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  • George Bikas, February 5, 2019 Drewlo Holdings Inc. P.O. Box 6000, Komoka, Ontario, N0L 1R0

    Dear George:

    Re: Drewlo Holdings Inc. - Scoped Environmental Impact Study (EIS) for Block 151 and 152 Rezoning Application - within Phase 13 Summerside Subdivision (39T-92020)

    1.0 Introduction

    This report is a Scoped Environmental Impact Study (EIS) for Block 151 and Block 152, in the south

    west part of Phase 13 of the Summerside Subdivision (39T-92020) in the City of London. Block 151 and

    152 are located north of Bradley Ave, just west of Chelton Ave and occupies 3.3ha of agricultural lands

    [Figure 1].

    This EIS provides supporting documentation for a proposed site plan application for Blocks 151 and 152.

    As part of this application, the proposal is to re-zone Block 151 from (ASA) Commercial to Medium

    Density Residential to match the zoning of Block 152 [Figure 2]. Holding provisions on Block 152 will

    be lifted as part of this application.

    MNRF issued an ESA clearance [Letter to Proponent (LOA)] under the Endangered Species Act (2007)

    on June 29, 2018 for all of the Phase 13A of the Summerside Subdivision [Appendix A]. MNRF

    recommendations pertinent to Blocks 151 and 152 are included in this EIS (Section 4).

    UTRCA has confirmed there should not be a Regulatory Flood Line in the area of the Subject Lands but

    that these blocks are regulated for wetland interference [Appendix B]. In addition, the UTRCA has

    accepted the Hydrogeological & Water Balance Analysis and supplemental information (EXP, 2017) and

    has deferred to the City of London on the acceptance of the EIS [Appendix B].

    The EIS for the Summerside Subdivision Phase A (BioLogic, 2017) included recommendations for a 5m

    BioLogic Incorporated www.biologic.ca Windsor Office 110 Riverside Drive, Suite 201 2280 Ambassador Drive London, Ontario N6H 4S5 Windsor, Ontario N9G 4E4 Telephone: 519-434-1516 Telephone: 519-966-1645 Fax: 519-434-0575 Fax: 519-966-1645

    http://www.biologic.ca

  • ...page 2

    setback to be applied to the south side of the east/west extension of the wetland (northeast corner of

    Block 151) [Figure 3]. This buffer reflected a reduced buffer compared to the remainder of the core

    wetland feature to reflect the modification to the wetland boundary since the prior draft plan approval.

    This expanded wetland was considered to be largely an artefact of a blocked outlet culvert under

    Highbury Ave.

    The City requested an increase to this 5m setback in their review comments of the Phase 13A EIS. This

    has been considered in the context of the recent, and possibly ephemeral expansion of wetland, the City

    proposed trail system location and the constraints of previously approved Chelton Ave alignment in the

    same general location.

    2.0 Site Plan

    Blocks 151 and 152 of the Draft Plan (39T-92020) for Phase 13 of the Summerside Subdivision were

    originally proposed and approved (2006) as a Commercial Block and Multi-family Block respectively.

    The Site Plan now proposes both Blocks 151 and 152 as Multi-Family Residential Blocks [Figure 4].

    The Site Plan includes two 3-storey townhouse units, two 3-storey apartment buildings, four 6-storey

    apartment buildings, and associated above ground parking and access roads [Figure 4]. The City of

    London requested a pedestrian walkway which extends along the north portion of Blocks 151 and 152 in

    an east/west direction. The east/west walkway connects to the north/south walkway that is proposed for

    the buffer setback west of Chelton Rd [Figure 4].

    Both minor and major stormwater flows from Blocks 151 and 152 are proposed to be directed to the

    Summerside Subdivision’s Municipal storm sewer system and stormwater management facility (exp,

    2017; Development Engineering 2017). The development of Blocks 151 and 152, as per the site plan,

    does not impact the proposed linear bioswales along the west side of Chelton Rd and south side of Evans

    Blvd that are intended to provide water to the third pipe system to maintain water balance to the wetland

    [Development Engineering, 2017). The proposed zone change from Commercial to Medium Density

    Multi-Family Residential for Block 151 does not impact water balance to the wetland.

    BioLogic Incorporated www.biologic.ca Windsor Office 110 Riverside Drive, Suite 201 2280 Ambassador Drive London, Ontario N6H 4S5 Windsor, Ontario N9G 4E4 Telephone: 519-434-1516 Telephone: 519-966-1645 Fax: 519-434-0575 Fax: 519-966-1645

    http://www.biologic.ca

  • ...page 3

    3.0 Adjacent Features

    The proposed footprint of the site plan has no buildings or structures within the significant natural

    heritage features or the respective buffer setback (established by Stantec (2004) and modified in 2017) to

    the wetland [Figure 5]. The established buffer setback, which will be planted with native vegetation,

    protects the ESA, PSW, Butternut, and candidate Significant Wildlife Habitat (waterfowl nesting habitat,

    amphibian breeding habitat and potential turtle habitat) identified in the broader EIS (BioLogic, 2017),

    from direct impacts of the proposed development within Blocks 151 and 152 [Figure 5]. In the north west

    side of the proopsal, the development is next to the vegetation edge [Figure 5] which consists of cultural

    meadow in that location. This existing meadow provides substantial buffer setback to the wetland (60m).

    4.0 Mitigation

    General mitigation measures have been recommended for this Phase 13A development through a prior

    EIS (2017). These should be read in conduction with the site specific recommendations for this Block

    Plan as noted below.

    The development footprint for this updated block plan, is outside the significant natural heritage features

    of the site. The condominium buildings and associated roads and parking are located outside the

    recommended wetland setback. In the review of the Phase 13A EIS, the City of London requested an

    additional 5m setback at the east/west wetland extension to create a minimum 10m setback there

    [Appendix C]. Block H (a 3 storey apartment) has been located 10m from the east/west wetland

    extension [Figure 5].

    Recommendation 1: Provide additional landscaping in the rear yard (north side) of Block H

    to reinforce this 10m setback/buffer. The plan should be comprised of

    plant species (grasses and shrubs) that are native to Ontario to create a

    naturalized setting within the 10m setback to the wetland extension.

    The location of the City of London requested pedestrian walkway is to the north of the proposed parking

    and Apartment Blocks G and H. The walkway skirts marginally into the buffer setback [Figure 5].

    BioLogic Incorporated www.biologic.ca Windsor Office 110 Riverside Drive, Suite 201 2280 Ambassador Drive London, Ontario N6H 4S5 Windsor, Ontario N9G 4E4 Telephone: 519-434-1516 Telephone: 519-966-1645 Fax: 519-434-0575 Fax: 519-966-1645

    http://www.biologic.ca

  • ...page 4

    Recommendation 2: The buffer areas should be naturalized using plant species native to

    Ontario.

    MNRF has requested that a chain link fence be installed on properties which border the ESA to prevent

    encroachment to the buffer or beyond.

    Recommendation 3: A chainlink fence should be installed at the north limit of the walkway

    Right-Of-Way.

    There are general construction related impacts that require mitigation.

    Recommendation 4: Prior to construction, heavy duty sediment control fencing should be

    installed along the northerly development limit [Figure 5]. This fence

    will:

    i. act as a barrier to keep construction equipment and spoil

    out of wetland buffer and/or woodland edge

    ii. prevent sedimentation from reaching the wetland.

    Recommendation 5: Sediment control fencing should be inspected prior construction to

    ensure it was installed correctly and during construction to ensure that

    the fencing is being maintained in working order at all times. Any issues

    that are identified are resolved in the same day.

    Recommendation 6: All erosion and sediment control measures will be inspected daily and

    after significant rainfall events, maintained and/or adjusted accordingly

    to ensure sediment does not enter the natural feature at any time.

    Recommendation 7: Sediment control fencing will be installed according to the Guidelines

    for Erosion and Sediment Control for Urban Construction Sites (OMNR,

    1987) and the applicable standards established in the Ontario Provincial

    Standard Specification/Ontario Provincial Standard Drawings

    BioLogic Incorporated www.biologic.ca Windsor Office 110 Riverside Drive, Suite 201 2280 Ambassador Drive London, Ontario N6H 4S5 Windsor, Ontario N9G 4E4 Telephone: 519-434-1516 Telephone: 519-966-1645 Fax: 519-434-0575 Fax: 519-966-1645

    http://www.biologic.ca

  • ...page 5

    (OPSS/OPSD) documents.

    Recommendation 8: Sediment control fencing should not be removed until adequate re-

    vegetation and site stabilization has occurred