Old Victoria B - London, Ontariocouncil.london.ca/CouncilArchives/Agendas/Planning Committee Age… · The six major landowners are Larry and Kathy Breau, Tom and Debbie Mistretta,

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CHAIR AND MEMBERS - PLANNING COMMllTEE

Old Victoria Area Plan B.Page

1 . -. FROM:

SUBJECT

V. A. COTE GENERAL MANAGER OF PLANNING AND DEVELOPMENT OLD VICTORIA (SUMMERSIDE NORTHEAST AREA PLAN)

TERMS OF REFERENCE PUBLIC PARTICIPATION MEETING ON NOVEMBER 28,2005 @ 4:45 PM I1

1 RECOMMENDATION

That, on the recommendation of the General Manager of Planning and Development, the attached Terms of Reference for the Old Victoria (formerly known as Summerside Northeast) Area Plan (prepared by Kirkness Consulting Inc., October 2005), as modified in Appendix A, BE ADOPTED as the basis for the preparation of the privately-initiated Area Study.

EXECUTIVE SUMMARY

1 The Old Victoria (formerly Summerside Northeast) Terms of Reference was circulated to various departments, agencies and the public.

1 The Terms of Reference set out the boundaryof the area study, the key component studies, that will be completed and the process which will be followed

9 Many comments were received in response to the circulation and these are documented within this report.

9 In response to these comments, a revised Terms of Reference has been prepared and attached for Council adoption so that the area planning process can proceed.

BACKGROUND

Change in Name for the Area Study As a result of the Summerside Northeast Area Study being circulated, feedback was provided that indicated that this name could be misleading and could cause confusion as to the location of the study area within London. As a result, an alternative name is proposed, as determined in consultation with the proponents of the Area Study. The new name, Old Victoria Area Study, reflects its location whereby the study area’s eastern boundary is an extension of Old Victoria Road.

Throughout the remainder of the document, the newly proposed name, Old Victoria, will be used in place of Summerside Northeast, except where a direct quote is included which uses the former name.

Old Victoria (Summerside Northeast) Study Area Larry Breau, along with five neighbouring property owners, has initiated an area planning study for the northeast portion of the Summerside Community Planning Area in the southeast end of the City. The proposed study area is bounded by the South Branch of the Thames River to the north, Commissioners Road East to the south, and major ravines and open space to the east and west. (refer to the attached location map for identification of boundaries). These lands are designated in the Official Plan on Schedule “ A Land Use as “Urban Reserve - Community Growth”, “Rural Settlement”, “Open Space” and “Environmental Review.” The “Urban Reserve” designation has been applied to these lands to indicate that they would be planned in more detail for urban uses through an area plan process.

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Subject Site: Summerside Northeast Area

Date: 11/8/2005

Flle Number: SNAP

CORPORATION OP THE CITY OF LONDON Prepared By: PD - Planning

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Old Vlctoria Area Plan &Page

While the entire Summerside Community Planning District extends southwest to Bradley Avenue and west to Jackson Road, it is appropriate to consider the north eastern portion of this area separately for the following reasons:

a The lands to the southwest have been included within a “Placemaking Demonstration Project,” initiated by the City in co-operation with the property owner; and . The lands on the north side of Commissioners Road, west of the proposed study area, are separated by natural heritage features and would most likely develop independently from the subject lands lands. Given their location these lands may be included within the Placemaking Demonstration Project.

The total land area for the Old Victoria planning area is approximately 132 hectares (336 acres). The study area contains rural residential and estate residential properties, active agriculture uses and major open space along the south branch of the Thames River with forested valley lands including Meadowlilly Park. Land uses surrounding the site are generally are agricultural but also include existing and proposed residential developments to the south and west, the Meadowlilly Woods ESA to the west, the Thames River basin and natural environment areas to the north, and the new Cibj of London Airport Road South industrial park to the east.

There are approximately 34 properties within the area - six of which are larger land holdings, with the smallest parcel being 4 hectares (9.8 acres). The six major landowners are Larry and Kathy Breau, Tom and Debbie Mistretta, Rick Grenier, Charlie Hajar, Abe Hajar and Steve and Lorel Cline. Unlike many of the previous completed area studies, there is no one key landowner funding the process however Larry Breau owns 38% of the study area or 46.9% of the participating land holdings. The major landowners have entered into a landowner participation agreement for the preparation of the area plan. The agreement comprises the owners of 65% of the study area. Of the remaining land, only one other property owner with sizeable land holdings is not participating. Planning staff are satisfied that this represents sufficient land owner participation to proceed with an area plan for the entire area.

Terms of Reference The lead consultants for the project are Kirkness Consulting Inc. Urban and Rural Planning, and Development Engineering (London) Limited. Kirkness Consulting Inc. has prepared the attached draft Terms of Reference which identifies preliminary planning issues, outlines the steps in the process, including public consultation and future public meetings, and background studies required before considering the land use options and final approval of the preferred land use plan. This plan will guide the allocation and location of specific land uses including parks, schools and major roads, identify the provision of services; and address the protection of significant environmental features.

The Old Victoria Area Plan will be undertaken as a ‘scoped’ planning process recognizing: 1 the data available from the recently completed Airport Road Area Study and the newly

developed Airport Road Industrial Park; 9 the relatively small amount of land area designated as Urban Reserve - Community

Growth; and . the intended future land use as predominately residential.

This scoped planning process will not, however, preclude the completion of a number of detailed studies relating to natural heritage resources, groundwater, soils and aggregate resources, archaeological resources, transportation, and servicing components. The completion of these studies will set the foundation for the ultimate official plan amendment derived from the process.

The draft Terms of Reference was circulated internally and externally to various departments and agencies including the City’s Environmental and Engineering Services Department, U.T.R.C.A., and Ministry of Natural Resources. To date there have been some significant responses and requests for amendments to the Terms of Reference from the municipal departments and outside agencies. These concerns and modifications are listed below. In co-operation with the planning and engineering consultants, the revisions to the draft area plan reflecting the requested modifications have been proposed within this report and are reflected in the revised Terms of Reference attached hereto.

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Old Victoria Area Plan &Page

Notice of the public meeting to consider the Terms of Reference was given to all property owners within the boundaries of the Old Victoria planning area, and all properly owners within 120 metres (394 ft.) of the boundaries, and a notice was advertised in the London Free Press. To date eight telephone enquires have been received with requests for information and clarification.

The Old Victoria area planning process will run parallel to a Class Environmental Assessment process led by the City for the stormwater management component in the study area. The draft Terms of Reference suggested the consolidation of the Class EA Schedule C within the proposed Community Area Plan. In accordance with the requirements of the Municipal Class EA, the above noted Municipal Class EA study will be conducted independently of the community Area Plan but will incorporate the information developed within this area plan related to the ecological condition of the water resources system. The final terms of reference will identify the requirements of the Environmental Assessment independently from the Community Plan.

Comments Received from Circulation Process Planning Department

1 A new name should be considered for the Area Plan which better describes the location and avoid the confusion with the ongoing Summerside community development or the area subject to the recently initiated Placemaking Demonstration Study.

9 The Terms of Reference should identify a vision or an identityc0,mponent within the initial phase of the community plan process. The long term integration of the properties fronting Hamilton Road into an appropriate and functional land use concept is an important consideration. The timeline set out in the terms of reference is far too ambitious for the proposal. Upon the completion and submission of the background studies staff will need to be given adequate time to circulate the documents for review, assemble comments, prepare a consolidated area plan and complete a report to Planning Committee and Council which recommends Official Plan designation and specific policies to be included in the Official Plan. Further, the timeline is sensitive to the submission/completion of the studies by proponents and any delays in such submissions will cause variations in all subsequent timelines. The background studies are to be submitted as a package and not individually. The Phasing and Financial Impact study should include an analysis of the impacts on the city budget in the 5 to 10 year projection period. Further clarification is required on the Remuneration for Area Plan Study in that the cost of all applications will be borne by the applicant and that the land owners provide 30 copies of final Study to the City including an acceptable eclectronic version.

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Environmental Services Department Transportation Division In addition to the components identified within the Terms of Reference for the traffic impact study the following outlines more specific requirements that the traffic study for the Summerside Northeast Area Planning must identify.

I . The study should include the traffic impact of all the lands identified in Map 2 of the terms of reference including the lands of non participating land owners. Specific detailed analysis must be undertaken for Commissioners Road, Hamilton Road, any new collector roads required for development, the intersection of Commissioner Rd at Hamilton Rd/Old Victoria Rd, any new intersections along the arterial roads and the intersection of Hamilton Rd at Airport Rd. This analysis must also include the number and location of accesses to serve any commercial development that is proposed within the area. It should be noted that commercial access should be integrated with any proposed collector road pattern if possible. Full access points to the arterials will be discouraged.

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2. As a basis of analysis this study will be required to use the same analysis and forecasting techniques utilized in the Airport Road South Industrial Park Traffic Study. Traffic volumes projected for Commissioners Rd, the intersection of Hamilton Rd at Commissioners Rd, the intersection of Hamilton Rd at Airport Rd and Hamilton Rd at the new collector street for the industrial subdivision must be utilized. The analysis and recommendations of this study must be compatible with and integrated into the Airport Road Industrial Park study. The City would prefer the same computer analysis techniques that were utilized in the Airport Industrial study be carried forward in this study.

3. Project weekday A.M. and P.M. peak hour trafficvolumes reflecting ultimate build-out of all lands within the study area. The build-out time horizon is typically 10 years (in this case 2015) for a residential subdivision. However, due to the necessity to integrate this study with the Airport Road study, the time horizon must match those identified within the Industrial subdivision traffic study - 201 0 and 2020. Growth in background traffic over the specific time horizons should be taken into consideration for this projection as identified within the industrial subdivision study.

4. Assign estimated weekday A.M and P.M. peak hour traffic volumes to Hamilton Road, Commissioners Rd and any new collector roads proposed as a result of development including turning movements at existing and proposed intersections and driveways. It should also be noted that all lands within the study area must be served through the internal road systems.

5. Analysis (capacity & level of service) of the traffic assignment for the weekday A.M. and P.M. peak hour on Hamilton Road, Commissioners Rd and any new collector roads proposed as a result of development including turning movements at existing and proposed intersections and driveways.

6. Identification of the infrastructure requirements for existing and future roadways based on full build out of the lands in the study area including through lanes, auxiliary lanes and traffic control measures. Queuing analysis should b,e used to determine the length of any auxiliary lanes and used to assist in the location and spacing of driveways. It should be noted that improvements to Commissioners Road, the intersection of Hamilton Road at Commissioners Rd and Hamilton Rd at Airport Rd have been identified within the industrial subdivision study. If the timing of these improvements change as a result of traffic generated by this area it must be identified. The lengthening or addition of turn lanes at these intersections that is required to accommodate this development must also be identified.

7. Estimate 24 hour traffic volume on any new collector roads.

8. If any of the intersections within the area require the installation of traffic signals, progression analysis must be undertaken to ensure two-way progression between existing and future signals is achievable. Intersection locations shall be spaced to optimize traffic progression. This analysis must be based upon proposed signal timing plans acceptable to the City and include any new signals identified in the Airport Rd subdivision study. The limits of any analysis along Commissioners Rd/Hamilton Rd must include the intersections of Hamilton Road pt Airport Rd and Hamilton Rd at the new collector road for the Airport Industrial subdivision. It should also be noted that the City uses the Ontario Traffic Manual Book 12 Traffic Signals method to determine if traffic signals are warranted.

9. Provide anticipated timing of infrastructure improvements based on phasing of land development and improvements required to accommodate the Airport Road Industrial subdivision.

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Old Vlctoria Area Plan B.Page

I O . The internal road system should be designed to provide a discontinuous road pattern to discourage through traffic. A traffic calming plan must be developed that identifies traffic calming measures recommended for collector streets to discourage speeding and through traffic.

11. The bicycle system must incorporate the Bicycle Master Plan requirements.

Wastewater Engineering Division Nearing completion is the 6750 and 7500 sanitary sewer constructed to service the Airport Road South Industrial Park at the south east corner of Commissioners Road and Old Victoria Road. This sanitary sewer was sized to accommodate development adjacent to the proposed industrial park including 147.4 ha of land west of Hamilton Road and north of Commissioners Road and 34.3 ha of land east of Hamilton Road and west of the extension of Old Victoria Road. The new sanitary sewer is tributary to the East Park Pumping Station and Pottersburg PCP and sufficient capacity has been reserved at both of these facilities to accommodate development of these lands.

The proposed Summerside Northeast Area development has a gross area of 67.6 ha west of Hamilton Road and 21.9 ha east of Hamilton Road so is entirely tributary to the new trunk sanitary on Hamilton Road.

9 All sanitary sewers designed as part of the Summerside Northeast Area development must be sized and situated to accommodate further development within the design drainage area of the Hamilton Road trunk sewer, beyond the limits of this study area and will require approval and sign off from this division.

A phasing and implementation plan should be incorporated within the Terms of Reference.

All works proposed will be consistent with the City’s Sanitary Sewerage Servicing Plan Update 2003.

1 The Environmental Services Department requested a complete revision to the Stormwater and Drainage section of the Terms of Reference. The completed revision as included in this report is satisfactory to the Stormwater and Drainage Division.

The draft Terms of Reference suggested the consolidation of the Class EA Schedule C within the proposed Community Area Plan. In accordance with the requirements of the Municipal Class EA, the above noted Municipal Class EA study will be conducted independently of the community Area Plan but will incorporate the information developed within this area plan related to the ecological condition of the water resources system. The final terms of reference will identify the requirements of the Environmental Assessment independently from the Community Plan.

Upper Thames River Conservation Authority The Upper Thames River Conservation Authority received a copy of the draft Terms of Reference for the above-noted area study and subsequently received proposed revisions for the sections dealing with stormwater management, SWM Class EA technical committee, Official Plan Amendment steering committee and public consultation from the lead consultants. We have completed our review of the information submitted and we offer the following comments for your consideration at this time.

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Storm water and Drainage Engineering

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In the latest revision of the Terms of Reference, references to water quantity have largely been removed from the text. As well, text has been added to the “SWM Options Analysis and Discussion” section stating that “runoff water quantity issues will be secondary in this area...”. We do not feel that water quantity issues are secondary, particularly as they relate to erosion receiving watercourse retained through future development of the subject lands. Furthermore, as stated in the Thames Valley Area Study, “during the preparation of the stormwater management study the need, or lack thereof, for peak flow/flood control must be considered .... Peak flow control may be required if flooding of existing areas cannot be controlled by culvert upgrades, channel re-design, etc.”

We feel that it would be prudent to include a representative from the UTRCA on the proposed SWM Class EA Technical Committee.

The final paragraph of the “Official Plan Amendment, Class EA Regulations and Public Consultation” section states that “...much of the environmental screening of water resources management options for the northwest tributary has already been completed as part of the Airport Road South planning process ...” It is important to note a comprehensive assessment of stream morphology downstream of Hamilton Road was completed as part of the previous Airport Road South work. Although an assessment of fluvial geomorphology was recommended to determine erosion control requirements in the Airport Road South planning area, it was felt that it would be more appropriate to complete the assessment in conjunction with future development downstream of Hamilton Road. The Summerside Northeast Area Study Terms of Reference should include a task to assess the fluvial geomorphology of the tributaries that traverse the study area.

The “Geotechnical Assessment” section makes reference to an evaluation of slope stability and erosion setback limits. We offer the following suggested revisions to ensure that requirements of Section 3.1 of the Provincial Policy Statement relating to Erosion hazards will be adequately addressed:

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The geotechnical assessment will include the identification of typical soil and groundwater conditions in the study area with emphasis on the areas adjacent to the Thames River, the Thames River’s tributaries within the study area and potential aggregate resources. The slopes along the Thames River and any retained watercourse will be studied to assess their stability and to define appropriate toe erosion and erosion access allowances, based on the following work plan:

8 compile and review background information including available borehole data, topographic and geological mapping, aggregate resource reports, and air photos; carry out site reconnaissance; - carry out limited intrusive testing of potential aggregate resource areas test pits and/or boreholes with related laboratory work;

1 carry out preliminary engineering analysis; . define erosion hazard limits along the Thames River and any retained watercourses; and

1 provide draft information and a final report on the geotechnical as well as the hydrogeological assessment

We also noted a few minor items that warrant correction: a) SWM options Analysis and Discussion, Paragraph 2: The SWM component of

previous London area planning studies has been divided into four main phases. b) SWM Options Analysis and Discussion, Paragraph 4: include a variety of

management practices to meet the governing water qualitykwantity control criteria

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The Ministry of Natural Resources has completed their review of the draft Terms of Reference for the Summerside Northeast Area Plan. The following comments from MNR are offered for your consideration.

The Draft Terms of Reference for the Summerside Northeast Area Study sets out a good study. All the components laid out in the new Provincial Policy Statement, 2005 (PPS, 2005), are referred to in the study. We trust that hazard issues regarding the floodplain of the watercourses in this area will be addressed in co-operation with the Conservation Authority.

From the best available information which has been reviewed for this area, the following list of features are features that will need to be specifically addressed:

Ministry of Municipal Affairs and Housing

1. Meadowlily Woods Wetland (PSW)

2. Species at Risk; several species at risk are known to occur within, or in close proximity to the subject lands. The natural heritage study should also describe the timing and frequency of the field work to align with the species that the ecologist/ biologist is assessing. If specifics are required, MNR is willing to provide further technical advice.

3. Aggregate Resource Area: the majority of the site is underlain with aggregate resources as shown on Schedule B of the City’s OP. The information being requested in section 8.2 should provide valuable information for the decision- making process. Policy 2.5.2.5 of the PPS, 2005 states:

“In areas adjacent to or in known deposits of mineral aggregate resources, development and activities which would preclude or hinder the establishment of new operations or access to the resources shall only be permitted If:

a) resource use would not be feasible: or b) the proposed land use or development serves a greater long-term public interest; and

c) issues of public health, public safety and environmental impact are addressed.”

MNR can provide a copy of the Mineral Aggregate Resource Reference Manual (OMNR, 2001) to the municipality, if requested. This document discusses methods for assessing development applications within Aggregate Resource Areas.

SUGGESTED REVISIONS

Based on comments from the circulated agencies and public circulation of the October 2005 edition of the Terms of Reference, the following revisions are proposed by Kirkness Consulting Inc., Development Engineering and City staff:

Title The revised title of the Area Planning Study to replace the Summerside Northeast Area Plan is “OLD VICTORIA AREA PLANNING STUDY”.

Section 2.0 - Official Plan Amendment add subsection ’2.1 Community Vision’ ‘Visioning’ is the client - team process of developing a description of what the Community ‘‘should look 1ike”in the future and how it will function, all communicated through maps, plans, images and text

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Although there is more visioning to be completed as the planning process unfolds, the multiple client of land owners and the consulting team have discussed various visions and the major elements of a Vision at this early point in the process are:

a. Southeasterly ‘gateway‘ location into the City that should utilize landscaping and signage -perhaps in the centre of a roundabout at Commissioners and Hamilton Roads intersection, creating opportunities for community identify;

b. The spatial model of Community Design would best be a curvilinear road pattern modified to fit the undulating topography, with the principles of land use intensify transition from such nodes as the Hamilton -Commissioners Road intersection;

c. Utilization of the ‘subwatershed -ecological- based’approach to land use siting and sizing, with the starting point being the establishment of the natural heritage and cultural heritage land use;

d. Capitalize on the significant vistas and views of the Study Area, given its high elevation;

e. Capitalize on the major Thames River valley and tributaries, for open space corridors and linkages with multi-use trails;

f. Long term use of Rural Settlement designated area along Hamilton Road with appropriate rear access to enable reduction of direct access along the arterial of Hamilton Road, and the consideration of alternatives of intensifying housing or mixed use “mainstreet” style development;

g. Mixed and balanced housing types and tenures, including alternatives of high and moderate densify scenarios;

h. A defined ‘central area’ of the Community with mixed uses lead by retail, office and personal service uses;

i. A recognition of land use needs to support the residential community, including schools, parks and libraries, particularly in view of the larger context of the Summerside Community and the larger City;

j. Inclusion of multi modes of transportation, roads for vehicles, transit, bicycles and pedestrian circulation systems to accomplish “walkabiliv;

A visionary session will be held with Planning Division staff and other appropriate parties prior to the preparation of alternative land use options. The vision will more clearly articulate the intended design, character and identify of the Community Plan, set out key principals for moving forward in the preparation of the plan.

Section 4.0 Study Area and Surrounding Land Uses 9 delete last word in the first paragraph (Park) and replace with “Woods

Environmentally Sensitive Area“

. In the section bullet point delete the word “an” and replace with “a three season inventory“ In the last paragraph in the “Inventory and Evaluation of Existing Natural EnvironrnenY‘ at the end of the second sentence add “or will be confirmed with the Ministry of Natural Resources for their location.”

Section 8.1 Natural Heritage Study

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In the second bullet under ”Ecological Resources lnventoly and Analysis” the word “Criteria” should be deleted and replaced with “methodology for collection of data.” After bullet 6 under the “Ecological Resources Inventory and Analysis” an additional bullet should be added “Apply the boundary delineation criteria for the Meadowlilly Woods €SA and potential ESA.”

- Section 8.6 Drainage and Stormwater Management (SWM)

9 The entire section is to be deleted and replaced with the following:

Drainage and Stormwafer Management (SWM)

Study Approach

One of the key aspects to this study will be tolensure that the overall goals and specific objectives of London’s subwatershed studies are maintained with this area plan. Development in the Summerside Northeast district will build on fhe wafer resources and SWM work completed for the City’s newAirport Road South industrialparkand theirfirstand subsequent phases of development. This includes measures to be undertaken in conjunction with servicing of the area to effectively manage runoff while protecting base flows and water quality. Specific water resources and SWM targets and criteria will be consistent with the above noted subwatershe? criteria. They will be confirmed for this planning area based on the natural enviroqment inventory, Ontario Ministry of the Environment (MOE) water quality criteria, and the hydrogeological, geotechnical, and aggregate resources assessments outlined above. This work will be used to develop an appropriate drainage servicing strategy to provide for development as well as the protection and enhancement of the natural areas along the Thames River and the local tributaries where appropriate and feasible. Where practical, this will also be co-ordinated with parks and open space planning for the area. The key tasks to be undertaken as part of this component study are summarized as follows:

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examine relevant background data including recent work completed for Airport Road South Industrial Park; inventory and assess existing drainage conditions respecting natural catchment areas and proposed land uses; anticipate potential physical changes to the lands that might affect existing drainage patterns, and discuss related development and servicing options with area landowners; delineate post-development servicing area($ based on pre-development drainage areas from existing studies, existinb topographic information and expected changes for permanent lot grading with input from City staff; develop S WM HYMO modeling forpre and post development conditions; analyze hydrogeological water balance estimates to identify and confirm suitable water resources management if measures for feasible implementation of preferred S WM plan to mitigate potential development impacts on the existing tributaries as well as the Thames River itself; confirm current SWM system design criteria including review of the Thames and other recently updated subwatershed studies; develop S WM master drainage plan to document selected S WM objectives, preferred practices, and extent of works required to develop appropriate minorhajjor conveyance system review cost and UWRF implications of the preferred SWM plan; and

10 prepare draft report to summarize work completed including conceptual design, master SWM and drainage plan, and mapping of land/easement requirements for proposed drainage and SWM works.

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Expected outcomes of this component study will be:

1. identification of optimal and S WM measures, facility locations, and corresponding drainage areas respecting natural environment constraints, water resources management objectives, and the viability of development;

2. development of guidelines for the provision of temporary and permanent drainage and SWM works for the subject planning area to meet specific water quality objectives and regulatory requirements:

3. development of sufficient technical information and public input to comply with the requirements of the Municipal Class Environmental Assessment (Class EA) regulations, planning process, and approval requirements for the preferred S WM plan. This will include the development, evaluation, and selection of appropriate SWM options to achieve the water resources management objectives and development servicing requirements for the area.

The OPA and subdivision work completed for the Airport Road South lndustrial Park is available to support the drainage servicing requirements for this Area Plan. This includes the detailed assessment and careful planning for the erosion and environmental protection of the existing tributary serving the northwest area of the industrial park and the eastern portions of this area plan. This area plan work will build on that water resources management strategy which will also be used to guide the development of an appropriate S WM plan for the western portions of the Summerside Northeast area.

Geotechnical Assessment

The geotechnical assessment will include the identification of typical soil and groundwater conditions in the study area with emphasis on the areas adjacent to the Thames River, the Thames River tributaries within the study area, and potential aggregate resources. The slopes along the Thames River and any retained water courses will be studied to assess their stability and to define toe erosion, erosion access allowances, the 700 and 250-year erosion setback limits, and in to for applicable filllimits for developmentpurposes, basedon the following work plan:

compile and review background information including available borehole data, topographic and geological mapping, aggregate resource reports, and air photos; carry out site reconnaissance including stream morphology assessment of existing watercourses; carry out limited intrusive testing of the potential aggregate resource areas test pits and/or boreholes with related laboratory work; carry out preliminary engineering analysis; define erosion hazard limits along the Thames River and any watercourses to be retained and improved; and provide draft information and a final report on the geotechnical as well as the hydrogeological assessment.

SWM Options Analysis and Discussion

Our approach to SWM for this area will be consistent with the movement towards development responsibility for environmental protection including maintenance and enhancement. This will be accomplished through a review and documentation of the latest S WM innovations on the combination of at-source, conveyance, and end-of-pipe measures.

The S WM component of previous London area planning studies has been divided into four (4) main phases; documentation and analysis of existing conditions; identification of existing opportunities and constraints; analysis of alternative S WM systems including development viability and estimated costs; and the preparation of a preliminary design and implementation plan for the preferred water resources management system. Once a

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thorough understanding of the existing conditions of the study area and the current policy framework has been achieved, opportunities and constraints for the design and implementation of an optimized S WM system, which will be guided by environmental protection and costs, will be identified in consultation with landowners, City staff, UTRCA, MOE, and other agencies as required. The results of the Natural Heritage Study, including the natural environment inventory, and the hydrogeological, geological, and aggregate resources assessments will be used to develop and evaluate SWM system options, and to select the preferred plan. Early coordination with the Natural Heritage Study will facilitate the identification of opportunities to incorporate crucial S WM functions within existing natural areas, and the establishment of appropriate watercourse protection and enhancement criteria. The draft report will be used to summarize and document study findings, and to establish appropriate S WM system design, construction, and performance criteria for the subject area.

Alternative SWM strategies will be reviewed to meet all applicable criteria following an evaluation of at-source, conveyance, and end-of-pipe measures and their suitability to the development of the study area. Development strategies will include traditional methods of providing centralized off-line basins as well as the alternative strategy of providing neighbourhood and/or on-site and online facilities. Centralized basins should be located at storm sewer outfalls and serve as large a catchment area as is practical for cost-effective maintenance by the City. Neighbourhood facilities would serve small development areas, and would include a variety of management practices to meet the governing water quality and quantity control criteria. The design philosophy for the area should focus on an at-source approach to stormwater management to be maintained by the community itself through an established environmental management plan.

The preferred SWM strategy will be identified through detailed analyses and evaluation including hydrologic modeling and water balance investigations along with the consideration of socio-economic and other environmental factors. Within the overall strategy, the required SWM facilities and/or online tributary works will be established for subsequent detailed design. The preferred system will provide valuable amenities to the development including aesthetic, recreational and ecological functions with the required S WM functions of infiltration and water quality management. Runoff water quantity issues will be secondary in this area with discharge to the River, however they will be considered to reduce conveyance system requirements as well as protect against erosion of natural tributary reaches to be maintained and enhanced where required or appropriate consistent with the overall preferred water resources management strategy.

Official Plan Amendment, Class EA Regulations, and Public Consultation

Within this area planning study, there is an oppofiunity available to integrate the SWM Class EA planning and approval requirements with the OPA planning process and concurrent servicing studies, as outlined in these Terms of Reference. This would provide for a more comprehensive, efficient, and cost-effective evaluation of the servicing and development options for the area.

In the past, the public has indicated a preference for fewer combined meetings to deal concurrently with land use and servicing issues. The formal notification, technical discussion, and public consultation/open house requirements of both the OPA and the Class EA planning process will be streamlined to provide for a parallel but separate integrated planning, consultation, and review process required for approval of the preferred land use plan and corresponding SWM system.

The area planning process on its own will develop sufficient technical information and analysis, due consideration of potential environmental impacts, and more than sufficient opportunity forpublic consultation along with the neighborhood meetings proposedh these terms of reference. Accordingly, the Class EA planning process for SWM should run parallel with clearly individual but combined notices and meetings required under both the Planning Act and the Class EA regulations.

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Eased on the Class EA planning work completed for the Airport Road South industrialpark, and for approval of new post development drainage systems to discharge to the Thames River, it is understood that the SWM system development and evaluation should follow a Schedule C Class EA planningprocess. However, as much of the environmentalscreening of water resources management options for the northwest tributary has already been completed as part of the Airport Road South planning process, the Class EA work for the Summerside Northeast area plan can be scoped, and again, the study, report, notification and consultation requirements should follow a concurrent, parallel, and integratedschedule.

S WM System Preliminary Design

Preliminary design information will be provided for required drainage works and SWM facilities, and consideration will be given to the impacts of various land use concepts on facility sizing and location. All major components of the SWM system will be identified including tributary improvement works, water balance and quality control measures, trunk sewers, outlets and outlet controls. Existing aggregate resources in this area will be assessed for recovery and for SWM groundwater recharge potential in suitable areas where the aggregate quality is low. Watercourse modification, enhancement, and erosion protection measures will also be indicated on preliminary drawings. Mitigation of potential impacts on surface water quality, groundwater recharge, and tributary base flow to sufficiently protect local ground and surface water resources will be addressed in the area plan report.

The draft area plan report will be used to present and discuss the proposed S WM plan relative to the preferred land use concept and possible adjustments to individual property development requirements. This will allow for detailed review of the preliminary plan by participating landowners, neighbors, City staff, review agencies, and others interested. As noted above, a parallel integrated planning process should be sufficient to provide for the satisfaction of all Class EA planning and approval requirements as well as the OPA to result from the completion of this study.

SWM lmplementation

Public, review agency, and City staff comments to be received on the draff report will be addressed in the final report. S WM implementation requirements will also be addressed for the recommended options for development servicing and water resources management. The preferred SWM alternative for the area will encompass both protection and enhancement of the existing natural environment area is to remain as well as provide for the most cost-effective servicing measures.

Input on development phasing, cost estimates, and plan flexibility is also expected from landowners, neighbors, and the City. In addition to preliminary design information, the final S WM report will include discussion of the recommended S WM plan respecting all relevant natural environment and water resources protection and enhancement issues.

Overall, in terms of potential development impacts, the SWM implications for this area plan are expected to provide for maintenance and enhancement of significant environmental features as well as provide for the cost-effective servicing of the area. Existing aggregate resources in this area will also be assessed for recovery and/or for S WM groundwater recharge potential in suitable areas where the aggregate quality is low.

SWM Class EA Technical Review

In accordance with the requirements associated with the Municipal Class Environmental Assessment Study under the Environmental Assessment Act, all appropriate public review agencies including MOE, UTRCA and others will be circulated with the EA Report for comments related to meeting the subwatershed SWM criteria and environmental

12

.

Agenda Item C Page t


target objectives for the proposed StornVDrainage and SWM Servicing Works alternatives and Water Resources Measures. The preferable servicing options will be identified and all required public participation meetings will be conducted. The OPA Steering Committee will have an opportunity to review background studies related to the ecological functions and features within the water resources system.

Section 8.7 Transportation and Traffic Planning Study Section 8.7 will be revised to reflect the comments of the Transportation Division and will be included as an added item to the Planning Committee meeting. Add to the end of Section 8.7, “The London Transit Commission staff is to be circulated and involved in the Transportation Study and will assist in the creation of a Transit Plan for this area.”

1

Section 13.0 Public Consultation - On page 18 of the report, delete the positions below the title “Steering Committee” and replace with the following:

A Steering Committee comprised of representatives from the following agencies will be formed to provide direction at hey points during the area planning process and subsequent OPA. a. Planning Administrator - Area Planning Studies b. Lead Planner assigned to Area Planning Study c. Upper Thames River Conservation Authority d. Environmental Services Department - Stormwater Management e. Environmental Services Department - Sanitary and Water services f. Environmental Services Department - Traffic and Transportation g. Parks Planning - Planning Division

The Committee will meet as follows, with additional meetings of this group to be held on an as-needed basis::

Meeting # f : Prior to commencement of the area planning process to discuss the finalized Terms of Reference and related issues, opportunities and constraints to be addressed in the study;

Meeting #2: Upon the completion of the component studies to review major findings and alternative land use concepts;

Meeting #3: Upon completion of the Recommended Area Plan and Official Plan Amendment, and prior to consideration of these documents at a Public Meeting of Planning Committee.

The Steering Committee will act in an advisory capacity. The Area Plan Study and OPA will be brought forward as a recommendation of the General Manager of Planning and Development. This requires the City to be on the Steering Committee and present at all meetings. The consultant team will consult and correspond directly with City staff, the public, neighbors, and review agencies, who will be notified, invited, and encouraged to meet and/or contribute as outlined in these Terms of Reference and as typically provided through the standard municipal planning process and corresponding development approval requirements.

9 The section titled ”Public Information Meetings” is replaced with the following:

In addition to requirements forpublic and agency consultation and notice as prescribed under the Planning Act, the Area Study planning process wil include the following measures:

13

Agenda item # Page #

Public Meeting #7

Steering Committee Meeting #I

Old Victorla Area Plan B.Page

Public Meetina #1 - A meeting with Study Area landowners and residents prior to the start of the Area Plan process. This meeting will address the Terms of Reference, estimated timelines, expected outcomes, implications for land owners, and opportunities for input. Landowners will be asked to identify any additional issues that should be considered in the Area Planning Study. This meeting will also be used to initiate the Class EA planning process

Public Meetina #2 - (includes an Open House Information Session) - A meeting with area residents, landowners and other interested parties following completion of the Component Background Studies and development of the Alternative Land Use Concepts. The public input to be received at this meeting will assist in selecting and/or developing the final Preferred Land Use Concept Plan, and the alternative SWM options will also be presented for discussion.

Public Meetina #3 - Dresentation of final Dreferred land use and SWM olans.

Public Meetina #4 - Statutory Public Meeting of Planning Committee to consider the Recommended Area Plan and Official Plan amendment and make recommendations to City Council.

As outlined above, ample opportunity will be provided for direct public and neighborhood input throughout the planning process. Public notification/communication of this area plan progress and meeting schedule will be through:

the London Free Press' Living London'section appearing each Saturday; 0 a master mailing list to be used for each public consultation session; u a special list of property owners within the study area and within 120

metres of the area plan boundary to be sure of sufficient neighbor notification. This is expected to comprise a minimum 50 item mailing address list. the City of London website - www.london.ca 0

The proponents will provide electronic copies of all background materials (including text and maps) such that they may be posted on the City's web site.

Section 14.0 Area Plan Study Schedule . Delete the second paragraph and Table 2 and replace with the following: The participating land owners are looking forward to completing the Area Study in May, for submission to the City the first meeting in June with a Council adoption in December 2006.

Table 2: Area Planning Study - Schedule

November 2005

December 2005

I STUDY TASK I STARTDATE I TARGETDATE I

COMPONENT STUDIES (7)

I Draft Terms of Reference 1 SeDtember 2005 1 SeDtember 2005 1

September 2005 January 2006

I Approval by City 1 October2005 1 November2005 I

1. Natural Heritage Study April 2005 January 2006

2. Geotechnical Study September 2005 December 2005

14

Agenda nem X Page #

3. Land Use Needs Studv November 2005 Januarv 2006

4. Archaeological Heritage Study

5. Water & Sanitary Servicing Study

1 October2005 1 April2006 I 6. Drainage and SWM incl. Class I EA

April 2005 December 2005

April 2005 December 2005

I Final Consultant Report Submitted I September 2006 1 I September 2006 Preparation of Consolidated Area

Plan November 2006

October 2006 Preparation of Report to Planning Committee and Council December 2006

Steering/Public Meeting #4

15

November 2006

Planning Committee Meeting December 2006

Council Approval and OPA Notices December 2006

I Agenda Item # Page X


PREPARED BY:

BRUCE PAGE PLANNER - IMPLEMENTATION

SUBMllTED BY:

. JOkrd M. FLEMING MANAGER OF IMPLEMENTATION

RECOMMENDED BY:

/ AGER OF PLANNING AND DEVELOPMENT

November 18,2005 BPhp "Attach."

Y:\shared\implemen\sumrnerside Northeast Area Planidrafls terms of reference repotdoc

16


Old Vlctorla Area Plan B.Page

Appendix A - Final Terms of Reference

TERMSOFREFERENCE FOR

OLD VICTORIA AREA PLAN

Page 1

1 . 0

2.0

3.0

4.0

5.0

6.0

7.0

8.0

Old Victoria Area Planning Study Study Terms of Reference

Table of Contents

Land Use Study Context and Background ............................................ 2

Official Plan Amendment ......................................................................... 2

Location .................................................................................................... 3

Study Area and Surrounding Land Uses ............................................... 3

Study Purpose and Scope ....................................................................... 5

Participating Landowners ....................................................................... 6

Current Official Plan Designations ......................................................... 8

Area Plan Component Studies ................................................................ 8

8.1

8.2

8.3 8.4

8.5

8.6

8.7

Natural Heritage Study ................................................................................ 10

Groundwater. Soils and Aggregate Resources .......................................... 11

Archaeological Heritage Study ................................................................... 12

Land Use Area Needs Study ........................................................................ 12

Water and Sanitary Servicing ...................................................................... 13

Drainage and Stormwater Management (SWM) ......................................... 14

Transportation and Traffic Planning Study ................................................ 21

9 . 0

10.0

11.0

12.0

13.0

14.0

15.0

16.0

Opportunity and Constraint Analysis ................................................... 22

Alternative Land Use Concepts ............................................................ 22

Phasing and Financial Impact ............................................................... 22

Preferred Land Use ConcepURecommended Area Plan ..................... 22

Public Consultation ............................................................................... 23

Area Plan Study Schedule ..................................................................... 25

Project Administration ........................................................................... 27

Remuneration for Area Plan Study ....................................................... 28

Page 2

Old Victoria Area Planning Study Terms of Reference

1 .O

Six landowners are proposing the preparation of an Area Plan for their land located in the ‘northeasterly’ area of the Summerside Planning Area. The Old Victoria area is defined on Schedule D, Planning Areas, of the Official Plan (OP) for the City of London. The subject land is located within the Urban Growth Area identified in the Official Plan and is designated “Urban Reserve-Community Growth”, on Schedule A, Land Use of the City’s Official Plan. The City has identified these lands for residential development and related land use purposes to assist in providing for London’s growing urban population.

Land Use Study Context and Background

2.0 Official Plan Amendment The Area Planning Study planning process will conclude with the preparation of an Area Plan (formerly called Community Plan) that will result in an Amendment to the Official Plan (OPA). The Area Plan and OPA will apply specific residential land use designations, and they will provide guidance for locating schools, parks, commercial uses, and collector road alignments. This plan will also provide for the identification, protection, and enhancement of significant existing natural environment features and heritage resources in the area. Municipal servicing requirements will also be addressed including sanitary and water services, drainage and stormwater management (SWM) ynd roads. This level of study is necessary as a prerequisite to the preparation of plans of subdivision and zoning amendments.

The Area Plan will recognize that this area is part of a larger Planning Area including existing and proposed residential developments to the south and west, the Thames River basin and natural environment areas to the north, and the new City of London Airport Road South industrial park to the east. The Area Planning Study will include principles of “Smart Growth” and contemporary community ‘place making’ design. Emphasis on community focus and the ‘public realm’, identifiable neighbourhood boundaries, enhanced pedestrian circulation, environmental and energy conservation, compact building form, diverse and balanced land use mix, and transit servicing will be addressed. This Area Plan will also follow one of the key guiding elements of Ontario’s new smart growth policy direction which is to provide for: “efficient, cost-effective development and land use patterns which stimulate growth and protect the environment and public health”.

Page 3

of land use intensity transition from such nodes as the Hamilton Commissioners Road intersection;

c. Utilization of the ‘subwatershed -ecological- based‘ approach to land use siting and sizing, with the starting point being the .establishme~t,o~the natural heritage and.cultural heritage. land. use;

3.0 Location

The Old Victoria area occupies part of the southeast London ‘gateway’ along Commissioners Road and Hamilton Road. This planning area is located south of the South Branch of the Thames River, and north of Commissioners Road East as shown on Map 1. The area is bounded by major ravines of open space and valley lands with tributary creeks to the west, north and east. Hamilton Road crosses through the middle of the subject lands in a northwest to southeast direction. The total study area is approximately 132 hectares (300 acres) as described further below.

4.0 The Study Area is shown on Map 1. Existing rural residential, estate residential, and agriculture comprise the dominant land uses in the area. To the south of this area plan, the present land use is mostly agricultural. Rural residential land uses exist along Commissioners Road East and Hamilton Road. The west side of this area plan is mostly Open Space along the south branch of the T iver with

Study Area and Surrounding Land Uses

d valley lands including Meadowlily park.

, Page 4 I

Old Victoria Planning Area

MAP I

SCALE

I :150,0000

Page 5

To the north, across the River there is presently a mixture of land uses with the City-owned golf course and rural residences being dominant. Immediately to the southeast of this Area Planning Study, the City of London has planned and is currently developing a new industrial park comprising approximately 400 ha. (1000 acres) of public and privately held land. Extensive planning work was completed by the City through 2003 and 2004 for their new Airport Road South Industrial Park.

5.0 Study Purpose and Scope

Area Plan studies are routinely undertaken in London and elsewhere in Ontario to assist with the implementation of the Official Plan for successful planning and development within a specific area. As indicated in Section 19.2.1 of London’s OP, an Area Study may provide:

“...more detailed guidance for the evaluation of development proposals and for the preparation of zoning by-laws. They may also be used to provide the basis for amendments to the OP that will specifically address land use problems in a particular area“.

Section 2.6.8 of the London’s OP provides the following additional guidance on area planning for vacant lands within the Urban Growth Area:

“An Area Study will provide the basis for an Official Plan amendment that will: a) identify or refine environmental features, areas and natural resources in conformity within the applicable Official Plan policies; b) apply specific land use designations; and, c) identify collector roads.”

The property owners undertaking this process will facilitate the development of not only their land holdings, but also other adjacent and surrounding lands that are in private ownership and which also reflect development potential. Those owners potentially affected by this Area Study will be consulted prior to, during, and at the completion of this planning process. Other specific community groups such as the Urban League and the River Valley Community Association will also be formally notified at key points in the planning process thereby given the opportunity to participate. Notices of neighborhood meetings and related study work will be published in the London Free Pressas well as on the City‘s web site. Notices will also be provided by mail to adjacent landowners and government review agencies. The Old Victoria Area Study will be undertaken as a ’scoped planning process given its intended future use as mostly residential and considering its relatively small size compared to other Area Planning Studies. The ’scoping’ of this study will recognize that some landowners have already initiated background planning work that will influence the form and design of the proposed development.

The scoping of this Area Study will also be based on the major capital works projects that are presently underway in the area to service the City’s new Airport Road South Industrial Park. A new trunk sanitary main has recently been installed along Hamilton Road, new trunk watermains have been constructed along Commissioners Road and Hamilton Road, and Hydro, gas, and telephone utilities are being upgraded for the area for the Industrial Park. All of those services have been planned and designed including this residential development. Significant reliable background environmental inventory, land use planning, and servicing information has already been completed for the area which will reduce the study timeframe and costs.

Page 6

Gross Land Area Property Owner

6.0 Participating Landowners

The land areas of the property owners participating in this study are shown on Map 2 as summarized on Table 1 below. The total study area is approximately 132 hectares (Ha.) which includes Hamilton Road, existing homes and laneways, floodplain land along the Thames River, existing natural environment areas to remain, and an existing overhead high voltage power transmission line and easement owned by the province.

The participating landowners account for about 89.5 ha of land which is a substantial 64.4% of the total study area. It is significant that all but one property owner with development potential are participating. It is also noted that 48.6 ha or 54.3% of the 89.5 ha gross land area of participating property owners has been estimated to be ‘developable’. These estimates could also be increased with the additional information to be generated by this study as part of the purpose of area plan studies. The above land use calculations include the sizeable existing Rural Settlement designation along Hamilton Road southeast of White’s Bridge.

Budget

(developable) Net Area Net Area Allocation % of

Table 1 Participating Landowners

~

2. Tom and Debbie Mistretta 1990 Commissioners Road East

3. Rick Grenier 1964 Commissioners Road East

4. Charlie Hajar 0 Commissioners Road East

4.1 Ha 8.4% 10 acres 4.1 Ha

3.8 Ha 7.8% 12.6 acres 5.1 Ha

10 acres 4.1 Ha 4.1 Ha 8.4%

I (to be checked) i I I

5. Abe Hajar 0 Hamilton Road

6. Steve and Lorei Cline at Hamilton Road (north side)

TOTAL

I I ‘ ~ ~ . ~ ~ ~ I 22.8Ha 1 46.9% 1. Larry and Kathy Breau 1603 Hamilton Road I

4.1 Ha 8.4% 10 acres 4.1 Ha

9.7 Ha 20.0% (54 acres) 21.9 Ha

89.5 Ha 48.6 Ha 100%

Page 7

Old Victoria Area Plan Legend

NON PARTICIPATING LAND OWNERS

MAP 2

SCALE

1:lOOQO I PARTlClPANTlNG 1

LAND OWNERS

Page 8

7.0 Current Official Plan Designations

Map 3 shows the land use designations from Schedule A, Land Use, of the Official Plan. The study area is designated “Urban Reserve -Community Growth” with the exception of lands along part of Hamilton Road which are designated Rural Settlement reflecting the existing rural and estate residential development. Lands are designated “Open Space” below the floodline along the Thames River. Some adjacent and other lands are designated “Environmental Review”, and include several drainage corridors that flow into the Thames River.

Schedule “6 of the Official Plan’ Floodplain and Environmental Features, shows: an Environmentally Significant Area in the Thames River floodplain; Vegetation Patches with a Potential ESA overlay extending along and adjacent to the river valley; stream corridors that cross Hamilton Road and drain to the Thames River; and an Aggregate Resource Area overlay which extends across the westerly and central part of the Study Area.

One of the primary purposes of this Area Planning Study is to be certain of the significance, the characteristics, protection, mitigation, and enhancement requirements for these environmental review areas. Accordingly, the natural environment inventory, heritage resources assessment, and geotechnical/hydrogeological Area Planning Study components typically dominate the front end of the planning process. As a Fall season field inventory is required, that work should be completed as soon as possible, and can be undertaken concurrent with the finalization of these Terms of Reference for the subsequent study tasks.

Schedule “C’ of the Official Plan, and Transportation Corridors, indicates that Commissioners Road East, Hamilton Road, and Old Victoria Road are categorized as arterial roads, while Airport Road is categorized as an “Expressway”. Airport Road is presently being widened to 4 lanes (divided), Commissioners Road, from Highbury Avenue to Jackson Road, is also proposed to be widened from to 3 and 4 lanes. The potential future widening of Commissioners Road East, Hamilton Road, and Old Victoria Road in the study area is presently beyond the 20-year planning period in the City’s Transportation Master Plan and Development Charges (DC) Studies.

8.0 Area Plan Component Studies

The Old Victoria Area Plan Study will consist of the following ”component studies’’ similar to the many Area Plan and community plan studies completed over the last 10 years. These component planning tasks will build on the various natural environment, land use, and engineering planning reports prepared as part of the Vision London overall Official Plan Amendment work completed in 1996. These interrelated studies will rely on London’s DC master plan studies for water, sanitary, SWM, and roads completed in 1999 and updated 2004. They will also rely heavily on the results of the City’s recently completed Area Planning Study for the new Airport Road South Industrial Park. That study, completed in 2004, provides extensive background information on the existing ecological resources along the Thames River and its local tributaries. That study along with the trunk watermain and sanitary sewer work being completed in the immediate area provides most of the information required for the preliminary engineering for this Area Planning Study; which provides one of the primary opportunities for scoping.

Page 9

Old Victoria Area Plan Legend

0 0 0 0 0 0 0 o o o o o o o OPENSPACE (""""I O O O O O D D

ENVIRONMENTAL REVIEW

..................... ..................... ..................... ..................... ..................... ..................... ..................... ..................... .....................

..................... URBAN RESERVE -

..................... COMMUNW G R W H RURAL SElTLEMENT

MAP 3

Page 10

8.1 Natural Heritage Study

lnventory and Evsluation of the Existing Natural Environment This component study of the Area Planning Study will be undertaken by Biologic and will provide the framework for environmentally sensitive planning for the future development of the Northeast Summerside Planning Area. The Natural Heritage Study will provide:

1. an abiotic component identifying the geomorphology and hydrology of the study area;

,in ological attributes and funCtions of the study area. It will

ecological inventory and analysis that will

also identify environmental opportunities and. constraints that exist within the study area, and evaluate site sensitivities;

3. the development of a Natural Heritage Strategy for the long-term protection and enhancement of the natural environment; and

4. terms of reference for the Phase A and Phase 6 Environmental Impact Studies (EIS) that will follow the area plan.

Evaluation of the natural heritage attributes and functions will determine their significance in accordance with Official Plan Open Space and Environmental Policies. Such an evaluation will consider lands currently designated as Open Space or Environmental Review on Schedule “A” of the Official Plan; River, Stream and Ravine Corridors Outside Flood Plain Regulated Corridors, ESAs (Environmentally Significant Areas) and Potential ESAs, Vegetation Patches Outside ESAs, Groundwater Recharge Areas, Aggregate Resource Areas, Locally and Provincially Significant Wetlands, and Floodplain Regulated Areas as delineated on Schedule “ B of the Official Plan; and any other natural feature within the Study Area that would warrant consideration under Official Plan Natural Heritage Policies. BioLogic will apply Environmentally Significant Area evaluation and delineation criteria along the Thames Valley corridor including but not limited to lands shown on Schedule “6” as “Potential ESA”. Any wetlands within the Study A

criteria and guidelines.

Ecological Resources Inventory and Analysis A description of the natural environment will be provided with accompanying mapping and species inventories. Descriptions and mapping will be provided for

1. vegetation communities 2. wildlife habitat and faunal populations 3. aquatic resources 4. corridors and habitat linkages; and 5. landforms and physical features. -

The Ecological Resources Inventory and Analysis will satisfy the policy requirements of the City of London, as well as address the following specific objectives:

1 . provide an inventory and analysis of aquatic and terrestrial ecosystems within the study area;

2. identify and assess ecosystem functions and attributes, including vegetation community mapping consistent with the provincial Ecological Land Classification protocol, and an assessment of faunal (herpetofauna),

ulations based on accepted

3. evaluate ecosystem sensitivities;

Page 11

4. identify significant aquatic resources and habitat as well as appropriate measures for their protection;

5. identify the presence of habitat for rare, endangered and threatened species and appropriate measures for the protection of these species;

6. apply the Criteria for the Evaluation of Environmentally Significant Areas (ESA) to areas designated as “Open Space” and “Environmental Review” within the study area, for the purpose of any lands that warrant Environmentallv Sianificant Area status: . -

7 . Apply the boundary delineation cfiteria for the Meadow/i//y clysods, €SA and potential €SA

8. assess Environmental Review areas and other vegetative patches outside of ESA‘s to identify areas that warrant protection.

Expected outcomes of the Natural Heritage Study component include: 1. areas recommended for protection by their inclusion in the Open Space

land use designation; 2. areas along the Thames Valley Corridor that warrant protection as an

Environmentally Significant Area; 3. areas of significant woodland, wetland; and stream corridors to be

protected andlor enhanced through the development planning process; and

4. guidelines for the retention, where practical, of natural features outside of designated Open Space lands through the subdivision and site planning processes.

8.2 Groundwater, Soils and Aggregate Resources

Hydrogeological Assessment

Hydrogeological input is required as part of the Natural Heritage Study. The hydrogeological, geotechnical, and aggregate resources assessment work required for this area plan will be undertaken by Trow Associates, Consulting Engineers of London, assisted by BioLogic as required. The purpose of the hydrogeological work is to provide a description, assessment, and mapping of surface water resources, groundwater aquifers, and potential surface to groundwater recharge areas based on the following tasks:

1. identify significant aquifers and their attributes; 2. identify areas having high, moderate and low recharge contributions to

groundwater; 3. prepare water budget calculations for existing conditions, including an

estimate of the quantity and source of groundwater and surface runoff contributions to the Thames River to the tributaries;

4. prepare water budget calculations for post-development conditions and determine measures to offset potential shortages from desired groundwater recharge contributions; and

5. identify any subsurface linkages between the study area and the aquifer providing potable water to the subject area.

Available information will be connected and examined for local soil and groundwater conditions. This would include relevant documents from the City of London; aerial photos, geological mapping, and reports; water well records maintained by the Ministry of the Environment; and records of boreholes and geotechnical reports prepared for the area by Trow and other geotechnical consultants. This will be followed by a walk-over survey of the subject site including observations of topographic landforms, drainage features, wetlands and areas of groundwater seepage, sulface cover, and soil conditions. The purpose of this reconnaissance will be to corroborate the findings of the information review and to identify and characterize local features that were not apparent from the existing data.

I Page 12

The results of the information review and field work will be included in a draft report together with the water budget analysis and recommendations for measures to maintain the pre-development base flow following development. This report will include mapping of existing groundwater recharge/discharge and aggregate resources areas. Based on the information currently available, borehole drilling will be undertaken as required to characterize the near surface soils. Piezometers will be installed in the boreholes if necessary to measure groundwater levels, assess in-situ hydraulic conductivity, and determine the groundwater flow pattern. The actual requirements for subsurface investigation would be confirmed following the preparation of the draft report. Geotechnical Assessment The geotechnical assessment will include the identification of typical soil and groundwater conditions in the study area with special emphasis on the areas adjacent to the River and potential aggregate resources. The area of the south river valley wall slope will be studied to assess the stability of the existing slope(s) and confirm the definition of the 100 and 250 year erosion setback limits as well as the applicable fill limits for development purposes, based on the following work plan:

6. compile and review background information including available borehole data, topographic and geological mapping, aggregate resource reports, and air photos;

7. carry out site reconnaissance; 8. carry out limited intrusive testing of the potential aggregate resource areas

test pits and/or boreholes with related laboratory work; 9. carry out preliminary engineering analysis; and 10.provide draft information and a final report on the geotechnical as well as

the hydrogeological assessment.

Aggregate Resources

The natural heritage/geotechnicaI Area Planning Study components must include an evaluation of aggregate resources within the Study Area. Current provincial policy requires that available aggregate resources that are viable for extraction should be removed or utilized in the development of the subject area. This work will also be completed by Trow as part of this area plan, and the results of tWe preliminary desktop mapping and field reconnaissance surveys for quality aggregate resources will help to formulate the subsequent test pit and borehole subsurface investigation described above.

8.3 Archaeological Heritage Study Archaeologix Inc. will undertake the requisite evaluation of the Study Area to determine known built heritage and archaeological resources. This firm is well known to the City planning department and has already completed the adjacent work for the Airport Road South Industrial Park. Archaeologix will undertake the Stage 1 assessment as soon as possible, and Stage 2/possible subsequent work will be completed as necessary. All stages will include the preparation of detailed reports as required on the archaeological resource potential and features of the area. At each stage, recommendations for heritage preservation andlor more detailed work that might be required at later stages of the development planning and approval process will be provided.

8.4

This component task will be used to assist with the allocation of Official Plan land-use designations including the range of housing mix, housing types, and other related land use types intended by the Community Growth - Urban Reserve designation. Discussions with local government agencies such as the school boards, parks planning, library services, and emergency and protective services will be essential to ensure that this area is successfully planned to

Land Use Area Needs Study

Page 13

provide lands for community services and facilities as well as residenti;. development. The City and other public review agencies will also be consulted regarding related master plans already prepared such as the Recreation Master Plan. Expected outcomes of this component study will include:

1. dwelling unit and population projections based on typical housing

2. siting and sizing criteria for housing types, commercial uses, parks, densities;

schools, and other community facilities.

8.5 Water and Sanitary Servicing

This component study will be undertaken by Development Engineering (London) Limited and will examine the servicing requirements and options for the study area. Routine engineering tasks will follow the City’s master servicing study guidelines and standard utility design criteria.

Prior utility work in the area will be mapped and examined to the extent possible with available records, including servicing work recently completed for surrounding developments; notably the Airport Road South Industrial Park.

Layout of the water and sanitary servicing plan for the area will take place in parallel with the development of the preferred land use concept and corresponding preliminary road geometries to the extent possible. Sewicing options will be reviewed in conjunction with the evaluation of land use options. This is an important effort to be assisted by the City in order that the proper coordination is achieved.

Preferred land use concepts will be developed over time and used as the basis for costing the preferred servicing alternative. Area plan recommendations will be made in full consideration of servicing implementation considerations and costs. Generally, the water and sanitary servicing study components will be completed as follows. Water Servicing Available information and recent work completed in the area on the City’s water system will be examined for this area including:

1. collection and review of available topographic, utility, and environmental features mapping;

2. review of the EarthTech Water Distribution Master Plan; 3. examination of existing water records; 4. forecasting of water supply and pressure needs for the proposed

development; 5. preliminary sizing of internal watermains and external service connections;

and 6. documentation of existing conditions and servicing

opportunitiedconstraints in the draft report.

Estimation of the area water demand will be based on the preferred land use scenario. The existing system will be assessed in light of the projected water demands for the study area and the available points of connection. Servicing options will be developed and reviewed to assess their technical/economic feasibility and suitability to determine an appropriate phasing/implementation plan. A preliminary layout of the preferred option will be mapped together with a cost estimate of the required works. Sanitary Servicing This servicing study component will focus on the estimated sewage flows from the area plan connecting to the new trunk sanitary sewer on Hamilton Road. The planning and design work for the sanitary servicing of this overall area was essentially completed with the first phase of development of the Airport Road South industrial park.

Page 14

For the subject area, the sewer servicing option review and cost estimating work will be similar to that outlined above for water. Post-development sanitary sewersheds will be identified based on the preferred land use concept, property lines, and topography. An estimate of sewage flows will be generated based on proposed land use criteria, population projections, and estimated densities to be prepared by the planning consultant.

The existing system will be assessed in light of the projected sewage contributions from the study area to critical inflow points. Capacity constraints could surface at this stage which will be reviewed with the City if required. Confirmation of the capacity of the connecting downstream infrastructure including the new Hamilton Road trunk sewer, River Road trunk sewer, the East Park pumping station, and the Pottersburg Pollution Control Plant which will be documented in the draft report. Related work will also include:

1. background data collection including review of the 2004 sanitary servicing master plan update by EarthTech;

2. review of other area plans, as-constructed drawings and current OBM topographic mapping;

3. review of 2005 contract drawings for the Airport Road South industrial park;

4. design of sanitary tributary areas to reflect environmentally sensitive areas, open space or other constraints, developed areas, proposed land uses and densities. Design criteria, subcatchment areas, and external areas (if any) will be delineated.

Drainage and Stormwater Management (SWM) 8.6

v

Page 15

Page 16

Page 17

Page 18

3. development of sufficient technica1:information and public input to comply with the requirements of the Municipal Class Environmental Assessment (Class EA) regulations, planning process, and approvat requirements. for the preferred S WM plan. This will include the development, 'evaruation, and selection of appropriate SWM'options to achieve the 'watec resources management objectives and development serv@ing. requirement$. for, the area.

The OPA and subdivision work completed for the Airport Road South.lndustrial Park is available to support the drainage serviclng requirements for this Area Plan. This includes the detailed assessment andcareful planning' for,the:erosion and environmental protection of the existin$ fribbtary serving the northwest area of the industrial park and the eastern pohions. of this ,area plan.: This area plan work will build on that water resources management strategy which.will.also be used to guide the development of an appropriate;S WM plan,:for':the;western portions of the Old, Victoria area.

Geotechnical Assessment

The geotechnical assessment will include the, identification of typical soil and groundwater conditions in the study area with emphasis on the areas .adjacent lo the Thames River, the Thames River tributaries within the 'study 'area, ..and potential aggregate resources. The slopes along 'the Thames River .and any retained water courses will be studied to assess their.stability and to define'toe erosion, erosion access allowances, the 100 and 250-year erosion setback limits, and in to for applicable fill limits for 'development purposes, based, :on fhp following work plan:

9 . compile and review.background information including available borehole data, topographic and geological mapping, .aggregate resource. rep.ofts,. and air photos; carry out site reconnaissance including,.sha.m.mophology assessment of existing watercourses;

s . carry out limited intrusive testing of the potential. aggregate 'resource areas test,pits andor boreholes with related IaQoratory work; carry out preliminary engineering analysis; define erosion hazard limits along .the 'Thames R&er and aqy..waterco.urse~ to be retained and improved; and

. provide draft information and a final.repo-ton the geotechnical as we!/ as. the hydrogeological assessment.

S WM .Options~Analysis and Discusson

Our approach to S WM for this area will. bexonsistent. with the .movement towards development responsibility for environmental protectionhcluding maintenauce and enhancement. This will be acconplished,!hrough a, review.:and documentation of the latest SWM innovations .on the combination'of at-source, conveyance, and end-of-pipe measures.

The SWM component of previous London area planning studies has been divided into four (4) main phases: documentation and analysis of existing conditions; identification of existing opportu@ks:and constra&ts; a.qalysis of alternative SWM systems including development'viabili.~:&nd estirnated'coqts; and the preparation of a preliminary design,and:implement$i$fplan focthe preferred water resources management system., Once a thorough understanding of the existing conditions of the study area and the current policy framework has been achieved, opportunities and constraints for the design and implementation of an optimized SWM system, which will be guided by environmental protection and costs, will be identified in consultation with landowners,' City:staff, UTRCA, MOE, and other agencies as required. The results of the Natural Heritage' Study, including the natural environment inventory;"and the hydrogeological, geological, and aggregate resources assessments will'be used to develop and evaluate S WM system options, and to select the,preferred plan. 'Early cooidination with

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the Natural Heritage Study will facilitate the.identification .of opportunities to incorporate crucial S WM functions within existing natural areas; and the. -' establishment of appropriate watercourse protection' and enhancement'criteria. The draft report will be used to summarize'and documentstudy 'findings, and to establish appropriate SWM system design, constyction, , and performance criteria. for the subject area.

Alternative SWM strategies will be reviewed to meet all applicable criteria following an evaluation of at-source, conveyance, and end-of-pipe measures and their suitability to 'the development of the study area. Development. strategies,wi// include traditional methods of providing centralized off-line basins as well asjhe alternative strategy of providing neighbourhood andor on-site and online facilities. Centralized basins should be located at storm sewer outfalls. and serve as large a catchment area as is practical for cost-effective maintenance by.the City, Neighbourhood facilities would serve'small development areas, and would include a variety of management practices to meet the governing water quality and quantity control criteria. The design philosophy for the area should focus on an at-source approach to stormwater management to be maintained by the community itself through an established-environmental management plan.

The preferred SWM strategy will be identified through detailed analyses and evaluation including hydrologic modeling and water balance investigations along with the consideration of socio-economic and other environmental factors. Within the overall strategy, the required SWM facilities andor' online tributary .works .will be established for subsequent detailed design. , The preferred system will provide valuable amenities to the development including. aesthetic,..recre.ational.and ecological functions with the required S WM..'functions.of infiltration and. water quality management, Runoff water quantity.issues will be'.secondary in'this area with discharge to the River, however they.,will be considered to reduce conveyance system requirements as well as'protect against erosion of natural tributary reaches to be maintained and enhanced where required or appropriate consistent, with the overall preferred water.resources management strategy. Official Plan Amendment, Class EA .Regulations, and Public .Consultatis!,

Within this area planning study, there is an opportunity available to integrate, the SWM Class EA planning and approval requirements with the.OPA planning process and concurrent servicing studies, 'as outlined in"these Terms of Reference. This would provide for a more comprehensive, efficient, and cost- effective evaluation of the se,nlicing and development options fof the. area.

In the past, the public has indicated a preference for fewer combined meetings.fo deal concurrently with land use and servicing'issues. The formal.notification; technical discussion, and public consultation/open house, requirements .of both the OPA and the Class EA planning process will'be streamlined to provide for a parallel but separate integrated planning, consultation, and review process required for approval of the preferred land use plan and cprresponding .SWM system. The area planning process on its own will develop sufficient technical information and analysis, due. consideration..of potential environmental, impacts; 'and :more than sufficient opportunity for public consultation along with the neighborhood meetings proposed in these terms of reference. Accordingly, the.. Class EA planning process for S WM should run : parallel with .clearly .individual .'but combined notices and meetings required: under both ,the ..Planning :Aqt.:and. .the Class EA regulations.

Based on the Class EA planning work completed for the Airport Road South industrial park, and for approval of new post development drainage systems to discharge to the Thames River, rt is understood that the SWM system development and evaluation should follow a Schedule C Class EA planning process. However, as much of the environmental screening of water resources management options for the northwest tributary has already been completed as part of the Airport Road South planning process, the Class EA work for the Old

Fl El Page 20

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8.7 Transportation and Traffic Planning Study

Transportation-related needs, opportunities, and constraints associated with community development within the study area will be studied under this area plan by F.R. Berry & Associates. Current and projected traffic volumes along Commissioners Road East and Hamilton Road will be examined, estimated, and reported; and traffic volumes to be generated from the proposed development will be included. Estimated vehicle and pedestrian movements, including transit and bicycle traffic, will be reviewed relative to preferred traffic circulation, safety, and access control measures within the Study Area. The objectives of the City's Transportation Master Plan will also be considered along with planned and future improvements for Commissioners Road East, Hamilton Road, and Airport Road. London's Official Plan Transportation polices will also be considered along with the viability of extending transit service to the study area.

This Area Planning Study will consider the impacts of future development on the connecting arterial road system to develop a preferred plan for an appropriate internal collector road network to service the study area. The specific tasks to be undertaken for this study component include:

1. Review background transportation data and other information available from the City e.g. related transportation studies, traffic counts, and signal control plans.

2. Document existinufuture transportation management requirements including existing roadway volumes, traffic control measures, levels of service at major intersections, transit service to the area, cycling and pedestrian network requirements, and other planned improvements.

3. Identify existing and potential future transportation and traffic opportunities and constraints.

4. Review land use alternatives from a traffic/transportation perspective and provide recommendations to assist with developmentlselection of the preferred land use plan.

5. Forecast future traffic volumes for a 10 year horizon for the AM and PM peak hours based on overall growth in traffic in the City.

6. Forecast traffic volumes for the preferred land use plan for the AM and PM peak hours, and distribute and assign the traffic to the existing and proposed roadway network.

7. Evaluate the impacts of the traffic forecast to be generated by the preferred plan on the arterial roadway capacity, arterial intersections including spacing and the need for auxiliary lanes (AM and PM peak hour volumes), and the collector road network (daily volumes).

8. Identify the roadway improvements required to accommodate overall traffic growth in the City (background traffic volumes) and traffic generated by the preferred plan.

9. Document the transportation component study in a report to be incorporated into the overall Area Plan.

10. Review local crucial transportation planning characteristics of the preferred land use plan including collector roadway network and transit service concepts, pedestrian and cycling network details, and alternative traffic managementkalming measures available to assist the implementation of the preferred land use plan.

Expected outcomes of the transportation study component include: 9 proposed collector road alignments and intersection locations with existing

arterial roads; access related improvements to Hamilton Road and Commissioners Road; and;

9 a plan and/or guidelines for the proposed layout of local streets, sidewalks, and bike paths in the future subdivisions to be considered in this planning process.

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The London Transit Commission staff is to be circulated and involved. in. the Transportation Study and: will assist in the creation of a. Transit Plan for this area.

9.0 Opportunity and Constraint Analysis

Following completion of the various component studies, an analysis and summary of opportunities and constraints for development of the area will be prepared. This will guide the selection, siting, and sizing of optional land uses for the individual landowner properties as well as the overall area. As a matter of course, opportunities and constraints will be considered throughout the Area Planning Study process to assist with selection and evaluation of land use and servicing.

10.0 Alternative Land Use Concepts

Based on the component studies and opportunity/constraint analysis, two alternative Land Use Concepts will be prepared for public and agency review. Those concepts will be prepared in consultation with City staff. From the two concepts, a preferred concept will be prepared.

11 .O Phasing and Financial Impact

An assessment of the economic impact of the Area Plan on developer financing and City costs and revenues will be included in the final report. Our work in this area will summarize:

the estimated gross and net capital costs of providing the required municipal services to the proposed developments; . the estimated impact of contributions to and claims from the DC and UWRF funds including an estimated timinghash flow of claims and revenues; and

9 estimated costs of development servicing infrastructure to be allocated to the various landowners/developers and therefore not claimable.

12.0 Preferred Land Use Concept/Recommended Area Plan

A final Preferred Land Use ConceDt will be developed, mapped, and used to present and cost the proposed development plan. This Plan will be based on our public consultation plan for neighborhood, City, review agency, and other mandatory input. The final Recommended Area Plan will be presented to Council for general information and future development guidance along with a corresponding Official Plan Amendment which will be prepared by City Planning Staff.

The OPA will identify appropriate community land use designations including Residential, Commercial, Neighbourhood and Community Facilities, Parks, and Open Space. Open Space designations will comprise natural features as presently delineated on Schedule “ B of the Official Plan. Collector road alignments will be delineated on Schedule C of the Official Plan. The Recommended Area Plan will also:

identify existing natural features outside of current Open Space designations that might be appropriate for protection; consider potential SWM facility locations and/or BMP‘s for an optimized drainage plan including effective utilization of open space where appropriate for ground and surface water management; show preferred drainage, sanitary sewer, and water servicing schemes on the proposed land use plan; show preferred local road alignments based on land use and servicing with potential locations for commercial uses; and

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. in the draft and final reports, provide text for development guidelines for environmental impact mitigation measures that might be required to protect existing heritage resources from new residential uses.

13.0 Public Consultation

Public notification and consultation will occur as required at key steps in the Area Study planning process. The Terms of Reference should be presented at the first public meeting. Following finalization of the study terms, public consultation will occur subsequently in steps as Area Plan inventories are completed, the planning work is advanced, and before the recommended Plan is finalized.

Steering Committee

, ,,. , .

s

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The Committee will meet as follows, with additiona1,meetings of this group to.be held on an’as-needed basis::

Meeting # 7: Prior to commencement of.the.area planning.process fo discuss the finalized Terms of Reference and related .issues, . o ~ p o ~ u ~ i t i e s : a n d ~ ~ o ~ s t r ~ ~ n t s to be addressed in the.study;

Meeting #2: Upon the completion of the copponeqt,studies,to.review.major findings and alternative, land use concepts;

The Steering Committee will act in an advisory capacity. The Area Plan, Study and OPA will be brought forward as a. recommendation of the General,.Manager of Planning and Development. This requires the, City”to’be :on the Steering Committee and present at all meetings.: .The consultantteam ‘will.consult and correspond directly with CirL staff, ’ the public, neighbors, and reviekagencles, who will be notified, invited, and encouraged-tor meet and(oc contribute .as outlined in these Terms of Reference and as typically provided through”the standard municipal planning process and cor(esponding”de.velopment approval requirements.

Public Information Meetings

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. . . . f e w l Z & M

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In addition to requirements for public and agency consultation and n0tic.e as prescribed under the Planning Act, the Area Study planning, proGess,.wii! include the following measures:

Kl GI Page 25

14.0 Area Plan Study Schedule

The Terms of Reference and the following schedule have been developed with confidence that landowners in the area have already completed extensive work on various aspects of the requisite component studies for their land and adjacent properties. That work was initiated in early 2005 for Spring environmental inventories, and additional similar work is expected to be completed this Fall. This planning proposal will ensure that the additional required study work will be coordinated with other private property owner initiatives in the area, and all study findings will be documented in a draft report by March 2006.

STAmXsE

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STUDY TASK

I I #AaKMQ& I I

START DATE TARGET DATE

Approval by City October 2005 November 2005

I

7. Transportation e+, ,A,. and Traffic September 2005 February 2006

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15.0 Project Administration

Kirkness Consulting Inc. (KCI) will be the lead planner on this assignment. Mr. Kirkness will be assisted by Development Engineering (London) Limited (DELL) for completion of the study report and drawings. Laverne will be present at all crucial consultant team and public meetings, and will liaise directly and routinely with the City’s planning department for area plan details. DELL will be responsible for the work of the consultant team members and coordinating the results of the study work through the primary planning consultant. This corporate responsibility will include routine confirmation of servicing details with ongoing work in the area and the City Engineer’s Department.

City Planning Staff will be directly involved as required for: 1. Official Plan and zoning public notification, confirmation of public

meetings, and final municipal Council report summary and recommendations.

2. Reviewhesponse coordination of draft component studies and final adjustment of land use alternatives.

3. Coordination of meetings with City staff, consultant team, and review agencies.

4. Mailing lists and property ownership notices of public meetings, London Free Press publications, and City website updates.

KCI and DELL will be responsible for:

overseeing the work of the project team including periodic reporting to City staff and other interested officials on the status, progress, and details of the planning work being carried out; coordination of area plan study work with other projects occurring in the area; preparation for and attendance at all project team meetings including internal meetings, landowner meetings, meetings with City staff meetings with review agency officials, and meetings with the public. This work represents a significant portion of the budget for this area plan, and DELL will optimize study meetings for project progress, understanding, and approval to the extent permitted by the review agencies

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4 preparing the draft and final background information reports as well as the drawings for the two alternative land use concepts and recommended servicing plan

16.0 Remuneration for Area Plan Study

Benchmark costs have been established in London for these types of studies on prior successfully completed projects. As for all DELL projects, every effort will be made to be cost effective, efficient, and successful respecting all development approval, design, and construction responsibilities.

The participating landowners listed on Table 1 have agreed to cover the cost of the work executed by the consultant team in preparing these Terms of Reference. Following acceptance by the City, a budget and study schedule will be finalized with the participating land owners based on the work tasks and public meetings identified above.

As for all of London’s other recent Area Plan studies, the City will be responsible for their employees’ time and expenses on the project including public notices and advertisements in the London Free Press, preparation for and attendance at meetings, mailing of neighbor notifications, and public printing/distribution of reports.

The final Terms of Reference as well as all other information from this Study will be submitted or otherwise made available to the City of London and participating landowners in hard copy and digital format . .

private interactive web site to increase consultation effectiveness and reduce publication costs.

Prepared and respectfully submitted by:

Development Engineering (London) Ltd.

R.W. Clark, P.Eng.

Kirkness Consulting Inc.

L. Kirkness, BES, RPP, MClP

/22013’

Documents

Old Victoria B - London, Ontariocouncil.london.ca/CouncilArchives/Agendas/Planning Committee Age… · The six major landowners are Larry and Kathy Breau, Tom and Debbie Mistretta,