, the proponent must indicate to whom these concerns are important and the reasons why, including social, economic, recreational, and aesthetic considerations. The proponent must describe the nature and sensitivity of the area within and surrounding the project and any planned or existing land and water use in the area. The proponent must also indicate the specific geographical areas or ecosystems that are of particular concern, and their relation to the broader regional environment and economy. This includes, but is not limited to, a detailed description of those areas of Lake Ontario potentially affected by the project. Relevant information about the VECs is to be presented graphically to document physical and biological (e.g., home range) characteristics. In describing the physical and biological environment, the proponent must take an ecosystem approach that considers both scientific and traditional knowledge and perspectives regarding ecosystem health and integrity. The proponent must identify and justify the indicators and measures of ecosystem health, social health and integrity it uses. These must be related to project monitoring and follow-up measures. For the biological environment, baseline data in the form of inventories alone is not sufficient for the joint review panel to assess effects. The proponent must consider the resilience of species populations, communities and their habitats. The proponent must summarize all pertinent historical information on the size and geographic extent of animal populations as well as density. Habitat at regional and local scales should be defined in ecological mapping of aquatic and terrestrial vegetation types and species -32- 899210 January 2009 Guidelines for the Preparation of the EIS (e.g., ecological land classification mapping). Habitat use should be characterized by type of use (e.g., spawning, breeding, migration, feeding, nursery, rearing, wintering), frequency and duration. Emphasis must be on those species, communities and processes identified as VECs. However, the interrelations of these components and their relation to the entire ecosystem and communities of which they are a part must be indicated. The proponent must address issues such as habitat, nutrient and chemical cycles, food chains, productivity, to the extent that they are appropriate to understanding the effect of the project on ecosystem health and integrity. Range and probability of natural variation over time must also be considered. In describing the socio-economic environment, the proponent must provide information on the functioning and health of the socio-economic environment, encompassing a broad range of matters that affect the people and communities in the study area in a way that recognizes interrelationships, system functions and vulnerabilities. A description of the rural and urban settings likely to be affected by the project should be provided. Information on existing and projected population densities and distributions in the region, including resident populations and transient populations, must be provided by project phase, and for the entire life of the project. Information such as present and future use of land and resources, including transportation infrastructure, public health infrastructure and services (municipal water treatment for domestic use or human consumption, wastewater treatment, landfill), housing and housing values, commercial fisheries in the area, recreation and tourism should also be provided to the extent that this information is required to assess potential adverse effects of the project on human health and socio- economic conditions in the area, and to assess the effects of the environment on the project. The proponent must also describe any agreements with the surrounding municipalities or other jurisdictions regarding emergency plans or protective actions. Traditional activities carried out by Aboriginal people must be described by the proponent. The proponent should provide information that would include a description of traditional dietary habits and dependence on country foods and harvesting for other purposes, including harvesting of plants for medicinal purposes. The analysis should focus on the identification of potential adverse effects of the project on the ability of future generations of Aboriginal people (up to seven generations) to pursue traditional activities or lifestyle. If the background data have been extrapolated or otherwise manipulated to depict environmental conditions in the study areas, modeling methods and equations must be described and must include calculations of margins of error and other relevant statistical information, such as confidence intervals and possible sources of error. The proponent should refer to CNSC Regulatory Document RD-346, "Site Evaluation for New Nuclear Reactors" [Reference 3], for more examples on the type of information which would be required in this section of the EIS. -33- 899211 January 2009 Guidelines for the Preparation of the EIS 10.1 Biophysical Environment 10.1.1 Geology and Geomorphology The EIS must describe the bedrock and quaternary/surficial geology, geomorphology (including coastal processes), topography, petrology, geochemistry, hydrogeology and geomechanics for the region and the area that will be disturbed by the Froject. The EIS must also examine the global catalogue of earthquakes in stable continental regions, with specific emphasis on eastern Canada. The EIS must describe the structural geology, such as fractures and faults, at the site and within the local and regional study areas. Geotechnical properties of the overburden must also be provided, including shear strength and liquefaction potential, to allow the assessment of slope stability and bearing capacity of foundations under both static and dynamic conditions. The geological model of all overburden and bedrock units through to the uppermost Precambrian unit should be described for the regional, local and site scales. When extrapolation is required in order to derive these stratigraphic sequences, the degree of uncertainty and the need for additional field investigations to reduce this uncertainty should be discussed. The EIS must describe and assess any geotechnical and geophysical hazards within the study areas, including consideration of subsidence, uplift, seismicity and faulting, as well as consideration of the possibility of movements of the ground surface (including co- seismic rupture) and earthquake ground motions. The EIS must also assess these hazards by extrapolating the risk of an earthquake near the site from the risk of an earthquake in similar stable continental regions worldwide. Specific information on the effects of past earthquakes on existing nuclear power plants in Canada is to be provided. Where appropriate, the narrative descriptions should be supplemented by illustrations such as maps, figures, cross sections and borehole logs. 10.1.2 Surface Water This section of the EIS must describe all surface water features, surface water quality, hydrology and sediment quality at the site, local and regional study areas. The description must include delineation of drainage basins at the appropriate scales and include a description of hydrological data such as water levels and flow rates collected over the years. The proponent must describe hydrological regimes, including seasonal fluctuations and year-to-year variability of all surface waters and assess normal flow, flooding, and drought properties of water bodies as well as the interactions between surface water and groundwater flow systems. The proponent must describe all surface water sources used for drinking water in the area, including source water intakes for drinking water treatment facilities. Coastal geomorphology should be documented including lakefront bluffs, the characteristics of the shoreline, near-shore zone, off-shore zone and coastal currents. The proponent must adequately document the water quality of all surface water demonstrating the use of appropriate sampling and analytical protocols, for the range of analytical parameters with the potential to be influenced by the project. This information should be presented using tables, maps and figures to provide an appropriate -34- 899212 January 2009 Guidelines for the Preparation of the EIS understanding of surface water characteristics and conditions at the site, local and. regional scales. 10.1.3 Groundwater This section of the EIS must describe hydrogeology at the site, local and regional study areas. The description should characterize the physical and geochemical properties of all hydrogeological units in the overburden and the bedrock (from the ground surface down through to the uppermost Precambrian unit). Units should be characterized as aquifers or aquitards, and the description of each unit should include its geochemistry as well as the delineation of vertical and lateral permeabilities and directions of groundwater flow. Groundwater recharge and discharge areas should be identified (including discharge areas in Lake Ontario), and groundwater interactions with surface water should be described in detail. A conceptual and numerical hydrogeologic model that discusses the hydrostratigraphy and groundwater flow systems should be presented. The assessment must describe anticipated or potential changes to groundwater flow and quality related to any interactions with surface waters. The EIS must provide a description of baseline ground water quality at the site and local study area. The EIS must also describe local and regional potable groundwater supplies, including their current use and potential for future use. 10.1.4 Terrestrial Environment This section of the EIS must describe the terrestrial species at the site and within the local and regional study areas, including flora, fauna and their habitat. The EIS must describe any wildlife corridors and, physical barriers to movement that exist within the project area. Any biological species of natural conservation status at a federal, provincial, regional or local level and their critical habitats should be identified. All protected and conservation areas established by federal, provincial and municipal jurisdictions (e.g., wilderness areas, parks, sites of historical or ecological significance, nature reserves, federal migratory bird sanctuaries and wildlife management areas, and municipal protected water supply areas) must be identified. Sites within the local or regional study area subject to contamination from previous nuclear or non-nuclear industrial activities may require baseline characterization of radionuclide and hazardous substance levels within soil, vegetation and non-human biota. Field surveys should be described in teams of representativeness of the target populations, the design for allocation of samples in space and time, measurement methods and results. 10.1.5 Aquatic Environment This section of the EIS must describe the aquatic and wetland species at the site and within the local and regional study areas, including a description of the flora, fauna and their habitat. The proponent should seek from relevant authorities, such as DFO and the -35- 899213 January 2009 Guidelines for the Preparation of the EIS Ontario Ministry of Natural Resources, any available information on aquatic and wetland species and habitat for the local and regional study areas. Iri addition, the proponent will need to undertake independent studies to gather the necessary information as necessary. The description of the existing aquatic environment should include observed changes to food chain and food web dynamics as a habitat component as this relates to fish populations as a result of existing operations. In addition, the description should include how these impacts have affected fish movement, migration, spawning and nursery periods on a local and regional level. The proponent must provide detailed habitat mapping in order to understand habitat usage by fish within the study area. This information must include depth profiles, substrate mapping, water temperature profiles, and a description of potential and known habitat usage (i.e., nursery, rearing, feeding and migratory) by fish that occur in the study areas. The fish habitat assessment and inventory must include the area below the High Water Mark, as detailed in DFO Factsheet -Fish Habitat and Determining the High Water Mark, as this area functions as fish habitat seasonally and in years of higher water levels in Lake Ontario. The EIS must identify any biological species. of natural conservation status (e.g., rare, vulnerable, endangered, threatened, and uncommon) at a federal, provincial, regional or local level.and their critical habitats. A summary of results and interpretation must.be provided for the on-going monitoring of entrainment and impingement of aquatic biota at the existing stations. 10.1.6 Ambient Radioactivity The EIS must describe the ambient radiological conditions at the site and within the local and regional study areas. The EIS must provide information on the existing conditions in this regard, including an inventory of sources, their activity levels, and their origin (natural or anthropogenic), for all environmental media including air, soil, food, water, aquatic sediments, plant and animal tissue in the appropriate subsections of the EIS. Humans and non-human biota exposed to ambient radioactivity must be assessed for all relevant routes of exposure (both internal and external exposure scenarios). Information on radiation levels to which workers and members of the public are exposed to must be provided. This must also include consideration of consumers of country food whose exposure pathways may differ due to cultural norms, including any dietary characteristics of Aboriginal peoples. A description of the current radiological monitoring, management programs, and special studies including a detailed summary of the results of those programs, must be provided in the EIS. -36- 899214 January 2009 Guidelines for the Preparation of the EIS 10.1.7 Climate, Weather Conditions and Air Quality The EIS must describe the climate conditions at the site, local and regional study areas. The EIS must also provide a description of seasonal variations in weather conditions within the above-noted study areas, to allow the assessment of effects on the project. Meteorological information provided should include air temperature, relative humidity, precipitation, wind speed and direction, atmospheric pressure, solar radiation, and describe the occurrence of weather phenomena including events such as tornadoes, lightning, temperature inversions and fog.. Special consideration must be given in the analysis of extreme and rare meteorological phenomena. Uncertainties must be described and taken into account when discussing the reliability of the information presented. The influence of regional topography or other features that could affect weather conditions in the study areas must be described. A description of the ambient air quality in the study areas must be provided, with emphasis on those parameters for which there will be radiological and non-radiological emissions resulting from the project. 10.1.8 Noise The EIS must describe current ambient day time and night time noise levels at the site, in the local study areas, and include information on its .source(s), geographic extent and temporal variations. The description must also provide ambient noise levels for other areas which could be affected by the project, such as through increased traffic along transportation corridors to and from the site during construction, particularly at residences and sensitive sites (e.g., hospitals, schools, day-cares, seniors' residences, and places of worship). 10.2 Socio-economic Conditions In describing the socio-economic environment, the proponent must provide information on the functioning and health of the socio-economic environment, encompassing a broad range of matters that affect the people and communities, including Aboriginal communities, in the study area. 10.2.1 Economy The EIS must describe the general socio-economic conditions at the local and regional study areas. The proponent should describe population and community distribution and density in the regional study area. The description should include the proximity of the project to affected communities, fluctuations in population and population attributes (age groups, employment). A description of the local and regional economies should also be provided, including workforce and employment. Information must be provided on the available labour supply and rates of employment in the surrounding communities and region. -37- 899215 January 2009 Guidelines for the Preparation of the EIS 10.2.2 Land Use and Value The EIS must describe land use in the local and regional study areas. The proponent should identify past, current and planned land use(s) of the study areas or beyond, that may be affected by the project. This must include a description of the current and planned operations on the OPG Nuclear Site, and a discussion of existing land-based infrastructure that is likely to be affected by the project, such as sewer and water treatment distribution systems, wells and waste management areas. A description of commercial fisheries that could be affected by the project should be provided. Estimates of the current and projected value of the recreational and tourist industry (e.g., hunting, fishing, hiking, parks, kayaking, cottages along the shores of Lake Ontario) for the study areas should be provided. A description of current or of proposed future local, regional or provincial land use or urban development policies, programs and plans should also be provided. 10.2.3 Aboriginal Land, Aquatic Area and Resource Use In keeping with the Guiding Principles in Section 2 of these guidelines, the EIS must describe land use at the site and within the local and regional study areas. The proponent should identify the lands, waters and resources of specific social, economic, archaeological, cultural or spiritual value to Aboriginal people, including M~tis that assert Aboriginal rights or title or treaty rights or in relation to which Aboriginal rights or title or treaty rights have been established and that may be affected by the project. The EIS must identify traditional activities, including activities for food, social, ceremonial and other cultural purposes, in relation to such lands, waters and resources with a focus on the current use of lands, waters and resources for traditional purposes. Traditional land use may include areas where traditional activities such as camping, travel on traditional routes, gathering of country foods (hunting, fishing, trapping, planting and harvesting) activities were carried out. Spiritual sites should also be considered as a traditional use activity of significance to Aboriginal people. 10.2.4 Land-based Transportation The EIS must describe the existing conditions of the proposed modes and routes of transportation (e.g., provincial highways, arterial highways, on-site access roads, railways) that will be used throughout the development. The EIS must provide information on the existing types and volumes of traffic and a description of the areas through which trucks will travel, in particular residential or school areas. 10.2.5 Navigable Waters This section of the EIS must identify any navigation use or issues along Lake Ontario, or any other waterbodies that may be affected by the project. Information on location (latitude and longitude), width, and depth must be provided where appropriate. -38- 899216 January 2009 Guidelines for the Preparation of the EIS 10.2.6 Human Health This section of the EIS must describe the current health profiles of the communities likely to be affected by the project. The proponent should examine the aspects of human health that are defined by the World Health Organization, and include consideration of physical health and well-being and associated emotional, social, cultural, and economic aspects. The EIS must provide information on population health of the communities in the regional study area. A description of community and public health services available to the residents of communities and to Aboriginal people in the regional study area must also be included. In keeping with the Guiding Principles in Section 2 of these guidelines, a discussion on Aboriginal people's health-related traditional activities, including the accessibility to spiritual sites within regional study area, should also be included. Health-related traditional activities could include gathering of country foods for consumption (hunting, fishing, trapping, planting and harvesting of plants for medicinal purposes) and activities of spiritual significance. Information on current consumption of country foods and its quality by food type, amounts consumed, parts consumed (whole body as opposed to a specific organ) by Aboriginal people must be provided where available. 10.2.7 Physical and Cultural Heritage Resources The EIS must identify any terrestrial and aquatic areas containing features of historical, archaeological, paleontological, architectural or cultural importance. A description of the nature of the features located in those areas must be provided. Particular attention must be given to Aboriginal cultural, archaeological and historical resources since there is documented evidence of the presence of such resources in the study. areas. 11. EFFECTS PREDICTION, MITIGATION MEASURES AND SIGNIFICANCE OF RESIDUAL ADVERSE EFFECTS 11.1 Effects Prediction This section must contain a description of any changes in the environment caused by the project, including the effects of these environmental changes on health and socio- economic conditions, physical and cultural heritage, current use of lands and resources for traditional purposes by Aboriginal persons, and any structure, site or thing that is of historical, archaeological, paleontological or architectural significance. Specific attention must be given to interactions between the project and the identified VECs. This section must also include changes to the project caused by the environment. Each environmental change must be described in terms of whether it is direct or indirect and positive or adverse. Where no change is predicted, this should be noted. The EIS must describe comprehensive analyses of both the short and long term effects of the project on the environment. The proponent must indicate the degree of uncertainty in predicting the environmental effects identified. When numerical models -39- 899217 January 2009 Guidelines for the Preparation of the EIS are used (e.g., a quantitative ecological risk assessment model, a population level ecological risk assessment model) scientific defensibility must be demonstrated by performing model verification (e.g., peer review of model theory), calibration (e.g., adjusting key parameters to site-specific data), validation (e.g., comparison of predicted to observed), sensitivity and uncertainty analysis. Risk modelling of VEC exposure to releases of radionuclides, or hazardous substances (including thermal) shall be determined through the use of upper bounding scenarios or a combination of expected average releases and an upper bounding scenario. The proponent is expected to employ standard ecological risk assessment frameworks that categorize the levels of detail and quality of the data required for the assessment. These tiers are as follows: • Tier 1: Qualitative (Expert opinion, literature review, and existing site information); • Tier 2: Semi-quantitative (Measured site-specific data and existing site information); and • Tier 3: Quantitative (Recent field surveys and detailed quantitative methods). Thus, if the Tier 2 assessment still indicates a potential for effects for valued receptors then a Tier 3 assessment would need to be conducted to reduce the level of uncertainty. If the risk characterization component is uncertain this may necessitate the probabilistic modeling of the population level consequences of the proposed project. An accepted approach to population-level ecological risk assessment and it use in environmental decision-making has been developed through recent scientific work. This approach includes a determination of when a population-level risk assessment is warranted (Tier 1 and Tier 2 assessments), the consideration of exit criteria, and a determination of the value of the assessment [Reference 8]. The consideration of views from the public and Aboriginal groups, including any perceived changes attributed to the project, must be recognized and addressed in the assessment method. When completing effects predictions, the potential for climate change influences over the predicted 60 year of operations should be considered (e.g., influence on thermal effects from cooling water releases). 11.2 Mitigation Measures Mitigation is the elimination, reduction or control of the adverse environmental effects of the project, and includes restitution for any damage to the environment caused by such effects through replacement, restoration, compensation or any other means. The proponent must describe general and specific measures intended to mitigate the potentially adverse environmental effects of the project. The proponent must indicate which measures respond directly to statutory or regulatory requirements. -40- 899218 January 2009 Guidelines for the Preparation of the EIS All proposed mitigation must be described by project phase, timing and duration. Information must be provided on methods, equipment, procedures and policies associated with the proposed mitigation. The proponent must discuss and evaluate the effectiveness of the proposed measures and assess the risk of mitigation failure and the potential severity of the consequences of such failures. Information must be provided on similar mitigation methods used with similar projects and the degree of success achieved. The proponent must indicate what other mitigation measures were considered, including the various components of mitigation and explain why they were rejected. Trade-offs between cost savings and effectiveness of the various forms of mitigation must be justified. The proponent must identify who is responsible for the implementation of these measures and the system of accountability. For species at risk defined by the federal Species at Risk Act, pursuant to subsection 79(1) of that Act, Responsible Authorities under the Canadian Environmental Assessment A.ct must notify the appropriate federal Minister if any listed wildlife species, its critical habitat or the residences of individuals of that species may be adversely affected by the project. Pursuant to subsection 79(2) of the Species at Risk Act, if the project is carried out, Responsible Authorities must also ensure that measures are taken to avoid or lessen those effects and to monitor them; these measures must be taken in a way that is consistent with any applicable recovery strategy and action plans. Therefore, the proponent must include information in the EIS that will allow the Responsible Authorities to meet this requirement. Compliance monitoring verifies whether required mitigation measures were implemented. Compliance monitoring on its own does not satisfy the requirements for a follow-up program described in Sectionl5, but serves to track conditions or issues during the project lifespan or at certain times. For each environmental component potentially affected by the project, the EIS must describe any proposed monitoring programs that will be.designed. 11.3 Significance of Residual Adverse Effects The proponent is expected to take all reasonable precautions to protect the environment. Hence, all reasonable means (e.g., best available technology economically achievable and keeping radiation doses as low as reasonably achievable) are expected to be used to eliminate or mitigate adverse environmental effects. Any residual adverse effects persisting despite proposed mitigative activities are to be assessed as to their significance. The EIS must identify the criteria used to assign significance ratings to any predicted adverse effects. The EIS must contain a detailed analysis of the significance of the potential residual adverse environmental effects it predicts. It must contain clear and sufficient information to enable the joint review panel and the public to understand and review the proponent's judgment of the significance of effects. The proponent must define the terms used to describe the level of significance. -41- 899219 January 2009 Guidelines for the Preparation of the EIS The proponent must assess the significance of predicted effects according to the following categories: • magnitude of the effect; • geographic extent of the effect; • timing, duration and frequency of the effect; • degree to which effects are reversible or mitigable; • ecological and social/cultural context; and • probability of occurrence. In assessing significance against these criteria, the EIS must, where possible, employ relevant existing regulatory documents, environmental standards, guidelines, or objectives such as prescribed maximum levels of emissions or discharges of specific hazardous agents into the environment or maximum acceptable levels of specific hazardous agents in the environment. If the level of an adverse environmental effect is less than the standard, guideline, or objective, it may or may not be significant. The EIS must avoid repetition by identifying the potential adverse environmental effects, the proposed mitigation measures and the significance of the effects after mitigation measures have been taken into account, on each VEC, both biophysical and socio-economic, in the same discussion. A summary of the effects, mitigation and significance associated with each VEC should be provided in tabular format to provide clarity and ease of reference. The EIS must clearly explain the method and definitions used to describe the level of the adverse (e.g., low, medium, high) for each of the above categories and how these levels were combined to produce an overall conclusion on the significance of adverse effects for each VEC. This method should be transparent and reproducible. 11.4 Biophysical Environment 11.4.1 Geology and Geomorphology The EIS must describe any changes to the environment resulting from the removal of bedrock, unconsolidated deposits, soils or sediments that are disturbed, and stockpiled, or used for construction purposes. The EIS must also include an assessment of changes to coastal processes and features (e.g., changes to shoreline morphology due to construction as well as changes through erosion and sediment transport) with a particular focus on potential effects of the increased flow from condenser cooling water or other discharges to surface waters and the proposed infilling of Lake Ontario. 11.4.2 Surface Water The EIS must identify and characterize all liquid emissions, including but not limited average and maximum emissions from point sources, planned discharges, fugitive releases, deposition from airborne particulates, and surface runoff, which have the -42- 899220 January 2009 Guidelines for the Preparation ofthe EIS potential to be generated during any phase of the project. A description of how these emissions could affect surface water quality and an indication of what will be done to avoid or mitigate adverse environmental effects must be provided. The proponent is to document the proposed monitoring or follow-up programs designed to assess the effects of the project on surface water features, including measured parameters, sampling methodologies, locations and frequencies,. and performance criteria against which the impacts of the site activities will be evaluated. 11.4.3 Groundwater For all phases of the project, the EIS must describe and assess any effects the project may have on the groundwater regime including the quantity and quality of groundwater, and provide details of how the effects on groundwater will be avoided or mitigated. Modeling should be used as required to develop and support effects predictions. The proponent is to document the proposed monitoring or follow-up programs designed to assess the effects of the project on groundwater, including measured parameters, sampling methodologies, locations and frequencies, and performance criteria against which the impacts of the site activities will be evaluated. 11.4.4 Terrestrial Environment For all phases of the project, the EIS must describe the effects of the project on terrestrial fauna and flora and include a full accounting of effects on species of natural conservation status and their habitat. This effects evaluation should be based on results of field monitoring studies and predictions from an ecological risk assessment. It must be clear how predicted effects to the biota exposed to the project stressor compare to the expected "reference condition" for unexposed biota on a biological population basis taking into account natural variation. Potential effects may include but are not limited to: • effects of loss of terrestrial habitat and the quality of lost habitat for relevant species; • disturbance of feeding, nesting or breeding habitats; • physical barriers to wildlife; • disruption, blockage, impediment and sensory disturbance (e.g., noise and light effects) of daily or seasonal wildlife movements (e.g., migration, home ranges); • direct and indirect wildlife mortality; • reduction in wildlife productivity; and • contaminant exposures through environmental and food-chain transport. The proponent is to document the proposed monitoring or follow-up programs designed to assess the effects of the project on the terrestrial environment including potential sampling media and/or indicator species, measured parameters, sampling methodologies, locations and frequencies, and performance criteria against which the impacts of the site activities will be evaluated. -43- 899221 January 2009 Guidelines for the Preparation of the EIS 11.4. S Aquatic Environment For all phases of the project, the EIS must describe the effects of the project on aquatic fauna and flora and include a full accounting of effects on species of natural conservation status and their habitat. This effects evaluation should be based on results of field monitoring studies and predictions from an ecological risk assessment. Potential effects may include but are not limited to: • effects on habitat, including aquatic vegetation and sensitive areas such as spawning grounds, nursery areas, winter refuges and migration corridors; • effects on aquatic species, including rare andlor sensitive species; • effects of blasting on fish and fish habitat on local aquatic systems; • contaminant exposures through environmental and food-chain transport; • effects of impingement/entrainment on biota; • effects of infilling on loss offish habitat and changes to productive capacity; • effects of thermal plume(s) on fish habitat, health and behaviour; • effects from the release of potential contaminants within cooling water such as blowdown constituents, biocides or anti-corrosion chemicals on aquatic biota; • a description of mitigation/compensation options; and • effects on wetlands. Results of historical baseline studies and on-going monitoring of events with respect to the changes observed in aquatic species as a result of current and past operations of existing nuclear reactors will play a key role in determining future effects of new reactors. Description of potential effects must include changes to food chain and food web dynamics as a habitat component as this relates to fish populations. Particular attention must be placed on the effects to any existing sport fishing and Aboriginal commercial fishing industry. Any works that involve significant infilling into Lake Ontario require an assessment of alternatives to avoid the infill as per the 'Hierarchy of Preferences' direction in the DFO's Policy for the Management of Fish Habitat. Any works that will result in a harmful alteration, disruption or destruction offish habitat will be required to have a fish habitat compensation plan to meet the `no net loss' policy objectives. The assessment of potential effects to fish and fish habitat arising from the lake filling must be done using DFO's Habitat Alteration and Assessment Tool (HART). The HART model must also be used as part of the assessment to evaluate if the compensation plan meets DFO's long term policy objective to achieve a net gain in productive capacity of fish habitat. The proponent must describe proposed mitigation measures to reduce or eliminate effects from impingement and entrainment of aquatic biota through water withdrawal, and from subsequent release of a heated effluent, in consideration of the requirements to assess alternative means of undertaking the project. The assessment of the possible mitigation measures must include the use of closed-cycle cooling systems and the application of a -44- 899222 January 2009 Guidelines for the Preparation of the EIS standard approach velocity at the intake screens (e.g., as applied at Canadian hydroelectric facilities). 11.4.6 Radiological Conditions For all phases of the project, the EIS must describe, in the appropriate sections, any changes to radiation and radioactivity present in the terrestrial and aquatic environment, the atmosphere, and to workers and members or nearby communities as a result of the project. Any mitigation measures to reduce adverse environmental effects must also be described. The proponent is to document the proposed monitoring or follow-up programs designed to assess the effects of the project related to the releases of radionuclides to the environment, including potential sampling media and/or indicator species, measured parameters, sampling methodologies, locations and frequencies, and performance criteria against which the impacts of the site activities will be evaluated. 11.4.7 Atmosphere The EIS must identify and characterize all atmospheric emissions, including but not limited to average and maximum emissions from point sources, planned discharges, and fugitive emissions, including greenhouse gases, expected to be generated during any phase of the project. Modelling incorporating site-specific atmospheric characteristics (e.g., shoreline fumigation) is to be completed to assess potential influences on air quality, and the transport of atmospheric contaminants and any associated exposure of humans and non-human biota. The EIS is to indicate what will be done to avoid or mitigate any potential adverse environmental effects and assess the risks associated with any residual emissions. A comparison of the Project's incremental contribution to total national and provincial emissions on an annual basis is to be provided. The proponent is to document the proposed monitoring or follow-up programs designed to assess the effects of the project related to atmospheric releases and associated air quality, including measured parameters, sampling methodologies, locations and frequencies, and performance criteria against which the impacts of the site activities will be evaluated. 11.4.8 Noise and Vibrations For all phases of the project, the EIS must describe the predicted effects (with rationale) of any change in day time or night time noise or vibration levels on terrestrial and aquatic species and on workers and nearby residents and communities for all phases of the project. Include a description of any tonal or impulsive noise that may occur, particularly during construction. The methods to be used to monitor noise and vibration levels must also be described. - 45 - 899223 January 2009 Guidelines for the Preparation of the EIS 11.4.9 Effects of the Environment on the Project The EIS must describe the potential effects that the environment may have on the project. The assessment must take into account how local lake conditions and natural hazards, such as severe weather conditions and external events (e.g., flooding, tornado, fire and seismic events) could adversely affect the project. Longer-term effects of climate change must also be discussed up to the projected abandonment phase of the project. Consideration of applicable climate elements must include, but not be limited to: • an estimate of its importance to the project; • an estimate of how sensitive the project is to variations of this element; • a discussion of climate data used; and • change in lake level. The sensitivity of the project to long-term climate variability and effects must be identified and discussed. The CEAA Procedural Guide, "Incorporating Climate Change Considerations in Environmental Assessment: General Guidance for Practitioners", [Reference 9] provides guidance for incorporating climate change considerations in an environmental assessment. 11.5 Socio-economic Effects This section of the EIS must describe the predicted changes to health and socio-economic conditions, physical and cultural heritage and current use of lands and resources, including those used for traditional purposes by Aboriginal people that result from any changes the project may cause in the environment. I1. S.1 Economy For all phases of the project, the EIS must describe the expected effects on the regional study area's economy, including effects on employment and economic sectors such as commercial, retail and recreational sectors. It should also describe what measures are within the proponent's control to avoid or mitigate adverse economic effects. 11.5.2 Land Use and Yalue This section of the EIS must describe the predicted effects (with rationale) that the proposed development will have on the existing and planned operation on the Darlington Nuclear Site as well as on other land and water uses, including tourism, changes in aesthetics, education, and recreational opportunities caused by the construction, operation and modification of the project in terms of increased noise levels, lowered air and water quality, alteration or visual and topographic characteristics of the area. -46- 899224 January 2009 Guidelines for the Preparation of the EIS For all phases of the project, the EIS must describe the expected effects or pressures on, but not limited to, land use, the housing market (including local and regional residential rental market), property taxes, and property values within the Local and Regional Study Areas, as well as any additional areas that might be defined by the Protective Zone. 11.5.3 Aboriginal Traditional Land Use The EIS must identify any change that the project is likely to cause in the environment and any effect of any such change on the use of lands and resources for traditional purposes by any Aboriginal group including, but not limited to, effects to hunting, trapping, fishing and gathering. For each effect, the EIS must specify, where possible, the particular area that may be affected. The EIS must identify any concerns raised by Aboriginal people about the project or other past or present means of storing or disposing of nuclear waste, and regarding the cumulative effects of the project in combination with any other over these areas. 11.5.4 Land-based Transportation For all phases of the project, the EIS must describe the expected effects on transportation infrastructure in the regional study area. The discussion on the predicted effects (with rationale) to local and regional traffic volumes and road conditions, including provincial highways, arterial highways, on-site access roads and railways, should be provided. Information on the potential effects on the areas, through which trucks will travel, such as residential or school areas, should also be included. The proposed methods for avoiding effects on the existing transportation infrastructure should be described. 11. S. S Navigable Waters The EIS must identify potential effects on navigability on Lake Ontario and other water bodies that may be affected by the project. 11.5.6 Human Health The EIS must provide a discussion on the potential effects of the project on the physical, mental, and social well-being of workers, the public and communities. The information must include, but not be limited to, the following: • an analysis of the effects of the project on the health and safety of all workers, including the possible effects from malfunctions or accidents; • the predicted doses to workers, including doses to contract workers, and to members of the project resulting from activities within the scope of this project; • a description of quantitative risk assessment modeling conducted, where necessary, for any malfunctions and accidents; • an assessment of the project's potential effects on human health from all contaminants or other substances released from the project, as well as direct exposure to radiation, through all potential exposure pathways; and • potential effects of noise generated from the project on human receptors within the study area. -47- 899225 January 2009 Guidelines for the Preparation of the EIS The effects of the project on local and regional health services and public health infrastructure (water supplies for domestic use and sewage treatment) must also be described. 11.5.7 Physical and Cultural Heritage Resources If it has been determined that sites of historical, archaeological, paleontological or architectural importance exist, the potential effects of the project on these sites and on any physical and cultural heritage resources must be identified and discussed. The proposed measures to preserve, protect or recover these resources must be described. 11.5.8 Natural Resources The workforce required for this project, especially during the construction phase, would be considerable; therefore, the likely effects of the workforce on the biological environment must be discussed. Increased sport fishing pressure and increased traffic raising wildlife road kill rates should be taken into consideration. -48- 899226 January 2009 Guidelines for the Preparation of the EIS 12. ACCIDENTS, MALFUNCTIONS AND MALEVOLENT ACTS 12.1 General Considerations For the purposes of the assessment, accidents and malfunctions may be separated into three categories and defined as follows: • Nuclear accidents, consisting of all accidents and malfunctions with radiological consequences. These accidents may be further subdivided into nuclear accidents directly involving the reactor core (such as serious damage to the reactor core), nuclear accidents involving other on-site nuclear power plant facilities that contain radiological substances (including the storage of spent fuel waste and radioactive waste handling facilities), and nuclear accidents related to the off-site transportation of low and intermediate-level radioactive wastes. Accidents that do not directly involve the reactor core include criticality events associated with the nuclear fuel. • Conventional accidents, consisting of all other accidents and malfunctions resulting in releases ofnon-radiological contaminants and other materials. • Malevolent acts, consisting of those physical initiating events or forces (e.g., theft, diversion, civil disorder, fires, explosions, aircraft crashes) that could result from acts of sabotage or terrorist acts. For each category of accidents and malfunctions, one or more limiting source terms must be defined. Sufficient quantitative information must be provided on all radioactive and hazardous substances that could be released to the environment in significant quantities. The description must include the safeguards that have been established by the proponent to protect against such occurrences and the contingency procedures in place. Accident management typically relies heavily on the evacuation of personnel and of the population, as required. The proponent must demonstrate that the requirements for adequate infrastructure to support evacuation of personnel and the population can be met. The need for any necessary administrative measures must also be identified together with the responsibilities of organizations other than the proponent. The proponent must provide a description of any contingency, clean-up or restoration work in the surrounding environment that would be required during, immediately following or in the long-term after, the postulated malfunctions and accidents, including the manner in which the related costs would be covered. 12.2 Nuclear Accidents The EIS must identify and describe the probability of possible malfunctions or accidents associated with each reactor design considered and with other facilities in the nuclear power plant that contain radiological substances and must consider the potential adverse environmental effects of these events. -49- 899227 January 2009 Guidelines for the Preparation of the EIS The proponent must credibly demonstrate that it meets the safety goals defined in CNSC Regulatory Document RD-337, "Design of New Nuclear Power Plants", [Reference 10], with some margin on frequency, consequence or both. These safety goals are meant to ensure that the risk posed by a nuclear power plant to members of the public living near the plant is small compared with the risks to which they are normally exposed, and the releases they describe are bounding for all designs. Two safety goals are defined in CNSC Regulatory Document RD-337, to protect the environment and the health and safety of workers and public: • a small release frequency (SRF). The SRF addresses releases of radioactive material that would trigger temporary evacuation of the population within a few kilometres of the plant in order to prevent unacceptable health effects as a result of limited reactor core damage with impaired containment; and • prevent unacceptable health effects as a result of severe reactor core damage and failure of containment. Each safety goal comprises a limit, as follows: SRF -The sum of frequencies of all event sequences that can lead to a release to the environment of more than 1x1015 Bq of I-131 is less than 1:100,000 per reactor year. LRF -The sum of frequencies of all event sequences that can lead to a release to the environment of more than 1x1014 Bq of Cs-137 is less than 1:1,000,000 per reactor year. The proponent must provide ahigh-level safety analysis supported by sufficient design information to demonstrate to the satisfaction of the joint review panel or its technical support staff that the accident behaviours of the various designs being proposed are understood, such that their consequences can be predicted with sufficient confidence. The required level of design information is: • site characteristics including natural hazards; • technical outline of the nuclear power plant including: • plant layout; • qualitative descriptions of all major systems, structures and components ' (SSCs) that could significantly influence the course or consequences of principal types of accidents and malfunctions; • qualitative descriptions of the functionality of the SSCs important to safety; • quantitative information on the performance and reliability characteristics; • qualitative descriptions of principal types of accidents and malfunctions to identify limiting credible sequences including external hazards (natural and human-induced), design basis accidents and beyond design basis accidents, including severe accidents; -50- 899228 January 2009 Guidelines for the Preparation of the EIS • scoping calculations of limiting accident sequences to provide estimates of impact; and • system level probabilistic safety assessment, or an equivalent level and type of information. The limiting source terms must consider accident sequences that could occur with a fre~uency greater than 10"6 per year. For those sequences having frequencies less than 10- per year but sufficiently close to this frequency, the proponent should provide the rationale for screening them out from further analysis. For nuclear accidents directly involving the reactors, the frequencies denote the frequencies per reactor year of operation. A description of specific (out of reactor) criticality events must be provided along with a demonstration that consequences of the events do not violate criteria established by international standards [Reference 11] and national guidance [Reference 12] as a trigger for a temporary public evacuation. 12.3 Conventional Accidents The EIS must identify and describe the probability of possible malfunctions or accidents associated with the project, and describe the potential adverse environmental effects of events which result in non-radiological releases. The proponent must provide, for all phases of the project, the following information on conventional accidents: • an identification and discussion of any past abnormal plant operations, accidents and spills to the extent that they are relevant to the current assessment; • a description of specific malfunction and accident events that have a reasonable probability of occurring during the life of the project, including an explanation of how these events were identified for the purpose of this environmental assessment; and • a description of the source, quantity, mechanism, rate, form and characteristics of non-radiological contaminants and other materials (physical and chemical) likely to be released to the surrounding environment during the postulated malfunctions and accidents, including a description of emissions originating from the operation of emergency back-up diesel generators during prolonged outages. 12.4 Malevolent Acts The EIS must address potential environmental effects that could result from intentional malevolent acts. While intentional malevolent acts are not accidents, the proponent must compare the environmental effects resulting from malevolent acts with the environmental effects identified for both accidents involving radiological substances (Section 12.2) and conventional accidents (Section 12.3). The EIS must describe the consequences of malevolent acts as either bounded by environmental effects of nuclear and conventional accidents described in the EIS, or where necessary identify where the consequences of the malevolent act are greater. -51- 899229 January 2009 Guidelines for the Preparation of the EIS 13. CUMULATIVE EFFECTS The proponent must identify and assess the cumulative adverse and beneficial environmental effects of the project in combination with other past, present or reasonably foreseeable projects and/or activities within the study areas. The approach and methods used to identify and assess cumulative effects must be explained. The CEAA Operational Policy Statement OPS-EPO/3- 2007, "Addressing Cumulative Environmental Effects under the Canadian Environmental Assessment Act" [Reference 7], provides further guidance for conducting cumulative effects assessment. The assessment of cumulative environmental effects of the project must include the following, but may also address other items: • Identify the VECs, or their indicators, on which the cumulative effects assessment is focused, including the rationale for their selection. Present spatial and temporal boundaries for the cumulative effect assessment for each VEC selected. Emphasize VECs with special environmental sensitivities or where significant risks are involved. • Identify the sources of potential cumulative effects. Specify other projects or activities that have been or will be can: ied out that could produce environmental effects on each selected VEC within the boundaries defined, and whose effects would act in combination with the residual adverse effects of the project. • Evaluate the likelihood of development by the proponent or others that may appear feasible because of the proximity of the project's infrastructure. Limit assessment to cumulative effects on the physical, biological, and human environments that are likely and for which measurable or detectable residual adverse effects are predicted. A reasonable degree of certainty should exist that proposed projects and activities will actually proceed for them to be included. Projects that are conceptual in nature or limited as to available information may be insufficiently developed to contribute to this assessment in a meaningful manner. In either case, provide a rationale for inclusion or exclusion. The EIS must describe the analysis of the total cumulative effect on a VEC over the life of the project, which requires knowledge of the incremental contribution of all projects and activities, in addition to that of the project. The EIS must include different forms of effects (e.g., synergistic, additive, induced, spatial or temporal) and identify impact pathways and trends. Potential environmental effects on a VEC are not necessarily the result of one project. While aproject-specific assessment of cumulative effects is not responsible for assessing all external environmental effects; the cumulative effects assessment must consider how a project-specific environmental effect, or suite ofproject-specific environmental effects, would interact with these external factors. The EIS must make clear the contribution of -52- 899230 January 2009 Guidelines for the Preparation of the EIS the project to a total potential cumulative effect, and place potential cumulative project effects in an appropriate regional context, considering regional plans, community conservation plans, species recovery plans, management plans, objectives and/or guidelines in an integrated manner in order to understand the aspirations of people and communities in the region. In assessing the cumulative environmental effects of this project in combination with other projects and/or activities, the proponent must identify any changes in the original environmental effects and significance predictions for the project. The proponent must also discuss the effectiveness of the proposed mitigation and/or other restitution measures and the response to such changes, as well as the implications for monitoring and follow- up programs as described in section 15. This section must provide a brief historical overview of the timelines of the construction, commissioning and operating periods of various facilities at the OPG Darlington Nuclear Site beginning with the first construction in 1981. An example is available on pages 8-9, figure 10 of the December 2000, "Bruce Ecological Effects Review Summary" (OPG 2000), [Reference 13). 14. CAPACITY OF RENEWABLE RESOURCES The EIS must describe the effects of the project on the capacity of renewable resources to meet the needs of the present and those of the future. The EIS must identify those resources likely to be impacted by the project, and describe how the project could affect their sustainable use. The EIS must also identify and describe any criteria used in considering sustainable use. Sustainable use may be based on ecological considerations such as integrity, productivity, and carrying capacity. 15. FOLLOW UP PROGRAM The proponent must include a framework upon which environmental monitoring, including environmental effects monitoring where relevant, and follow-up actions will be based throughout the life of the project, should the project proceed. A follow-up program must be designed to verify the accuracy of the environmental assessment and to determine the effectiveness of the measures implemented to mitigate the adverse environmental effects of the project. The follow-up program must be designed to incorporate pre-project information which would provide the baseline data, compliance data such as established benchmarks, regulatory documents, standards or guidelines, and real time data which would consist of observed data gathered in the field. As part of the follow-up program, the proponent must describe the compliance reporting methods to be used, including reporting frequency, methods and format. Environmental assessment effects predictions, assumptions and mitigation actions that are to be tested in the follow-up and monitoring programs must be converted into field- testable monitoring objectives. The monitoring design must include a statistical evaluation of the adequacy of existing baseline data to provide a benchmark against -53- 899231 January 2009 Guidelines for the Preparation of the EIS which to test for project effects, and the need for any additional pre-construction or pre- operational monitoring to establish a firmer project baseline. The proponent must propose a schedule for the follow-up program. The schedule should indicate the frequency and duration of any required environmental effects monitoring. This schedule would be developed after statistical evaluation of the length of time needed to detect effects given estimated baseline variability, likely environmental effect size and desired level of statistical confidence in the results (Type 1 and Type 2 errors). The description of the follow-up program must include any contingency procedures/plans or other adaptive management provisions as a means of addressing unforeseen environmental effects or for correcting exceedances as required to comply or to conform to benchmarks, regulatory standards or guidelines. The follow-up program must describe roles and responsibilities for the program and its review process, by both peers, the public and Aboriginal people. The EIS must provide a discussion on the need for, and requirements of, a follow-up program and include: the need for such a program and its objectives; a tabular summary and explanatory text of the main components of the program including: • a description of each monitoring activity under that component; • which of the three follow-up program objectives the activity is fulfilling (1. confirm mitigation, 2. confirm assumptions, 3. verify predicted effects); • the specific statement from the environmental assessment that goes along with that generic objective and will be the focus for that activity (e.g., follow-up objective: verify predicted effects; environmental assessment effect: no adverse effects at the population level for white-tailed deer because of vehicle strikes due to increased traffic within the site study area); and, • the specific monitoring objective for that activity (e.g., record occurrence of vehicular collisions with deer on-site to verify. predicted environmental effects). • how it would be structured; • roles to be played by the proponent, regulatory agencies, government representatives, Aboriginal people, non-government organizations, citizens' groups and others in such a program; • possible involvement of independent researchers; • the sources of funding for the program; and • information management and reporting. -54- 899232 January 2009 Guidelines for the Preparation of the EIS The follow-up program plan must be described in the EIS in sufficient detail to allow independent judgment as to the likelihood that it will deliver the type, quantity and quality of information required to reliably verify predicted environmental effects (or absence of them), confirm environmental assessment assumptions and confirm the effectiveness of mitigation. 16. ASSESSMENT SUMMARY AND CONCLUSION This section of the report must summarize the overall findings with emphasis on the main environmental issues identified. 17. REFERENCES 1. Canadian Privy Council Office. "A Framework for the Application of Precaution in Science-based Decision Making about Risk".ISBN 0-662-67486-3 Cat. no. CP22- 70/2003 2. OPG. "Project Description for the Site Preparation, Construction and Operation of the Darlington B Nuclear Generating Station Environmental Assessment" Apri12007. 3. CNSC Regulatory Document RD-346 "Site Evaluation for New Nuclear Reactors", Canadian Nuclear Safety Commission, Ottawa, November 2008. 4. CNSC Regulatory Guide G-219, "Decommissioning Planning for Licensed Activities" Canadian Nuclear Safety Commission, Ottawa, June 2000. 5. CNSC Regulatory Standard 5-296, "Environmental Protection Policies, Programs and Procedures at Class I Nuclear Facilities and Uranium Mines and Mills", Canadian Nuclear Safety Commission, Ottawa, March 2006. 6. CNSC Regulatory Guide G-296, "Developing Environmental Protection Policies, Programs And Procedures At Class I Nuclear Facilities And Uranium Mines And Mills" Canadian Nuclear Safety Commission, Ottawa, March 2006. 7. CEAA Operational Policy Statement OPS-EPO/3- 2007, "Addressing Cumulative Environmental Effects under the Canadian Environmental Assessment Act", Ottawa, November 2007. 8. Barnthouse, L.W., W. R. Munns Jr. and M. T. Sorensen. 2008. "Population-Level Ecological Risk Assessment". CRC Taylor and Francis, NY. Society of Environmental Toxicology and Chemistry. 9. CEAA Procedural Guide, "Incorporating Climate Change Considerations in Environmental Assessment: General Guidance for Practitioners", prepared by: The Federal-Provincial-Territorial Committee on Climate Change and Environmental Assessment, November 2003. 10. DRAFT CNSC Regulatory Document RD-337, "Design of New Nuclear Power Plants", Canadian Nuclear Safety Commission, Ottawa, 2008. 11. Food and Agriculture Organization of the United Nations, International Atomic -55- 899233 January 2009 Guidelines for the Preparation of the EIS Energy Agency, International Labour Organization, OECD Nuclear Energy Agency, Pan American Health Organization, United Nations Office for the Co-Ordination of Humanitarian Affairs, World Health Organization, "Preparedness and Response to Nuclear or Radiological Emergency, Safety Requirements", Safety Standards Series No. GS-R-2, IAEA, Vienna, Austria, 2002. 12. Health Canada, "Canadian Guidelines for Intervention during a Nuclear Emergency", Document H46-2/03-32E, Ottawa, Ontario, November 2003. 13.Ontario Power Generation 2000. "Bruce Nuclear Power Development Ecological Effects Review". December 2000.Ontario Power Generation. CNSC Record Center, EDOCS #3078531. -56- 899234 APPENDIX 1 Glossary and Acronyms 899235 Appendix 1 Glossary and Acronyms Abandon -The act of a nuclear facility moving from a licensed to unlicensed state. Aboriginal Peoples -Defined in Section 35 of the Constitution Act, 1982 as including Indian, Inuit and Metis people Aboriginal Rights -Those rights of Aboriginal peoples which are not found in treaties or land claims agreements. Aboriginal Title -The form of land ownership belonging to Aboriginal people and the rights coming from the aboriginal relationship with land. Aboriginal Traditional Knowledge -Aboriginal traditional knowledge (ATK) is knowledge that is held by, and unique to Aboriginal peoples. It is a living body of knowledge that is cumulative and dynamic and adapted over time to reflect changes in the social, economic, environmental, spiritual and political spheres of the Aboriginal knowledge holders. It often includes knowledge about the land and its resources, spiritual beliefs, language, mythology, culture, laws, customs and medicines. It may be considered in the environmental assessment of a proposed project. The term traditional ecological knowledge (TEK) is often used interchangeably with the term Aboriginal traditional knowledge (see, ATK). However, TEK is generally considered to be a subset of ATK that is primarily concerned with knowledge about the environment. Aquatic Environment -The components related to, living in, or located in or on water or the beds or shores of a water body, including but not limited to all organic and inorganic matter, and living organisms and their habitat, including fish habitat, and their interacting natural systems. Beyond Design Basis Accident (BDBA) - An accident less frequent and more severe than a design basis accident. CEAA -The Canadian Environmental Assessment Agency. Country Food - A diet of local meat and fish and wild plants gained through subsistence harvest. Darlington New Nuclear Power Plant (Darlington NNPP) -the new nuclear reactors proposed by OPG. Design Basis Accident (DBA) -Accident conditions against which a nuclear power plant is designed according to established design criteria, and for which the damage to the fuel and the release of radioactive material are kept within authorized limits. Ecological Risk Assessment -The process that evaluates the likelihood that adverse ecological effects may occur or are occurring as a result of exposure to one or more stressors. This definition recognizes that a risk does not exist unless: (1) the stressor has an inherent ability to cause adverse effects, and (2) it is coincident with or in contact with the ecological component long enough and at sufficient intensity to elicit the identified adverse effect(s). 899237 Appendix 1 Glossary and Acronyms Entrainment -Occurs when fish (as defined in the Fisheries Act) are drawn into a water intake and cannot escape. Environmental Assessment -Environmental assessment is a process for identifying project and environment interactions, predicting environmental effects, identifying mitigation measures, evaluating significance, reporting and following-up to verify accuracy and effectiveness. Environmental assessment is used as a planning tool to help guide decision making, as well as project design and implementation. Environmental Effect - As defined in the Canadian Environmental Assessment Act. Exclusion Zone - A parcel of land within or surrounding a nuclear facility on which there is no permanent dwelling and over which a licensee has the legal authority to exercise control. (from Class I Nuclear Facilities Regulations). Impingement -Occurs when entrapped fish (as defined by the Fisheries Act) are held in contact with the intake screen and are unable to free itself. Joint Review Panel - A Review Panel appointed pursuant to the Canadian Environmental Assessment Act. NSCA -the Nuclear Safety and Control Act. OPG -Ontario Power Generation Project -The proposal to construct and operate up to four new nuclear reactors. Proponent -Ontario Power Generation. Protective Zone -The area beyond the exclusion zone that needs to be considered with respect to implementing emergency measures. This includes consideration of such matters as population distribution and density, land and water use, roadways, and consequence and evacuation planning (from RD-346) Species at Risk - As defined in the federal Species at Risk Act. Terrestrial Environment -The components related to, living on, or located on the Earth's land areas, including but not limited to all organic and inorganic matter, living organisms and their habitat, and their interacting natural systems. Treaty Rights -Rights arising from the terms of a treaty. VEC -Valued Ecosystem Component. -2- 899238 APPENDIX 2 Nuclear Safety and Control Act and its Regulations High Level Guidelines for Applications for Licence to Prepare Site 899239 Appendix 2 CNSC Act and Regulations High Level Guidelines The proponent must provide all information required under the Nuclear Safety and Control Act and Regulations relating to an application for a Licence to Prepare Site. The proponent must demonstrate compliance with the following and with any other requirements cross-referenced in the provisions outlined below. Nuclear Safety and Control Act -Subsection 24(4) (available at http://laws justice.gc.ca/en/showdoc/cs/N-28.3/bo-ga:s_8-gb:s_24//en#anchorbo-ga:s_8- gb:s_24) 24(4) No licence may be issued, renewed, amended or replaced unless, in the opinion of the Commission, the applicant: (a) is qualified to carry on the activity that the licence will authorize the licensee to carry on; and (b) will, in carrying on that activity, make adequate provision for the protection of the environment, the health and safety of persons and the maintenance of national security and measures required to implement international obligations to which Canada has agreed. General Nuclear Safety and Control Regulations All regulations serve to address Subsection 24(2) of the NSCA. Information in the application shall demonstrate compliance with the NSCA and associated Regulations. . Although the application is for a Licence to Prepare Site, the application should also show high level planning information towards Construction and Operation activities since a large number of related activities have either long lead times or direct ties back to site preparation activities. The following table outline, to the applicant, CNSC's expectations for information to be submitted to meet the requirements of the Nuclear Safety and Control Act via the General Nuclear Safety and Control Regulations and the Class I Nuclear Facilities Regulations. Note that further guidance on the Nuclear Security Regulations is not included here due to its potentially prescribed nature. Applicants must approach the C?dSC separately on this issue. Where the information provided to meet these expectations is contained in a part of the Environmental Impact Statement, reference may be made to the relevant section(s) in order to avoid duplication. -1- 899241 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety and Control Regulations (GNSCR) Section Re uirement Ex ectations 3(1)(a) the applicant's name and Self explanatory. business address 3(1)(b) the activity to be licensed The activity is "Site Preparation". `Purpose' and its purpose provides high level description of the planned NPP including: • number of units, • capacity, • type(s) /make(s) of reactor being considered, and - • ultimate purpose(s) of the plant (e.g., electrical power production, hydrogen, desalination, process steam for external process use) If subsurface preparationz of the plant footprint will be executed under the Licence . to Prepare Site, sufficiently detailed information about the plant footprint is submitted in order to demonstrate adequate preparation of the subsurface against the human-induced and external hazards assessed Burin the site. evaluation hase. 3(1)(c) the name, maximum Typically, there is no handling of radioactive quantity and form of any substances during site preparation activities nuclear substance to be except for any construction-related tools that encompassed by the licence would be under existing CNSC nuclear substance and device licences. 3(1)(d) a description of any nuclear The plant description should include: facility, prescribed equipment or prescribed , list of plant ty es/designs under n information to be consideratio encompassed by the licence . the scheduled completion date and anticipated commercial operation date of s Subsurface preparation does not include installation of pilings or other structures meant to support or add strength to future NPP foundational structures. Drainage trenches and cable tunnels may be permitted with the provision that additional reviews will be required for the Licence to Construct stage if the structures will be credited in NPP safety analyses. ' Not mandatory information for the Licence to Prepare Site. This information is expected by CNSC as part of the Environmental Assessment process. -2- 899242 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety and Control Regulations (GNSCR) Section Re uirement Ex ectations each unit; • for each of the above designs, total estimated capacity to be considered in the Environmental Assessment including core thermal power levels (both rated and design4), the corresponding net electrical output (if applicable) for each thermal power level; • the type(s) of primary reactor coolant system and ultimate heat sink types(s) being considered; • the type(s) of cooling systems, intakes, and outflows being considered; • the type of containment structure(s) being considered. NOTE: per Sections 19, 20 and 21 of the General Nuclear Safety and Control Regulations: 'For prescribed equipment or prescribed information to be encompassed by the licence, everything that currently exists or will be kept for the duration of the licence is described in the application. Note that 21 (1) (c) includes security-related information whether ke ton site or not. 3(1)(e) the proposed measures to Activities under a Licence to Prepare Site ensure compliance with should not involve radioactive dose to either the Radiation Protection workers or the public with exception to work Regulations and the done with tools that would be under existing Nuclear CNSC nuclear substance and device licenses. Security Regulations Nuclear Security Regulations apply to activities under a Licence to Prepare Site. Per Nuclear Security Regulations Section 2: ° Rated power is defined as the power level at which the plant would operate if licensed. Design power is defined as the highest power level that would be permitted by the plant design and that is used in some safety evaluations. -3- 899243 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety and Control Regulations (GNSCR) Section Re uirement Ex ectations This Part applies in respect of (a) category I, II and III nuclear material, and b a nuclear ower lant. 3(1)(f) any proposed action level Site specific: "Green-field" sites that are not for the purpose of section 6 in proximity to other nuclear facilities, and of the Radiation Protection where there will be no handling of radioactive Regulations materials during site preparation activities have no need to establish Action Levels. 3(1)(g) the proposed measures to The following information is included in a control access to the site of Nuclear Security Implementation Plan the activity to be licensed submission: and the nuclear substance, prescribed equipment or ~ physical access control plans (e.g., fence rescribed information type and height, types of alarms etc.); 3(1)(h) the proposed measures to ' Security organization information; prevent loss or illegal use, • Program for control of prescribed possession or removal of information (e.g., security drawings); the nuclear substance, Program for developing and prescribed equipment or implementing a site access clearance prescribed information system for individuals requiring unescorted access to areas/processes where prescribed information is used or stored; • Program for security of information technology; • Security Threat Assessment studies / reports; • Security response plans, including interfaces with outside agencies (e.g., local police, OPP, RCMP); • securi ersonnel trainin lan. 3(1)(i) a description and the Generally, all data submitted in an application results of any test, analysis for Licence to Prepare Site supports the site or calculation performed to evaluation process and will be evaluated substantiate the during the Environmental Assessment information included in the process. a lication 3(1)(j) the name, quantity, form, The following information is submitted: origin and volume of any radioactive waste or , hazardous waste management program hazardous waste that may details specific to site preparation result from the activi to activities; -4- 899244 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety and Control Regulations (GNSCR) Section Re uirement Ex ectations be licensed, including • a statement of commitment, with project waste that may be stored, timelines, to develop Radioactive and managed, processed or Hazardous Waste programs with a long- disposed of at the site of term view to NPP operation, the activity to be licensed, decommissioning and abandonment. and the proposed method Programs are developed and reviewed for managing and disposing during early plant construction, however of that waste environmental risks from Radioactive and Hazardous Waste will be evaluated during the Environmental Assessment rocess 3(1)(k) the applicant's The application demonstrates that there are organizational management sufficient competent resources in the structure insofar as it may Applicant's organization to ensure bear on the applicant's compliance with the NSCA and associated compliance with the Act Regulations. and the regulations made under the Act, including For Site Preparation activities: the internal allocation of functions, responsibilities The application should demonstrate: and authority • the applicant's organization has demonstrated project process ownership and adequate project oversight; and • the relationship between the applicant's organization and contracting companies performing site preparation activities is clearly described. The following site preparation organizations are adequately described: • Project Office (site preparations project oversight and regulatory compliance); • Health and Safety; • Security; • Environmental Assessment and Compliance Assurance; • Quality Assurance and Auditing; • Training (qualification of site preparation staff). -5- 899245 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety and Control Regulations (GNSCR) Section Re uirement Ex ectations Planning for future licensing phases: The future Operating Organization is named and described for the purposes of the Environmental Assessment. High level descriptions of the planned formation and development of construction and operating organizations and a statement of commitment, with project timelines, to provide more organizational details as the project progresses are required. In addition, the primary agents or contractors for the design, construction, and operation of the nuclear power plant are identified. The principal consultants and outside service organizations (such as those providing audits of the QA program) are listed. The division of responsibility is delineated among the reactor/facility designer, architect-engineer, constructor, and o erator. 3(1)(1) a description of any The Financial Guarantee under the Licence to proposed financial Prepare Site adequately addresses restoration guarantee relating to the of the site required as a result of the proposed activi to be licensed activities should the ro'ect be abandoned. 3(1)(m) any other information Information may be requested by CNSC staff required by the Act or the the Commission Secretariat and / or the regulations made under the Review Panel Secretariat to support the Act for the activity to be application for Licence to Prepare Site. licensed and the nuclear substance, nuclear facility, prescribed equipment or prescribed information to be encompassed by the licence 3(1)(n) at the request of the Commission, any other information that is necessary to enable the Commission to determine -6- 899246 Appendix 2 CNSC Act and Regulations High Level Guidelines General Nuclear Safety aad Control Regulations (GNSCR) Section Re uirement Ex ectations whether the applicant (i) is qualified to carry on the activity to be licensed, or (ii) will, in carrying on that activity, make adequate provision for the protection of the environment, the health and safety of ' persons and the maintenance of national security and measures required to implement international obligations to which Canada has a reed. 15(a)(b)(c) Every applicant fora Self explanatory. licence and every licensee shall notify the Commission of (a) the persons who have authority to act for them in their dealings with the Commission; (b) the names and position titles of the persons who are responsible for the management and control of the licensed activity and the nuclear substance, nuclear facility, prescribed equipment or prescribed information encompassed by the licence; and (c) any change in the information referred to in paragraphs (a) and (b), within 15 days after the chan a occurs. -7- 899247 Appendix 2 CNSC Act and Regulations High Level Guidelines Expectations for Contents of an Application for Licence To Prepare Site Class I Nuclear Facilities Re ulations Section Re uirement Ex ectations 3(a) a description of the site The application includes the following information of the activity to be (diagrams as appropriate): licensed, including the location of any , Survey diagrams /descriptions of the land on exclusion zone and any which the site will exist e. rovince, county / ( g• p structures within that town, lot #, proximity to highways, distance zone from nearest town(s)); 3(b) plans showing the • Proximi to bodies of water and other ~' location, perimeter, landforms of note; areas, structures and • Proximity to large man-made structures (e.g., systems of the nuclear rail lines, major highways, other nearby facility commercial facilities); • Layout(s) of plant, large cooling structures, switchyard and support buildings within an exclusion zone. 3(c) evidence that the Acceptable evidence includes proof of ownership applicant is the owner (copy of land title /deed) or a letter of permission of the site or has from the owner of the land for eventual construction authority from the and operation of the facilities described per 3(b) of owner of the site to Class I Nuclear Facilities Regulations in the carry on the activity to application for Licence to Prepare Site. be licensed 3(d) the proposed quality The application includes a comprehensive assurance program for submission showing quality assurance plans and the activity to be program covering all activities to be performed licensed under the Licence to Prepare a Site, including the implementation plan, a detailed scope of activities, a schedule for the activities and encompasses a demonstration that the applicant's service providers and vendors have an acceptable QA program /meet the requirements for an acceptable QA program; 3(e) the name, form, This requirement is specific to the activities characteristics and proposed to be performed under the Licence to quantity of any Prepare Site. See Section 1 of Class I Nuclear hazardous substances Facilities Regulations for definition of hazardous that may be on the site substances. The effects of these substances are while the activity to be considered in the environmental assessment. licensed is carried on -8- 899248 Appendix 2 CNSC Act and Regulations High Level Guidelines Expectations for Contents of an Application for Licence To Prepare Site Class I Nuc lear Facilities Re ulations Section Re uirement Ex ectations 3(f) the proposed worker The application contains program details such as a health and safety high level program implementation plan. policies and procedures The application demonstrates that: • the site health and safety program is under the direct oversight of the proponent; • the program will be managed by an adequately staffed and competent health and safety organization; • the program development and implementation plan will be complete and processes, procedures and auditing can be executed if the Licence to Pre are Site is ranted. 3(g) the proposed The application contains policy and procedure that environmental demonstrate: protection policies and . the program is under the direct oversight of the procedures proponent; • the program will be managed by an adequately staffed and competent organization; • processes, procedures and auditing can be executed if the Licence to Prepare Site is ranted. 3(h) the proposed effluent The proposed effluent and environmental and environmental monitoring programs for site preparation activities monitoring programs are to be aligned with the environmental protection program. The program demonstrates: • the program is under the direct oversight of the proponent; • the program will be managed by an adequately staffed and competent organization; • support of mitigation strategies dispositioned in the Environmental Assessment process; • compliance with accepted quality assurance standards. -9- 899249 Appendix 2 CNSC Act and Regulations High Level Guidelines Expectations for Contents of an Application for Licence To Prepare Site Class I Nuc lear Facilities Re ulations Section Re uirement , Ex ectations 3(i) if the application is in Self explanatory. respect of a nuclear facility referred to in paragraph 2(b) of the Nuclear Security Regulations (see below), the information required by section 3 of those Regulations; 2 (b) a nuclear facility consisting of a nuclear reactor that may exceed 10 MW thermal power during normal o eration. 3(j) the proposed program The application demonstrates that: to inform persons living in the vicinity of the site • the program is under the direct oversight of the of the general nature proponent; and characteristics of the program is managed by an adequately the staffed and competent organization; anticipated effects on • the program development and implementation the environment and the plan is complete and processes, procedures and health and safety of auditing are being executed prior to the persons that may result Commission hearing for the Licence to Prepare from the activity to be Site. licensed The program implementation plan includes: • population to be covered by the program , • methods of consultation, and • methods of establishing and maintaining quality assurance of data. Evidence and data shall been submitted showing open consultation with all representatives of the community. In addition, all comments captured (resolved and unresolved) and strategies for addressin the comments are documented. -10- 899250 Appendix 2 CNSC Act and Regulations High Level Guidelines Expectations for Contents of an Application for Licence To Prepare Site Class I Nuc lear Facilities Re ulations Section Re uirement Ex ectations 3(k) the proposed plan for A submission showing detailed decommissioning the decommissioning of strategies and plans (including budgets) for all the nuclear facility or of activities to be performed under the Licence to the site Prepare Site such that the site can be returned to a green or brown field state (as appropriate) in the event the ro'ect is cancelled. 4 (a) a description of the site The application needs to contain: evaluation process and , a comprehensive description of the methods of the investigations used to determine the suitability of the site. and preparatory work that have been and will ~ a clear description of activities proposed to be be done on the site and completed under the Licence To Prepare Site, in the surrounding area including proposed mitigation strategies to be considered in the Environmental Assessment • program implementation plans for all programs • consideration is given to site preparation activities that may have a negative affect on site characteristics or intensify the effects of natural external and human induced events evaluated during the site selection process. • a program for evaluating physical characteristics that may be discovered during site preparation activities and may differ from assumptions or research presented during the Environmental Assessment phase. • all site preparation activities and mitigation measures will conform with the outcomes of the Environmental Assessment. 4 (b) a description of the These effects are considered as part of the site site's susceptibility to evaluation process and in the Environmental human activity and Assessment. natural phenomena, including seismic events, tornadoes and floods 899251 Appendix 2 CNSC Act and Regulations High Level Guidelines Expectations for Contents of an Application for Licence To Prepare Site Class I Nuclear Facilities Re ulations Section Re uirement Ex ectations 4 (c) the proposed program A program for determining environmental baseline to determine the characteristics of the site and the surrounding area is environmental baseline implemented for the Environmental Assessment. A characteristics of the connection between the Environmental Assessment site and the surrounding baseline program and the long term environmental area monitoring program is demonstrated to determine environmental effects during both site preparation activities and succeedin licensin hases. 4 (d) the proposed quality At the time of initial application for a Licence to assurance program for Prepare Site, the application includes the quality the design of the assurance program that was used, or that will be nuclear facility used for the design of each reactor type being considered. 4 (e) the effects on the The effects and mitigation strategies are considered environment and the as part of the site evaluation process and are health and safety of reviewed during the Environmental Assessment. persons that may result from the activity to be Effects and mitigation strategies are required for the licensed, and the physical activities to be carried out under the Site measures that will be Preparation licence. taken to prevent or miti ate those effects -12- 899252 1' arm n Leading the Way REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, July 6, 2009 Report #: PSD-074-09 File #: PLN 33.4 By-law #: Subject: MUNICIPALITY OF CLARINGTON COMMENTS TO THE CANADIAN NUCLEAR SAFETY COMMISSION HEARING ON THE PORT GRANBY SCREENING REPORT RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-074-09 be received; 2. THAT Report PSD-074-09 be APPROVED as the Municipality of Clarington's comments to the Canadian Nuclear Safety Commission on the Screening Report for the Port Granby project; 3. THAT Report PSD-074-09 be submitted to the Canadian Nuclear Safety Commission at such time as the Commission releases a Public Notice advising of the holding of a Hearing with respect to the Port Granby Screening Report; and 4. THAT all interested parties listed in this report and any delegations be advised of Council's decision. JAS/FL/df 26 June 2009 Submitted by: av'd J. C om , MCIP, R i ctor of PI Wing Servi es Reviewed by: n lin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 899253 REPORT NO.: PSD-074-09 1.0 BACKGROUND PAGE 2 1.1 The Port Granby Project defines the preferred alternative for the long-term management of the historic and low level radioactive wastes and marginally contaminated soils in the Municipality of Clarington. As part of the regulatory process, an Environmental Assessment is required under the Canadian Environmental Assessment Act. The Port Hope Area Initiative operated by Atomic Energy Canada Limited (AECL), is the proponent for the Port Granby Project. The responsible authorities for the Port Granby Project are Natural Resources Canada (NRCan) and the Canadian Nuclear Safety Commission (CNSC). 1.2 On May 4, 2009, NRCan as the lead Regulatory Authority for the Port Granby Project, released the draft Screening Report for the Port Granby Project for public review and comment. The review period ended on June 17, 2009. The Municipality's comments on the draft Screening Report were approved by Council through its consideration of Report PSD-058-09 and comments submitted by Gerry Mahoney on behalf of the South East Clarington Residents' Association. 1.3 NRCan will revise the Screening Report based on the comments received. The CNSC will hold a hearing prior to finalizing its decision on the Screening Report. Information with respect to this hearing, including the date and the contact person for the submission of written comments, has not yet been provided by the CNSC. However, there is a possibility that the hearing may occur within the next two months. As such, the Municipality's submission to the CNSC on the Port Granby Screening Report should be approved prior to the Council's summer recess. 1.4 Hardy Stevenson, the Municipality's peer review consultant, and Staff have prepared a submission (Attachment 1) for Council's consideration as the Municipality's comments to the CNSC on the Screening Report. The submission builds upon and advances the Municipality's comments and recommendations on the draft Screening Report as approved by Council on June 15, 2009. 2.0 CANADIAN NUCLEAR SAFETY COMMISSION 2.1 The CNSC is Canada's nuclear watchdog and is the sole authority for regulating the use and licensing of all nuclear energy and materials in Canada under the Nuclear Safety and Control Act. It is aquasi-judicial body that is independent from the Government of Canada, but does not function in isolation from it. The CNSC regulates the use of nuclear energy and materials to protect the health, safety and security of persons and the environment. 2.2 The CNSC grants licence approval for nuclear waste management facilities. A licence is required for all steps in facility management: site preparation, construction, operation, decommissioning and abandonment. In the case of the Port Granby Project, a "Waste Nuclear Substance Licence" is also required. 899254 REPORT NO.: PSD-074-09 PAGE 3 2.3 Additionally, the licencing phase for the Port Granby Project will establish a schedule for the completion of the agreed licensing document submissions (e.g. Licencing Manual, Water Treatment Strategy, EA Follow-Up Program Plan). The process will require timelines to be specified, details of the service standards for production as well as the review and revision of documents. There will also be a requirement for the definition of processes for comrrlunications, management reporting and resolving disputes. 2.4 Although the licencing of the Port Granby Project by the CNSC is a distinct process, it is also strongly guided by the Environmental Assessment process. 3.0 SUBMISSION TO THE CANADIAN NUCLEAR SAFETY COMMISSION 3.1 The submission to the CNSC, Attachment 1, seeks to ensure that the commitments identified in the EASR for the Port Granby Project, as approved by the Screening Report and agreed upon by AECL, are solidified as conditions in the CNSC licencing process. As such, the submission is intended to provide a basis for intervention by the Municipality during the licencing phase for the Port Granby Project. 3.2 The submission outlines the items that the Municipality wishes to be addressed by the CNSC for the Port Granby Project as the licence is being assessed. The following issues are discussed in the submission: • Municipal Requirements for Conditions to be Addressed by the Licencing Process o Recognition of the Legal Agreement o Emphasizing ALARA (As Low As Reasonably Achievable) over adaptive management to avoid adverse effects o Recognition of the Cleanup Criteria agreed to by the Municipality and the opportunity for Municipal involvement in determining `how clean is clean' during the clean up process o Ensuring Municipal budget requirements related to the Port Granby Project are properly addressed . • Conditions Requested for Inclusion in the CNSC Licence o Water treatment requirements o Lifespan of the geomembrane in the base liner of the new waste storage facility o Dust Management Plan that includes the management of dust at-source 899255 REPORT NO.: PSD-074-09 PAGE 4 o Contingency Plans for the EA Followup Program, description of the monitoring programs, and assessing the effectiveness of mitigation programs o Awell-developed program for managing the socio-economic impacts related to the Project on area residents o Recognition of commitments regarding end use, the sale of surplus Land, and assurances regarding no additional waste • Opportunities for Stakeholder Involvement • The importance of establishing an effective protocol for communications and local involvement in the Project. 4.0 CONCLUSIONS 4.1 Once the CNSC issues the licence for the Port Granby Project, it will be responsible for all aspects of the Project on the existing waste site and the site of the new Long Term Waste Management Facility. As such, it is important that the CNSC, when it reviews the Screening Report, is aware of the expectations of the Municipality and area residents with respect to the implementation of commitments made in the EASR and in the Screening Report. The attached submission will help to accomplish this objective. It will also lay the groundwork for Municipal participation at the CNSC licensing hearing for the Port Granby Project. 4.2 Once the CNSC hearing related to the Screening Report has been scheduled, Staff will forward this report to the contact person identified by the Commission for receiving public submissions. Attachments: Attachment 1 -Submission to the Canadian Nuclear Safety Commission List of interested parties to be advised of Council's decision: Christine Fahey Gerry Mahoney 899256 Attachment 111 to PSD-074-09 PORT GRANBY LONG-TERM LOW-LEVEL RADIOACTIVE WASTE MANAGEMENT PROJECT • ~~ Leading the Way MUNICIPALITY OF CLARINGTON SUBMISSION TO THE CANADIAN NUCLEAR SAFETY COMMISSION ON THE PORT GRANBY PROJECT DRAFT SCREENING REPORT July 13, 2009 Table of Contents 1.0 Introduction ..............................................................................................3 2.0 .Municipal Requirements to be Brought Forward in the Licencing Process ................................................................................................................3 2.1 The Legal Agreement ....................................................................... ....3 2.2 ALARA Principle .................:............................................:................ ....3 2.3 Clean Up Criteria ............................................................................... ....4 2.4 Budgeting .....:...............................................................:.................... ....4 3.0 Conditions Requested to be included in the CNSC Licence ............ ....4 3.1 Water Treatment Requirements ....:..............:................................... ....4 3.2 Lifespan of the Liner Geomembrane .............................................. ....5 3.3 Dust Management Plan .................................................................... ....5 3.4 Follow-Up Program ..........................:................................................ ....5 3.5 Socio-Economic Impact Management ............................................ ....5 3.6 End Use Commitments ........:........................................................... ....6 4.0 Roles and Responsibilities of Authorities/ Licencee .:...................... ....6 5.0 Roles and Responsibilities of other Parties and Local Content to Decis ions ......................................................................................................... ....6 6.0 Communications Protocols ................................................................. ....7 Municipality of Clarington's Submission to the CNSC on the Port Granby Project Draft Screening Report 1.0 Introduction This submission provides a basis for intervention by the Municipality of Clarington during the licencing phase for the Port Granby Project. In this submission, the Municipality outlines the terms that it wishes to be addressed by the Canadian Nuclear Safety Commission (CNSC) for the Port Granby Project as the licence is being assessed. The commitments identified in the Environmental Assessment Study Report (EASR) and agreed upon by Atomic Energy Canada Limited (AECL) need to be solidified as conditions in the licencing process. The following items are discussed in this submission: • Municipal requirements for conditions to be addressed by the CNSC licencing process • Roles and responsibilities of Authorities/ Licencee • Roles and responsibilities of other parties and local content to decisions • Communications protocols. 2.0 Municipal Requirements to be Brought Forward in the Licencing Process Ultimately, the Municipality of Clarington wants the CNSC licence to deliver the protection of human health and the environment. The conditions of the licence must also generate and create an environment of openness, accountability and foster conditions of trust between all parties (Municipality of Clarington, the proponent (Port Hope Area Initiative) and the Regulatory Authorities who represent the Government of Canada. The following sections (2.0 to 5.0) outline the conditions that the Municipality of Clarington expects to be incorporated into the licence. 2.1 The Legal Agreement The Legal Agreement was signed between the Town of Port Hope, the Township of Port Hope (now the Municipality of Port Hope) and the .Municipality of Clarington and the Minister of Natural Resources in 2001. The Agreement provides the legal basis for the long term solution for radioactive waste management which lead to the creation of the Port Hope Area Initiative. The conditions of the Legal Agreement as signed by the Municipality of Clarington in 2001 must be acknowledged and respected by the CNSC licence. 4 2.2 ALARA Principle The "As Low As Reasonably Achievable" (ALARA) principle should be upheld as a critical component of design and operations in the licencing phase. The ALARA principle has guided decision making throughout the EA process and should be strongly incorporated into Detailed Design documents as a condition of the licence. The Municipality has previously commented, through the report prepared by the Municipal Peer Review Team, that the Draft Screening Report overly relied on the proponent's use of 'adaptive management' as an approach to making key decisions about the clean up. Strengthening ALARA means that `avoidance of the effect' should be the first priority over adaptive management. 2.3 Clean Up Criteria A set of clean up principles have been agreed to between the Municipality of Port Hope, the Municipality of Clarington and the AECL. The licencing phase should specifically refer to the clean up criteria underpinned by the principles that have been established in the Environmental Assessment process. Based on these principles, the Municipality of Clarington must have the opportunity to provide input on the issue of 'how clean is clean' during the conduct of the clean up process. 2.4 Budgeting There needs to be acknowledgement that there are differences in how the Municipality of Clarington and the Government of Canada makes decisions on costs and budgets: Municipal budget decisions are often made in relation. to operating and capital costs over the lifespan of a facility as well as the consideration of users and beneficiaries, while the Government of Canada focuses on total costs. As a condition of the licence, the Municipal budget for the Port Granby Project should be sufficient such that all tasks that need to be completed by the Municipality of Clarington should be able to be properly funded. 3.0 Conditions Requested to be included in the CNSC Licence Numerous key documents will be developed before a licence is granted. The CNSC should confirm that there is substantial agreement between the Government of Canada and the Municipality of Clarington on the final wording and content of the documents (e.g. Licencing Manual, Water Treatment Strategy, EA Follow Up Program Plan, etc.). The Municipality will review these documents and recommend additions and revisions as appropriate. The licencing conditions should reflect the requested changes. The following documents the specific issues that the Municipality addressed in its comments on the Draft Screening Report, as presented in the report prepared by • 5 the Municipal Peer Review Team. We believe these issues should be recognised in the subsequent licencing documents and confirmed as licence conditions. 3.4 Water Treatment Requirements The licence needs to strongly define the requirements for water treatment, ground water flow and flushing. There needs to be reference to the EA documents that describe the water treatment requirements and .preferred approaches (Appendix G, the Water Treatment Memo, and the EASR Addendum Review). The Addendum Report indicates that resin-based ion exchange is the preferred water treatment approach. As a condition of the licence, it would be prudent to install monitoring wells in the existing waste material at several locations in order to sample actual waste quality before the design of the treatment system is finalized. 3.2 Lifespan of the Liner Geomembrane The definition of the geomembrane liner's lifespan needs to be stipulated by the licence. Should the Final Screening Report not adequately address the lifespan of the liner, then the licence needs to incorporate a condition for stronger recommendations about mid-term repairs and remediation. 3.3 Dust Management Plan A good Dust Management Plan is the key to ensuring that off-site impacts do not occur. As a condition of licencing, the Dust Management Plan should be required to control dust at the source rather than at the Project fence line. All aspects of the plan, including specifics on mitigation, monitoring (including real-time), complaint response, corrective actions and record keeping need to be defined as conditions of the Iicence..The licence should require the implementation of an onsite weather station. 3.4 Follow-Up Program As a condition of the licence, the Follow-Up Program should provide monitoring or contingency plans related to follow-up activities. Additionally, there should be a description of the monitoring programs including monitoring locations, parameters to be monitored, frequency and duration of monitoring and protocols for reporting the results, contingency plans or response programs to address exceedances of predicted values. Furthermore, the mitigation measures applied in the EASR need to be confirmed and tracked as well to demonstrate that the assessment of the net effects was accurate. 3.5 Socio-Economic Impact Management The management of socio-economic effects are critically important for the residents of Port Granby and the Municipality of Clarington. The successful management of socio-economic effects should be a condition of the licence. The licence needs to stipulate: • Adoption of impact management plans for homes along, transportation routes; • Applicable safety measures for the crossing at the CNR line at Elliot Road in relation to truck traffic; • Remove trucks from roads during school bus pick up and drop off times; • Implement noise mitigation measures for residents; • Additional- mitigation measures in the EASR should be highlighted to follow up on action items in the licencing process (e.g. end use commitments, contingency measures for the enjoyment of property, off site tree planting program, etc.) ; • Development of a fully funded contingency plan for the Project; • Prior notice given to the Municipality and local residents when over sized loads will be using Newtonville Road or Lakeshore Road; • Need for continuous improvement of the Property Value Protection Program; and • Involve local residents in a meaningful way in the monitoring process. 3.6 End Use Commitments End Use commitments made during the EA process must be supported by the licence. Commitments regarding the sale of excess property and the explicit assurances that no additional waste will be accepted in the facility should also be upheld. 4.0 Roles and Responsibilities of Authorities! Licencee The Municipality recognises that the CNSC is the sole licencing Authority and that the Project will require. the CNSC's approval to commence. Working closely with the CNSC is of the utmost importance to the Municipality of Clarington. As we move into-the licencing process, there needs to be an understanding of each others values, roles and responsibilities. 5.0 Roles and Responsibilities of other Parties and Local Content to Decisions The licence needs to provide for local content for decision making along with CNSC oversight. Residents need to be ensured that their concerns are addressed during the construction phase. When local input is acknowledged and addressed, there is greater acceptance of the decision making process by stakeholders. The following identifies Port Granby Project Stakeholders: • Municipal corporation as legal governing body -Mayor, Council, Staff; • Local resident groups (e.g. SECRA) and business groups (e.g. Chamber of Commerce); • Non Profit Service Groups (Rotary, Lions, Legion); • Individual residents; and • New stakeholders who should be accommodated, made aware of the Project, etc. Public oversight and community engagement will be an important contributor to the success of the Project as a result of licencing. We recommend that the licencing documentation specify requirements for: • Designated community members to be given responsibility for community liaison; • Ongoing consultation and communication mechanisms with local residents; and The role of citizen liaison groups, an appeal procedure and ombudsman to ensure monitoring and mitigation measures are sound. 6.0 Communications Protocols Effective communications and a positive working relationship among the parties will lead to a more efficient project. The Legal Agreement also sets out provisions for communications: • All Parties have a responsibility to work together and to develop and maintain excellent communications (Section 5.2). • The Municipalities have the responsibility "to maintain, ..., liaison with Canada regarding all aspects of the work being undertaken for the Project and to provide public input on the Project planning and implementation and to assist the proponent in communicating with the public". (Section 5.2.3). • Canada will provide monitoring results to the Municipality (Section 5.5). The licence should stipulate an effective communications and liaison process between the Municipality of Clarington, the Government of Canada, the community and the CNSC. This process must also ensure the delivery of the requirements of the Legal Agreement and foster good working communications. Attachment 1 To Report PSD-075-09 GLOSSARY OF TERMS EA Environmental Assessment IAE Individual Environmental Assessment MOE Ministry of Environment MTO Ministry of Transportation TPR Technically Preferred Route 899272 Attachment 2 To Report PSD-075-09 DESCRIPTION OF THE RECOMMENDED DESIGN THROUGH CLARINGTON The Recommended Design for the Highway 407 Technically Preferred Route includes a highway corridor (minimum 110 m width) and protection fora 60 m wide transitway corridor, as well as associated support facilities (maintenance facilities, commercial vehicle inspection stations, transitway stations, stormwater management ponds). There will be additional property requirements at interchange locations and in the vicinity of support facilities. 407 Mainline from Harmony Road to the East Link ^ 8 lanes with a closed median (concrete barrier and storm sewer system) ^ Minimum 3.0 m fully paved median shoulder and a 3.0 m paved outside shoulder 407 Mainline from the East Link to Highway 35/115 ^ 6 lanes with an open median (no concrete barrier and ditches) ^ 2.5 fully paved median and a 3.0 m paved outside shoulder. East Freeway Link ^ 6 lanes with an open median (no concrete barrier and ditches) ^ 2.5 fully paved median and a 3.0 m paved outside shoulder. The initial number of lanes to be provided on opening day will be determined through subsequent design phases. Freeway to Freeway Interchanges ^ 407 Mainline and the East Link ^ 407 Mainline and Highway 35/115 ^ Highway 401 and the East Link Arterial Road Interchanges Crossing Road Lnterchange. T e Ultimate # of Lanes on Brid a Structure Side- walks ' Bike Lanes Mainline Enfield Road Full 4 No No Re Tonal Road 57 Full 4 No No Darlin ton-Clarke Townline Full 4 No No East Link Hi hwa 2 Full 6 Yes Yes Taunton Road Partial (to & from south 2 No No 899273 Grade Separations (No access to the 407) Crossing Road Structure Ultimate # of Lanes Side- walks Bike Lanes Mainline Lan maid Road Crossin road over 407 2 No No Concession Road 6 Crossin road over 407 2 No No Soling Road Crossin road over 407 2 No No Holt Road Crossin road over 407 2 No No Old Scu o Road Crossin road under 407 2 Yes No Middle Road Crossin road over 407 2 No No Libert Street Crossin road over 407 2 No No Betheseda Road Crossin road over 407 2 No No Leskard Road Crossin road under 407 2 No No Best Road Crossin road over 407 2 No No East Link Bloor Street Crossin road over 407 4 No No Nash Road Crossin road over 407 2 No No Soling Road north of Nash Road Crossing road over 407 2 No No Crossing Road Realignments ^ Soling Road Realignment to the west ^ Middle Road ^ Betheseda Road ^ Leskard Road Local Road Closures ^ Leask Road ^ Washington Road ^ Rundle Road ^ Cedar Park Road ^ Acres Road ^ Cole Road ^ Nixon Road Realignment to the west Realignment to the east Realignments to the west 899274 Local Road Realignments/Connections Langmaid Road (north of Concession Road 6) ^ Realigned to the west to better align with Langmaid Road to the south of Concession Road 6 Enfield Road and Concession Road 6 ^ A connecting road will be provided between the two roads. Concession Road 6 ^ Realigned to the southwest of Enfield Road ^ Realigned to the north in the vicinity of Regional Road 57 Acres Road and Cole Road ^ Anew local road connection will be provided between these two roads. Concession Roads 6 and 7 ^ Will be realigned in the vicinity of Darlington-Clarke Townline Road South Service Road ^ Will be realigned from west of Courtice Road to Holt Road south of Highway 401 Hancock Road ^ Will be realigned to the west in the vicinity of Highway 2 Rundle Road (south of Taunton Road) ^ Will be realigned to the east Darlington Park Road ^ Will be straightened and re-aligned to the southwest Note: this realignment is shown on the plates for the Recommended Design but is not listed in Section 8.1.3 of the main EA Report -Local Road Realignment/ Connections. See Section 4.2.2 of the staff report. 899275 Support Facilities Highway Maintenance Facility ^ A secondary highway maintenance facility is proposed to be located in the northwest quadrant of the Regional Road 57 interchange (the main facility will be located in Ajax). The secondary facility will be approximately 2 ha in area. Commercial Vehicle Inspection Facilities ^ A full commercial vehicle inspection station in the westbound direction of the 407 Mainline east of Betheseda Road ^ A truck lay-by facility in the southbound direction of the East Link south of Bloor Street. A lay-by facility is a scaled down version of a commercial vehicle inspection facility. It does not include any building infrastructure but it does provide a designated area for enforcement officers to inspect a commercial vehicle. Transitway Stations Transitway stations are typically located at interchanges. On the 407 Mainline, they are usually located in ,the southwest quadrant of the interchange, and in the northwest quadrant of interchanges on the East Link. The transitway stations, averaging approximately 16 ha in area, will typically provide a transit interface between inter-regional and local transit services, a "kiss-and-ride" area and parking. Opportunities for designated station locations to function as transit interfaces and car pool lots prior to the implementation of the transitway corridor will be determined during subsequent design phases. Transitway locations are proposed at the following locations: 407 Mainline ^ Enfield Road -southwest quadrant ^ Solina Road -southeast quadrant ^ Regional Road 57 -southeast quadrant ^ Darlington-Clarke Townline -south side of the highway at Nixon Road ^ Concession Road 8 and Highway 35/115 -southwest quadrant East Link ^ Bloor Street -southwest quadrant ^ Highway 2 -northwest quadrant ^ Taunton Road -northwest quadrant 899276 Noise Walls Hampton - On the north side of Hampton from east of Holt Road to west of Regional Road 57. stormwater Management Ponds The stormwater management stragey for the 407 takes into consideration the 2031 lane requirements and transitway corridor as well as groundwater levels in the study area. The proposed stormwater management system consists of three components - storm sewers in the median where a median barrier is proposed, stormwater management ponds, and enhanced grass swales. Detailed design and the ultimate layout of the facilities will be confirmed during subsequent design stages; however, a preliminary evaluation was undertaken to confirm the feasibility of the pond locations. Approximately 24 stormwater management ponds are proposed along the 407 Mianline, with another 10 proposed for the East Link. Illumination The 2031 requirements for illumination are as follows: ^ Full illumination on the Mainline from the East Link to Regional Road 57. ^ Full illumination in the vicinity of freeway ro freeway interchanges. Partial illumination at the Enfield and Darlington-Clarke Townline interchanges on the Mainline, and the Highway 2 interchange on the East Link. The illumination requirements for opening day will be determined through subsequent design phases. 899277 Attachment 3 To Report PSD-075-09 m E V ~ ~ (/~ ~ a o ~ ~ ~ N M ' C O U °'~ a~~ coo ~~ ~_ 3~ voi c 'ca O ° ~ ~ ~ ~, ~ C ~• C •p U ~ _ •30 ~~ ~ ~ o ~ c/~~.~ ~ a o a o ~ O N M C Q U oai ~o o~ i~o Z o o a~i o o ~ ~ Q~C W ~ ~ ~ c •N = ~ .c c~ t ~ ~n a? a~ ~ ~ L ~ N~~ ~ O ~ ' O O N~ ' _ O > (/~ ~ WM ~ o~o~o ~ ~ ~ ''~ ~' cca~ '3~.~ C fd W o~~~~ O ~ c O a (/~ M N Q d J >, C N O- ~ C ~ -O ~ c ~ O O Q N U • w ~ ~ Z' 'o ~ t0 O N ,~ C ~ p~ -p N O .Q Q co N ..J Qa p ~~ ~ o ~ ~ c~u ~ c. ~ U ~ ~•~ s~ c ac mac"'- o~ ~ aria c ~ ` ° a~ a> o c ~ '- N O E ~ ~ - ~ U n c W~ ~ o~~ 3 ~ ~„a ~ `•` a~~~ ai cNO ~° U m ~ ~ ~ ~ ,ea co- - w-~ ~ m ~ ~ a aa~.«. o~ a N rn•` a~ . ~o ,~ a Z p c~-ca c..oU •3mooNO ,o ~,..,Y~c on WN . ~2~ c~ = ~ ~ a t ~ ~ ~ ~ 'c ` oL o o ~ ~ H , :c c • o i ~ a i o ~ ~. .... ° ~ m >> a~ ~ c n p Q ~ o°c'~a~~ c ~yU ~ vi via>~Q~~~ ~• >'~V m~c~u? o~ +.• rn cn N. 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F- Q-' O Q W U Q •> c ~- U O N N Cn • "-' J .~ {_~ = O ~ 'O ~ N ~ , ~ N fC6 C O lUC ` ~ ~ ~ .~~~ o ~ ~ 3~ ~ m ~ °' 4 M °~0~3 14 ~ ~ o~ o m oaom ~ ~v~ °~. c ~ ~. _rn = U U 4 ~ N +r f0 t0 ~ -p N • ~ O N V) O ~_•~Cfl ~ ~ N ~O p)O ~ O•N"O d 2 o o~ o Q ~~= 0 ~; h o c m c ~ O cNac~o~ ~ ~o N ~~ d O Z' U O c v~ Y ~ ~' ~ •c U ~ Z' "~ ++ V to ~, L •~cnc~-~3 ~ N ~, N '~U~ c N U ~, ~ •~"•C c~ ~~ • O ~ ~~OO c - ~' ~~o._ ~ c O o ~ m ~ o o o ~ ~ ro~'co ~ c~o~ V 1-~I-U to ~ c . c a _ ~ U a~ J H U N~ 899278 ~ o U `~ y ~ ~ ~o ~ ~ ~a o ~ ~ ani c ~ ~ ~ ~ U M N C N N ~j cA fn O ~ ~ a o c~ M CO U N O N ti Cn O ~ n a~ U N C ~ Q' ~ Z > c »c~~ > C - O ~ °-co O ~~ N 3 ~ ~ a ° o ~ ~ ° ~ ~~~ a ~ N ° ~ o `o~°- 3L s ° c ~ ~ L ~ ~ tern to Q ,~ ~ ~ cu cv ~,~. ~ o m r c -a ~ v co cu ~ 'c .~ a ca rnv ~, " ~ c c ~ ca N ' ~ ~ 'o ~, a~ '~ W M J o w c~ o o` ~ o rn who m w cm ~ cc N~ g ~ p oN ~ C. ~ o E . N Ti ~ o. ~ m ~ ~ C ~ C U u i.cU ~p Y C V a = N Qp o ~c ~~ ~ ~~ o ~ ~~ °~ o c c (~ c~ 3 ~ v ~ ~ n a ~n .~ Jcn o Y ~ . °"°-NU c 0 Y ~~~ a~~ Y ~°ti c a~H-o i ~ , ri 3 O N 0 •+ L O O ff- +- N p 0 N C cC c ... O O Z ~ ~' N V "p 3 „" ~ f~ N to > '~ ~ >, N fn N H ~ ~ ~ V ~ ~ ~ U ~ p L Q Z W ~ O p ~ ~ ~ 'p C O- n U O O t ~ O ~ N L O "O C ~ N rn p N ~ O~ ~ c~ o~m3a.o c~~cv• ~ c ~o~ao~c~o o ~ ,~~ ~ N ~ C ~ V ~ N Z W ~ ~ N U f9 N O O' cn o ~ 1- ~ ' o ~ N ' C -Y ~ p N ~ L ~ W N co cn ~ cn ~ o t n ~•C O c c "- c ? ca cv ~ O ca p ~ - ~ ~ n N ~ N •- 'a E-Z NO m ~ ~uNi ° - ~:t f° ~ ' o.~~~ a ` ~ 3~ ncn~ o c C ca~ ~ ~N Oa~ Wa O ~ o .o v s ~ ~~ Q~- a~ ~~-,3 ~ nco~ 3 c a a~ ~~ ~-aV ~ o ~~ ~ -v ~ N' v o a~ L ~: b ~ cn o o c W n L W~H ~ ~ Q o i c n ~ C ~ .c ~,v i ~ cam ~ c a o opt c.~.5 0~ o~ c c ~ o ~ QF' ~t~ a~~a`niaci~ co i~3 av vc`uc ~ '~' °c°acic ioY o c co ~.~ 3~ o ` H ° ~ L ~~ ~ ~~ ' ~ ~E- a~~ ° o-° °~ a~ H n= o ~ ~'~ o ~ ~ m a i ~o~ ~ ~ _ o c 3 co ~ a ~ °c n~ cv c n~ cn m ca a~ U ~ n U p 0 O` L N O ~ C O ~ N>~ ~• O E O C~ ~ c 0~ ~ ~ i O~ O C O~ C t6 O~ N "- n p V w- O O O O 4 M t0 -p ~' fC N w ~ :) ~ C O N -p 0 f~ ~ ~ ~ ~ C 'O N N ~ ~ - c 0 N fd . ~ O 0 /~ ~ w+ ~ ~ ~ L ~ ~ ~ ~ C ~ V Q V / a ~ > ~ ~o~L~3 ~ -a ~c ~~ , m~ ~ c~a oHp. ~- ~ o ~ ~ o ~~ ~ o ~ c ea~c 3co..~ca ~ 3 ~cn~O ca N ' 3=cq~ d ~ p = ~ J ~' ~ ~' fC V N Z' D O V L p a ~p .a Z' Y p O C r + ~ c o f ~ o c~~ c~ ~ c c o cp 3 0 t ~ 3~.~'c ~a ct fl-o o °~ ~~ ~ oL c ~ o m a~~ H D H .~ cn o cn ca ~ ~ I- ca F- ° cn to H co (n ° ~ 899279 ~+ _C d C V N ~ N U N N Q. N Q-' N N U (C N Q ~ ~ N N U N ~ Q N ~ ~ Z ~ 'Q ~ o C`s-~~ N ~ vicN ~ ~ ~ _ ~ 04~--'.N3'o O - t 11, ~ .~ .y vOi o Ot N ~ . m vOi ~ c rn ~ 3~ a c yQ N ` ~ ~ om~~~a~~ ~~~, ?ate > a o~o ~~ > Q ~, o •c c~g ca WM ~ ~ ~ ~° ~• c ~ o ~ ~ rnU tnc ,J c -~ rn ~ ca _o ~ c~c a~.~•.o• . a o o- ~ ~30 a `° ~ a~ a~ ~ ~ Q -o L v~ ~ a o ~. cLa cn O Q w = C Q ~a ima~t3 ` p c N~ ~ N o~ N W O~ C W - c •a? • N C N "~ ~'' C V C N= C ~ ~ ~ V C N N~ C •C Q • ~• c ~3vi „ • „ ~ ~~°' A N .~ .~ L C N~ N ~ Z~ o c o °~ a '~'°- o ° o ~• ~ o ~ ~- E ~ o rn~ o cv~i . ~ •C ~ ~ , ' N W `~ co F"~ Z ~ N L ~ ~ O • ~ ~ ' N cam ~ ., •~ ~ ~ _m N a~ 4? a c0 •tn c ZO N ~ N y0 Qa ~ •~ Y ~~ c ac O~ c O cV o c .~ O. ~ ~~ O~ ~ U o ~ ~ ~~ c ~~~ W O c n caL E o 3• ~ m$ •o ~ c rno ~~ a~ G > ~ o• n•rn~'~Z'`' f° ~~ ~° omco>~~ o ~ ° m~O~~co 3o~c~ ' 3~' v ~ ~ o icn•c~• a ct~°NC ~O~ ~ C ~o N c ~cc v ~ ~~c ~a~~~av'~ _ ' ` 1-. • °?F-U.~csEE~co . ~ c o aOca: ~ ~~~~cca•~'> ~ _ = o o _ coo .r ~~~~-~~" ~ C rL.. 7 U rL.+ L Q f6 Ol. (0 f4 a c~ ~ ~ aE - ~ ` ~ ~ ~ S O N ~ ~ ` "~ U ~ ~ 'p N ~ ~ ~ 'p Lw. u, o U IC N C ~ N ~ ~ C ~ M . ~ ~ . O ~ L N ~ U C ~ N ~ C ~ ~ ~ 4 . - A U N N - N c6 ~ C ~ p `~ ++ ~ ~ N OL ~ c • ~o ` u,~• >' ~ ~o ~ a i L a C N ~ ~ c a a N o~ N U a i L Co ~ ~~ U~~~~ i. ~ n L 3 ~ ~- f- C 3- ~ o ~ w (0 W (0 ~ 3 ~ ~~ ~'v,~~~ ~ 0 ~ cu co o ?'c c a o o ~.C• ~' U rn O a _ ._ Z, c c i o c .v 3 = c c g ~ ~ o. ~ a~ g.~ ~ ca ~ ,c ca car o• c.> ~ ~ c ~ N • Q • ~° °~ v a~ •c o • ~U o c o .c ~ m W s m~ o a i ~ F-ava~cca o J L~ ag o F-~~~~ ~ V L~ o m c~ c I-aa~ca3~° 899280 m o U ~' ~ ~n vo c~ ~ ~a o~ ~ ~ c ~ ~ ° U ~ N C ~ O (n Cn O ' Q- o c°o N C Q ~ Z C O O` ~+ o~ca~ o N ~_S~ O~~'O .~ ~ ~' U m N ~ O c O Y >~~ w O °~ W - ~~_~ ~ - ° ~~ ~ ~ ~ x,0 ` 3 s ~a~ ~°,~c~ 4-c°o o V)c~ ~ . ° aim °~1- a- i ~'~ 3 m .~ rn~ o c fl' cco•'-' -°'~ 4 tW ~ ~ ~ C~ c 3- v c ° v c O_ c~ 3 N> _ E °~ ° c V~ J 0 ~ O rn c~ ~~ O° c~ ~ u i o ° , - O >, ° c ~a ~ o c n ~ N ~- O w o Qp o o'~moNCCO u~~mo~ ~~ ~m °" ~c coo° a~o Qa N ~> c `° f°~ ~ °~s •~ ~ N cn ~ c~ o~ °~ o r v, c aos °Qo F-~ o 0 0~~ ~ c o ~ o 0 o c ~c .~ c O o 'O~•- ~ ~~ a~ >'o~ a~ o a Z a/ Lp ~ a ~ O~ ,C ~ Z 'O ~ N O O i N O O C O C O~~ U~~ N ~ ~ `~ Q O ~ f0 0 0~ ~ O W O~~ L O O 7 'a O~ ~ cu O - w~E a ~ +.o~ "- ~° O O o~ N Y .U cu° am _O E~n~+`L (u 'E .~° ~ ~-+co. Q~c O v, O .N > 3 ~ ~• -~ ~ ' W N O c v ~ v ~ v~ c ~, c X ~ ca o ~ <n Q ~ . ~" Z N Q G> ~ ~ ~ O ~ N U ~ C _ ~ ~ p N ~ O L ~ ~ U ~ O t ~ _C ~ ~ O` N ~ ~ ~ U ~. O ~ O Wa ~ U c N , a~.O'3OCC ' N N N ~ wOOC ~ L o O Z~ y er ~cov°~ am t Q N U N- -o~...O 00-~ 3 t4 o o O ~• O ~~ > aS a~*~ . ~: °~ c a~ c m a~ ° 1~W ~ ~ QQ-`-~N~ ~..~'pm `o~ co cBaciaoiNON c O~cNC6o.~Q"~ ~ p v O ~ N O ~ ~ N ~ ~ ~ .C U 'a ~ ~ .D c "~'' ~ O O O N ~ ~+ N ~ ~ Q~- . ~~~~ o ~ . o ~ ~ ° c ~ ~ N ~°~ O .... ~ to ~ ~-~' > a U . N~ U a-a ~ 3 ~° c~ ~ c c = ° a i - ° , i a ~ m o = ~ c m I- ~ m 3~~ ~ o Q 3 co aw ° ° tL~ ° ° 3 a v~ o a~ ° ~n c~ c~ aQ v, a~ s o co ° > 1-~ 3ciw a=aw ~ C ~ m a ~ f° 0 3 '> - ~ ~ N U O O` ~ ~ ,m ~ O ~ ~ ~ ~ 2 O ~ ~ ~ ~ ...~ ~ O L f~ ~ t O ~ ~ M' ~ ~ NIA ~~ ~Y .. N +' N e'9 ~ U~O~, O N O ~ NL ~c~ ° N ~ = m~ 3 a~= o o c - m ~-mow a Lo,ro_ ~ o ~coa~o ~ o ,_ ~~~=E3 3: ~o ~ ~ ~ mo ~ ~ ~~Zc ~ «+ co ~ ~, ° ~ o ~ N > ~ ~ _ O °''~ ~ ~ a c~ ~o o ~ ° ~ ° . c i O p~ Q U c a.°. ~ O a-~ c- O ~ ~ ~ ~ ~ ~ ~ ~ O O ~ N •~~ W f - N U : ~ ~ ~ 2 ~ C ~ L . ~ 899281 C O E C V N N ..' ~ U U N C O a a~ F- ~ 2 W ~ v- o ~, ai E~•-o ~ a~ ~ a~ U o>c> N ~ ~~ U N~ Wq ~. ~ U c O ~ C U '~ N ~_ .N ~~~ o Ne~ '~ ~ c ~- a o woo- i o 3 N ~ ,J rn c • m .... v o 0 ~.. ~ ~ Z'a Q p J N ~ O c ca ~ o E c~ ~ ~w-~,~ O N ~ ~ to a ~ Qa I'- ~ N U to N _ c C.~ V O N' O ~ ~ W~ `~ c o o C O~ 0 0 z°' ~ ~ °' ~ ~ U""''L ~ a~ ~ ~~. ~ ~~ d ~ c ~, ~a o~. aia o ~0 ~ ~ ca ~o-off>c O O O W G ~ .O ` U ~ ~ ~ ~ N F~- Z d ~ N ~ to _ •~ c co -p a~ ~5 N ~ Qp, W ~ U a~ O o O~ N N Q ~ ~c~~OOm ~ N ~ o ~ O ~ ~ ~ ~ 0 ~ ~ fl.. ~ >,'N ~ 'a U N ~~ ~ ° ~ m N~•~ m E 3 ~° m~ v rn . ~ a~a~c~mO 3 t C 'C (6 N O U N _ F" t4 "O U ~ m (0 L _ U "O i ~ t ~ C d O ~ •~ ~ C ~ N ` C C N ~ . ~ cn ~ .F N O . ~ ~. ~-' % ~ Q~ ~ _ _ N ~ 'C ~ ~ U > ~ O N C N 4 ~ d ~~ o a~ c c 0 +•- O O c~ 3 O L O ~ o ~ m N ` M N~ >+ > L~ U N .~ ~ N~~ ~ ~ O ~ C~ O~ O ~ .-' O 3 a ~~ C a N °-m~ ~ m ~ c~ N ~ m ? c0 cr c a? o rno p ~ 3 -a ~ ~ o ~~ ~ . ~~ o- ~, a~i ~ ~ Zvi > N o ~ ~ ° 0 m ~ ~~ - a ~- ~ o a i 3 ' a-o: . c`o ~ ~f° vii ~ ~ ~~ N ~ ~ o ca ~ ~ o ~ y.~ o ~ ~~g=caH •~~~ c i-oa~c > ~ a~i°~~'°-'o~ ~~N ~ca~c a J H L U L 'O L ~ .~- N N c9 N +. N 899282 ~+ C cv O V ~ y ° N coo ~ 0 ~ a~ ~ ° N c°u ~ 0 ~ a~ ~ o ° c a ~~ ~ »-~ ~ O C .~ N (n ~ - Q O N U ... C W C ~ O ~ ~~ ~ N~ .n M Cnr~ ~ J v N • + N NV~W ~aNrn v~~3 Qp ~ a`~ v~=~ovi~y= ~~~c a~ H r- .. cn~~t co ca ~~ ~ WD ~ t ~~a~'~c~a ~cv~O Q ~ cv ~• ~ca~co ~ ' N O Z W ~ ~ O ~ cn co N o c v~ O ~ ~ ~ ' ~ ` ~ ` '~ O ~ N w N O •~ ~ Q ' ~ O Z W C O co ~ ~n c ~~ U~~ rn L O O° a c to ° o co ~ c s O O H N (n L ~ _ +r W ~ co ~ a rn Ur ~ ° ~ a o ,~ co ~ ,N vi o N ~ ~ O U a C ~ ~ p ~ L O ~ ~ ~_ % ~ ~' Wv~ cW ~ ~ 'o a •~o~y~~3o~ ~~ 3 a L~-~~ E •030 ~ Qa ~ ~ o ~ i a ° a m m a~ a~ oa oa } ~ Q ~' 0 ~ ~~ c c N s ~ ai ~ ~ ' co ~; ~ N ~ N co a~ p '~ N O N ~ ~ c N 3~ o > - 3~-Y ° v~r U to c n a~ ~ ~ a _ ~ I- - p O 0 .U 3.Q2a.Ev'~cyoaci N H.~~c°naxi (~ 2 ~o a Q~ ~ c•~E ar C ~ c O .U O ~~ O N C -~ L p ~ N C O N O 3 c c ~ m,~ vi o~ O p C O~ C O d U •`- ~~ O ~. O Q *- L~~ N~ N M N N p~ C O c ~ -- •"= co .+ N C Q uJ Q N C O to ~ ~~ O Y O O Q N to ~, .~ O C~ E E ~ ~ N L to O to N O to ~., C_ ._ E fC p a -Q .~ N C O ~~ C ~a~ ~ ~ `~~ Na ~~~ o N a .. c Q. N ~ ° a~ NY- cnHr ~, o a~ ~ a ~ E d ~ s o 0 0 t y m o. ~a '`~a~Ov,`~'g~c~a~rc ` ~ ~'Q~~'~ m C v >, o ~'~c~~~~~~a~~co~°v~o o~ °~a~ ~° ~ ° ~, ca~~ "= ~~ a - ~L c o ~ ~ ' m a~' '~ ° N~ o ~ c ~ o ~ ~ o ~ c ~ ~w ~. mZ i •~ ~ ~ o . , Y O C~ U~ N ~ 7 ~ O U O O E O O~ O ~ N D) '~ o H a ~ ° ~ ~' ~ ~~Q a3 'C ~ ~ ° ° ~ ~ o~ ~ a c o a iF - ~ J c ~sw c o. .E 899283 w C d V ~ N ~i cva ~ 0 a ~ a~ ~ m m ~ 0 a o a~ ~ ~ ~c a~'i Z o ~ ~ c ~ 3 ~ ~ v ~ o ~ N~ ~~ NQ ` m O O • ~ C ~ ~~ o=off c3 M ~+ O ~ t/~ M 4 d O O C ~ ~ = f9 N 'a .~ ~ ~ N~ ~ Q ~ O_ ~_ > :9 J N Q G ' ~ N O N O ~ _ c O O c 0> N U~ N~ U U~ ~ ' - a ~ ca ~ o ca Qa~~ o 3 ~O a ~ ag •> o a ~ ~ . 0 No~=a~ a~~ ago '>~ 0 ~ ~ ~ Q m ~ ~E ov, ~ O N ~3 ~ ' ~ o ~a ~}'a~NO •3a Z W C E ~ E ~'c~nU ~E , wN o 0 o~o~a~ c~~ ~-- z d ~ c rn ~- o ~- °- ~ :? ~ :? .• rn~~c N ~.. O 'p ~ O~ Y >~_ ~ N ~ tiW ° ~ ~ a co = ow~,c ~° Q.«, c a a et ~ ti ° ~,a? ~ i3a~mo a ~orn ` ~ o a ~ >' o m oa~ QL ~ a~ O O p U N p L O 'C N ~ N O L N _ H ~'3 F a~2~U I -.~ 3 C7 _ 0 ~ 30 O 0 0 ~ O p O ~ ~ N N L ~ L N p ~~ N O A N ~ C ~C ~ ~ O p ~ ~ L ~ ~ ~ ~ N 'C~ o ~ ~ ~ r-+ •~ ~ ~ N 4 0 ~coco~~ d a~o°~~ a~ v°~i~~°N °~• f°-a caa~ M N N p 0~` p~ p ~ C N .` 'p ~~ Q O ~ N +>'~ ~ N N O~ ~ A p ~° > w ~~~ ao~ a~ ~ aci o v-c a> m ~ °-oU ~ o- o o a~i m °~ a~i~~ i o ~ ~ ~~ 2 ~ o v = o ~ t ~~ °_ ~ ~ ~ y c N w ~ O N = i 'p c ca ' ~ c ~ ~ ~ o ~ _ ~ O ~ ~ O ~ ~ N ~ ~ m -~ -0 ~ >, ~ • ~ ~ ~ ~ ~ v i ~ i ~ v O "-p' O Q.. a- (p6 p y N N O N E O O c ~ .~0- O D O p~~ N O O ~~ 0 ~ U o auoi o•° m o •~~ a~ ~ a~ ~ m ~ ~~ ~ ~ o a ~.~m ~ f°w c a . ~ °' ~ ~ ~ U ~°~~fd~~~ ~~ a~ o a E -cc°aia`~i f- v 3~ o~ c~`o~ ~ U °~a io ~ c v o°~ Q~~ 's E~ ~ ~ y.. . ~ ~ . ,~. ~... . 899284 c o' C U ~ y ~ ~ ~ ~ c a ~ m a~i ~ ~ c a ~ Z W L N o o a~ _ _ .., _~ ~ - o ° rn ~ ~ O 'Nt C O~ NY ~ O` 3 ~ O mq W ~ -a o ~ rn~•3 o o a~ ~ o~ ~ ch . ~ i- ~ 3 ~~ ~ t ~ ~ ~ y o Q~? ~ cmc~o3cc rn ~ca~i°'cc J t/1 ~ vOi -p co V ~ ~ ~ ~ ~ ~ •N ZH ~ ~ ~•~~~ °` o cU~`~c H~ W~ a ia ~ c m ~ ~ rn~ c • ~ ~ ~ ~~ ° z ~ • '3oa w a~ o~a~~a•c ° U ~ O ~ N 3 O N ,IV •(~ Q ~ C O - O` C m a~ QO •3 s C +-~ ~, N +~ C N U w - ~ N C L N O f0 ~ Urn Qa W ~ rn~o° Ho U N > ~ ~ r.w rnrna , ° -N _.Ec o c ~ O ~ ~ ~ o ~ c ~3 3.o ~~ ~ ~ • c w~c~m°E ` . m c~oai~a~i ° fl ~~ m ° ~ °~ ~ ~° c . ~ rnw ° ~ E o Q ? ~ i a ~Ecvcu~~ • ~ ° ~ ° ~ _ ~~ o ° ° c ~ ~ oUoo~Uca a~ .~ c c a m~oom~c~ C7 c "~ ~ ~ m E- ao ~ Z' ~~~°crn-aZ' O ~° ~•~ mai ~° ~~°o~ N~ N~ o° i a O~ N ~ ~ ~ ~ CO ~ ~ C O '~ 3 C W ~ T : C M ~ ~ to ~L U L .+_ ' p N N O •C ~ C ~ ~ ~ E ~ O ~ O p 0 }' L ' L E p~ C ~ C~ C ~~ O O O O E _ ' • rno N E co N - .~~ ~ v N a ~~ °2 rn ° c ° ~. o ° coi 'C ~ ~~.~coo~N U ~~~•~ ~ ~~ c~ o v o N rno co.E~v ~ a ~ o ~ otA~ a~ ~~ ~ . c ~ ~~ m ~ m~ ° a O$wF- can >, °~ ~•r c: or >,°~ ~'~ ~ ~~c°~iN-o~ui °?aiooc.~ +' ~~ O C Q °~a>a~~iU~ G1 -Y .«~ U co N E ~ ~ (0 ~ Y L ~ (p ~ O- "a O = C O ~ "~ O ~ fC ~ O ~ N 0 o°ccaa~~° U U~ N t J ~ f0 .cx~U.~~- U o 2 ~ 0 0 caE ~~ ~ v~~°~x>N m Q N c0 U N t w . > 899285 ,w c a~ o v ~ a a ~ ~ 0 ~ a~ ~ a a ~ ~ 0 ~ a~ ~ H Z o ~ U N U ~ O O U N~~ ~ • NM ~ t d N ~ ~ p'~ ; O U to ~ N N ~ ~ N Q ' d O N C O Q _ . U .` ~ N ~ ~ "p N N NM ~ ~ t U ca ~~ ' C ~ ~ N Cam: ' Q Q ~ C .-+ ~ ~ ~ ' O N t9 c N ~ O >+ .-. O~ Q a N •~ ` O ~ N ~ •~ ~ O Q ~ ~ ~ ~"' , O U ~ "~ ~ N~ O-O ..~ Z . W~ ~ ~ ooo Sao N C ~a~O~n y ~ ~4 ea o ~~-03~~ _ v=~ a~ , ~ o W ~~ a3 m cn ~~ ~ m ~' ~ v ~o ~ ~ ° ~ _ ~ ~ c > _~ >,s rn~ ~° a~ f° '°''~ ~ - o coo c ~ ' ~ W ° a i ~ c °~~>U~ o ~ co ~co N ~ . . ~ y~ ~ Y O .c rr O 3 ~ ~ +~ ~ .~ C '~ • cu ~ ~ ~ o ~~ a~i m ~ wN p ~~~ ~ ~~ ~,°;~ ~ a~ ' CW ~ ~ .~~ ~o o c o ~ ~~ c O c o a- ~ a? ~~- Q~' ~ ~~'~~u~i3 a~ ~~o.c °' g 3 a~ ~ ca c v .~~~~,p= a~ ~ a ca N~= = H ~3~vco >, ¢~ww.E C9 ~- ~ m L>, ~ ~ o00 00 ~ ~ ~ o O N ~ O N N (p °'~ "' ~"-'-a~°s D) O ++ U ~ ~' ~~~ ca O (4 U1 aN c M O U ~ L ~ ~ ~ .~ o c ~ O "'' ~ 3 C +. f6 4 c~s~rn~ ~~ °' E~ ~~' ~ N 'a , _ L cv- 3 v•- - a = -° ~-o c ~~_ cci c 3 f0~ v~-o . o c 3~ C ~' c~ c~""'~° cNO= ' ~ ~ a~i oac ~ c~ N'~ ~ ~ ~~o~~ ~~~ ~ ~ ocnaco~ N° ° L~~o 3 ~o ~~~~ ~~ as a~~ o- a? ~ o~ ~ ` o~~c 3 ~ E E.~~o~ a~Eo~ ~ . c c a o c o'- ~~ c a~ ~ N oa~c~~ p N c > a.~ v~ .~ co°a 3 ~~ o ooct 2 o 2s >.~~~~ ~? . . fn H aac~ > = v ca cn 899286 • ~~ Leading the Way REPORT ENGINEERING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: July 6, 2009 Report #: EGD-024-09 File # By-law # Subject: HIGH STREET, FIRST STREET, THIRD STREET, FOURTH STREET, ROAD RECONSTRUCTION -PUBLIC INFORMATION CENTRE Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report EGD-024-09 be received; 2. THAT Staff is proceeding to finalize the detail design and tender based on the information received at the Public Information Centre to meet the summer 2009 construction start schedule, and; 3. THAT all those who attended the Public Information Centre and who have contacted the Municipality as interested parties be informed of this report. Respectfully by, i ~~` ~ ;~ Submitted by: A. S. Cannella, C.E.T. Director of Engineering Services ASC/BMB/dv June 24, 2009 ~c° eviewed by: Franklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-4169 901 REPORT NO.: EGD-024-09 PAGE 2 1.0 BACKGROUND High Street, First Street, Third Street, and Fourth Street are classified as Local Roads in the Clarington Official Plan. The respective sections of roadway that are included in the road reconstruction are shown in Attachment #1. This area of Clarington has been the subject of various pavement concerns by residents in the area and a Regional priority with respect to infrastructure. The reconstruction of First Street and Fourth Street has been approved in the 2009 Capital Budget and the reconstruction of Third Street and First Street has been included through the pavement rehabilitation item in the 2009 Capital Budget. 2.0 APPROACH To assess suitable construction measures of the project and to obtain local resident input into the design process, a Public Information Centre was held to present the project proposal. The public was notified of the meeting by newspaper advertisement, the Municipality's information board and website, and through circulation notices to those who are directly affected by the proposed works. 3.0 INFORMATION CENTRE A Public Information Centre (PIC) was held on June 3, 2009 in Council Chambers. At the meeting the following documentation and plans were presented for discussion: • Existing road condition base plans, showing proposed road works with aerial photography as a background for the works; • Atypical road section for the urban design; • Photographs of existing pavement structure and residential entrances; • The full set of preliminary engineering drawings; • The tree inventory and assessment report; • An artist's rendition of the final product. 902 REPORT NO.: EGD-024-09 PAGE 3 The meeting was well attended with approximately 30 residents in the area that appeared at the PIC and provided input. The register and comment sheets are on file within the Engineering Services Department and available for review. The design proposal presented was generally well received. The main concerns are listed below in bold accompanied by italicized commentary by our department providing further explanation; • Existing pavement condition is poor. o Reconstruction project will address this concern. • The sidewalk location is of concern to residents on either side of the street. Both in favour and opposed. o The sidewalk location is fixed north of Fourth St. on High St. Therefore in order to minimize the amount of potential pedestrian/vehicle conflicts, the sidewalk will continue to be in the same alignment minimizing crossings. • Existing drainage is poor. o The reconstruction project provides road drainage improvements for High St., First St., Third St. and Fourth St., as well as the abutting lands draining naturally to the road. Some residents of Prout Dr. also had concems with drainage in their area. Although they may benefit from these works, the projects focus is on High St., First St., Third Sf., and Fourth St. • On street parking is of concern. Both in favour and opposing. o On street parking currently occurs. High St. is also a school bus route as observed in the field. It is prudent for the Municipality to continue allowing short term on street parking per the Municipal by-law and the demand established at the PIC. Emergency services also prefers a 6.Om unobstructed platform for larger equipment. In areas where the typical local road platform of 8.5m could not be accommodated due to site constraints (ie 15m ROW, utilities, etc) a 7.Om road platform is 903 REPORT NO.: EGD-024-09 PAGE 4 proposed with a 1.5m paved shoulder. This will allow for on street parking and will meet the intent of the by-law to allow additional width for emergency services vehicles and a school bus route. • Landscaping losses such as trees, hedges, and shrubs. o The Municipality will replace all trees that are impacted by the works. Shrubs and hedges that are impacted within the road. allowance will be transplanted on private property if possible with owner permission. Where transplanting is not possible, new plantings will be at the request of the homeowner. • Parking for the park on Fourth St is required. o This is beyond the scope of our road reconstruction however the Fourth St. pavement width of 8.5m will allow for on street parking to continue in this location. Some additional concerns related to the condition of Regional infrastructure and have been referred to the Region for comment. 4.0 DISCUSSION As a result of the Public Information Centre, detailed design will be finalized and design drawings and tender documents will be prepared for the project to target a spring tender call. This will allow Council the opportunity to consider the project for construction in summer of 2009. Attachments: Attachment No. 1 -Site Map Interested parties to be advised of Council's decision: 904 E PJ~NJ w G~OajN U = VON z c~ ti \ ~~ _ rtn SAVN.AILL CT i F k AO ~ N W U w a 5~ ~' QP ~ a 0P~0P U FREDRICK AVENUE EDSALL AVENUE H w w y L7 7 RENDER AVENUE ryi 1 F v L' LL 6 v a J a~Qac\f`c~a`~,~a~ ~ ~ ~Ga~ ~ ~ aa` ~ ~~~~ti m -r- ~_~ e ~~~ -~ i ~~ ~ - . ~ °. ~' ~o~ ~,.,, - ~ ,~ ~ ~ ~_ ~ - ~'~ _cPi~- ~ ~~~~ a=>> BOWMANVILLE ~~ ;'. ~,,~ i~~ ,~~ J STURROCK RD i ~~~_~~ ~ ~,~~ qua ~ :_ ~ _ ,- Goncession~St._,~, ~~E~~ KEY MAP CLAYTON CRESCENT Z w w N a MEADOVWIEW BLVD m J 0 a O x SUNICREST BOULEVARD VANSTONE 1111111 H SUNSET ROAD N a w m CT SAUNDERS AVENUE S K O z w w BORLAND CT V1r£ST STREET 0 w N W~ E S DRAWN BY: E.L. DATE: June 24, 2009 REPORT EGD-024-09 ATTACHMENT NO. 1 905 G:\PMS-Base\Attachments\High First Third Fourt St.mxd 1' arm n Leading the Way REPORT ENGINEERING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: July 6, 2009 Report #: EGD-025-09 File #: Resolution #: By-law #: Subject: MUNICIPAL ACCESS AGREEMENT BETWEEN THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON AND BLINK COMMUNICATIONS INC. Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report EGD-025-09 be received; 2. THAT the Mayor and Clerk be authorized to execute a Municipal Access Agreement between the Corporation of the Municipality of Clarington and Blink Communications Inc.; and 3. THAT Council approve the by-law attached to Report EGD-025-09. Respectfully by, Submitted by: A.S. Cannella Director of Engineering Services ASC/NAC/dv June 24, 2009 eviewed by: Franklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 F 905-623-9282 906 REPORT NO.: EGD-025-09 PAGE 2 1.0 BACKGROUND 1.1 Blink Communications is a subsidiary of Oakville Hydro. They deliver cost effective, fibre-based high bandwidth data transport services to the business marketplace. They currently own and operate 1300 km of routed fibre optic cable in the GTA area. 1.2 Blink Communications is anticipating doing business within the Municipality of Clarington. In that regard, they have requested entering into a Municipal Access Agreement (MAA) with the municipality. Other telecom companies such as Bell Canada (Bell) and Rogers Communications Inc. (Rogers) have recently entered into MAA's with the Municipality, and they are working well. Blink would be the third telecommunications company to enter into an MAA with us. For consistency amongst telecommunication companies, Blink was forwarded a copy of our standard MAA used with Bell and Rogers. They have reviewed the MAA and are in favour of executing it, unaltered. (Attachment No. 1) 1.3 Clarington's standard MAA protects the Municipality's best interests while ensuring excellent customer service for the telecom company's customers. Some highlights: • Clarington refains complete authority over municipal access • Simplified fee structure (annual) • Simplified Road Occupancy Permit structure • Three (3) year warranty on workmanship • Pavement degradation fees • As-built documentation/locate service provided by fhe companies • Improved cost sharing formulas for plant relocation • Accountability from the companies to correctly install/locate plant • Provision for security deposits if deemed necessary by the Director 907 REPORT NO.: EGD-025-09 PAGE 3 1.4 Fees associated with the standard MAA are calculated based on the volume of work anticipated for the upcoming year. Since Blink does not service residential areas at this time (only business class customers), significantly less work is anticipated for the upcoming years. Based on that information, Staff determined. a lump sum fee of $7,500 per year (to be prorated for 2009). Blink has agreed to this lump sum fee. Should Blink enter into the residential business category, or should their work volume increase significantly, the annual fee would require an associated increase. 1.5 It should be noted that Clarington's standard MAA has been reviewed and endorsed by the Municipality's solicitor, the Municipality's Treasurer and the Durham Insurance Pool. Attachments: Attachment 1 -Agreement with Blink Attachment 2 -Proposed By-law List of Interested Parties: Blink Communications Inc. 908 ATTACHMENT NO.: 1 REPORT NO.: EGQ-025-09 MUNICIPAL ACCESS AGREEMENT ACCESS TO MUNICIPAL RIGHTS-OF-WAY This Agreement made the 13a' day of July, 2009. BETWEEN: THE CORPORATION OF THE MUNICIPALITY OF CLA.RINGTON (the "Municipality") - and - BLINK COMMUNICATIONS INC. (the "Company") WHEREAS the Company is a Canadian carrier as defined in Section 2 of the Telecommunications Act, S.C. 1993, c. 38, as amended or is a distribution undertaking as defined in subsection 2(1) of the Broadcasting Act, S.C. 1991, c. 11, as amended (collectively "Canadian carrier") ; AND WHEREAS, in order to operate as a Canadian carrier, the Company is required to perform Work and operate its Plant in, on, over, under, across or along the Municipality's Rights-of--Way; AND WHEREAS, the Company requires the Municipality's consent to perform such Work and operate such Plant, in on, over, under, across or along the Municipality's Rights-of--Way; AND WHEREAS the Municipality is willing to permit the use of its Rights-of--Way where, in its judgement, such use will not interfere with its own service requirements and the public use of the Rights-of--Way including the consideration of functionality, safety and any 909 z rights or privileges previously conferred or hereafter conferred by the Municipality by contract or otherwise on others not parties to this Agreement to use any of the Rights-of--Way; AND WHEREAS the Municipality and the Company have agreed that it would be mutually beneficial to outline the terms and conditions pursuant to which said consent shall be obtained; NOW THEREFORE in consideration of the mutual terms, conditions and covenants herein contained, the Municipality and the Company each agree with each other as follows: DEFINITIONS 1. In this Agreement, the following words and phrases shall have the following meanings: (a) "Affiliate" means "affiliate as defined in the Canada Business Corporations Act; (b) "Agreement" means this Municipal Access Agreement, complete with Schedules A .and B; (c) "Director" means the Municipality's Director of Engineering, or the person designated by him or her; (d) "Emergency" means an unforeseen situation where immediate action must be taken to preserve public health, safety or urgent service; (e) ``Hazardous Substance" means any hazardous substance and includes, but is not limited to, electromagnetic or other radiation, petroleum products or bi-products, industrial wastes, contaminants, pollutants, dangerous substances, and toxic substances, as defined in or pursuant to any law, ordinance, rule, regulation, bylaw or code, whether federal, provincial or municipal; (f) "Municipal Consent" means the written approval of the Director, with or without conditions, for access to and use of the Municipality's Rights-of--Way; 910 3 (g) "Plant" means any of the Company's wires, fibre optic cables, ducts, manholes poles, cables, pipes, conduits, pedestals, antennas, vaults, support structures or other related facilities or structures (but does not include structures such as towers or walk in cabinets) located or planned, as identified on a permit application submitted to the Municipality, to be located in the Right of Way; (h) "Right-of--Way" or "Rights-of--Way" means any highway, street, road allowance, lane, bridge or viaduct under the jurisdiction of the Municipality; (i) "Road Occupancy Permit'' means a permit issued by the road authority of the Municipality for the purpose of authorizing the commencement and undertaking of Work in aRight-of--Way; (j) "Service Drop" means Plant that by its design, capacity and relationship to the overall Plant of the Company, can be reasonably considered to be for the sole purpose of connecting the Plant to not more than a single customer of a single family residence or to a commercial or multiple dwelling building point; (k) "Subsurface Utility Engineering'' means the generic process of locating underground facilities using locating techniques at varying levels of accuracy; (1) "Licensee" means any individual. corporation, partnership, association, joint venture or organization of any kind and the lawful- trustee, successor, assignee, transferee or personal representative thereof that attaches their plant to or places their plant in the Company's Plant under an agreement with the Company but does not include direct users of the Company's services; and (m) ``Work" means, but is not limited to, activities related to the Company's installation, construction, maintenance, testing, operation, repair, replacement, relocation, removal, adjustment or other alteration of Plant in, on, over, along, under, above or across any Right-of--Way, including the excavation, repair and restoration of the Right-of--Way. 911 4 USE OF RIGHTS-OF-WAY 2. The Municipality hereby agrees to permit the Company the use of any Right-of--Way for the purpose of the Company completing it's Work, subject to the terms and conditions set out in this Agreement and the approved Municipal Consent, and in accordance with all applicable federal, provincial and municipal statutes, laws and by-laws or other rules, regulations, policies, standards and guidelines pertaining to the application and use of the Right-of--Way or the Plant, provided that said provincial and municipal statutes, laws and by-laws or other rules and regulations are not in conflict with the applicable federal statutes or regulations, or this Agreement. 3. The Company shall not use any Rights-of--Way in whole or in part for any purpose other than that permitted under this Agreement, unless otherwise agreed to or permitted by the Municipality. APPROVAL OF DIRECTOR 4. Subject to 4.1 and 4.2, the Company, its employees, contractors, representatives or agents shall not enter, excavate, break up or otherwise break the surface of any Right-of--Way for the purpose of its Work without first: (a) Obtaining a Road Occupancy Permit and, if applicable, an approved Municipal Consent in accordance with Schedule A of this Agreement; and (b) Providing detailed construction design drawings when required due to the nature of the Work, to the satisfaction of the Director; and (c) Prior to commencing any Work, the Company shall obtain all applicable permits from the Municipality. and other regulatory agencies. 4.1 In cases where the Company's Work consists of minor maintenance procedures or other routine activities which do not disrupt the surface of the Right-of--Way, the Director may, at his or her sole discretion, elect to waive the formal procedures for obtaining a Road Occupancy Permit, in consideration of a mutually agreed procedure such as email 91 2 5 notification. Such procedure must be agreed to annually in writing by the Director, and will only be considered where the Company has established a history of excellent communication and service with the Municipality, and adhering to permit conditions. 4.2 The requirements of this section may be waived in the event of an Emergency, provided the Company notifies the Municipality, adheres to all other provisions of this Agreement, and subsequently satisfies the requirements of this section within five (5) business days. 5. The Company acknowledges and agrees that the Municipality may refuse to grant approval with regard to any proposed location for reasons of aesthetics, public health and safety, conflicts with the Municipality's infrastructure, proposed road reconstruction or the proper functioning of public services identified by the Director. The Municipality may also withhold their approval where the Company has failed to rectify any default under the terms of this Agreement, subject to the Company's rights under the Telecommunications Act. 6. Notwithstanding Section 4, the Company its employees, contractors, representatives or agents may carry out routine maintenance and field testing, without the Municipal Consent of the Municipality but with the applicable Road Occupancy Permit, provided that in no case shall the Company cant' out any physical disruption or change to the surface of a Right-of--Way or the use of the Right-of--Way. MANNER OF WORK 7. The Company agrees that its Work shall be subject to the following conditions: (a) All Work, including backfill materials, methods and compaction shall be conducted and completed to appropriate Municipal standards, to the satisfaction of the Director, at the Director's sole discretion, and in accordance with applicable industry standards; (b) The portions of the Plant which cross beneath streets or existing buried utility plant shall be placed in a duct, carrier pipe or be encased in concrete or as otherwise specified by the Director; (c) If the Company breaks or disturbs the surface of aRight-of--Way, it shall repair and restore the surface of the Right-of--Way to substantially the same or better condition it 913 6 was in before such Work was undertaken by the Company in accordance with, without limitation, the Municipality's policies and standards, as amended from time to time, and to the satisfaction of the Director. Such restoration shall be completed immediately upon completion of the Work. Both parties agree that such restoration may be temporary, until such time as weather or seasonal conditions permit. Where such weather or seasonal conditions are not a factor, and if the Company fails to repair and restore aRight-of--Way to the satisfaction of the Director within seventy- two (72) hours of being notified in writing by the Municipality, the Municipality may complete such repairs and charge all costs related thereto to the Company. (d) .Notwithstanding the notice period of subsection 7(c), in the event of an Emergency relating to the Company's Work or Plant, the Municipality may take any appropriate measures determined necessary by the Director, to re-establish a safe and functional environment. In cases where the emergency is caused by the Company's Work or Plant, the Company agrees to reimburse all directly related costs to the Municipality. (e) If the Municipality requires the Company's Work to be stopped because it is not conforming to the requirements of the applicable approved Municipal Consent or is being carried out contrary to the terms and conditions of this Agreement or for any reasonable cause relating to public health and safety or special events identified by the Municipality, or as a result of any circumstances beyond the control of the Municipality as expressed by the Director, acting reasonably, the Company shall cease all such Work forthwith upon receipt of written notice from the Municipality (which shall include the reason for such action) and leave the site and all adjoining Right-of--Ways in a safe and clean condition. The Company shall be allowed to resume its Work activities once the reasons for the Work stoppage have been resolved to the satisfaction of the Director, in writing; (f) The Company shall be responsible for all excavation, installation, repair, maintenance, replacement or removal of the Plant including the cost of such Work when such Work is initiated by the Company; and 91 4 (g) All contractors working for the Company shall have proper identification visible on site displaying the name of the Company they are working for. THE COMPANY'S WARRANTIES 8. The Company represents and warrants to and covenants and agrees with the Municipality that: (a) After completion of its Work, the Company shall leave the Right-of--Way in a sanitary, neat, clean, and safe condition and free from nuisance, all to the satisfaction of the Director; (b) The Company warranties its restoration Work of the Right-of--Way to the satisfaction of the Municipality, for a period of three (3) years from the date of completion; (c) If, as pemutted by this Agreement, the Agreement is ternunated by the Municipality, all the unfulfilled covenants, indemnities and obligations of the Company herein shall survive such temunation. (d) Where the Municipality requests additional capacity in order to minimize future disruption to the Right-of--Way and provided such does not unduly delay the Company's project, the Company agrees to install up to two (2) additional ducts not exceeding thirty (30) meters in length per location. Such requests shall be made by the Municipality in writing at the time of Municipal Consent. The Municipality shall pay only for the incremental costs of supplying and placing such additional ducts, which shall thereafter be owned by the Municipality. Where the Municipality requires additional capacity to resolve existing constraints, to specifically benefit an imminent project or to satisfy a request they have received from a third party, then the Company and the Municipality agree to share costs proportionally, including engineering and design costs. The Municipality shall be solely responsible to recover its costs from any third parties making such a request to them. 915 8 THE MUNICIPALITY'S WARRANTY . 9. The Municipality has made no representations or warranties as to the state of repair of the Rights-of--Way or the suitability of the Rights-of--Way for any business, activity or purpose whatsoever and the Company hereby agrees to accept the Rights-of--Way on an "as is" basis. AS-CONSTRUCTED DRAWINGS 10. When requested by the Municipality at the time of Municipal Consent, the Company shall provide "as-constructed" drawings at its expense. All such requested "as-constructed" drawings shall be submitted to the Municipality within three (3) months of installation of the Plant, in hard copy or digital format and shall include all necessary details, to the satisfaction of the Director. In exchange for waiving the requirement to provide "as- constructed" drawings to the Municipality for every project, the Company agrees to provide .accurate, timely locates of their Plant, as outlined in Section 11. In addition, where Plant is suspected or found to be in an unapproved location, the Company agrees to provide or acquire "as-constructed" information without delay, to the satisfaction of the Director, to assist in determining a course of action as outlined in Section 20 of this Agreement. PLANT LOCATES 11. The Company agrees to identify, verify and validate the location of all existing Plant to the Municipality, or its consultants, as required for the design of the Municipality's maintenance or new construction projects at the Company's cost, in the following order of priority: (a) Design plans, once received by the Company shall be marked up and returned to the Municipality or its consultant no later than fifteen (15) business days after receipt of such drawings; (b) The Company and the Municipality shall meet to discuss potential design and construction conflicts, upon request, and work to resolve them; (c) Where the Municipality and the Company are unable to determine if the proposed project design is susceptible to a conflict based on the information provided by the 916 9 Company as to the location of the existing Plant, the Company shall undertake a field investigation to verify the accurate location of the Plant at no cost to the Municipality or its consultants. If, for design purposes, the level of accuracy of such locating methods is deemed insufficient by the Municipality, the Municipality may request the Company pursue alternate methods which may include daylighting or other subsurface utility engineering methods. Since the Company will be responsible for damages due to incorrect or insufficient locates as detailed in Section 13, the Company shall determine the extent and degree of locating that shall be completed. Where such increased levels of locating methods are employed by the Company, they will be provided by the Company at no cost to the Municipality or their consultants. Due to the costs involved, both parties agree to limit daylighting requests to areas of potential conflict and to work together cooperatively to avoid unnecessary costs. 12. In cases of Emergency, the Company shall, at no cost to the Municipality, provide locates of its Plant within two (2) hours of receiving a request, using reasonable best efforts. In the case of an emergency, the party requesting the locate will either have a representative on site or provide a contact number for a representative, in order to ensure the locates can be completed in the affected area. In all other circumstances the Company will provide Plant locations within a time reasonably agreed upon by the Company and the Municipality. COST RECOVERY DUE TO CONFLICTS WITH PLANT 13. Where the Company's mark-up drawings, locates or actual Plant location are found to be inconsistent with the approved location, or if the method or level of locating provided by the Company did not accurately locate their Plant, and where the Municipality may .incur any direct or indirect costs as a result of the actual location of the Company's Plant, the Municipality shall immediately notify the Company. If the Company is unable to rectify the problem in a reasonable time commensurate with the situation, the Company will compensate the Municipality for any reasonable and verifiable additional costs which the Municipality incurs as a direct result of inaccurate or insufficient locates. The Municipality agrees to make every effort in the field to minimize these costs to the Company. 91 7 10 14. The Company and the Municipality shall provide to each other a list of 24 hour emergency contact personnel available at all times and shall ensure that the aforementioned list is kept current. 15. The Company agrees to consider participating in a common utility locate notification system recommended by the Municipality, where feasible. The Company further agrees to participate in any utility co-ordination committees involving all users of the Rights-of--Ways as may be established or as requested by the Municipality and to contribute to the reasonable costs of such committees. 16: The Company shall use reasonable efforts to coordinate Work in the Rights-of--Way and share the use of support structures with other service providers occupying and using or intending to occupy or use the Right-of--Way, with the intent of minimizing the necessity for road cuts, construction and the placement of additional support structures in the Right-of- Way. RELOCATION OF PLANT 17. Upon receipt of not less than sixty (60) days written notice from the Municipality, or such additional advance notice as is reasonable, having regard to the nature of the relocation required, the Company shall relocate its Plant within aRight-of--Way, or perform any other Work in connection with the Right-of--Way as may be required by the Municipality for municipal purposes. 18. In cases of Emergency, both parties agree to work co-operatively and apply commercially reasonable best efforts to relocate Plant immediately as directed by the Director, acting reasonably, provided that in cases of Emergency, the Municipality may take any measures deemed necessary that may be required in the circumstances by the nature of the Emergency. 19. The Municipality will make a good faith effort to provide alternative suggestions for re- routing the Plant affected by the relocation or adjustment to assist the Company in its efforts to ensure uninterrupted service to its customers. 918 20. The responsibility for the costs incurred in relocating the Company's Plant or performing such Work referenced above will, for the purposes of this Agreement, be based upon the following, and shall comprise all directly related relocation costs including labour, labour saving devices and materials in kind. The Company agrees to make every effort to minimize the costs to the Municipality. (a) For relocation costs for Plant installed after the execution of this .Agreement, the following sliding scale shall apply: Plant installed subject to Municipal Consent between the Company and the Municipality within four (4) years of the consent approval being granted for the installation of such Plant, the Municipality will be responsible for all reasonable relocation costs. For subsequent years, the Municipality will be responsible for the following percentage of reasonable relocation costs: Year 5 75% Year 6 50% Year 7 25% Year 8 0% For purpose of this section, the date to be used for calculating the relocation costs will be the date of the Municipal Consent. The Municipal Consent date associated with any Plant installed in or attached to the, Company's support structures shall be the Municipal Consent date for the construction of the Company's support structure(s). (b) For all Plant requiring relocation which has been installed prior to the execution of this Agreement, the cost shall be borne by the Company. Both parties agree to revisit and, if appropriate, renegotiate this clause upon renewal of the Agreement; 919 12 (c) The Company will provide to the Municipality a written estimates for each relocation in a format clearly identifying the percentages and dates being applied to each part of the Company's Plant for the purpose of calculating relocation costs; (d) In the case where the Municipality cannot guarantee an ultimate location for the proposed Plant due to the Municipality's capital works plan, or because of projects scheduled within the Municipality's five or ten year capital works plan, the Municipality's location consent may be considered conditional, and the Company maybe required to relocate its Plant at its full cost, even if such relocation is required less than seven years since the permit was issued; (e) In the case where the Company's Plant is found to be in non-compliance with any aspect of the approved location, the cost for relocating the Plant will be paid for by the Company. The Municipality will, to the best of its ability, avoid unnecessary relocations and agrees to work with the Company to weigh relocation alternatives, but reserves the right to request such relocation as required; 920 13 (fj In the case where the Company's Plant is found to be inconsistent with the approved location as identified in Section 13, that portion of relocation costs attributable to the Plant in non-compliance with the approved location will be paid by the Company. 21. Both parties agree that special circumstances may arise with respect to specific location approvals whereby it may be appropriate for the parties to mutually agree to waive the above-noted provisions and to negotiate alternative arrangements. These alternative arrangements shall be agreed upon in writing. 22. In no event shall the Company charge the Municipality, nor shall the Municipality be responsible for costs incurred by, or charged to Licensees to relocate their Plant installed on or in the Company's Plant, unless the Municipality has an agreement with such Licensees for alternate arrangements. 23. The relocation of Plant requested by parties other than the Municipality or those not required for Municipal purposes, shall be at the discretion of the Company acting reasonably and all of the costs of such relocations will be charged directly to the party requesting such relocation. An agreement in writing by each party to assume responsibility for all such relocation costs shall be required prior to commencing any of the associated relocation Work. All relocations requested under this section, shall be subject to obtaining Municipal Consent and all other applicable permits. 24. If the Company fails to complete the relocation or removal of the Plant in accordance with this Agreement or fails to repair and restore the Rights-of--Way or do anything else required pursuant to this Agreement in a timely and expeditious manner to the satisfaction of the Director, acting reasonably, the Municipality may, at its option complete such relocation, removal, repair or restoration. The Company shall pay the cost of such relocation, repair, removal, restoration or other Work to the Municipality forthwith plus an overhead equal to fifteen percent (15%) of such cost. In default of payment thereof, the amount of such cost 921 14 with interest equal to the prime lending rate of the Municipality's principal financial institution carrying on business in the Municipality shall be due and payable by the Company. INDEMNIFICATION AND LIABILITY 25. The Municipality shall not be responsible, either directly or indirectly, for any damage to the Plant howsoever caused by the public or by third parties, or that may occur during excavation, installation, maintenance or removal by the Company except for any claims arising from the gross negligence or wilful misconduct by the Municipality or those for whom it is in law responsible. The Municipality shall be liable to the Company or for those whom it is in law responsible, for any and all losses, claims, charges, damages and expenses whatsoever suffered by the Company on account of any actions or omissions of the Municipality, its Chair, Council members, officers, employees, contractors, agents, successors and assigns working in, under, over, along, upon and across aRight-of--Way, except for any claims arising from the negligence or wilful misconduct by the Company or those for whom it is in law responsible. 26. The Company covenants and agrees to indemnify, defend and save harmless the Municipality, its Chair, Council members, officers, employees, contractors, agents, successors and assigns from and against all losses, claims, including claims for injurious affection, charges, damages and expenses which the Municipality may at any time or times bear, sustain or suffer, by reason, howsoever caused, or on account of the design, placement, installation, relocation, maintenance or use of the Plant, in, on, under, over, along or across a Right-of Way except for any claims arising from the gross negligence or wilful misconduct of the Municipality or those for whom it is in law responsible working in, under, over, along, upon and across its Right-of--Way, and the Company shall, upon demand by the Municipality and at its own sole risk and expense, defend any and all suits, actions or other legal proceedings which may be brought or instituted by third persons against the Municipality on any such claim, demand or cause of action, and will pay and satisfy any judgement or decree which may be rendered against the Municipality in any such suit, 922 15 action or other legal proceeding, and shall reimburse the Municipality for any and all reasonable legal expenses on asolicitor-client basis incurred in connection therewith. The Company's obligation to indemnify, defend and save. harmless the Municipality shall survive the termination of this Agreement. (a) If the Municipality becomes aware of any claim to which the Company's indemnity as set out above or elsewhere in this Agreement applies, the Municipality will promptly, once becoming aware of the claim, advise the Company in writing. The Municipality will provide reasonable particulars, to the extent of the Municipality's knowledge, of the factual basis for the claim and the amount of the claim. (b) With respect to any third party claim, the Company will have the right at its expense, to participate in or assume control of the negotiation, settlement or defence of the claim. (c) If the Company does not assume and continue control of the defence of any third party claim within fifteen (15) business days of the initial written notice of the claim from the Municipality, then the Municipality shall have the exclusive right to contest, settle or pay the amount claimed, and shall have the right to recover all amounts in full from the Company. (d) Where the Company assumes control of any third party claim, the Company has the right to settle the claim on such terms and conditions as are acceptable to the Company and the Municipality, and will provide and execute such releases or such other documentation as maybe necessary to complete the settlement of such claim. 27. Despite anything contained in this Agreement, the Municipality and the Company shall not be liable to each other in any way for special, incidental, indirect or consequential losses, including damages for pure economic loss, howsoever caused or contributed to, in connection with this Agreement or with the Plant or the Right-of--Way, even if advised thereof. 923 16 TERM 28. The initial term of this Agreement shall be five (5) years, commencing on the first day of the month following the date in which the Agreement is executed, and shall automatically renew for additional five (5) year periods upon the same terms and conditions contained herein, including payment of the annual fee, unless terminated by either party, in writing, at least thirty (30) days prior to the expiry of the term. However, if the Agreement is terminated, then, subject to the Company's rights under the Telecommunications Act, all rights and privileges hereunder shall come to an end, provided that notwithstanding such termination the Company shall continue to be liable to the Municipality for all payments due for permits fees and any costs for relocations according to the terms outlined in this Agreement, and for other obligations incurred hereunder prior to the date of such termination including providing timely locate services, relocations, maintaining and repairing its Plant, and keeping insurance in place as described in Section 39 herein. Despite any such termination, the Plant will continue to be the property of the Company and the Company shall be permitted to continue to maintain, test, repair and operate its Plant for as long as necessary as determined in the sole discretion of the Company, except where deemed abandoned as described in Section 52. These provisions shall survive termination of this Agreement. PAYMENT OF FEES 29. The Company covenants and agrees to pay to the Municipality fees calculated in accordance with the Municipality's schedule of fees and charges as amended from time to time by mutual agreement and calculated in accordance with Schedule "A" in this Agreement. 30. The Company covenants and agrees to pay a pavement degradation fee for any road cut as outlined in Schedule "B" of this Agreement. 31. The Company acknowledges and agrees that the fees payable pursuant to this Agreement relate to Road Occupancy Permits, Municipal Consents and Pavement Degradation fees only, and are exclusive of any fees and charges that maybe applied by the Municipality with respect to any other permits required for the Company's Work. 924 17 LEGISLATIVE CHANGE 32. If at any time subsequent to the entering into of this Agreement the Provincial or Federal government or a regulatory authority, acting within its jurisdiction, enacts or repeals any legislation or regulation, or orders, directs or mandates anything which pertains to the subject matter of this Agreement then either party may notify the other of its intention to require the other party to enter into good faith negotiations to amend this Agreement, or to enter into a new agreement reflecting such legislative or regulatory action or court or tribunal decision, as the case may be, within thirty (30) days after written notice (the "Notice'') from the notifying party and any newly mandated terms and conditions, charges or fees pursuant to such new or amended agreement will take effect from the date upon which the Notice expires. If the parties are unable to re-negotiate the terms and conditions of this Agreement then the unresolved matters may, within thirty (30) days prior written notice from the requesting party, be referred by the party to arbitration for resolution, in accordance with the Ontario Arbitration Act, as amended or its successor legislation, or to the CRTC. Subject to the right to request arbitration, if an amendment to this Agreement or a new agreement is not reached within ninety (90) days from the date on which the Notice was received, either party may terminate this Agreement without further notice and both parties shall fulfil their respective obligations thereafter in accordance with this Agreement. SECURITY 33. The Company agrees to post a "blanket" irrevocable letter of credit, or other form of security acceptable to the Municipality, at a value and term determined by the Municipality to ensure all restoration costs and obligations are met. (Notwithstanding the above, the Municipality reserves the right to acquire additional securities for significant projects beyond the scope of the original irrevocable letter of credit). Should the Municipality draw on this "blanket" security, the Company shall immediately reinstate the security to the original value in effect at the time of drawing. If the Company does not agree with the value of said "blanket" security, it may alternatively post an individual irrevocable letter of credit 925 18 for each application for the Municipality's consent in a form acceptable to the Municipality, in an amount equal to any and all restoration costs as determined by the Director. The individually posted letters of credit shall be released once the conditions of the applicable Municipal Consent and this Agreement have been fulfilled to the satisfaction of the Director. In the .event that the Company has and/or maintains an excellent business relationship with the Municipality, the Director may, at his sole discretion, waive or reduce the requirement for securities under this section. 34. The Company agrees that the Municipality may draw on securities held, to complete the unfulfilled obligations of the Company under this Agreement. DEFAULT 35. The Municipality and the Company mutually agree that should the Company materially fail to carry out any of the terms, covenants and conditions contained herein or default in any of its obligations under the terms hereof and fail within thirty (30) days after receiving written notice from the Municipality to correct any such failure, then this Agreement may, at the option of the Municipality be terminated by giving written notice to be effective upon receipt, provided that the Company shall continue to be liable to the Municipality for all payments due and obligations incurred under the Agreement prior to such termination. 36. Despite section 35, this Agreement may be terminated immediately and without prior notice by the Municipality in the event that: (a) the Company becomes insolvent, makes an assignment for the benefit of its creditors, has a liquidator, receiver or trustee in bankruptcy appointed for it or becomes voluntarily subject as a debtor to the provisions of the Compnnles' Creditors Arrangement Act, the Bankruptcy and Insolvency Act, as amended from time to time, or any successor legislation; (b) the Company transfers, assigns, or sublicenses any part or all of its interest in this Agreement other than in accordance with the provisions of this Agreement, or attempts to do same; 926 19 (c) the Company ceases to operate as a Canadian carrier within the meaning of the Telecommunications Act or to be licensed as a distribution undertaking within the meaning of the Broadcasting Act, pursuant to the Telecommunications Act or the Broadcasting Act as amended from time to time, or any successor legislation; or (d) The Company violates any law or by-law in connection with the use of a Right-of- Way and fails to remedy the violation to the satisfaction of the Director, acting reasonably, in an expedient manner. ASSIGNMENT 37. This Agreement may be sublicensed, granted, transferred or assigned: (a) By the Municipality or the Company in its entirety, to a single sublicensee, grantee, transferee or assignee with the other's prior consent in writing, which consent shall not be unreasonably withheld; or (b) By the Company during the term of this Agreement without the Municipality's prior consent in writing; i, Upon having first given notice to the Municipality of the sublicense, grant, transfer or assignment; and ' ii. Provided the sublicensee, grantee, transferee or assignee is an affiliate of the Company within the meaning of the Canada Corporations Act as amended from time to time; and (c) Despite the sublicense, grant, transfer or assignment of this Agreement by the Company, the Company will remain fully responsible to the Municipality for fulfillment of the obligations and liabilities of the Company described in this Agreement regardless of whether the obligations or liabilities arise out of any acts or omissions by the sublicensee, grantee, transferee or assignee, but only until such time as the sublicense,, grantee, transferee or assignee enters into a sepazate agreement with the Municipality. 927 20 (d) The Company may pledge the license granted by this Agreement as security without the consent of the Municipality to any person directly or indirectly providing financing to the Company but such pledge shall not release the Company from its obligations and liabilities under this Agreement. NO OWNERSHIP RIGHTS 38. No use of aRight-of--Way under this Agreement shall create or vest in the Company any ownership or property rights in aRight-of--Way, and the Company shall be and remain a mere non-exclusive occupant of the Right-of--Way. Placement of the Plant in a Right-of- Way shall not create or vest in the Municipality any ownership or property rights to the Plant, except as provided in this Agreement. INSURANCE 39. The Company shall maintain insurance in sufficient amount and description as will protect the Company and the Municipality from claims for bodily injury including death, and for claims from property damage which may arise from the Company's operations in the Municipality under this Agreement, including without limitation, the use or maintenance of the Plant on or in the Rights-of--Way or any act or omission of the Company's agents or employees while engaged in its Work and such coverage shall include all costs, charges and expenses reasonably incurred with any injury or damage. In addition to the foregoing the Company covenants and agrees as follows: (a) The Company shall maintain at its expense during the term of this Agreement comprehensive general liability occurrence-based insurance coverage with an insurer licensed to sell insurance in Ontario covering claims and expenses for liability for personal injury, bodily injury and property damage in an amount not less than Five Million ($5,000,000.00) Dollars per claim exclusive of interest and costs and such insurance shall include the contractual obligations of the Company as stated within this Agreement and name the Municipality as an additional insured; 928 21 (b) The Company shall complete any insurance certificate forms as required by the Municipality; (c) All policies shall provide that they are primary insurance which will not call into contribution any other insurance available to the Municipality, and shall provide a waiver of subrogation and for severability of interest. Such insurance shall not be cancelled or materially changed to the detriment of the Municipality, acting reasonably, without at least thirty (30) business days notice to the Municipality by registered mail; (d) The insurance. coverage required under this Agreement shall not be construed to, and shall in no manner, limit or restrict -the Company's liability or obligations under this Agreement; and (e) Forthwith upon the execution of this Agreement, the Company shall provide the Municipality with certificates of insurance evidencing the insurance coverage required by this Agreement and thereafter provide renewals of such insurance coverage as required. NOTICES 40. Any notice required or permitted to be given hereunder or any tender or delivery of documents may be sufficiently given by personal delivery or, if other than the delivery of an original document, by facsimile transmission to the Municipality at the following address: Municipality of Clarington 40 Temperance St. Bowmanville, Ontario L1C 3A6 Attention: A.S. Cannella, Director of Engineering Tel: 905-623-3379 Fax: 905-623-9282 929 22 and to the Company at the following address: Blink Communications Inc. Attention: Director of Facilities and Infrastructure Box 1900, 861 Redwood Sq. Oakville, Ontario L6J SE3 Tel: •905-825-4421 Fax: •905-825-5948 Any notice may also be given by prepaid registered mail mailed within the Province of Ontario and such notice shall be effective five (5) business days following the date of mailing, except in the event that there shall be a disruption in postal services at the date of mailing, in which case notice shall be effective by personal delivery or a facsimile transmission as stated above. GENERAL 41. This Agreement is the entire agreement between the Municipality and the Company regarding the subject of this Agreement. This Agreement may only be amended or supplemented by a document executed in writing by both the Municipality and the Company. 42. This Agreement benefits and binds the Municipality and the Company and the successors of each of them. The Company shall ensure that its employees, contractors, representatives and agents abide by the applicable terms and conditions of this Agreement when completing any Work or fulfilling any obligations herein on behalf of the Company. 43. If any term of this Agreement is found to be invalid, illegal, or unenforceable by a court having the jurisdiction to do so, that term is to be considered to have been severed from this Agreement and this Agreement remains in force unaffected by that fmding or by the severance of that term. 930 23 44. This Agreement creates contractual rights only between the Municipality and the Company and not an interest in the Rights-of--Way. and the Company covenants and agrees with the Municipality that the Company shall cease and desist from any registration of this Agreement or of any right howsoever arising under it. 45. No amendments or waiver of any provision of this Agreement shall be binding on either party unless consented to in writing by such party. No waiver of any provision of this Agreement shall constitute a waiver of any other provision, nor shall any waiver constitute a continuing waiver unless expressly provided. 46. In this Agreement, unless the context otherwise requires, the singular includes the plural and the masculine includes the feminine gender and a corporation. 47. This Agreement shall be governed by and construed and enforced in accordance with the laws of the Province of Ontario and the laws of Canada which may be applicable to a party in the Province of Ontario and both parties irrevocably attom to the jurisdiction of the Courts of the Province of Ontario. TIME OF ESSENCE 48. Each party agrees that it shall at all times act reasonably in the performance of its obligations and the exercise of its rights under this Agreement. Furthermore, time shall be of the essence in this Agreement. TREES 49. The Company is responsible for the costs of any remedial work required to rehabilitate any trees damaged in the performance of its Work permitted by this Agreement or, in the event any trees suffer irreparable damage, the Company shall compensate the Municipality for the reasonable value of the trees as determined by the Municipality. REMOVAL OF GRAFFITI 50. The Company shall take all reasonable measures, to the satisfaction of the Municipality, to clean, remove or conceal graffiti or other unauthorized markings in a timely manner from its 931 24 Plant. In this regard, the Company will within forty-eight (48) hours notice from the Municipality remove or conceal all graffiti from its Plant. In the event that the Company does not remove or conceal the graffiti in accordance with this section, the Municipality may take such steps as it deems reasonable and necessary to remove or conceal the said graffiti and shall charge the cost of the removal or concealment to the Company. ENVIRONMENTAL LIABILITY 51. The Municipality is not responsible, either directly or indirectly, for any damage to property, including any nuisance or injury to any person, howsoever caused, including death, arising from the escape, discharge, spill or release or any Hazardous Substance resulting from the Company's use of the Rights-of--Way. The foregoing release shall not extend to any loss, damage, injury or death caused by the gross negligence or wilful misconduct of the Municipality, its employees, agents, contractors or those other persons for whom the Municipality is in law responsible. The Company agrees to assume all environmental liabilities relating to its use of the Rights- of-Way including but not limited to any liability for clean-up of any Hazardous Substance on or under the Rights-of--Way which result from: (a) the operations of the Company in, on, under, over, above, along or across the Rights- of-Way, or (b) any Plant brought in, on, under, above, over, along, or across the Rights-of--Way by the Company, its contractors, agents or employees or by any person with the express or implied consent of the Company. The Municipality agrees to provide notice to the Company of any liability arising under this provision in a reasonable period of time after the occurrence. ABANDONMENT 52. Whenever the Company ceases to use, and does not expect to use (abandons), any portion of their Plant in, on, under, over, along or across a Municipal Right-of--Way, it shall notify the Municipality of the location of such abandonment within ninety (90) days. At any time after 932 ZJ receiving notification of abandonment when directed in writing by the Municipality, the Company shall remove said Plant and restore the area to substantially the same condition at the Company's sole expense and within a time frame agreed to by the parties. Where the Municipality prefers to assume ownership of abandoned Plant rather than require its removal, the Company agrees to sell such Plant, or any portion of it to the Municipality for a nominal fee of two dollars ($2). The Director may also request that the Company confirm the use, or potential use of any Plant that appears abandoned. Where this cannot be reasonably demonstrated, the Municipality may, after providing written notice thereof and confirming such Plant is inactive and has been inactive for at least ninety (90) days, have such Plant removed at the expense of the Company. LICENSEE ACKNOWLEDGEMENT 53. The Company agrees that it shall provide in its agreements with Licensees utilizing any portion of the Plant, an acknowledgement and agreement by those Licensees that the use of the Plant is subject to the terms of this Agreement, which may be renewed or terminated, and that they shall comply, at their sole expense, with all applicable laws, statues, by-laws, codes, ordinances, rules, orders and regulations of all governmental authorities, and that the Licensee shall obtain and maintain any and all permits, licenses, official inspections or any other approvals and consents necessary or required for the placement or operation of the Licensee's equipment. WORKERS' SAFETY AND INSURANCE BOARD COVERAGE 54. The Company shall pay to the appropriate provincial Workers Safety and/or Insurance Board/Commission all assessments and levies owing to the Board/Commission by the Company, its employees and others engaged in providing services under this Agreement and any unpaid assessment or levy shall be the sole responsibility of the Company. 933 26 Prior to commencing the Work, the Company shall provide to the Director evidence of compliance with the requirements of the Province of Ontario with respect to Workers' Compensation Insurance. 55. The Company's employees, workers, agents, contractors and servants shall, at all times be required to comply with the rules of the Worker's Compensation Act, the Ontario Occupational Health and Safety Act and Regulations, The Canada Labour Code Part II as they apply to the Company, its employees and contractors, or any amendments or additions thereto, and when applicable, all by-laws, regulations and rules which apply to performance of Work on public highways or private property which relate to the safety of workers and the public when performing Work related to this Agreement. 56. If the Municipality becomes involved in a charge, offence, prosecution, civil litigation or any other legal proceedings under or related to the O.H.S.A. or any regulations under the O.H. S.A. arising out of or related to a breach of the Agreement by the Company or the Company's performance or lack of performance of the Agreement or the Company's violation of the O.H.S.A or any regulations thereunder, then the Company shall be fully liable for, indemnify and pay the Municipality's fine, penalty, judgement, debt, damages and reasonable legal fees and disbursements limited to the extent of negligence of the Company and those over whom it is responsible in law. 57. The Company acknowledges that out-of-province contractors are not exempt from having to register and comply with the requirements of the Workers' Safety and Insurance Board of Ontario. Prior to commencing the Work, out-of-province contractors not required to be registered in Ontario shall provide: (a) written confirmation from the Workers' Safety and Insurance Board of Ontario stating that the contractor is not required to be registered in Ontario; and (b) evidence of compliance with the requirements of the province or territory or place of business with respect to workers' compensation insurance. At any time during the term of this Agreement, when requested to do so by the Municipality, the Company shall provide such evidence of compliance by itself and its 934 z~ subcontractors. Failure to provide satisfactory evidence in respect of workers' compensation insurance may result in current permits being suspended and/or future permits being denied by the Municipality until satisfactory evidence of compliance has been received by the Director. IN WITNESS WHEREOF the parties hereto have executed this Agreement by their duly authorized representatives. THE (MUNICIPALITY) Per: Per: THE COMP. --- - Troy Hare, P. Eng. President & COO Per: link Communications Inc. Per: 935 Schedule A Municipal Consent Permits and Fees TYPE OF WORK CONSENT ROAD OCC. MUNICIPAL FEE PERMIT? CONSENT? MAINTENANCE: -testing, checking, verifying equipment -simple routine technical maintenance N.A. No No -brief boulevard access not damaging grass or affecting traffic/pedestrians SHORT PERMIT: -extended boulevard access or access exceeding limitations noted above *Yes Yes N -placing buried service wires o -extension of existing services less than 20m, no pavement encroachment -non-disruptive new cable pulling -exploratory daylighting or test pits -other small or singular installations LONG PERMIT: -extension of existing services exceeding 20m **Yes Yes Yes -any work encroaching into pavement -new subdivision work -any work not listed under Maintenance/Short Permit * Short Permits $25 each. (Annual base MAA fee of $5,000 includes first 100 Short Permits.) Next 400 Short Permits $15 each. Permits beyond 500 annually $7 each. ** Long Permits $405 each per street, (includes 20m into adjacent streets). Notes: 1 Type of Permit (MainUShort/Long Permits) shall be at the sole discretion of the Director, based on the above factors. 2 An all inclusive annual fee may be offered by the Director to the Company on an annual basis, based on past.volumes of work. Such fee does not include any undisclosed extraordinary projects. Where accepted, such annual fee is payable in advance. For the purposes of this Agreement, the Company agrees to pay an annual fee in the amount of Seven Thousand Five Hundred Dollars ($7,500) which represents the Municipality's base MAA fee, anticipated causal costs, inclusive of all Road Occupancy, Short and Long Permit fees, administration, review, coordination, inspection and the Company's contribution to any Municipal co-ordination committee processes. The Company also acknowledges that it presently services Business Class customers and if it enters into the Residential market the Annual Fees will have to be adjusted appropriately. 936 Schedule B Pavement Degradation Compensation The following pavement degradation compensation shall be payable by the Company to the Municipality where the Company disrupts the Municipality's pavement. The Company agrees to pay such fees in accordance with the estimated age of the pavement, as determined at the sole discretion of the Director. Pavement aged 15 years or less: $24/sq. metre Pavement aged 16 years or more: $12/sq. metre 937 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW 2009- XX Being a By-law to authorize a Municipal Access Agreement between the Corporation of the Municipality of Clarington and Blink Communications Inc. WHEREAS Council adopted the recommendations contained in Report EGD-025-09 authorizing the execution of a Municipal Access Agreement between the Municipality of Clarington and Blink Communications Inc. NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON HEREBY ENACTS AS FOLLOWS: 1. THAT the Mayor and Municipal Clerk be authorized to execute a Municipal Access Agreement between the Corporation of the Municipality of Clarington and Blink Communications Inc.; 2. THAT the agreement attached hereto as Schedule "A" form part of the By-law. BY-LAW read a first and second time this xx~h day of xxxxx 2009. BY-LAW read a third time and finally passed this xxth day of xxxxx 2009. Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 938 • Leading the Way REPORT OPERATIONS DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: JULY 6, 2009 Report #: OPD-007-09 File #: By-Law #: Subject: 2009 WINTER BUDGET REPORT Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report OPD-007-09 be received for information. ~ _ Submitted b `~~~~~~~~~--'C -`.--' ~'~` y:~~ Franklin Wu, Acting Director of Operations FW:kr ~. Reviewed by:` ~ ^-- ~~~~ Franklin Wu, Chief Administrative Officer 1 001 REPORT NO. OPD-007-09 BACKGROUND AND COMMENT: PAGE 2 As of May 31, 2009 the Operations Department from January 1St to May 31St incurred 3,529 hours of total overtime. The following is a comparison of overtime costs for the same period over two years: Year Over Time Hrs Double Time Hrs Lieu Time Hrs Total Hrs Cost 2008 2,681.5 1,686.5 1,381.5 5,749.5 $213,197.56 2009 1,420.5 1,109.0 999.5 3, 529.0 $168,463.24 During the first four month period the Operations Department provided 44 responses, which included 14 full call outs. Please note in the following table the total number of our responses for the 2009 winter season compared to the previous three years: YEAR JAN FEB MAR APR TOTAL 2006 19 18 9 0 46 2007 17 27 ]3 2 59 2008 19 27 18 0 64 2009 28 13 1 2 44 Spring clean up of winter sand has been ongoing since April 1St and was completed by June 13tH BUDGET: For 2009 Council approved a winter maintenance budget of $1,665,500.00; $150,000 for sidewalks and parking lots and a Senior Snow Clearing contract of $85,000. Winter Maintenance: As of May 31, 2009, the following table illustrates the expenditures incurred. Winter Control 2009 Budget 2009 Actual Variance Plowing $ 336,000.00 $ 259,905.76 $ 76,094.24 Sanding/Salting $1,064,500.00 $ 677,044.34 $ 387,455.66 Winter Mtce Other $ 265,000.00 $ 336,722.06* ($ 71,722.06) Total $1,665,500.00 $1,273,672.16 $ 391,827.84 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 02 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905) 263-2292 F (905) 263-4433 REPORT NO. OPD-007-09 PAGE 3 *The volume of snow created several problems including blind intersections in areas such as Elgin Street, Lambs Road, Longworth Bridge and at Arenas where a contractor was hired to snow blow these areas. Services were also required for clearing/flushing of frozen storm sewers and culverts.- In the BIA areas once there is an accumulation of 18" snow removal operations are scheduled. There were eight snow removal operations during January and February of 2009 compared to four snow removal operations for the same period in 2008. The following table illustrates the cost for BIA snow removal operations: Location Total Removals Average Cost per Removal Total Bowmanville 5 $7,200.00 $36,000.00 Newcastle 2 $3,000.00 $ 6,000.00 Orono 1 $3,000.00 $ 3,000.00 The 2009 winter maintenance budget from January 1St to May 31St actual expenditure of $1,273,672.16 includes an estimated sand/salt end of season inventory value of $95,979.00. Sidewalk Snow Clearing Contract: The total budget for this program in 2009 is $150,000.00 with an actual expenditure of $89,363.00 as of May 31St Senior Citizens and Physically Disabled Sidewalk Program The total budget for this program for 2009 is $85,000.00 with an actual expenditure of $27,491.00 as of May 31St Below is a table of call-out statistics for this program from 2001 to April 2009: CORPORATION OF THE MUNICIPALITY OF CLARINGTON 003 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T (905) 263-2292 F (905) 263-4433 REPORT NO. OPD-007-09 Call-Out Statistics PAGE 4 January February March April November December Total 2002 10 10 7 0 2 11 40 2003 23 14 11 4 1 6 59 2004 20 9 3 0 1 9 42 2005 11 5 _ 9 0 5 10 40 2006 7 9 2 0 0 3 21 2007 12 12 6 1 2 12 45 2008 11 10 9 0 2 13 45 *2009 8 4 0 1 13 * A total of 13 full callouts for winter sidewalk maintenance to date in 2009. CONCLUSION: Staff will continue to provide storm updates to you throughout the fall and winter and will report to Council in early 2010 on the costs of the 2009 winter maintenance program. CORPORATION OF THE MUNICIPALITY OF CLARINGTON 04 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T (905) 263-2292 F (905) 263-4433 lay' ~ n Leadireg the Way R E P O R T COMMUNITY SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: July 6, 2009 Report #: CSD-013-09 File #: Resolution #: By-law #: Subject: MEMORANDUM OF UNDERSTANDING ON THE DELIVERY OF PARTNERSHIP PROGRAMS, BETWEEN THE MUNICIPALITY OF CLARINGTON AND THE CLARINGTON OLDER ADULT CENTRE BOARD Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report CSD-013-09 be received; and 2. THAT the Mayor and Clerk be authorized to execute the Memorandum of Understanding on the Delivery of Partnership Programs, between the Municipality of Clarington and the Clarington Older Adult Centre Board. Submitted Jo~e~na Die for of Community Services JPC/SM/Iw Reviewed by: ~" F nklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-5506 1201 REPORT NO.: CSD-013-09 Page 2 1.0 BACKGROUND 1.1 Since 1998, the Clarington Older Adult Association (COAA) has been providing quality programs and services to the older adult residents of our community, mainly through their facilities at the Clarington Beech Centre in Bowmanville. Membership has realized steady growth throughout that period from 266 initially to approximately 1,000 members in 2009. 1.2 The Municipality and the COAA would like to ensure that all older adults living in Clarington have the opportunity to participate in recreational programs and services, at locations throughout the municipality. 1.3 The Memorandum of Understanding (Attachment #1) will provide the framework for the delivery of partnership programs between the Municipality, through the Community Services Department (CSD), and the Clarington Older Adult Centre Board (COAA). 2.0 COMMENTS 2.1 The Community Services Department Strategic Plan, adopted in principle by Council in 2008, identified the benefits of building community partnerships as a means to provide a delivery system that is efficient, effective, fiscally responsible, and responsive to the community. 2.2 Over the last eleven (11) years the COAA has proven their expertise and commitment as the primary provider of quality programs and services for older adults in Clarington, through the Clarington Beech Centre facility. 2.3 The Clarington Beech Centre also provides opportunities for casual social interaction and a sense of belonging. For many COAA members this is their prime motivation for membership and contributes greatly to their quality of life. Satellite programming will not replace this core function of the Clarington Beech Centre. 2.4 Formalizing the partnership with the COAA through a Memorandum of Understanding will provide the opportunity for Clarington older adults to participate in structured recreation programs and services at facilities throughout the Municipality with or without a COAA membership. 2.5 The partnership will also increase the use of available non prime program space at Community Service Department recreation facilities and expose more residents to the excellent recreation and leisure opportunities available to them. 2.6 As a partner, in addition to the facility space, the Community Services Department will provide promotion and registration for partnership programs. 1202 REPORT NO.: CSD-013-09 Page 3 2.7 Registration revenue generated through any partnership programs would be shared between the COAA and the Community Services Department based on an 80/20 split. The COAA would receive 80% of all registration revenues and in turn would be responsible to pay all direct program costs (instructor wages, supplies). The Community Services Department would receive the remaining 20% of registration revenue and would be utilized to offset facility operating costs. 2.8 The COAA and the Community Service Department partnership and programs on an annual basis, tc programs are meeting the community needs in an responsible manner. 3.0 CONCLUSION will undertake a review of the ensure .the partnership and efficient, effective and. fiscally 3.1 Staff has worked with representatives of the Clarington Older Adult Centre Board to develop a Memorandum of Understanding on the Delivery of Partnership Programs which will provide quality recreation and leisure opportunities for Clarington older adults at various Municipal recreation facilities while increasing the non prime time use of these facilities. 3.2 At the June 16th Clarington Older Adult Centre Board meeting, a resolution was passed by the Board, endorsing in principle, the Memorandum of Understanding. (Attachment #2) 3.3 The Memorandum of Understanding on the Delivery of Partnership Programs with the Clarington Older Adult Centre Board acknowledges -the benefits of community partnerships in the provision of recreation and leisure services identified in the Community Services Strategic Plan while providing a template for future agreements with some of our other community partners. Attachments: Attachment #1 -Memorandum of Understanding on the Delivery of Partnership Programs Attachment #2 -Clarington Older Adult Centre Board Minutes -June 16, 2009 Interested Parties to be advised of Council's decision: Clarington Older Adult Centre Board 26 Beech Avenue Bowmanville, ON L1 C 3A2 1203 CSD-013-09 Attachment #1 Municipality of Clarington, Community Services Department Clarington Older Adult Centre Board Memorandum of Understanding On Delivery of Partnership Programs June 16, 2009 Recognition The Clarington Older Adult Centre Board is a Board of Council and is mandated by Council to provide affordable, educational, recreational, physical and social programs, activities and events for Clarington older adults. Purpose The purpose of this memorandum is to provide the framework for the delivery of partnership programs between the Municipality of Clarington, Community Services Department (CSD) and the Clarington Older Adult Centre Board (COAA). The aim of the partnership is to: • Extend the opportunity of participating in COAA programs to a wider segment of Clarington older adults ensuring the needs of .older adults in Clarington are being met. • Promote and encourage COAA satellite development for the benefit of Clarington older adults, particularly those living outside Bowmanville, unable or not wishing to participate in the core Beech Centre, Bowmanville programs and activities. • Make efficient use of the CSD's promotional and registration capabilities to reach out to all Clarington older adults. • Increase the use of available non prime (Mon-Fri gam-4pm) space within recreational facilities operated by the Community Services Department. Both parties acknowledge the benefits of the social interaction which is a central theme of the Beach Centre. For many COAA members this may be the prime reason for membership. Satellite programming will not replace this core function of the Beech Centre. 1204 Both parties also agree that the Partnership must avoid simply creating a parallel system for older adults in competition with regular COAA activities and membership. This would be non-productive and to the detriment of the COAA. Likewise, CSD will refrain from independently initiating, creating, introducing general older adult programs and activities within their facilities that fit within the scope of the Partnership and/or that may "compete" with the COAA. The CSD will continue to develop adult recreation opportunities and will accept older adults into such programs if it is the desire of the participant. The CSD will continue to operate fitness and aquatic older adult programming in order to meet the needs of older adults who purchase fitness memberships with the Municipality of Clarington. CSD will provide for partnership programs: 1. Apre-determined schedule of weekly hours of non-prime time program space available at Community Services facilities to be negotiated annually. Locations will include Courtice Community Complex, South Courtice Arena, Garnet B. Rickard Recreation Complex, and Newcastle & District Recreation Complex along with any additional facilities that may fall under the management of the Community Services Department 2. Basic furnishing/equipment (tables/chairs/flip charts etc.) 3. Basic program set up and clean up. 4. Program registration and promotion as available to the CSD. 5. One non prime rental per year for the purpose of a fundraiser or special event at no cost to the COAA. COAA will provide for partnership programs: Qualified instructors and conveners who possess a satisfactory (to the Municipality) Criminal Reference/Vulnerable Sector Check (completed by a police ser~rice and updated annually) to provide direct program instruction or supervision for pay-as- you go activities. 2. All program supplies and equipment (other than tables and chairs). 3. Appropriate temporary on-site interior signage identifying the COAA program(s) subject to the approval of the CSD. Memorandum of Understanding on the Delivery of Partnership Programs (COAA) Page 2 of 4 1205 Conditions: 1. Programs will be open to all Clarington older adult residents. 2. Program delivery will focus on older adult recreation programming. 3. Programs will be promoted in the Community Services Recreation & Leisure Guide and the COAA will be identified as a partner in the provision of applicable programs. 4. The COAA will be acknowledged as the program partner/provider in all promotional material. 5. Program registration will be conducted by CSD. 6. CSD will keep COAA appropriately informed on individual program registrations in a timely fashion. 7. Registration fees for specific programs will be determined based on direct costs (instructor wages/supply costs) to operate the program, a 10% surcharge, and a minimum number of registrations. The established rate may include a nominal .discount rate for COAA members. 8. Registration revenue less applicable taxes will be shared by the partners based on 80% to the COAA and 20% to the CSD. 9. The COAA will be responsible for all direct (instructor/convener wages and general operating supplies) costs associated with partnership programs. Furthermore, the COAA is responsible for all recruiting, hiring, discipline and other human resource responsibilities for staff to support these services. COAA employees or staff hired for partnership programs are not considered Municipal employees for any purpose. 10. For pre-registered programs, the CSD will forward the COAA portion of the total registration revenue to the COAA by the end of the 4`l' week of the program. 11. For "drop-in" or "pay-as-you go" programs, CSD will make remissions to the COAA on a monthly basis. 12. An accounting procedure will be established (by the Municipality) acceptable to both parties to deal with all financial transactions. Memorandum of Understanding on the Delivery of Partnership Programs (COAA) Page 3 of 4 1206 13. The COAA and the CSD will complete a joint annual review of program success, feedback and financials to ensure programs offered are meeting the community need and expectation and to ensure that programs offered are covering direct costs and any surplus revenue earned as a result of participation above the established minimums being equally shared between the COAA and the CSD to cover indirect expenses. 14. Either party may terminate this agreement with notice in writing. Where possible, termination .should occur at the end of a program session. 15. Minor amendments to the Memorandum of Understanding can be made by staff upon agreement of both parties. ,. ~' ~'~ Peter Evans, Clarington Older Adult Centre Board, President Angie arlison, Clarington Older Adult Centre Board, Executive Director Jim Abernethy, Mayor Patti Barrie, Clerk Memorandum of Understanding on the Delivery of Partnership Programs (COAA) Page 4 of 4 1207 CSD-013-09 Attachment #2 Clarington Older Adult Centre Board Directors' Meeting Tuesday, June 16, 2009 Members Present: Steve Coles, Peter Evans, Irene Gourlay, Peggy Milliken, Jane Moores, Moe Richards, Josie Roberts, Don Welsh, Diane Wood Guests: Angie Darlison, Sharon Meredith, Ron Hooper Regrets: Skip Crosby, Jim Hilborn, Muriel Moynes, Mary Novak 1.0 Call to Order The President, Peter Evans called the meeting to order at 9 05 AM. 2.0 Approval of the Agenda Motion That the agenda be approved as circulated. Moved by Peggy Milliken Seconded by Diane wood. Carried 3.0 Approval of Minutes from the Previous Meetings Motion That the minutes of the 8 May 2009 and 19 May 2009 be approved as corrected (8 May 6.2 and 8.1 J. Moved by Josie Roberts Seconded by Peggy Miliken. Carried 4.0 Business Arising -none 5.0 Unfinished Business 5.1 Community Service Partnership Agreement -Sharon Meredith (Community Services -Clarington) walked the Board through the proposed agreement from Municipality's perspective. Motion That the Clarington Older Adult Centre Board endorse in principle the memorandum of understanding on the Delivery of Partnership Programs with the Municipality of Clarington's Community Service Department. Moved by Don Welsh Seconded by Josie Roberts Carried 1208 ' REP RT O ~~ ~ I eading the Way CLERK'S DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: July 6, 2009 Report #: CLD-013-09 File #: By-law #: Subject: APPOINTMENTS TO CLARINGTON HERITAGE COMMITTEE AND CLARINGTON TRAFFIC MANAGEMENT ADVISORY COMMITTEE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report CLD-013-09 be received; 2. THAT Ingrid Saravia be appointed to the Clarington Heritage Committee; 3. THAT Shauna Visser be appointed to the Clarington Traffic Management Advisory Committee; and 4. THAT the interested parties listed in Report CLD-013-09 be advised of Council's decision. ~/ ^~' Submitted by: Patti a , CMO Reviewed by: anklin Wu, icipal Clerk Chief Administrative Officer PLB*ag CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 F 905-623-6506 1301 REPORT NO.: CLD-013-09 BACKGROUND PAGE 2 On May 11, 2009, Jennifer Knox resigned from the Clarington Heritage Committee and in February 2009, Wallace Bradley resigned from the Clarington Traffic Management Advisory Committee. As no applications were on file for either of these two positions, an advertisement was recently run in the local newspapers and on our Clarington Website seeking applications from interested parties to fill the vacancies. The deadline for filing an application was June 19, 2009. One application was received for each position. Ingrid Saravia applied for the Clarington Heritage Committee and Shauna Visser applied to the Clarington Traffic Management Advisory Committee. These applications have been circulated under separate cover as the applications contain personal information about these two applicants. Staff recommends that Council consider the applications and appoint the applicants to the Clarington Heritage Committee and the Clarington Traffic Management Advisory Committee. Attachments: Attachment 1 -Applications (distributed under separate cover) Interested Parties: Ingrid Saravia Shauna Visser 1302 ~~ Leading the Way REPORT CORPORATE SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: July 6, 2009 Report #: COD-050-09 File # By-law #. Subject: LETTER OF UNDERSTANDING, THE RADIATION PROTECTION SERVICE OF THE ONTARIO MINISTRY OF LABOUR FOR PLACEMENT OF AIR MONITORING DEVICES AT FIRE STATIONS Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: THAT Report COD-050-09 be received; 2. THAT the updated letter of understanding with The Radiation Protection Service of The Ontario Ministry of Labour, for the placement of air monitoring devices at current and future Fire Stations as deemed appropriate by the Director of Emergency and Fire Services be approved; and 3. THAT the attached By-law marked Schedule "A" authorizing the Mayor and Clerk to execute the necessary agreement be approved. Attachments: Attachment #1 -Updated letter of Understanding Attachmen -Report COD-055-06 Schedu - By-law Authorizing Letter of Unde t ding Submitted by: Reviewed by: M ~ arano, H.B.Sc., C.M.O., ranklin Wu, Director,pf Corporate Services Chief Administrative Officer ~T ~ ~-- ~z ~ ~-- ~---.~, Gordon Weir, A.M.C.T., C.M.M.II Director of Emergency & Fire Services MM\GW\gj CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-4169 1 401 REPORT NO.: COD-050-09 PAGE 2 BACKGROUND AND COMMENT 1. BACKGROUND In 2006, Report COD-055-06 (attachment # 2) authorized the installation of air monitoring devices at Fire Station #1, as part of the Ontario Reaction Surveillance Program. The Program is established under the Ontario Ministry of Labour and the device measures radiation as part of the Ontario Reaction Surveillance Program. The device was installed at Fire Station #1, 2430 Highway 2, Bowmanville as identified and authorized in the letter of understanding. 2. COMMENTS AND RECOMMENDATION The Fire Chief was contacted in 2008 by the Radiation Protection Services, of the Ministry of Labour to request permission to locate an additional air monitoring device at Station #4 in Courtice. The existing letter of understanding was reviewed and updated by the Director of Emergency Services/Chief and Director of Corporate Services to reflect the ability to locate the device at the Courtice Station as requested, and also at other stations in future, if it is deemed advisable by the Director of Emergency and Fire Services. The Director of Finance reviewed the updated letter of understanding for insurance implications, and has advised that the correspondence related to insurance is satisfactory. It is recommended that the updated letter of understanding which will allow the additional Courtice Station device, and potential for future device installations at the discretion of the Chief, be approved for execution by the Mayor and Clerk, and that the appropriate by-law be forwarded to Council for approval. 1402 ATTACHMENT #1 LETTER OF UNDERSTANDING BETWEEN The Corporation of the Municipality of Clarington ("Clarington") and Her Majesty the Queen in Right of Ontario, as represented by the Minister of Labour, ("Ministry") RE: The installation of air monitoring devices at fire stations in Clarington By a Letter of Understanding dated October 2, 2006, Clarington and the Ministry (the "Parties") previously agreed to an air monitoring device and related equipment ("Device") being installed on space outside the building located at Clarington Fire Station #1 (2430 Highway 2, Bowmanville). The Parties agree that measurements taken by such Devices help to provide assurances with respect to the health and safety of persons in Clarington and surrounding areas. The Parties agree that a Device will also be installed on space outside the building located at Clarington Fire Station #4 (2611 Trulls Road, Courtice). The Parties agree that the Ministry can install additional Devices at other locations in Clarington in the future if Clarington permits such further installations. These locations, including the two Fire Stations specified above, are referred to below as "the agreed-to Locations". The Parties agree that such Devices will be owned and operated by the Ministry while they are located in Clarington. Furthermore, Clarington will take all necessary steps to .ensure that the Ministry and its respective employees, authorized agents and contractors have access to the Devices on a 24-hours-a-day, 7-days-a-week basis for conducting the Ministry's business. By this Letter of Understanding dated July 2, 2009, the Parties hereby confirm the above statements and furthermore agree as follows: 1. Clarington grants to the Ministry, in perpetuity (unless earlier terminated as provided for herein), the right to use and occupy the amount of space at all agreed-to Locations in Clarington that is needed by the Ministry for air monitoring purposes in connection with the installation, operation and maintenance of the Devices. 2. The Ministry is responsible for, and shall at its cost repair and maintain, the Devices in good condition at all times. 3. The Ministry shall pay for all installation, operation and maintenance costs (including hydro services) in connection with the Devices. 4. Clarington agrees to promptly notify the Ministry about any act or thing the Ministry is doing that may make void or voidable any insurance payable by 1403 Clarington upon any buildings or part thereof at the agreed-to Locations, or that may cause any increase or additional premium to be payable by Clarington for any insurance, and the Ministry agrees to stop doing such act or thing at Clarington's request. The Ministry agrees to pay for all costs occasioned by the act or thing if those costs are incurred after Clarington has notified the Ministry. 5. The Ministry agrees to be responsible for the installation, operation and maintenance of the Devices. 6. The Ministry agrees not to sublet the space at the agreed-to Locations without obtaining Clarington's prior written approval. 7. Either party may terminate this Letter of Understanding by providing the other party with 60 days prior written notice. Upon the giving or receipt of such notice, the Ministry shall at its cost remove the Device(s) from the agreed-to Location(s). 8. This Letter of Understanding shall enure to the benefit of, and be binding upon, the Parties and their respective successors and assigns. This Letter of Understanding supersedes and replaces the one dated October 2, 2006 between the Parties. IN WITNESS WHEREOF the Parties have executed this Letter of Understanding by their duly authorized representatives as of .2009. for Clarington: Mayor Jim Abernethy P.L. Barrie, Municipal Clerk for the.Ministry: Tracey Mill, Director OHSB Lothar Doehler, Manager, RPMS 1404 ATTACHMENT #2 1J1~.~~11L1.11 ll Leading the Way REPORT CORPORATE SERVICES DEPARTMENT Meeting: COUNCIL Date: SEPTEMBER 25TM, 2006 ~Gy_4~, ~~50 lu hc~, +} C' , Report #: COD-055-06 File # By-law #~(Q - (~3B Subject: LETTER OF UNDERSTANDING, THE RADIATION PROTECTION SERVICE OF THE ONTARIO MINISTRY OF LABOUR Recommendations: It is respectfully recommended to Council the following; 1. THAT Report COD-055-06 be received; 2. THAT the letter of understanding with The Radiation Protection Service of The Ontario Ministry of Labour be approved, and THAT the attached By-law marked Schedule "A" authorizing the Mayor and the Clerk to execute the necessary agreement be approved. I ~ ~~ Submitted by: ~ - Reviewed by. arse Marano, H.B.Sc., C.M.O. Franklin Wu, Director f Corporate Se ices Chief Administrative Officer P7/(M ~~ or n Weir, A.M.C.T., C.M.M.II Director of Emergency & Fire Services MMIGWILAB1km CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-4169 REPORT NO.: COD-55-06 PAGE 2 BACKGROUND AND COMMENT A request from The Radiation Protection Services of The Ontario Ministry of Labour was received to establish an air monitoring site at the Clarington Emergency Services Fire Station #1 located at 2430 Highway #2, Bowmanville, Ontario. This air monitoring device will serve as part of the Ontario Reaction Surveillance Program. The Radiation Protection Monitoring Service is the only Ontario Government Laboratory licensed and accredited to pertorm radiation measurements in the province. The ORSP is operated to track radiation levels in the communities surrounding nuclear facilities in order to assure the public that their health, safety and property are not being impacted by plant emissions. As the population in the Durham Region continues to grow so, too must the ORSP network. Four air sampling stations are currently in operation in the area surrounding the Darlington Nuclear Generating Station. The proposed letter of understanding has been reviewed by the Director of Finance. It is therefore respectfully recommended that the letter of understanding with The Radiation Protection Services of The Ontario Ministry of Labour be approved. Attachments: Attachment 1 -Schedule "A", By-law Schedule "A" THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW 2006- Being a By-law to authorize a contract between the Corporation of the Municipality of Clarington and The Radiation Protection Service of the Ontario Ministry of Labour, to enter into an agreement for an air monitoring site. THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON HEREBY ENACTS AS FOLLOWS: 1. THAT the Mayor and Clerk are hereby authorized to execute, on behalf of the Corporation of the Municipality of Clarington and seal with the Corporation Seal, a contract between, The Radiation Protection Service of the Ontario Ministry of Labour, and said Corporation; and 2. THAT the contract attached hereto as Schedule "A" form part of this By-law. By-law read a first and second time this day of , 2006. By-law read a third time and finally passed this day of , 2006. John Mutton, Mayor Patti L. Barrie, Municipal Clerk 1407 Schedule "A" THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON To Report COD-050-09 BY-LAW 2009- Being a By-law to authorize a Letter of Understanding between the Corporation of the Municipality of Clarington and The Radiation Protection Service of the Ontario Ministry of Labour, to enter into an agreement for an air monitoring site. THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON HEREBY ENACTS AS FOLLOWS: 1. THAT the Mayor and Clerk are hereby authorized to execute, on behalf of the Corporation of the Municipality of Clarington and seal with the Corporation Seal, a contract between, The Radiation Protection Service of the Ontario Ministry of Labour, and said Corporation; and 2. THAT the contract attached hereto as Schedule "A" form part of this By-law. By-law read a first and second time this day of , 2009. By-law read a third time and finally passed this day of , 2009. Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 1408 Energizing Ontario Monday July 6th, 2009 FINANCE DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date Report #: REPORT Resolution #: FND-017-09 File #: By-law #: Subject: REPORT ON REVENUE SENSITIVE TO ECONOMIC CONDITIONS - MAY 2009 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report FND-017-09 be received for information. ~~/ ~/, ~ Submitted by: ~~ ancy T ylor, .A., C.A., Director of Fin ncelTreasurer NT/LG/hjl Reviewed by: Franklin Wu, Chief Administrative Officer. 1 501 REPORT NO.: FND-017-09 PAGE 2 1.0 BACKGROUND: 1.1 At the meeting held on January 12, 2009, Council requested staff to provide by department on a monthly reporting basis a report to Council on the variable growth related revenue and the variable economic related revenues which could have an adverse effect on achieving the 2009 municipal capital and current budget. 2.0 CURRENT: 2.1 This report is for the month of May 2009 including the year to date amounts along with prior year's amounts for comparison. 2.2 This report will look at the Building Division's revenues of the Engineering Services department such as municipal development charges and building permit fees revenue paid, the total of Planning Services department's revenues such as Site Plans, Rezoning, Condominium application fees and Subdivision applications fees revenues, and the total of Community Services department's revenues. 2.3 The revenue amounts reported monthly in this report are reflected in the municipality's general ledger when paid to the municipality, ie. on a cash basis. There will be some differences between Phis report and the monthly Report on Building Permit Activity from Engineering department due to this timing difference. 3.0 ENGINEERING SERVICES -BUILDING DIVISION REVENUE STATUS MUNICIPAL DEVELOPMENT CHARGES -MONTH OF MAY 2009 2008 NITTYPE MUNICIPAL DEV. CHARGES PAID NUMBER OF UNITS MUNICIPAL DEV. CHARGES PAID NUMBER OF UNITS CHANGE OF DEV.CHGS PAID 2009- 2008 Single/Semi- Detached -New construction $363,025 25 $278,908 28 -Additions $0 0 $218,375 25 Townhouse $0 0 $0 0 A artment $0 0 $0 0 Commercial $447 1 $42,115 1 A ricultural $0 0 $0 0 Government $0 0 $0 0 Institutional $0 0 $0 0 Industrial $0 0 $0 0 TOTAL $363,472 26 $539,398 54 -33.0% 1502 REPORT NO.: FND-017-09 PAGE 3 3.1 In the 2008 Development Charges Amendment Study, it is forecasted that the municipality would be collecting approximately 82 residential units on a monthly basis for 2009 and approximately 79 residential units on a monthly basis for 2008. For the month of May 2009, there were only 26 units of the forecasted residential units of 82 being issued which equates to 31.7%. For the month of May 2008, there were 54 units of the forecasted residential units of 79 being issued which equates to 68.4%. Comparing the number of units issued in 2009 to 2008, shows that May 2009 has collected 48% of the units issued in May 2008. MUNICIPAL DEVELOPMENT CHARGES JANUARY TO MAY YEAR TO DATE 2009 2008 NIT TYPE MUNICIPAL DEV. CHARGES PAID NUMBER OF UNITS MUNICIPAL DEV. CHARGES PAID NUMBER OF UNITS CHANGE OF DEV.CHGS PAID 2009- 2008 Sin le/Semi- Detached -New construction $1,102,087 84 $1,534,600 155 -Additions $0 0 $218,375 25 Townhouse $0 0 $0 0 Apartment -$6,307 -1 $0 0 Commercial $13,411 2 $44,441 2 A ricultural $0 0 $16,041 0 Government $0 0 $0 0 Institutional $0 0 $0 0 Industrial $0 0 $0 0 TOTAL $1,109,191 85 $1,813,456 182 -39.0% NOTE: Apartment unit in 2009 is a negative value as permit was changed from 2 apartments to 1 apartment. 3.2 Comparing the number of units issued in 2009 to 2008, shows that 2009 YTD has collected 47% of the units issued in 2008 YTD. For the 2009 YTD, there are 85 units of the forecasted residential units of 410 being issued which equates to 20.7%. Per the 2008 DC Amendment Study, 983 residential units are forecasted for 2009. For the 2008 YTD, there were only 182 units of the forecasted residential units of 395 being issued which equates to 46.1 %. Per the 2008 DC Amendment Study, 951 residential units are forecasted for 2008. 1503 REPORT NO.: FND-017-09 PAGE 4 4.0 BUILDING PERMIT FEES REVENUE STATUS 4.1 The Line Graph below on building permit fees illustrates on a monthly basis the permit fees collected for the years 2007, 2008 and year-to-date with the 2009 budget per month. The line from June 2009 to December 2009 is flat lined as the revenues have not been received. This Line Graph accents the fluctuations on a monthly and yearly basis for the building permit fees collected in any given year. As you will note on the chart, the March 2007 and the June 2008 building permit fees collected were over the $400,000. 4.2 .For the month of May 2009, $37,451.00 was paid for building permit fees which represents 32% of the 2009 budget (monthly budget is $116,666). For comparison purposes, for May 2008, $90,371.00 was paid for building permit fees which represented 72% of the 2008 budget (monthly budget was $125,000). BUILDING PERMIT FEES PER MONTH 550a,0ao $450,000 $404,000 S 3 50,000 S 300,000 $ 2 50,000 5200,000 S1s0,aoo s i aa,o0o sso,a00 so acJa~ `o Jai ~`a~r P c~ ~aJ , ~~` Jay ~J~~ ~ ~~~ `Q~e~ e ,02~ e sec ~~ ~ Q J ~ ?J Q~ ~ O~ o~ Cc e` Cc 5~ ~ O 2007 Actual 200$ Actual 2009 Actual 2009 Budget 4.3 The following Line Graph illustrates the building permit fees on an accumulated monthly basis for the years 2007, 2008 and year-to-date with the 2009 YTD budget. The line from June 2009 to December 2009 is flat lined as the revenues have not been received. This Line Graph also illustrates that 2007 year had the highest permit fees revenue. The total building permit fees revenues were as follows for the years: 2007 - $1,685,290; 2008 - $1,348,198; and as at May 2009 - $163,306. For comparison purposes, the 2007 permit fees of $1,685,290 was 112% of the 2007 annual budget of $1,500,000; the 2008 permit fees of $1,348,198 was 90% of the 2008 annual budget of $1,500,000 and as of May 31, 2009 permit fees of $163,306 is 12% of 2009 annual budget of $1,400,000. 1 504 REPORT NO.: FND-017-09 PAGE 5 BUILDING PERMIT FEES CUMULATIVE YTD $1,800,000 $1,600,000 S 1,400,000 $1,200,000 $1,000,000 $800,000 $600,000 $400,000 $ Z 00,000 $0 ,acJa~ e~~a~ ~~~r PQ~\ ~a~ ,,ce ~J~~ QJ~Jy~ ~~~~e` `~o~~t,e~,oe~ `e~~e~ ~ heQ O ~o Qe 2007 YTD Actual 2008 YTD Actual -- 2009 YTD Actual 2000 YTD Budget 4.4 Due to the slower activity on new residential units, both inspectors and Clerical staff have taken this opportunity to begin going through the large number of imcomplete permit files that are currently open. People come in for permits for things like additions, etc., and go through perhaps the first and second inspections, but delay on ever finilizing the entire thing. The reason many do this is because the minute the final inspection is done a notification is sent through to the assessment office and an increase in property taxes is likely to follow. For this reason many homeowners will choose not to call for a final inspection. Staff are currently going through and pulling all incomplete permits and are contacting homeowners to set up final inspections. For clerical staff this is a considerable amount of work going back through old files, preparing lists, preparing letters and following up. For inspection staff you will see from the monthly building permit inspection services stats that the number of inspections is not down as much as one might think. This activity should result in an increase in taxation revenue in future years. 5.0 COMMUNITY SERVICES REVENUE STATUS 5.1 Community Services revenues overall are up from the same period last year and this can be attributed to the opening of the Newcastle and District Recreation Complex. 5.2 Community Services revenues have been divided into 4 major divisions: Facilities, Aquatic Programs, Fitness Programs and Recreation Programs. Facilities revenues includes ice rentals, pool rentals, multi-purpose room rentals, soccer rentals, lacrosse rentals, skating and hockey rentals, concession sales, and proshop merchandise sales. Aquatic Program revenues include all pool facilities memberships and swimming activities. Fitness Program revenues include the fitness programs and memberships offered at the Courtice Community Complex and Newcastle and District Recreation Complex facilities. Recreation Program revenues include various recreational activities that are of interest to the pre-teens, REPORT NO.: FND-017-09 PAGE 6 revenues include various recreational activities that are of interest to the pre-teens, teenagers for after school and during school holidays such as day camps, drama club, pre-teen dances, etc. 5.3 The below bar graph illustrates Community Services 4 major revenue groups for the month of May and the monthly budget value with the same period last year for comparison purposes. Comparing Community Services revenues on a monthly basis is not a true indicator of how well its performing as its revenue is more seasonal in nature. 5.4 The graph below shows the Facilities and Fitness Program revenues are fairly consistent in the same monthly period to last year. The Aquatic Program revenue in 2009 is slightly higher than 2008 due to the opening of the Newcastle and District Recreation Complex. Its too early to see how well the Recreation Program revenue is performing as most of its activities occur during summer school break. MONTHLY REVENUE & BUDGET FOR MAY 5 300.000 Szso,OOo Szoo,ooo 5150,000 s ~oo,aaa sso,oao ~0 -~ ~ ~ ~~ zoos zoos zooo zoos BUC)GC7 BUC>GCT ^ FAUUTIEs ^ AQUATIC PROGRM FITNESS PROGRM ^ RCCRCATION PROGRM 5.5 The following comparison table illustrates the monthly revenue received as a percentage of the monthly budget used in the graph. OF % OF MAY MAY MONTHLY MONTHLY BUDGET BUDGET 2009 2008 REVENUE TYPE 2009 2008 BUDGET BUDGET 2009 2008 FACILITIES $114,604 $106,909 $241,756 $230,223 47.4% 46.4% AQUATIC PROGRM $16,602 $12,743 $65,710 $62,476 25.3% 20.4% FITNESS PROGRM $33,535 $33,616 $47,748 $42,750 70.2% 78.6% RECREATION PROGRM ~ $24,347 $35,862 $31,875 $34,113 76.4% 105.1% 1506 REPORT NO.: FND-017-09 PAGE 7 5.6 The following bar graph illustrates the accumulated Community Services 4 major revenue groups for year-to-date values as of May along with the accumulated monthly budget values with the same period last year for comparison purposes. This YTD graph emphasizes more how well Community Services revenues are performing_ in a YTD and Budget comparison as well as a year to year comparison. ACCUMULATED REVENUE & BUDGET AS OF MAY si,aoa,ooo .----_ _____________._-_- si,zoo,ooo si,ooa,aaa ssao,aaa S 600,000 $400,000 52oa,ooo sa ^ FACIL171E5 ^ AQUATIC PROGRM FITNESS PROGRM ^ RECREATION PROGfiM 5.7 The following comparison table illustrates the accumulated revenue received as a percentage of the YTD budget used in the graph. Of % Of YTD MAY YTD MAY YTD YTD BUDGET BUDGET 2009 2008 REVENUE TYPE 2009 2008 BUDGET BUDGET 2009 2008 FACILITIES $1,226,964 $1,217,438 $1,208,780 $1,151,117 104.8% 105.8% AQUATIC PROGRM $348,895 $282,565 $328,552 $312,382 106.2% 90.5% FITNESS PROGRM $223,115 $242,344 $238,740 $213,750 93.5% 113.4% RECREATION PROGRM $115,207 $117,231 $159,375 $170,567 72.3% 68.7% 5.8 The Fitness Program revenue YTD for May 2009 is less than 2008 is attributable to a membership special offer in March of 2008 which provided members with an additional 3 months of membership time. These memberships are not due to expire/renew until June of 2009. 5.9 Community Services staff noticed during the 2008 year that some of the programs offered in the Recreation Program were not performing as well as in the past such as its summer trip and day camps. During the 2009 budget process, the camp revenues were reduced in recognition of this. This reduction in revenue was done prior to the economic downturn. Community Services staff has found a similar trend with other Regional Municipalities in addition to other local service providers (ie Museum). Community Services staff will continue to monitor and market the 2009 line up of summer day camps and hopefully participatory numbers will increase over the next few weeks to be reflected in a future report. 1507 Joao zaoo zooo Boas BUDGC7 BUDGC7 REPORT NO.: FND-017-09 PAGE 8 6.0 PLANNING SERVICES REVENUE STATUS 6.1 Planning Services individual revenue sources have been consolidated. Planning Services revenues include Official Plan Amendment Fees, Rezoning Fees, Site Plan Fees, Subdivision Application Fees and Subdivision/Consent application fees. Planning fees do not reflect full cost recovery rates in contrast to those done under Building Fee Legislation. They have been consolidated since the sum total of fees is the key revenue number and individual types of application are difficult to predict. 6.2 The graph below illustrates for the monthly revenue and budget for May that 2009 revenue is below 2008 year's revenue. MONTWLY REVENUE & BUDGET FOR MAY 570,000 s6a.aoo ~ __ ` __ _ 550,000 saa,aoo s3a,0ao 520,000 S 10,006 50 ^ 200 ^ zaoo BuDG[Y ^ zoos ^ 2008 BUDGEI" zooo zooo zoos zoa8 BUDGET BU DGE7 6.3 Planning Services 2009 budget for the overall revenues is $346,000 and for 2008 budget the overall revenues were $500,000. This equates to a reduction of $154,000 or 31% decrease from 2008 to 2009 budget. The Planning Services revenue actuals for May 2009 are $14,656 and for May 2008 were $62,370. The May revenues as a percentage of each year's budget values: 2009 - 50.8% and 2008 - 149.7%. Planning received $51,600 in Site Plan revenue which accounts for the high spike in May 2008 in comparison to the total revenue for April 2008 of $13,768 or May 2009 of $14,656. 1508 REPORT NO.: FND-017-09 PAGE 9 ACCUMULATED REVENUE & BUDGET FOR. MAY szsa,ooo 5zoo,aaa ^ zooo 5150,000 ~ " ^ X009 BUDGCT 51aa,aaa ^ 2 008 550,000 ~ z008 BUDGCT So ~ • z0o~ zao9 zaa8 zoo8 BUDGET BUDGET 6.4 The Planning Services accumulated revenues year-to-date as of May 2009 are $59,289 and as of May 2008 were $100,166. The accumulated revenues as a percentage of each year's budget values: 2009 - 41 % and 2008 - 48%. This reflects the overall economic activity and the surplus of subdivision applications in the draft approved or processing stages. While fees were paid several years ago, plan review and implementation activities are ongoing. 7.0 SUMMARY AND CONCLUSIONS: 7.1 In comparing current year's month and previous year's month values several aspects need to be considered such as the time of year/season; economic conditions; weather conditions; investors long term plans, pending legislation and appeals. It is important to keep in mind that planning fees and community services fees are applied to the overall general fund rather than departmental. The development plan review and implementation process involves staff from many departments who play various roles in the process to generate the revenues identified. 7.2 This report is submitted for information purposes. The trend reflected should it continue into the high development season will present a sustainability concern. It is the intention at the half-year mark, to have senior staff review possible mediation measures both for in-year 2009 and 2010 budget purposes. CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-4169 1509 • arm n LeQa~ng the way R E P ORT CHIEF ADMINISTRATIVE OFFICER Meeting: General Purpose and Administration Committee Date: July 6, 2009 Report #: CAO-003-09 File: By-law #: Subject: HOST MUNICIPAL AGREEMENT BETWEEN ONTARIO POWER GENERATION AND THE MUNICIPALITY OF CLARINGTON WITH RESPECT TO THE TWO-UNIT NEW NUCLEAR NEW BUILD AT DARLINGTON Recommendation: THAT Report CAO-003-09 be received; 2. THAT Council approve the Draft Host Municipal Agreement as negotiated and agreed to by both the Clarington and the OPG Negotiation Teams; 3. THAT Council authorize the Mayor and the Clerk to execute the Host Municipal Agreement with Ontario Power Generation subject to its final review by the Municipal Solicitor. ~~. Submitted bye -~ ~-~t%_~_' ~ `~ Franklin Wu M.A.O.M Chief Administrative Officer /1% Nancy N}/Taylor~B.B.A., C.A. Director of Finance/Treasurer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-5711 601 REPORT NO.: CAO-003-09 1. BACKGROUND PAGE 2 1.1 In December 2008, Council authorized the C.A.O. to commence negotiation with Ontario Power Generation for a Host Municipal Agreement in anticipation of the proposed two-unit New Nuclear New Build at the Darlington site. 1.2 Negotiation commenced in early January and the staff teams from both Clarington and OPG have held many meetings since. The Clarington team consists of the C.A.O., the Director of Finance, and the Director of Planning. Other staff from the Building, Engineering, and Emergency and Fire Services Department has also been involved as required throughout the negotiation process. 1.3 In May 2009, the Clarington team briefed individual Council members advising of the status of the negotiation, detailing the key issues, as well as providing a synopsis of what has been agreed to and what items remained outstanding. 1.4 The C.A.O. is pleased to advise that all outstanding issues have now been resolved and both negotiation teams will recommend to their respective decision maker for approval of the Draft Host Municipal Agreement. 2. SYNOPSIS OF DRAFT HOST MUNICIPAL AGREEMENT 2.1 Monetary Matters a) OPG will pay $750,000 to Clarington as its contribution towards the future development of a new Municipal Emergency Operation Centre. Said payment is due upon the award of a successful bid for the construction of the said facility and is not conditional on New Build proceeding. b) OPG will pay $3 million to Clarington upon issuance of the CNSC Site Preparation Licence. c) OPG will pay $6.25 million to Clarington upon the issuance of the CNSC Construction Licence. 1602 REPORT NO.: CAO-003-09 PAGE 3 d) The $9.25 million referenced in 2.2 and 2.3 represents compensation to Clarington for impacts related to: i) loss of waterfront trail ii) potential loss of soccer fields iii) traffic and road impacts iv) socio-economic impacts e) The $9.25 million does not cover the following areas of municipal requirements: i) road improvements and/or rehabilitation of Holt Road between South Service Road and Highway No. 2 or any municipal road which will be used for haul route for excavated soil ii) road improvements to South Service Road between Holt Road and Maple Grove Road iii) fire/emergency protection services during site preparation and construction 2.2 Municipal Approval Matters a) OPG will be permitted to proceed with buildings and structures within the "protected area" under the National Building code and CNSC requirements and therefore will be exempted from building permit and development charges requirements for that area as it applies to the two new units and the existing "Protected Area" at Darlington. "Protected Area" means an area surrounded by a security barrier that meets the requirements of the Nuclear Security Regulations and will be defined in the legal agreement. b) .Clarington reserves full right to exercise all applicable laws for development outside the "protected area" including but not limited to the Ontario Building Code Act and the Development Charges Act. c) Clarington will provide its co-operation in support of the EA approval and any other Federal or Provincial approvals for licenses. 1603 REPORT NO.: CAO-003-09 2.3 Other Matters PAGE 4 a) Clarington, through MPAC, can access the site not less than twice per year to monitor building activities. b) On site low and medium radio active waste storage is limited to temporary storage up to a maximum of one (1) year. 3. COMMENTS AND CONCLUSIONS 3.1 The Clarington negotiation team is satisfied that the Draft Host Agreement sufficiently safeguard the Municipality, particularly from the perspective of ensuring our future infrastructure and servicing requirements are met as well as mitiga#ing the socio-economic impact as identified by the Municipality's Peer Review Consultants. 3.2 Staff would like to reiterate that the financial arrangement contained in the Draft Host Agreement primarily applies to development within the defined "protected area". Therefore, developments and activities outside the "protected area" will be subjected to all municipal requirements and applicable laws. At the appropriate time, after the Project CompanyNendor is selected by the Provincial Government, we will be meeting with its representative to ensure that all municipal requirements will be communicated accordingly. 3.3 Upon Council's approval of this Report, the Municipal Solicitor will review the legal agreement to ensure the business arrangements are incorporated and is suitable for execution. 3.4 The C.A.O. would like to take this opportunity to thank the OPG negotiation team for its professionalism, understanding and patience during the entire negotiation process. 1604 HANDOUTS/CIRCULATIONS GPA Attachment # 14 to Report PSD-071-09 was not distributed at the GPA meeting on July 6, 2009. 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N y ..U- N d~ N d c N i N caa a a°i m n a°i m a i aci . _ d C F- Q (!1 1- Q fq F O C7 d ~ ,m a .~ O E ° ~ a!S U Z °' rn rn rn . m Clarington GPA -Monday July 6, 2009 Louis Bertrand [Text as presented at the meeting -- please include in minutes] Clarington Peer Review of Draft EFW Incinerator Environmental Assessment Study Report This committee should recommend that council adopt this report and forward it to the Region's project team and to the Ministry of the Environment reviewers. The peer review reports raise some very valid concerns which should be addressed by the Region's project team and noted by the Ministry of the Environment review. What is of significance is that it reiterates concerns that were present in earlier phases of the project and still apparently not fully resolved. Those concerns relate back to the site selection process, which was described by Clarington's peer reviewer Steven Rowe in 2007 as needing to be properly documented as "traceable, replicable, logical and systematic". Addition #1: Contrary to the impression that anyone might have been left with from the earlier discussion (questions to peer reviewers), site selection does matter! If the site selection process is not transparent, traceable, replicable, logical and systematic, then the site selection is not necessarily conclusive and it will impact any subsequent site specific studies. The EA is a complete document, where earlier stages are just as important as recent ones. I have made some notes specific sections of report PSD-071-09 which I will leave for my written submissions in the interests of time. Section 2.3.1 -Notes that there is no requirement to post requests for approval to the province's EBR environmental registry site. If this is the case, the region, the consulting team and the municipality should commit to notify all interested parties of the submission of the EA study and applications for approvals, and advise of the procedure to submit comments. Lack of transparency on the part of the province should not be used as an excuse by the municipality to avoid its responsibility to residents - in fact, the municipality should embrace that duty will redoubled efforts. Section 2.3.2 - "The conceptual facility size of 400,000 tpy was used for the EA study." Summarizes the state of the project design as sufficient to "demonstrate no adverse effects". In keeping with the careful wording in Durham Region's Medical Officer of Health, report COW-01-2009, the wording should be changed to "no undue adverse effects", "acceptable adverse effects" or other qualifiers. Section 2.3.3 -points out that the requirements tendered for and agreed to by the preferred contractor may not meet the proposed new MoE A-7 guideline for municipal waste incinerators. As was pointed out earlier this year, the Region's preferred contractor report states that any changes to the RFP due to regional or provincial regulatory changes are not covered by the tender and may cause additional costs. Section 3.2.11 -Economic assessment technical study report. The last line of the section states "There is no reason to update this study if and when the facility expands". I would suggest that before investing additional capital expenses into the project that the feasibility be re-examined in light of any changes in economic, regulatory or political circumstances. For example, price of non-renewable resources like petroleum, economic tariffs on carbon emissions and international treaties on greenhouse gas emissions. Attachment 13 -Economic assessment technical study report -this portion seems to red flag the shaky economics of the project. While the review report does not make any overall conclusions, the questions raised by the reviewer are similar to those raised by some regional councillors as well as members of the public. They deserve an answer. Please do not take my comments as an endorsement of the incinerator project I acknowledge your commitment to bringing incineration to Clarington. However, your keen enthusiasm for the project should not distract you from due diligence in asking all the right questions and following all the warnings brought to you by peer reviewers, government agencies such as the Ministry of the Environment, and concerned members of the public However in the future, those questions and warnings may become too pointed or urgent to ignore, at which point I would suggest that wisdom prevail and that you withdraw your support from this project. Addition #2: Last week, some of you made comments regarding your reasons for supporting the incinerator project. It is unfortunate that those comments were made after the in-camera portion of the meeting, to a mostly empty room. Were it not for diligent council watchers, the comments would have gone unnoticed. Please repeat those comments to a broader audience at next council meeting for the benefit of transparency to residents. So, in conclusion, 1) yes, please recommend that this report be adopted, and 2) extend the contract with the peer reviewers to follow through and ensure that the issues they raised are properly addressed by the Region's project team; 3) the municipality request the project team to notify all interested parties of the status of the submission to the Ministry of the Environment or, if the project team and the region are unable or unwilling to do so, that. the municipality notify its own list of interested parties. Thank you Delegation to the General Purpose and Administration Committee Clarington Council Delegation by Karen Buck Delegation Date: July 6, 2009. It is my intent to only address today the Human Health Risk Assessment which is the most important part of the overall Site-Specific Human Health and Ecological Risk Assessment and the current Durham/York Environmental Assessment looking at the best method for the management of residual waste. The consultant states: "The Baseline Case is representative ofpre-operational or existing conditions in the Local Risk Assessment Study Area (LRASA). To characterize the Baseline Case, health risk estimates (Concentration Ratio (CR = 1.0), Hazard Quotient (HQ = 0.2), and Lifetime Cancer Risk (LCR = 1.0E - 06) were calculated using baseline concentrations of the Chemicals of Potential Concern (COPC) in the environmental media within the Local Risk Assessment Study Area (LRASA). The results indicated that the existing concentrations of the following chemicals in the environment may result in exposures to residents that exceed the benchmark criteria." (p. 298) As a matter of fact, it is the Baseline Case or existing conditions that is/are identified by the consultant as exceeding the health benchmarks criteria or health risk estimates. 1. Exposures for "local infant residents" at all locations* met or exceeded the following health benchmarks or health risk estimates: • dioxins/furans - HQ = 0.94 This represents an exceedance of 4.7 times the health benchmark. • PCBs - HQ = 0.21 This represents an exceedance of 1.1 times the health benchmark. •Bowmanville Subdivision, Courtice Subdividion, Courtice Road, Maple Grove, Oshawa Subdividion, Port Darlington, Solina Road and Tooley. 2. Exposures for "local toddler residents" met or exceeded the following health benchmazks or health risk estimates: • dioxins/furans - HQ = 0.42 This represents an exceedance of 2.1 times the health benchmark. • bromoform - HQ = 0.31 This represents an exceedance of 1.6 times the health benchmark. • chloroform - HQ = 0.31 This represents an exceedance of t.6 times the health benchmark. • dichloromethane - HQ = 0.62 This represents an exceedance of 3.1 times the health benchmark. • 1,2,4,5-tetrachlorobenzene - HQ = 0.39 This represents an exceedance of 2 times the health benchmark. • antimony - HQ = 0.22 This represents an exceedance of 1.1 times the health benchmazk. • arsenic - HQ = 0.41 This represents an exceedance of 2.1 times the health benchmark. • beryllium - HQ = 0.41 This represents an exceedance of 2.1 times the health benchmark. 3. Exposures for "local infant farmers" met or exceeded the following health benchmarks or health risk estimates: • dioxins/furans - HQ =11.0 This represents an exceedance of 55 times the health benchmark. • PCBs - HQ = 2.3 This represents an exceedance of 11.5 times the health benchmark. 4. Exposures for "local toddler farmers" met or exceeded the following health benchmarks or health risk estimates: • carbon tetrachloride - HQ = 4.5 This represents an exceedance of 22.5 times the health benchmark. • 1,2,4-trichlorobenzene - HQ =19.0 This represents an exceedance of 95 times the health benchmazk. • thallium - HQ = 1.1 This represents an exceedance of 5.5 times the health benchmazk. NOTE: Health effects for different chemicals can be found on pp. 112-123. Also see pp. 107- 112 and pp. 130 - 132. Throughout the report the consultant makes cautionazy statements about the interpretation of the risk. The health benchmarks and risks are stated as being based on very conservative assumptions. I would ask how conservative do the assumptions have to be to overstate a risk 3 times greater than the health benchmark? You will note that the HQ or Hazard Quotients (one of the health benchmarks used by the consultant in the Human Health Risk Assessment) quoted above for infants and toddlers of farmers in the Local Risk Assessment Study Area include exceedances of the health benchmark by 5, 11, 22, 55 and 96 times the health benchmark or risk estimate for certain air contaminants with known health effects. A further conclusion of the consultant is that the inhalation assessment conducted for the Baseline Traffic Case concentrations for criteria air contaminants do not exceed the regulatory benchmark therefore no adverse health risk is expected from exposure to baseline air concentrations of criteria air contaminants including the effect of local vehicular traffic. The consultant conclusion is not consistent with the results of the Ontario Medical Association and the Canadian Medical Association studies based on modeled ambient 2 ri criteria air concentrations that state that the residents of Durham are at risk for respiratory, cazdiovasculaz effects and premature mortality. The Baseline Case or existing conditions where the waste incinerator is to be located should raise concerns that increases in air contaminant chemicals, no matter how small, are not in the best interests of protecting the health of the infants and toddlers of residents and farmers who live within the Local Risk Assessment Study Area, or for that matter in any part of Durham Region. The consultant states that air quality in southern Ontario is putting everyone at risk therefore new additions of air pollutants from new facilities aze insignificant increases in health effects and therefore the risk is acceptable. The consultant also is saying that cancer incidence is so high across the Region that any new carcinogens released to the air are also an acceptable risk. Anyone who is concerned about health and the burden of air contaminants would come to a different conclusion. The Environmental Assessment, if it were being carried out to protect the health of humans and the environment would have started with the scientific investigation of the Baseline Case or existing conditions and, informed by the above results, would have proceeded to the conclusion that a waste incinerator releasing the same air contaminants to the same airshed should not be located in an airshed that is already over-burdened and resulting in exceedances of health benchmarks and estimates of health risk. Concerns with the Human Health Risk Assessment: • The US Environmental Protection Agency no longer recommends the use of either TSP or PM 10 asmonitoring metrics for human health evalauations, since PM2.5 provides a stronger linkage to answer health-related questions. • The Risk Assessment doesn't state whether it used the Word Health Organization 1-4 picogram TEQ/kg of body weight/day parameter for dioxin. • The Risk Assessment doesn't appear to recognize particulate matter and ozone as being non-threshold criteria air contaminants according to current World Health Organization literature based on a systematic review of recent studies. There are statements within the document that state that ozone was not part of the human health risk assessment evaluation. • Although there are sections of the Human Health Risk Assessment that are based on mixtures of chemicals and Lifetime Cancer Risk the consultant makes the following statements which are dismissive of these results. 1. The results of the assessment of chemical mixtures is presented, however, interpretation of chemical mixtures results is difficult as regulators have not established standards or benchmarks for the assessment of mixtures. (p. 143) 2. There is no acceptable benchmark for comparison of Lifetime Cancer Risk values, as they represent an individual's lifetime cancer risks associated with all potential exposures to a given carcinogenic Chemical of Potential Concern within the environment. For the Baseline Case this represents the lifetime cancer risk associated with all background sources of Chemicals of Potential Concern and does not include Project-related emissions. However, to put these values in context, the typical observed cancer incidence in the Canadian population is 38% for women and 44% for men. (p. 169) • The consultant also makes the statement -Given that the baseline concentrations (or method detection limits) of these chemicals were found to be no different in the Clarington area than anywhere else in southern Ontario, these findings would be expected across Ontario and are not unique to this Project. (p. 159) • The consultant is using high cancer incidence and over-burdened airsheds to dismiss logical conclusions within the Durham/York Environmental Assessment to continue to allow the release of more contaminants to the airshed on the basis that the incremental increase does not account for significant incremental health effects. • The waste incinerator is not the only future additional facility to be sited in the Durham Region. The Site-Specific Human Health and Ecological Risk Assessment includes a list of current point source facilities for the Baseline Case and also a list of future point source and non-point source facilities and road expansions that will add future emissions of the same Chemicals of Potential Concern. All current and all future facilities/expansions then become the new Baseline Case. It is the Baseline Case that is causing exceedances of health benchmarks and estimates of health risk. • The Ontario Environmental Assessment process can't stop incremental additional emissions to over-burdened airsheds unless the policies and practices within a political jurisdictions are protective of both human health and the environment. As a matter of fact, the Ontario Environmental Assessment process is based on Ontario regulations and guidelines that aren't necessarily protective of either human health and the environment. Ontario regulations don't require that cumulative impacts be considered as part of the Environmental Assessment process. 4 t CIar~ngton MEMO Leadz g w y CLERK'S DEPARTMENT To: Mayor Abernethy and Members of Council From: Anne Greentree, Deputy Clerk Date: July 3, 2009 Subject: GENERAL PURPOSE & ADMINISTRATION COMMITTEE MEETING AGENDA -JULY 6, 2009 -UPDATE Please be advised of the following amendments to the GRA agenda for the meeting to be held on Monday, July6, 2009: 5. PRESENTATION Correction: Presentation -Paul Draycott, Morrison Hershfieed should have been listed as "Morrison Hershfield" 6. DELEGATIONS See attached Final List. (Attachment 1) 8. PLANNING SERVICES DEPARTMENT Update: Report PSD-071-09 -Please be advised that Attachment #14 to this Report will be distributed on Monday. Note, a presentation was made to Council on July 15th by Harriet Philips, Ph.D, SENES Consultants Limited. The details of that presentation are the essence of the Peer Review which will be detailed in Attachment #14. As well, the Re n's Pr ' eam will be responding to the Peer Review and these Comm nts o be included in Attachment #14. A ne Gr entree, eputy Clerk AG/mea Enc. cc: F. Wu, Chief Administrative Officer Department Heads CORPORATION OF THE MUNICIPALITY OF 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T FINAL LIST OF DELEGATIONS GPA Meeting: July 6, 2009 (a) Louis Bertrand, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission (b) Karen Buck, Regarding Durham/Yoik Residual Waste Study (c) Cathrine McKeever, Regarding Report PSD-071-09 - Durham/York Residual Waste Environmental Assessment Municipality of Clarington Peer Review Comments on Pre-Submission (d) Frank Vaniersel, Regarding On-Street Parking Issues (e) Richard Ward, Regarding Property Standards Situation (t7 Angie Darlison, Regarding Report PSD-013-09 -Memorandum of Understanding of the Delivery of Partnership Programs Between the Municipality of Clarington and the Clarington Older Adult Centre Board (g) Linda Gasser, Regarding Report PSD-075-09 -Municipality of Clarington Comments Highway 407 East EA and Preliminary Design Study Pre- Submission Review Darlington New Nuclear Host Community ~~~~ ~ ~, , ,,~ ^ -_ ,,~ x~&~ ~~~ ~. Peer Review ~ ~ ~ ~ ~~~ ~~ -~. ~ . Rte. ~ s, ..~. M{~F:RISC7N HEF~SHFiE '~ v~ ~ Sti ~; ~~ ~ ',x ) ~ ~ ''S u t~y~, ~ , ~ ._ ~> ti _ ei .. ~~ i~:_ L~, t.s ~` D". pub ~ "rt;f, ,ice i ~:~~.: _ ~~~ .., .. a~, vr~a-~'~`f .4, .r~;f'i.~.. .?~ ~„i ..r~•,~. ~F~_ ,. :~~' Scope of the Project • Construction and operation of up to four new nuclear reactors and associated buildings and facilities adjacent to the Darlington Nuclear Generating Station • Approximately 4,800 megawatts of electrical generating capacity -...~r,~.a. w.;. t".`~RR-~t~xan~tt(~:~~a.afstlCLL'i ~~ _ .. ~' .m _ _ r ~ _. o~i fir., b ."..._.Ji _ ~~,~ emu.' ~.~ Via., b ,. .. w a .. ~~~:r, .~,; Principal Facilities • Power Block -Nuclear Reactors and Associated Equipment • Cooling System -Either Cooling Towers or Once-Through Cooling System using Water from, and Discharging Back to, Lake Ontario • Switchyard -Energy Distribution Facility • ~., ~'1~~~~~~~~r~ .. W , r .~Y. ~r,g f:: ~ 6 'r i~#. },, ~~.~ } .~.: :k".~ ~ 3 I', a;:~ i ~...- - ~F~. 71 ~„x.. r ~F Y l~~~t~; '~ ~ . ~~ ~~` ~ ~ i i,r~ ~~: ~5~.^`, . ' Y, ..:'~ a. ._~ ._ ~~1i~ .. _ ~ ~' ~.~.~ft~L ~.~ _ ._s~'~,G~bR'~~ .. ..,,. ~~~~ ~',. 'zj ~ ,: c' ::a ~ , ~ ._r~` ~d ~~, b ~'~{ ~ Nr" ~ ~~ ~ W,uia7 sr rl rv i t. ~ J :~ . rt;. ~ Environmental Assessment Environmental Impact Statement (EIS) examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment and evaluates their significance. ~ .. , ., ~ 'M_ 4~ '. t ~:, ~ ti.-. ~, ~ ~a'::.~ k E;~ C ~ ~7, Zfr ~°,t' x -..~ e al .. r 1 `;~" ti i `~' ~~., i u, `~ ~` --,ei:. k 7'.;~ ,~~ry.~V`: ~"'.l(f4i:~~~ ~ .:,:.~ .. ~. _':x~~P ,."C~ r~.~i{"1 ~-li7:i ~ ~ _ 'C i, r^,.. R ~. ; -.~: ,y h:; S'K , rl'~5, ./: Ya '~ ~', ~~..~' ,,..w`%v3' °i, ~ , Jt:q _ ~:~ _ ~1~r; , .~ '. J° .~ ; c4s~:zd~d~~~[. i u@:~p ~ ,. . ,rt'; ~ .. c :.4:it ~.G~.. ~. ~d xk. ual~t=~:~ ~a ~u ~Ah.e,.::A12 ~~a~}'s~' _.,.;1o ~S'~ ~ a:;9iB'~W' `~`, r~ :q ,..~' ~`3'c:~, . ,? , ~ 1,.., r .., _ ., 'a;!. Environmental Assessment EIS Guidelines -Minimum Information OPG responsible for providing sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and reaulatorv agencies ~~11~f~'~~''l ~. Peer Review Primary Objective Ensure that the interests and concerns of the Municipality of Clarington, including its residents and its socio-economic and natural environments, have been properly identified in the preparation of the EIS for the Project and that any potential impacts were satisfactorily addressed through the development of mitigative measures. ;«:.~ zap«. ~~r_s.~~„~~~,_;~ ~ b r„ e' ~ v r~'~Ta~ t ~ N~. t, i . ~ ~ d ~'~::-Pti pi ~ ~a:.~,\f. ~ f, :_ S'.;~ ",(. ~ ~`"AZ ~l;M s ~ - l ~°,` F 1 d~.. '.,~5. b ~b ~'k, F ~ fix.," r t,'~. ~,_'~' if :. i°.; ~~Si~ SY v-, " ~T'i ,t ~.r~~~~ .v. lPY, ~'~ _~. ,_~ ~ ',~. ~~~,, d ._•..~ _ _'{i ~ nF~fi I'-... Y .;-k ~ e, I. .a,t i ~' _ ~: 9~ .w. F, ~ ~ ~i~b2~"'~~~. ~,A 'i_ u - ?6~i - ft Scope of Peer Review • The identification of the environmental effects of the Project, including the environmental effects of conventional malfunctions and accidents, The likely cumulative effects related to other projects or activities that have been or will be undertaken, and the significance of these effects, f ..auA»; X31:. hw. ~ Fr^•:.:Fda.,5i]n. 1-i C.iwl Srm~1~; 'y-":i ,~'~.~ "' ?~~. ~. `~ ~ ~ ~ A ,,. ,~ ba' ~ ~ ~ n ~ nti~ ~ti ri.~ m ~ ' ,iy'~„~ ~ ~ ~"' ~ ~, ~~;r y'~". ,. " .v' .r, iTr ~J`~, ti b. 4i Scope of Peer Review • The measures proposed to mitigate adverse environmental effects, and • The requirements of a follow-up program in respect of the Project i ~'.~c~'~fil~f.,'~~~'l- M .-w24.,E rm« YY a+ !~_- s i• ac ~.a7 x~ p•i a .a 6 +» r• i r :. c~ tg?::. ~ C ~ ,--P ~.' ~;f~ '4'.i, ,: v f ,Y; 7 ~ e ~.~ y.m •'h. ~, t „a r~ F ~ ~~ a~<~t .. ':~ ~~1 r :~~/ ~ k~.-: ~. , ,~ ~~s , ~".a~~~ . , ., ~ 1 ?-ate ?1 , . ~:~' Y~,.,. a ~~ "' tr. ~:.~ ~' r' ^: ~ ~ ... ~ .n,. ' c. is ,4 Scope of Peer Review Not Included: • Human Health as it relates to radiation and/or radioactivity • Nuclear Waste Management • Aboriginal Interests • Licensing Application ~r • ~, f . w.i.. ~ s. YI r. .. s ~h ~ ~ f ~ y~ 9 r! . ~ ~ ui r f e i ! 1 a~`'~` X P'' ~ F-~ ~ ~tia f ~ ~ ,, ~, F ~ ~ ! ( ' M1 C-~' ~`i e~ s ~`_~, ._.: ,. k a'~~1; 4 ..'~'~;" ,_i. ~~h. f -. J:r:n~ _. ~,~ °'a°,., ii,da .- 5~~.. •B€'... ' ~7.a4,~ _ .. ~. ~~ .= s. ~,:~"..vt_~ ;it s ~ af.~.m,: k~. tlr,°y ,. ,. I ~. ~. ~ ~ .,~, ~... Peer Review Findings 1. Comprehensive, Professional Documentation Meets EIS Obligations 2. Benefits and Opportunities for the Municipality of Clarington 3. Unique Challenges Going Forward . ~, rtie,~.,~ ~s,~ w~~. r.~,.: Peer Review Recommendations 1. The full range of potential impacts to the Municipality of Clarington from transportation and traffic effects associated with the Project will continue to unfold as OPG gains additional insight into the selected Vendor's proposed construction strategies and methodologies. e ~s If ..-v~tc~*;~ ir... ~r~ h,:., BY~iL.. ~'i t:34 M-I t(w5~a, I~: 1. e~ Peer Review Recommendations Continued... • The Municipality is encouraged to continue to work with OPG to identify additional transportation and traffic impacts and develop appropriate mitigation measures where warranted. ~, L~~~~t~~~1 ~/! ~ f~•.:"a, i~rn..SQ~*a Fl r~,'.'s:.ar-i ~:. t t3 ~.,~.,r ~~.~ a~~. Peer Review Recommendations 2. The potential impacts to the Municipality from socio-economic and municipal finance effects associated with the Project may change. It is recommended that the Municipality continue to work with OPG to identify any changes in the predicted socio-economic and municipal finance effects, and that OPG and the Municipality develop appropriate mitigative measures where warranted. P x q~'xa;~ xa. k1 N. th^J {ro ~~ 'x}4:7 *v N k +J gi xv F1 E' I. r r Peer Review Recommendations 3. The Municipality may realize the requirement for additional Municipal expenditures, as a result of the project, well in advance of the commencement of the associated increase in Municipal taxes and other revenues. The Municipality should account for this in subsequent discussions with OPG. ,.,~~ t.,•A~..~ .a. Yi.r.. S.-aitF~ic !5r7*s M is ra z a•i, i Rd. .~ Peer Review Recommendations 4. OPG and the selected Vendor will continue to develop site-specific details on the Project during the licensing phases for Site Preparation, Construction and Operation of the Project. ,. ~~.,~,~r.~ „.. f.^;`~--(+fif.!S+C7~t fik.NSrs~F~:~.ca Peer Review Recommendations Continued... • It is recommended that the Municipality continue to work with OPG to review the development of site-specific design details to ensure that any new or additional impacts to the Municipality are identified and appropriate mitigation measures are developed. ~, ~.~~~ti ....,~~ t.. _s _ ~, Peer Review Recommendations 5. It is recommended that the Municipality continue to work with OPG to help to develop the local follow-up monitoring programs and provide input into OPG's Adaptive Environmental Management Strategy to cooperatively develop and ensure that the mitigation of impacts to the Municipality remains responsive and effective. Peer Review Recommendations 6. The Municipality will be in competition for Project benefits such as employment opportunities, business development, economic growth of local businesses, and residential growth. ~, r...r-xr+- ~r~, .."i.:~!Y+ry.5~tis~y HE.±S..rK1l~`'td7 Peer Review Recommendations Continued... • It is recommended that the Municipality continue to work with OPG to identify opportunities for ben efits of the Project to accrue directly to the Municipality and that the Municipality also develops an internal strategy to maximize the opportunities to realize these benefits. Closing Morrison Hershfield is satisfied that the EIS for the Project was completed professionally and with a great effort to identify concerns to the Municipality, communicate and consult with the Municipality and to plan with an overall goal of minimizing, to the extent possible given the requirements of the Project, the impact on the environment. i ~~ ~~~~hl?~'~~[l P. achannY- ii«'s . 'a:.i FO i~, ~e3F. Hf;.•+'. ,ywYId L[7 ,, . , ~. ~` ~ t' _~yxt L~ a ~, . i~ y,,,~ ~t~. _ : .. ~> . , r. ~;' r ~. ~,~, M~'dtu ~ ~:, i s3r°' s d,~t ~ .~Fi. r.~ ~y,er. i ,{ `"~~ yN;.^. i - z ~ _. w'~ K' .«nt .v..~1+ ~,,:~Y4bhiAl:~2~'X, ~[~~`,'~'~,.~e_. 1C:'..~.2,._. ;~,..a ~.r.u..r'Y'r.;..'~Y~+~.I~~tFa~.. f~. sh e+...~.Y ~t1~*t ,...il.~:.~„~~r ~..., 7n.. :zf .'~.,'.lPbt~R 1~a~~_. ,h.~..~h~°: .r..9 ~. .a.. ~ ... _ ...__ _ .. '~'~ _ zF~" ..f _~. .. ~,R~}`.6..5,. wS~cL~«~ e. l.m., Closing OPG has gained additional insight from the peer review undertaken by the Municipality and the EIS has benefited from the additional insights and detailed analysis provided through this process, as evidenced by the menu revisions and additions to the documents reviewed. f.r arti+.~ r+n. ~... er..„;t.1~Nre~+v H~'r~f».ai~I~1. C~ +~ w,~.,, ic,; r a r ~ ~, r~ i 1~ -` ~`~qr ~"a„' t!" t', mc%"~:r,. ~~ r"~ ,.." R -Rr<..a ~ .. j.4 ter. ~;.: ~,; i r..: ;~,.. h . ~y. ,~ .g. ;. , c ~ ;. ,.,. a~>,-, '~,` .Y~ .~.e ~.~., 1~M, j.a'?i ~,.~.T a. . ,a*- :. ~,~ v r,• '~>& [ ,t, '~. ~ r.. ;: Ev~ : t a f -1, ,X iao '.7i ~ Y, ,~.e. -~{ ~! ~. f.~.i. 6 '~ CY~N. aa'~. ~' ~ a ~ ... .~i t rt°'~r `l; n. i ~, ~'T . ,n; ..+... r J '~. ~.•:..,,x~:.s:bs"~;.:...~, ~.,~!~.,.,,,x~_~.aw~nt't-.. .., .,,~~,..e`,a.,.,~~r~. ~_5..__.u,t?.~r.~"~...~,_~._:~k.....:.~~.. ,.?w.,.my_ ~..:.~t~ ., ts.,.,,. ~ .~~,.: .~,t. E, ~~s....,~k, ~:~„r~'.. .,~ _ ~,_,. ,.~ Acknowledgements Our Partners: • Hemson Consulting Ltd. • EDP Consulting Ltd. • RWDI • Unterman McPhail Associates • AM Archaeological Associates • Peto MacCallum Ltd. • Pound Stewart Associates ~,,. ~11,~~~~l~.~~~~ I. ~::.~ ~+N~ ew ~.. :' Kr+»:.lt_~..~ flr...S„wre',..:a ., .. s.,J ,_... >~ :,, ".~.m . ~~}'~il'..f~n ~,p ua~. ,.!^~,w.4.. ~. ~Y~,~J,~~`7~°~.13'~er u~'a .x,.~,_~ ~., <,. ... ~~.`. "- _~'~ ` ~_. ~ ~A ~~e.. .. ~. .~~r~ o. ~'~S ~, ~, c~.., :' ~F' ~^~~ Acknowledgements Ontario Power Generation Environmental Assessment Team and their Consulting Partners Professional Staff from the Municipality of Clarington r~ C~'~~~~r=~~~~ r,~»r,-r .m, r~,~ ',Yv~~ !y~].. ricr.!~,.c~tx.ea ~. Darlington New Nuclear Host Community Peer Review Scope of the Project • Construction and operation of up to four new nuclear reactors and associated buildings and facilities adjacent to the Darlington Nuclear Generating Station • Approximately 4,800 megawatts of electrical generating capacity Principal Facilities • Power Block -Nuclear Reactors and Associated Equipment • Cooling System -Either Cooling Towers or Once-Through Cooling System using Water from, and Discharging Back to, Lake Ontario • Switchyard-Energy Distribution Facility 1 Environmental Assessment Environmental Impact Statement (EIS) examines the potential environmental effects, including cumulative effects, of the site preparation, construction, operation, refurbishment if required, decommissioning and abandonment and evaluates their significance. Environmental Assessment EIS Guidelines -Minimum Information OPG responsible for providing sufficient data and analysis on any potential environmental effects to permit proper evaluation by a joint review panel, the public, and technical and regulatory agencies Peer Review Primary Objective Ensure that the interests and concerns of the Municipality of Clarington, including its residents and its socioQCOnomic and natural environments, have been properly identified in the preparation of the EIS for the Project and that any potential impacts were satisfactorily addressed through the development of mitigative measures. 2 Scope of Peer Review • The identification of the environmental effects of the Project, including the environmental effects of conventional malfunctions and accidents, • The likely cumulative effects related to other projects or activities that have been or will be undertaken, and the significance of these effects, Scope of Peer Review • The measures proposed to mitigate adverse environmental effects, and • The requirements of a follow-up program in respect of the Project Scope of Peer Review Not Included: • Human Health as it relates to radiation andlor radioactivity • Nuclear Waste Management • Aboriginal Interests • Licensing Application 3 Peer Review Findings 1. Comprehensive, Professional Documentation Meets EIS Obligations 2. Benefits and Opportunities for the Municipality of Clarington 3. Unique Challenges Going Forward Peer Review Recommendations 1. The full range of potential impacts to the Municipality of Clarington from transportation and traffic effects associated with the Project will continue to unfold as OPG gains additional insight into the selected Vendor's. proposed construction strategies and methodologies. Peer Review Recommendations Continued... • The Municipality is encouraged to continue to work with OPG to identify additional transportation and traffic impacts and develop appropriate mitigation measures where warranted. 4 Peer Review Recommendations 2. The potential impacts to the Municipality from socio-economic and municipal finance effects associated with the Project may change. It is recommended .that the Municipality continue to work with OPG to identify any changes in the predicted socioeconomic and municipal finance effects, and that OPG and the Municipality develop appropriate mitigative measures where warranted. Peer Review Recommendations 3. The Municipality may realize the requirement for additional Municipal expenditures, as a result of the project, well in advance of the commencement of the associated increase in Municipal taxes and other revenues. The Municipality should account for this in subsequent discussions with OPG. Peer Review Recommendations 4. OPG and the selected Vendor will continue to develop site-specifc details on the Project during the licensing phases for Site Preparation, Construction and Operation of the Project. 5 Peer Review Recommendations Continued... • It is recommended that the Municipality continue to work with OPG to review the development of site-specific design details to ensure that any new or additional impacts to the Municipalityare identified and appropriate mitigation measures are developed. Peer Review Recommendations 5. It is recommended that the Municipality continue to work with OPG to help to develop the local follow-up monitoring programs and provide input into OPG's Adaptive Environmental Management Strategy to cooperatively develop and ensure that the mitigation of impacts to the Municipality remains responsive and effective. Peer Review Recommendations 6: The Municipality will be in competition for Project benefits such as employment opportunities, business development, economic growth of local businesses, and residential growth. 6 Peer Review Recommendations Continued... • It is recommended that the Municipality continue to work with OPG to identify - opportunities for benefits of the Project to accrue directly to the Municipality and that the Municipality also develops an. internal strategy to maximize the opportunities to realize these benefits. Closing Morrison Hershfield is satisfied that the EIS for the Project was completed professionally and with a great effort to identify concerns to the Municipality, communicate and consult with the Municipality and to plan with an overall goal of minimizing, to the extent possible given the requirements of the Project, the impact on the environment. Closing OPG has gained additional insight from the peer review undertaken by the Municipality and the EIS has benefited from the additional insights and detailed analysis provided through this process, as evidenced by the many revisions and additions to the documents reviewed. 7 Acknowledgements Our Partners: • Hemson Consulting Ltd. • EDP Consulting Ltd. • RWDI • Unterman McPhail Associates • AM Archaeological Associates • Peto MacCallum Ltd. • Pound Stewart Associates Acknowledgements Ontario Power Generation Environmental Assessment Team and their Consulting Partners Professional Staff from the Municipality of Clartngton e' ~; 4 i ~ a ~ ~ ~ A ~1~~ ~ ~'~pfi/F` ~ r TM~ ~ B - }.$1 ~~ ~~- "s" aA.•~- eF ~,v ssf~.PF .; K.- -J" ~S ss W~.' ~;:r ~'S rT~''~'. G~ngton Board of ~r~ e fil Our New Board Ex Directors at ecut~ve La r e J Treasurer Greg Lewis Randy Henry Justin Barry Board Advisors Gerry Johnston Don Rickard Clarington Board of Trade Economic Development Activity October 08 January 09 Varies -average Calls Handled June 09 Varies -average 5 per day 5 per day 20-25 per day Emails handled 20-25 per day 10-15 per day Meetings with existing 10 (more extensive time 78 (industrial Corporate businesses spent) call program) 290 Meetings with prospective businesses 13 5 3 24 (CoreNet) Regional leads 8 4 additional 4 New business 14 6 6 Business expansion/inquiries and moves 25 3 56 includes Casba metal, HR Welding, Honda New jobs created 48 approximately 23 approximately and TD Clarington Board of Trade ,. r .. ~,~. _~ ~~ ~ : ~ - . ... ~ ~a, ~ : ; ~ , ..~ ~ ~~~~-,u~ Economic Development Activity June 09 January 09 October 08 Vacant Land Inquiries 9 5 6 Vacant Space Inquiries 14 7 2 Clarington Board of Trade Welcome to Clarington Safe Drivers Academy (Bowmanville) Discover n Learn (Bowmanville) Welcome to Clarington Courtice Club House (Courtice) Snap Fitness (Courtice) Gino's Famous Pizza (Courtice) Ardienne (Bowmanville) Bibles for Missions Thrift Stores(Bowmanville) Chuky's Kitchen (Bowmanville) Aspen Springs Animal Hospital (Bowmanville) Kyles Quality Meats (Bowmanville) Sunnyside Up Urban Spa The Village Print Shop (Newcastle) Village Flower Shop (Newcastle) Village Candy Shoppe (Newcastle) Clarington Board of Trade Business Relocations Pepe's(Bowmanville) Herbal Magic(Bowmanville) Potting Bench (Bowmanville} InnerEco Environmental (Bowmanville) Curves (Newcastle) Decorating Diva's (Newcastle) Businesses Closed Serendipity Spa (Courtice) Wicked Wendys (Bowmanville) Pumpkin Patch Playcentre (Bowmanville) Home Hardware (Bowmanville -Church Street) Step it Up (Bowmanville) Clarington Board of Trade e ^Best Bids Event ^ Green Media Tour ^ Ontario Centres of Excellence -Discovery `09 Tradeshow ^ Bio Life Science Group ^ Clarington Farmers Market ^ Simply Social Networking ^ Lunch & Learns ^ Provincial and Federal Budget Breakfasts Clarington Board of Trade Clarington Energy Summit Goals Educate local business on New Nuclear Opportunities Educate external nuclear business on opportunities in Clarington 129 attendees 69From Clarington 57 Outside Clarington Clarington Board of Trade Economic Development Workshops Top 5 identified priorities Infrastructure Retention Activities Identity/Branding Delivering the Message Customer Service Clarington Board of Trade Meetings Helping business AECL (Atomic Energy of Canada Limited) Infrastructure Ontario OMAFRA (Main Street Funding} OPG Open House Holburn/Region DSEA (Durham Strategic Energy Alliance) Green Advisory Committee Durham College Roundtable Economic Development Local Real Estate Group Durham Bio Life Science Group Promotional Video Shop Local Campaign Clarington Farmers' Market Marketing Minds In the Community Durham Region Transit Stakeholders Advisory Board Lakeridge Health Clarington Community Panel Clarington Board of Trade International Conference for Science and Technology Parks North Carolina Toured successful Parks -Learned best practices Met with Canadian Consulate -Connection with her to partner business with those in North Carolina Met with local politicians -learned from those involved in making their success in parks a reality. .M :~ Clarington Board of Trade Getting the Job done.... 9 Brokers of Record registered for live feed of MLS listings on our website Database of 20 vacant lands Database of SO vacant buildings Electronic Community Profile Completed Have gathered information on local production of Promotional Video. (10 minute video footage approximately $5000.) Shop Local -109 participating businesses!!! Clarington Board of Trade Breaking News... Atlantic Lifts raises the roof for big contract Partnering success for Holburn Pingles Farm Market leads the way for Marketing in Ontario _. 4 Clarington Board of Trade Thank you for supporting CBOT Economic Development as we move forward, focusing on the responsibility for advancing community and business development through our attraction, retention and expansion efforts. SENES Consultants LrmPted AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way SENES Consultants Limited AEC4M Steven Rowe, Environmental Planner • ~~ 11 Leading the Way Overview Steven Rowe, Environmental Planner Draft Environmental Assessment (EA) Study Document ~- Social/Cultural Assessment Technical Study Report AECOM Draft Environmental Assessment (EA) Study Document r Traffic Assessment Technical Study Report Social/Cultural Assessment Technical Study Report ~~ Surface Water and Groundwater Assessment Technical Study Report r Geotechnicallnvestigation SENES Draft Environmental Assessment (EA) Study Document Surface Water and Groundwater Assessment Technical Study Report :- Air Quality Assessment Technical Study Report r Facility Energy and Life Cycle Assessment Acoustic Assessment Technical Study Report Visual Assessment Technical Study Report Natural Environment Assessment Technical Study Report Economic Assessment Technical Study Report Site Specific Human Health and Ecological Risk Assessment (HHERA) Clarington Staff Draft Environmental Assessment (EA) Study Document Visual Assessment Technical Study Report ~- Stage 2 Archaeological Assessment and Built Heritage Assessment Technical Study Report SENES Consultants Limited AEC~M ~ Steven Rowe, Environmental Planner • ~~ 11. Leading the Way SENES Consultants Limited AEC~M Steven Rowe, Environmental Planner • Leading the Way Environmental Assessment Peer Review Steven Rowe Environmental and land use planner active in Ontario EA for over 25 years Firm has operated for over 10 years Clients include Ministries, municipalities, proponents, citizens' groups EA projects include waste management, energy, transportation SENES Consultants Limited AECOM Steven Rowe, Environmental Planner Environmental Assessment Peer Review Peer Review of EA ~~ Leading the Way Peer Review is intended to identify whether the proponent has gathered information and evaluated alternatives and the preferred undertaking in an appropriate, consistent and traceable way Based on legislation, Terms of Reference, guidelines and good planning practice Raises issues to be addressed by the proponent SENES Consultanfs limited • F AECOM ~~ Steven Rowe, Environmental Planner Leading the Way Environmental Assessment Peer Review Services to Clarington Reviewed Steps 1-5 of site selection process and presented to Clarington General Purpose and Administration Committee Meeting, September 2007 Reviewed Step 7 of site selection process and presented to Clarington General Purpose and Administration Committee Meeting, December 2007 Reviewed Draft EA Document tracking how the EA comments made by Clarington were addressed Reviewed how specific studies feed up into the EA commitments, mitigation measures and monitoring in collaboration with other peer reviewers SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Environmental Assessment Peer Review Background EA issues identified throughout the site selection process Met with counterparts on Durham-York team Attempted to resolve issues where possible Cooperative working relationship Comments on EA provided on "Disposition Sheet" SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 8 -Site Selection Previous concerns with screening to identify unconstrained areas substantially resolved Still some concern with lack of information on identifyin g public lands Concern with tradeoffs among criteria within categories, especially re: health and natural environment SEINES Consultants Limited AECOM ~ Steven Rowe, Environmental Planner • ~~ Leading the YVay Environmental Assessment Peer Review Status of EA Issues Section 8 -Site Selection (cont.) Concern that a higher level of detail was available and could have been applied to compare the short-listed sites Concern regarding assigning zero dollar value to Region owned sites in short-list comparison largely resolved Concern regarding comparing capital and operating costs largely resolved SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 8 -Site Selection (cont.) Concern regarding using complexity of approvals and agreements as an environmental criterion resolved Concern regarding the "advantages and disadvantages" approach to comparing the short-listed sites and the traceability of the process Overall, site has low levels of impact regarding natural, social and cultural environments-air quality identified as an issue SENES Consultants Limited AECOM Steven Rowe, Environmental Planner ~~ Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 8 -Site Selection (cont.) Overall, the EA still does not present a sufficiently clear analysis to show conclusively that preferred among the alternatives, criteria and priorities Clarington Site 01 is based on the EA SENES Consultants Limited AECOM Steven Rowe, Environmental Planner Environmental Assessment Peer Review Status of EA Issues Section 9 -Vendor Identification ~r• l.Ll~ l1 Leading the Way Concern that the process to identify the preferred technology vendor does not incorporate EA principles. (MOE guidance would assist in resolving this) The proponent has committed to assess whether the Covanta proposal is consistent with the EA process and this will be reviewed when it is made available SEINES Consultants Limited ~ A ECO M ~'' Steven Rowe, Environmental Planner Leading the way Environmental Assessment Peer Review Status of EA Issues Section 10 & 12 -Undertaking and Chan es to the EA g Section 10.6 could articulate the Region's understandin g of when the post-diversion residual wastes will reach the thresholds for expansion The Service Area of the EFW facility should be defined in the EA for its initial development, presumabl York Y and Durham as no other municipalities have provided an ash disposal site, future changes would be an EA minor modification SENES Consultants Limited AECOM Steven Rowe, Environmental Planner Environmental Assessment Peer Review Status of EA Issues Section 13 -Commitments ~r• ~~^ .~ Leading the Way The May version of the draft EA did not make sufficient commitment to mitigation measures, but this has been resolved in June 12 version A concern regarding a proposed process for changes to the EA has been resolved, provided the proponent specifies the service area of the facility in the EA SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • 11 Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 14 -Monitoring The Environmental Assessment Compliance Monitorin g Program should include the commitments made durin g public consultation sessions with regard to how the facility will be built, operated and expanded SENES C.pnsultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 16 -Consultation Summary The proponent has now provided a consultation summary in the draft EA, however it should include EA process matters including traceability as key issues raised during the process SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way SEIYES Consultan[s limited AECOM Steven Rowe, Environmental Planner • Leading the Way Environmental Assessment Peer Review Status of EA Issues Section 8 -Site Selection Focused on the site selection process with regard to The evaluation process Consideration of mitigating factors Sensitivity of haul routes to development scenarios SENES Consultants Limited j AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Environmental Assessment Peer Review Status of EA Issues Consideration of mitigating factors "...each potential effect was reviewed and a determination made as to whether or not miti tive measures existed that could be applied to offset or eliminate the potential effect. In the case of a positive effect, enhancement measures were considered to increase the benefit." (Draft EA: Section 8.8.5) Mitigation of critical movement affecting general vehicle travel at East Gwillimbury and Clarington 01 was determined not to exist for traffic impact analysis Unable to trace decision-making process for mitigating measures SENES Consultants Limited AECOM Steven Rowe, Environmental Planner Environmental Assessment Peer Review Status of EA Issues Development scenarios ~~ Leading the Way Traffic impacts on haul routes are sensitive to development scenarios 140,000 tpy scenario: bulk of haulage from Durham advantage to Clarington 01 over East Gwillimbury 250,000 tpy scenario rha ork slight advantage to Clarington 01 over East Gwillimbury, which can be negated if haulage methods are changed 400,000 tpy scenario: source of haulage beyond 250,000 tpy is largely unknown advantage unknown Cannot address this issue due to limitations in scope and methodology of EA Should be resolved through review of Covanta bid, relative to EA approval SENES Consultants Limited • AECOM ~ ~~ Steven Rowe, Environmental Planner Leading the Way Traffic Assessment Technical Study Report Peer Review ~~= Overall analysis is generally sound Limited impact re: volume Total Number of Trucks Per Day' Type/Use Base Case Quantity 140,000 (tpy) Alternative Case 1 250,000 (tpy) Alternative Case 2 400,000 (tpy) Waste Supply 25 38 59 Additional Trucks g 13 1 g Total 34 51 77 'Assume annual quantity of waste is supplied over 250 days per year Staff and visitors = 34 cars/day and 1 tour bus/month Cumulative effects with other development activity in the area SENES Consultants Limited AEC4M Steven Rowe, Environmental Planner ~r• t~^ Leading the Way Traffic Assessment Technical Study Report Peer Review (Cont.) Mitigation through Host Community Agreement Private lane to the EFW facility from. Courtice Road Mitigates impacts to South Service and Osborne Roads Mitigates impacts to Courtice Energy Business Park SENES Consultants Limited • AECOM ~" ~ Steven Rowe, Environmental Planner Leading the Way ~r ~ ~ ~ ~~~ti ~ 'rS.. ~ vim" a a. ~~ rl ~ _ _ ' z ~` ~i ,T r`.. ~, _ „~ `~*r-_ -` i ~`~ ~ _ .. ~. ~ z ,,. ,. .E.,z- ~ ,. 1j .. f ~, ~ ,. ~ \y .. - !~~ _' ;~ - -yam`-`_'.`-_'-~: ~ - ' ~~~~ ~~~'`~~- - i \` . a~~t J • ~.. hr I 1 1 .1 I ~=~•~ ~ uAHSSenylGr~ ; 9° ~_ 1 a 1 C I F ,~,~ ~e { ! ~, ! DI i I I 1 1I ,nA ~ ~ `1 y~ ~ 1 ~ ~ o~~ ~ ~ ~~ i~. I ~P 1 1 .,.R ~ ~FSS ~~ PRaPERTY ~ xl ~ 1 I .a 1 ~ ~ ~ ~ i 1 ~ 1 ~ ~ ii ~ - -' 'I ~ . ~~ ~ I ~ 1' ~ a i I ! ' ~~, 1~ ~' i ! 1 ~,, .. . - ~, 11 1 ~ ,, I 1 . I ~ i l i 1 I , ~- :~ "~ ~ ~ PROPOSED ~ ~•., ~ ~ I 1 4 • II WPCP ~ ~ ~ ~ ~ - - _ 1 I ~ "`?~ ''. ~arooa~e?g.g ~ ...rte _;~ ,Y.:-, SEINES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Surface Water and Groundwater Assessment Technical Study Report Peer Review and Geotechnical Investigation Peer Review Overall analysis is sound and conservative Commitment in Host Communit A reement for Y g construction of a Stormwater Management Facility of a sufficient size to accommodate development of the Energy Park More analysis required at detailed design (post EA) SEIYES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way SENES ConsWtants Limited AECOM SENES Steven Rowe, Environmental Planner nsultanl ited rj• Leading the Way Specialists in Energy, Nuclear and Environmental Sciences Incepted i n 1980 Wholly Canadian-owned company Offices in Toronto, Ottawa, Vancouver, Yellowknife Affiliated offices in the US, India Over 5,000 projects throughout the world Core business in variety of public and private sectors: Environmental assessment Risk assessment Air quality Water quality Radioactivity Climate change Solid waste management SELVES Consultants t_imited AECOM Steven Rowe, Environmental Planner t J1 Leading the Way Air Quality Assessment The obvious errors regarding the coordinate of the met stations, CALPUFF input file, and mobile 6.2C model were addressed satisfactorily in the disposition and adequate clarifications provided. Issues regarding the calculations of .meteorology and use of meteorological factors in air dispersion modeling were apparently agreed upon by the MOE and we will have to agree to disagree on the approach. SEINES Consultants Limfted • AEC4M ~ ,~ Steven Rowe, Environmental Planner Leas:ng the way Groundwater Assessment The Region's Consultants agree with the lack of hydro- geological investigation; As advised, a hydrogeological assessment will be conducted onsite as part of the detailed design to support dewatering, groundwater management, etc.; The presence of confined or semi-confined layers, with high static water levels, at the deeper zone should be fully understood during the design for dewatering and groundwater management purposes; and No other outstanding issues remain. i SENES Consultants Limited AECOM Steven Rowe, Environmental Planner Leading the Way Facility Energy and Life Cycle Assessment We agree with Region's consultants dispositions for most comments. There appears to be no justification for the consultants to select grid different from the official grid as referred to by oPA and Ministry of Energy. The estimation of emission reductions have to be made with official baselines. For GHG reduction assessment and CER calculations, site specific monitoring plan will be required. In our opinion, this should be included as the CofA may not require this. SENFS Consultants Limited ~ AECOM Steven Rowe, Environmental Planner /~ r~• Leading the Way Acoustic Assessment We agree with most Region's consultants dispositions; The location of the equipment is important in conservative assessment of the noise. The assumptions regarding the location of the equipment for the assessment of the worst-case scenario is not mentioned; Sample calculations, rather than model outputs, should be provided to allow a reviewer to verify the results; and Sound absorption for concrete and asphalt is usually less than 0.1 and the use of a value of 0.5 is not justifiable. The CADNA model should be re-modeled. SENES Consultants Limited AEC4M Steven Rowe, Environmental Planner • Leading the Way Natural Environment Impact Assessment The. Region's consultants have agreed to edit/update the report based on those comments. The dispositions provided to our review comments were all acceptable. SENES Consultants Llmlted AECOM Steven Rowe, Environmental Planner • ~~ ~^ Leading the Way Social-Cultural Assessment The Region has agreed to edit/update the report based on the peer review comments; No outstanding issues are remaining; and in most cases, the Region's Consultant has made a commitment to include the appropriate update in the Final documentation; however, the exact update is not available in the disposition report and we will need to review the comments as incorporated in the "final report". SENES Consultants Limited AEC4M I Steven Rowe, Environmental Planner • ~~ Leading the Way Economic Assessment The disposition is acceptable provided the consultants provide appropriate maps/ data as required and accepted by Region's consultant in the disposition to clarify the issues raised in the original peer review. SENES Consultants Limited • AECOM Steven Rowe, Environmental Planner Leading the Way Site Specific Human Health and Ecological Risk Assessment Council had a presentation by Dr. Harriet Phillips on June 15, 2009 There are no major outstanding concerns i } i AECOM SENES Consultants Limited Steven Rowe, Environmental Planner • ~~ Leading the Way General In most cases, the .Region's Consultants have made a commitment to include the appropriate update in the Final documentation based on the peer review comments. Peer Reviewers would like to review the final report to assess whether the comments, and additions/deletions, carried out by Region's Consultants, are consistent with the peer review comments provided for the draft reports and that these comments have been addressed adequately in the report. E SENES Consultants Limited AECOM Steven Rowe, Environmental Planner • ~~ Leading the Way Next Steps There are two formal comment opportunities following submission of the final EA If required by Clarington, can continue to assist with review of the EA as it proceeds through the process