HomeMy WebLinkAboutPD-59-98DN: PD-59-98
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting:
General Purpose and Administration Committee
File# lam. r~~da9
Date:
May 4, 1998
Report #: PD-59-98 FILE #: PLN 17.9.3
Res. #~-,PVC-~~.c~o-~~~
By-law #
Subject: BIRCHDALE VILLAGE ENVIRONMENTAL IMPACT STUDY
FILE: PLN 17.9.3
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-59-98 regarding the Birchdale Village Environmental Impact Study
be received for information;
2. THAT Mr. Carlo Aloe be thanked for his work as the citizen representative on the
Steering Committee for the Environmental Impact Study; and
3. THAT a copy of Council's decision be forwarded to all delegations and interested
parties.
1. PURPOSE OF REPORT
1.1 The purpose of this Staff report is to advise Committee and Council of the process
related to and the conclusions of the Birchdale Village Environmental Impact Study.
This Study was undertaken in accordance with Section 4.3.8 of the Official Plan for
Subdivision Application 18T-95029 and Rezoning Application DEV 95-020
submitted by Blackcreek Developments to permit the development of a residential
subdivision in the Glenview Neighbourhood, Courtice.
1.2 A copy of the final Environmental Impact Study is available for review in the
Planning and Development Department.
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REPORT NO.: PD- 59-98
PAGE2
2. BACKGROUND
2.1 Map C of the Official Plan indicates that the proposed subdivision is traversed by a
cold water stream and is located partially within and adjacent to the Trulls Road
Woods and the Lake Iroquois Beach (see Attachment No. 1). As required by the
Official Plan, the Environmental Impact Study is required to examine these features
in detail, to identify the potential impact of the proposed development on the
features, and to recommend measures to mitigate the impacts.
2.2 In September 1996, the applicant advised Staff that he had retained the consulting
firm of Gartner Lee Limited to prepare an Issues Paper on the environmental
features in the area. Staff agreed that the Issues Paper, which was completed in
October 1996, would form Phase 1 of the Environmental Impact Study and that,
upon completion of Phase 1, the Municipality would retain Gartner Lee, at the
expense of the applicant, to complete the balance (Phase 2) of the Study. Gartner
Lee is one of the four consulting firms on the Municipality's roster of consultants for
the preparation of Environmental Impact Studies.
2.3 The study area for Phase 2 of the Environmental Impact Study generally
encompassed the lands bounded by Nash Road, Pebblestone Road, Courtice Road
and Trulls Road, with the proposed subdivision being studied in detail. The
consultant commenced work in January 1997. An interim report was submitted in
August 1997 and the final report was submitted in January 1998. This timetable
enabled the consultant to monitor conditions in the study area over four seasons.
2.4 A Steering Committee was created to oversee the progress of the Study and met
three times - at the commencement of the Study, in September 1997 after the
submission of the Interim Report, and in January 1998 after the submission of the
draft final report. The Committee was comprised of staff from the Planning and
Public Works Departments, the Central Lake Ontario Conservation Authority and
the Durham Region Planning Department, as well as Mr. Halminen and his
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REPORT NO.: PD- 59-98
PAGE 3
consultant. Liza Developments which owns property adjacent to the development
site, and a citizen representative also sat on the Committee. The final Phase 2
Environmental Impact Study submitted by Gartner Lee was adopted by the Steering
Committee.
3. PUBLIC PARTICIPATION
3.1 Meaningful public participation in the Environmental Impact Study process was
important to ensure that their concerns related to environmental impact were
appropriately addressed. A resident of the existing subdivision to the east of the
development site was invited to sit on the Steering Committee. Steering Committee
meetings were also open to the public and were attended by a number of area
residents.
3.2 Two Public Information Centres were held at the Courtice Secondary School. The
first Centre was held in October 1996 after the submission of the Phase 1 Issues
Summary Paper, while the second Centre was held in October 1997 after the
submission of the draft final report. Planning and Works Department Staff, as well
as the Municipality's and the applicant's consultants, were present at the
Information Centres. Approximately 40 residents attended each of the Centres.
3.3 Residents expressed the following concerns with respect to the proposed
development:
• impact of the proposed development on adjacent wells and septic systems
• fragmentation of Trulls Woods and the impact on wildlife habitat
• impact of the proposed development on groundwater recharge to Black Creek.
These concerns were specifically addressed by the consultant through the
preparation of the Study and in the final report.
4. OVERVIEW OF ENVIRONMENTAL IMPACT STUDY
4.1 The Environmental Impact Study examined the existing environmental conditions
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REPORT NO.: PD- 59-98
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on the proposed development site, including ground and surface water, vegetation,
and wildlife. The Study also identified the potential impacts on these features
resulting from the proposed development and recommended a number of mitigative
measures to address the impacts.
4.2 Existing Environmental Conditions
Surface and Ground Water
4.2.1 There are two tributaries of Black Creek on the development site -the main tributary
that enters form the north and a smaller tributary, which enters the site from Courtice
Road and joins with the main tributary on the development site. The water flowing in
both tributaries is warm, indicating that surface water, not ground water, is the
primary source of flow. The tributaries are also intermittent, having no flow during
the summer. As such, neither tributary can be considered as fisheries habitat.
4.2.2 The consultant examined borehole data and information available from other
reports to determine ground water conditions on the development site. It was
determined that the water table lies at the surface in the spring (March -May) and the
fall, and drops in the summer.
4.2.3 The development site lies within a distinct ground water basin. A layer of fill lying to
the north of Nash Road creates a barrier to the southerly flow of ground water. As a
result, the site does not provide a significant ground water contribution to Black
Creek. Contribution from the development site to Black Creek is provided mainly by
surface flow in the intermittent tributary which crosses the site.
4.2.4 A small wetland, which the consultant characterized as a 'mineral thicket swamp',
is located in the northwest part of the proposed development site.
Vegetation
4.2.5 The development site is located at the extreme south end of Trulls Woods. Large
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REPORT NO.: PD- 59-98
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portions of the Woods were cleared in the early 1970's. As a result, most of the
Woods, including the development site, is in an early successional deciduous state,
dominated by fast growing species like poplar and birch. These species will not form
the mature forest under the existing soil and water table regime, and are subject to
wind damage, snapping off or blowing over due to shallow root systems that have
developed in response to the high water table. The trees are somewhat more mature
in the northern portion of the Woods.
4.2.6 Two annual and five perennial regionally significant plant species were identified on
the development site. All of these plants occur in association with the main tributary
and are present because the disturbed state of the forest provides a relatively open
canopy which allows sunlight to penetrate. Some of the plants bloom in the spring,
while others bloom in the fall. The plants are dependent on the high water table and
become dormant in the summer when the water table drops. The consultant noted
that the plants may disappear even without development if the tree canopy closes and
shades out these species.
Wildlife
4.2.7 A total of 31 species of birds, representing a mixture of wetland and upland species,
were recorded on the proposed development site. The consultant indicated that the
subject site may only provide marginal habitat for the birds and that they may be
using better habitat located to the north and east for breeding.
4.2.8 A number of urban-adaptive mammals, such as squirrels, racoons and foxes, were
noted on the development site, although White-tailed deer was also sighted. The
consultant noted that the wildlife corridor function of the Trulls Woods extends no
further south than the development site due to the presence of existing urban
development and Nash Road.
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REPORT NO.: PD- 59-98
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4.3 Anticipated Impact of Development
Impact on the Water Table
4.3.1 The proposed development will cause a net drop in the water table due to a number
of factors. The introduction of impermeable surfaces such as rooftops, roads and
driveways to an area which was previously forested, will reduce the amount of
precipitation available for infiltration to the ground water system. As well, because
of the presence of the high water table, any excavations below the water table will
encounter flowing sands. It will be necessary to dewater during construction and the
installation of buried services in order to temporarily lower the water table.
4.3.2 Buried water, sewer and storm services on the site will be installed in beds of
compacted granular material. These granular soils will act as a conduit for
groundwater flow because the natural soils are less permeable than the granular pipe
bedding. As well, the use of foundation drains used to keep basements dry will cause
a drawdown in the water table during high water table conditions. The changes in
the level of the water table on the development site as a result of all of these factors
are anticipated to be smallest adjacent to the tributary and greater on higher ground.
4.3.3 As noted earlier, residents in the adjacent subdivision were concerned that the
lowering of the ground water table on the development site could negatively affect
their wells and septic systems. However, the consultant found that ground water
flows from the existing subdivision towards the proposed development site. As
such, the existing residential wells are not dependent on ground water flow from
the development site. Rather, the silty sands, which underlay the existing
subdivision, have a significant capacity to hold water and the precipitation on the
lots is generally sufficient to maintain well levels. The consultant concluded that
there should not be a noticeable change in well water quantity and quality as a
result of the proposed development, nor should there be an impact on the operation
of septic systems .
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REPORT NO.: PD- 59-98
PAGE 7
Impact on Surface Water
4.3.4 The proposed development will remove the minor tributary that extends to Courtice
Road. This is an intermittent stream that provides no fisheries habitat and limited
corridor functions. The main tributary is to be preserved within an open space
corridor which will run through the proposed subdivision
4.3.5 The construction of the George Reynolds/Cecil Found Drive extension east of Trulls
Road will necessitate the crossing of the small thicket swamp in the northwest
portion of the subject site. The geometry of the site leaves no alternative for this
alignment in the vicinity of the swamp. However, the consultant has noted that this
habitat type is well represented in the area, and specifically can be found around
the proposed storm water management pond on the development site. Therefore,
opportunities will still exist on-site for species to use swamp habitat, albeit in a
reduced form.
Vegetation and Wildlife Habitat
4.3.6 The trees will be removed in the areas of proposed construction, resulting in the
loss of forest habitat. However, the tree species present would constitute a hazard
in a built-up area for reasons noted earlier. Most of the wildlife species found on
the site are generalists and will still find opportunities for breeding and foraging in
the open space areas along the tributary.
4.3.7 The proposed development may affect the significant plant species found on the site
either by displacement through habitat loss, or by lowering the existing water table.
The area of suitable habitat for these plants will shift closer to the main tributary
where the new water table position will stabilize. The annual species will be
relatively unaffected by the change in the water table. Their ability to produce a
large number of seeds with good dispersal characteristics will allow them to
colonize further downslope where the new water table position will stabilize.
However, the perennials regrow from the same root stock every year and produce
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REPORT NO.: PD- 59-98
PAGE s
fewer seeds with poorer dispersal characteristics, and will therefore be less
adaptable to a change in water table level. The consultant suggested that the
perennial plants may need to be relocated.
4.4 Proposed Mitigative Measures
Water Table
4.4.1 The seasonally high water table will require dewatering during construction. The
Study recommended that the deeper construction items such as sewers should be
constructed in the summer months to avoid excessive dewatering, although it is
anticipated that some will still be required. As many of the buried services as
possible should be located on high ground. Discharge water resulting from
dewatering will have to be controlled to prevent excessive erosion and siltation.
4.4.2 To offset the potential for granular bedding material around buried services to
intercept groundwater, the Study recommended the use of trench plugs along all
buried services greater than 10 metres in length. Trench plugs which consist of
compacted material placed at specific intervals along the granular service bed,
effectively reduce the drawdown effect. It is expected that the zone of drawdown
influence will be reduced to less than 5 m from the bedding material.
4.4.3 To mitigate the drawdown effect of foundation weepers on the water table, the
Study recommends that groundwater collected by the weepers not be discharged to
the storm sewer. Rather, the weeper water, which will be clean cold groundwater,
could be collected by a third pipe and discharged in the tributary downstream of the
stormwater management pond. This will result in a minor augmentation of stream
flow. The Study also recommends that clean rooftop water not be directed to the
storm sewer system, but rather be discharged directly to the individual yards. This
would help compensate for the loss of infiltration to the ground water due to the
introduction of impervious surfaces.
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REPORT NO.: PD- 59-98
PAGE 9
Vegetation and Wildlife Habitat
4.4.4 The Study recommended that no detailed tree preservation plan be prepared for the
subdivision, but that forest removal should be limited to only the construction area.
The preparation of a plan showing areas to be preserved is recommended, and such
areas should be fenced off during construction to prevent intrusion by heavy
machinery. Construction materials are to be disposed of off-site.
4.4.5 An open space corridor along the main tributary is recommended. This corridor
would be a minimum of 50 metres wide (25 metre development setback from each
bank of the tributary). This corridor will provide foraging and habitat opportunities
for birds and other wildlife on-site and will permit wildlife movement to the
retained portion of Trulls Wood to the north. Dependent on the layout of the final
plan of subdivision, lots may be setback even farther from the valley and these
lands could be added to the valley system. Most backyards are to face onto the
valley, and there is no provision for a trail in order to restrict access to the linkage.
All works in the wetland will be constructed to maintain water movement through
the area, and to maintain the high water table adjacent to the tributary.
4.4.6 The Study recommended that the George Reynolds/Cecil Found Drive extension
should be built through the wetland in such a way as to preserve the groundwater
and surface water flow through the area. The intersection of the subdivision road
and the road extension could be designed to preserve a small portion of the
wetland, preferably on the southeast corner, which would remain connected to the
valley system. This would enhance biodiversity and preserve some of the present
habitat on-site.
4.4.7 The Study recommends that the populations of the seven species of regionally
significant plants be marked and mapped to facilitate removal and/or avoidance
where appropriate. Any of the perennial plants located where vegetation is to be
cleared should be dug up and transplanted within the area where the forest is to be
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REPORT NO.: PD- 59-98
PAGE l0
retained. The annuals need not be transplanted; however, the Study suggested that
their seed capsules be collected and the seeds randomly spread near the storm
water pond and in the forest retention area.
5. CONCLUSIONS
5.1 The conclusions and recommendations of the Birchdale Village Environmental
Impact Study will serve as important input into the Glenview Neighbourhood
Design Plan. As well, the specific recommendations from the Study related to
subdivision design and construction methods will be incorporated into the
Conditions of Draft Approval for the proposed plan of subdivision. Given the
highly environmentally sensitive nature of the development site, the applicant will
be required to prepare an Environmental Construction Management Plan to ensure
that the recommendations of the Environmental Impact Study are implemented
through the development of the subdivision.
5.2 The Birchdale Village Environmental Impact Study was the first study undertaken
pursuant to Section 4.3.8 of the Official Plan. From Staff's perspective, the process
was quite successful. Public participation in the process through the Public
Information Centres and specifically the inclusion of a resident representative on the
Steering Committee proved to be effective mechanisms for gathering and addressing
residents' concerns.
Respectfully submitted, Reviewed by,
Franklin Wu, M.C.I.P., R.P.P. W.H. Stockwell,
Director of Planning & Development Chief Administrative Officer.
JAS*DC*FW*cc
April 22, 1998
Attachment No. 1 - Natural Features on Birchdale Village Development Site
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REPORT NO.: PD- 59-98 PAGE 11
Persons to be notified of Committee and Co uncil's decision:
Gartner Lee Limited Mr. and Mrs. Robert Marsh
140 Renfrew Drive 51 Westmore Street
Suite 102 COURTICE, Ontario L1E 2H7
MARKHAM, Ontario L3R 663
Ronald and Olive Munro
Liza Developments 24 Lynwood Avenue
30 Wertheim Court COURTICE, Ontario Ll E 2H9
RICHMOND HILL, Ontario L4B 1 B9
George and Lesley Maguire
Carlo Aloe 11 Jane Avenue
~ COURTICE, Ontario L1E 2H9
/~ L1E 2H7
D.G. Biddle and Associates
96 King Street East
OSHAWA, Ontario L1 H 1 B6
L1E 2L6
Robert D. McKenna
nents Limited 18 Fourth Street
COURTICE, Ontario L1E 2H7
L1 E 2T1
Stanley Simmons
3260 Courtice Road
COURTICE, Ontario L1E 2L7
_lE 2H9
Helen and John Jozkowski
11 Lynwood Avenue
Donna Frances Ferreira COURTICE, Ontario L1 E 2H8
6041 Middle Road
R.R.#1 Matthew and Jessie Scott
BOWMANVILLE, Ontario L1C 3K2 17 Jane Street
COURTICE, Ontario L1 E 2H9
Mr. and Mrs. Gebelhoff
29 Westmore Street Ivan Perun
COURTICE, Ontario L1E 2H8 R.R.#1
HAMPTON, Ontario LOB 1J0
Marg Ellis
8 Lynwood Avenue Kerri and Mike Novak
COURTICE, Ontario L1 E 2H8 7 Jane Avenue
COURTICE, Ontario L1 E 2H7
Dave Unwin
47 Westmore Street
COURTICE, Ontario L1 E 2H7
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REPORT NO.: PD- 59-98
Elwin White
10 Fourth Street
COURTICE, Ontario L1E 2H7
D. Cowle
43 Westmore Street
COURTICE, Ontario L1E 2H7
J.A. Hayman
R.J. Howes
22 Jane Avenue
COURTICE, Ontario L1E 2H9
William Bowden
4 Glenview Road
COURTICE, Ontario L1E 2H9
Nancy Whitehead
8 Jane Avneue
COURTICE, Ontario L1E 2H9
Christine Lowe
12 Jane Avenue
COURTICE, Ontario L1E 2H9
Edward Zavitsky
32 Lynwood Avenue
COURTICE, Ontario L1E 2H9
Kerry Meydam
3828 Trulls Road North
COURTICE, Ontario L1 E 2L3
Mary Martinelli
60 Westmore Street
COURTICE, Ontario L1 E 2H7
Dineen Leger
12 Glenview Road
COURTICE, Ontario L1E 2H9
W.D. Manson
20 Clematis Road
WILLOWDALE, Ontario M2J 4X2
PAGE 12
Stan Racansky
3200 Hancock Road
COURTICE, Ontario L1 E 2M1
Janet Sikora
34 Lynwood Avenue
COURTICE, Ontario L1 E 2H9
Peter Bramton
21 Jane Avenue
COURTICE, Ontario L1E 2H9
Chris Darling
Regional Planning Department
1615 Dundas Street East
WHITBY, Ontario L1 N 6A3
Carole Seysmith
Friends of the Second Marsh
100 Whiting Avenue
OSHAWA, Ontario L1 H 3T3
Linda and Julie Walsh
25 Jane Avenue
COURTICE, Ontario L1E 2H9
Bill Bickle
7 Glenview Road
COURTICE, Ontario L1E 2H9
Gordon Heard
18 Jane Avenue
COURTICE, Ontario L1 E 2H9
LesJagoda
569 Townline Road North
COURTICE, Ontario L1E 2J4
L. Little
3075 Trulls Road
Group 6, Comp. 10
COURTICE, Ontario L1E 2L1
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REPORT NO.: PD- 59-98
Joe McKenna
13 Poolton Crescent
COURTICE, Ontario L1E 2H4
Ted Mosolanczki
4 Fourth Street
COURTICE, Ontario L1E 2H7
E. Nowasad
3732 Courtice Road
COURTICE, Ontario L1E 2L5
Teresa and Roy Palonen
55 Westmore Street
COURTICE, Ontario L1E 2H7
Neil Ryan
39 Westmore Street
COURTICE, Ontario L1E 2H7
Ken Livingston
12 Glenview Road
COURTICE, Ontario L1E 2H9
671
PAGE 13
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