region of waterloo planning, development and legislative ... · domm farms (plan of subdivision...

Report: EEAC-16-10

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Region of Waterloo

Planning, Development and Legislative Services

Community Planning

To: Chair Allison Featherstone and Members of the Ecological and Environmental

Advisory Committee

Date: December 12, 2016 File Code: D04-20092/DA

Subject: Proposed Cambridge West Community - Brian Domm Farms (Plan of

Subdivision 30T-16103) and Hallman Construction (Plan of Subdivision

30T-16104): Devil’s Creek Swamp

Recommendation:

That the Ecological and Environmental Advisory Committee provide the following advice

to Community Planning staff with respect to the proposed Cambridge West Community:

1. That there is no objection in principle to the draft approval of the proposed Brian

Domm Farms (Plan of Subdivision 30T-16103) subject to the following

conditions:

1.1 That Blocks 11 and 14 be placed in appropriate conservation open space

zoning consistent with Regional Official Plan policy 7.A.2;

1.2 That, prior to registration, the applicant submit a final stormwater

management plan, erosion and sedimentation control plan, for the

stormwater management facility to the satisfaction of the Grand River

Conservation Authority, City of Cambridge, and Region;

1.3 That stormwater management facility 2 draining to the central wetland

within the disjunct block of the Cruickston Creek Headwaters

Environmentally Sensitive Policy Area be equipped with a winter by-pass

to prevent salt-laden stormwater from entering the wetland ecosystem and

leading to the accumulation of salt in the pond sediments;

1.4 That, prior to the issuance of occupancy permits for the adjoining lots, the

December 12, 2016 Report: EEAC-16-10

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applicant install permanent fencing to the satisfaction of the City of

Cambridge and Region along the western side of the northern leg and

both sides of the western leg of Block 14, and around Block 11 except

between Blocks 11 and 8;

1.5 That, prior to registration, a trail alignment be defined in the outer half of

buffer Block 14;

1.6 That, prior to registration, the applicant submit to the satisfaction of the

City of Cambridge and Region a detailed landscaping, planting, and

management plan for the buffer strips in Blocks 14 and 11;

1.7 That, prior to registration, the applicant remove debris and aggressive

non-indigenous species such as Phragmites from Block 11;

1.8 That, prior to registration, the applicant remove debris and aggressive

non-indigenous species such as Phragmites from Block 11 using the most

current approved Phragmites control methods;

1.9 That, prior to any grading or site alteration within Vegetation Unit 6,

Regionally significant Sky Blue Asters (Symphyotrichum oolentangiense)

which might be affected by development be relocated to suitable habitat

within buffers on the subject properties;

1.10 That the biological monitoring plan be revised to include transplants of

Regionally significant species as well as the effectiveness of efforts to

eradicate Phragmites;

1.11 That no clearing of vegetation occur on the site during the bird breeding

season (May 1 - July 31) in compliance with the “Migratory Birds

Convention Act” unless it can be ascertained by a qualified expert to the

satisfaction of the City of Cambridge and Region that no birds covered by

the Act are observed to be breeding within or adjacent to the affected

area;

1.12 That prior to any land clearing, grading or other site alteration, the owner

ensure compliance with the “Endangered Species Act;”

1.13 That any artificial lighting on the rear of buildings abutting Blocks 11 and

14 be directed so as not to shine into the natural areas;

2. That there is no objection in principle to the draft approval of the proposed

Hallman Construction (Plan of Subdivision 30T-16104) subject to the following

conditions:

2.1 That Blocks 9, 17, and 18 be placed in appropriate conservation open


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space zoning consistent with Regional Official Plan policy 7.A.2;

2.2 That, prior to registration, the applicant submit a final stormwater

management plan, erosion and sedimentation control plan, for stormwater

management facilities 1 and 3 to the satisfaction of the Grand River

Conservation Authority, City of Cambridge, and Region;

2.3 That stormwater management facility 1 draining to the southwestern

wetland within the Cruickston Creek Headwaters Environmentally

Sensitive Policy Area be equipped with a winter by-pass to prevent salt-

laden stormwater from entering the wetland ecosystem and leading to the

accumulation of salt in the pond sediments;

2.4 That, prior to registration, the applicant submit to the satisfaction of the

City of Cambridge and Region a detailed landscaping, planting, and

management plan for the buffer strips in Blocks 9,17, and 18;

2.5 That, prior to the issuance of occupancy permits for the adjoining lots, the

applicant install permanent fencing to the satisfaction of the City of

Cambridge and Region along the western side of Block 9, the western

side of Block 18, and the eastern side of Block 17;

2.6 That, prior to registration, a trail alignment be defined in the outer half of

buffer Block 9, the western side of Block 18, and the eastern side of Block

17;

2.7 That no clearing of vegetation occur on the site during the bird breeding

season (May 1 - July 31) in compliance with the “Migratory Birds

Convention Act” unless it can be ascertained by a qualified expert to the

satisfaction of the City of Cambridge and Region that no birds covered by

the Act are observed to be breeding within or adjacent to the affected

area;

2.8 That prior to any land clearing, grading or other site alteration, the owner

ensure compliance with the “Endangered Species Act;”

2.9 That any artificial lighting on the rear of buildings abutting Blocks 11 and

14 be directed so as not to shine into the natural areas;

2.10 That, prior to any grading or site alteration within Vegetation Unit 16,

Regionally significant Dotted Smartweed (Polygonum punctatum) which

might be affected by development be relocated to suitable habitat within

one of the wetland features on the subject properties;

2.11 That the biological monitoring plan be revised to include transplants of

Regionally significant species;


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3. That the Environmental Assessment for the potential road re-alignment give

consideration to the preservation of the rare oak trees along the western edge of

E.S.P.A. 59, the protection of Devil’s Creek from construction-related impacts,

and improving connectivity along the Devil’s Creek valley utilising a better

designed crossing structure; and

4. That the City of Cambridge work with Brian Domm Farms Limited and Hallman

Construction Limited to bring portions of the Devil’s Creek Swamp and Woods

and the Cruickston Creek Headwaters Environmentally Sensitive Policy Areas

into public ownership so that they might be managed in conjunction with the

City’s existing land holdings within the Devil’s Creek and Woods Environmentally

Sensitive Policy Area.

Report:

On September 26, 2016, E.E.A.C. struck a sub-committee in response to a

recommendation in report EEAC-16-08 to review documentation prepared in support of

two contiguous draft plans of subdivision in the Cambridge West area submitted by

Hallman Construction Limited and the Brian Domm Farms Limited. Given the physical

configuration of the two properties, the subdivision applications have been submitted

together. The sub-committee has reviewed the following studies:

Cambridge West Lands Hallman Construction & Brian Domm Limited.,

Draft Plan of Subdivision, Cambridge, Ontario, Scoped Environmental

Impact Study (EIS) Draft (MMM Group, March, 2016)

Cambridge West Community Domm Farms and Hallman Subdivisions

Preliminary Stormwater Management Report (MTE Consultants, March 31,

2016)

Cambridge West Community Domm Farms and Hallman Subdivisions

Supplemental Hydrogeology Study (MTE Consultants, March 31, 2016)

The sub-committee visited the site on October 25, 2016 with Bryan Cooper and Kathy

Padgett (City of Cambridge), Jeff Gross (MMM), Jeff Martens and Garett Korber (MTE),

and Dan Currie (MHBC Planning).

The subject lands have been well-studied prior to the submission of the two draft plans

through the Cambridge West Master Environmental Servicing Plan (M.E.S.P.)

completed in 2013. The properties form part of the western edge of the West Galt area

of the City of Cambridge. They have for many years been in agricultural production with

the exception of a wetland in the centre. The lands are bounded on the east by the

Devil’s Creek Swamp and Woods (E.S.P.A. 59), and on the west by part of the

Cruickston Creek Headwaters (E.S.P.A. 92), most of which extends into North Dumfries

Township. The area is also contiguous to the eastern limits of the Blair-Bechtel-

Cruickston Environmentally Sensitive Landscape (E.S.L.).


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Fieldwork completed for the M.E.S.P. and the current applications has documented

numerous significant features and an impressive array of native species in the

contiguous E.S.P.A.’s. Of particular interest are the species of waterfowl, several of

which are considered “Regionally significant:” American Coot, Common Moorhen,

Hooded Merganser, Least Bittern, Marsh Wren, Pied-billed Grebe, Sora, Virginia Rail.

The wetland features on the subject properties, as well as such wetlands and

waterbodies as Cruickston Creek Headwaters, Gilholm Marsh, Barrie’s Lake, and the

Grand River, characterise this area of the Blair-Bechtel-Cruickston E.S.L. and make it a

suitable landscape for these and other species. The M.E.S.P. documented the presence

of these species, and recommended wetland buffers of at least 50 metres rather than

the more usual 30 metres. Maintaining suitable habitat to sustain these species is one

of the overriding concerns of the sub-committee. To this end, we have focused on

maintaining the quantity and quality of surface and groundwater flows to the respective

wetlands and waterbodies and the adequacy of buffers. In addition, because the

proposed development will transform the largely permeable agricultural landscape into a

developed landscape much less favourable for the movement of wildlife from one

natural feature to another, the sub-committee is concerned about maintaining ecological

connectivity between the two E.S.P.A.’s. In that light, we have studied the relevant

comments and recommendations of Environmental Impact Statement (E.I.S.).

1. Maintaining the Hydrology of Wetlands and Watercourses

Three hydrological features are most affected by the subject applications: the

Southwest Wetland (Unit 2 in the M.E.S.P. and E.I.S.), the central wetland (Unit 6), and

the Devil’s Creek valley. These are all addressed in the Preliminary Stormwater

Management Report prepared by MTE Consultants. This report builds upon the

stormwater strategy presented in the Cambridge West M.E.S.P.

The subject area is characterised by somewhat rolling topography that to a large extent

dictates the placement and capacity of the respective stormwater management facilities.

The soils are evidently sandy and stony; the absence of permanent or intermittent

watercourses indicates that natural infiltration rates are quite high. The preliminary

stormwater management strategy proposes to infiltrate significant volumes of

precipitation through lot-level and conveyance infiltration systems. Maintaining

infiltration will help provide sufficient groundwater discharge to the shallow surface

wetlands, but more importantly will maintain the significant groundwater discharge areas

within E.S.P.A. 59 on the slopes of the Devil’s Creek valley and into Devil’s Creek itself.

The reach of Devil’s Creek contiguous to the subject properties has long been identified

as coldwater aquatic habitat sustaining Brook Trout.

Two of the three stormwater management facilities are proposed to discharge to

internally draining depressions containing wetlands (i.e., the Southwest Wetland and the

central wetland). The preliminary stormwater management report speaks to maintaining


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the quality and quantity of surface flows to these features in order to sustain their

significant ecological functions. Discussion occurred about discharging run-off to these

features during the winter months when run-off would contain dissolved road salt.

Because the two wetlands lack surface outlets, any salt deposited within them would not

be flushed in the spring. Rather, salt would accumulate winter after winter in the

sediments to the anticipated detriment of the wetland vegetation and animals inhabiting

the pond. The sub-committee is strongly of the opinion that winter by-passes are

required to divert salt-laden winter run-off to the storm sewer that will discharge directly

to the Grand River. Such winter by-passes have been installed elsewhere to protect

sensitive wetlands and groundwater resources, and the sub-committee is of the opinion

that that they are warranted for two of the three stormwater management facilities on

the subject lands.

As the three stormwater management facilities will abut portions of the two E.S.P.A.’s,

the landscaping planting plans must feature locally-appropriate indigenous species of

plants, as required by Regional Official Plan policy 7.I.12.

1.1 Southwest Wetland (Unit 2)

This wetland consists of a pond surrounded by dense herbaceous and woody

vegetation. It forms the southern or uppermost element of Cruickston Creek

Headwaters E.S.P.A. The wetland is understood to be dependent upon both surface

run-off and shallow groundwater. The pond is hydraulically connected to the shallow

aquifer and apparently recharges that aquifer which in turn flows toward the east and

west. At the time of the site visit, the open water component of the wetland was

relatively small and surrounded by an expanse of cattails and Reed Canary Grass. The

environmental consultant and Regional staff noted that when the feature was evaluated

several years ago during the M.E.S.P. fieldwork, the open water pond was significantly

larger. It is understood that this reflects natural year-to-year fluctuations in local water

levels.

This wetland is relatively secluded due to the presence of woody vegetation along its

eastern perimeter. It has been documented to provide habitat to several of the

significant waterfowl species: Common Moorhen, Green Heron, Marsh Wren, Pied-

billed Grebe, Sora, Trumpeter Swan, Virginia Rail, and Wood Duck. The wetland and

the surrounding vegetation sustain the following Regionally significant vascular plant

species: Slender Sedge (Carex lasiocarpa), Wild Madder (Galium obtusum), Floating

Manna Grass (Glyceria septentrionalis), Canada Rush (Juncus canadensis), Eastern

Cottonwood (Populus deltoides), Dotted Watermeal (Wolffia borealis), and Columbia

Watermeal (W. columbiana).

Stormwater management facility 1 is proposed to be located outside the 50 metre buffer

on the east side of this wetland. It will receive drainage from 3.32 ha of the proposed

Hallman Subdivision as well as an additional 4.46 hectares south of the proposed re-


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aligned Blenheim Road, an area which will be the subject of a future development

application. Treated stormwater from this wet pond facility will be discharged to an outlet

channel traversing the wetland buffer through a flow spreader structure. It is anticipated

that the wetland will receive an increase of surface flows once the whole contributing

area is connected. It is expected that this will increase the size and depth of the pond to

the benefit of the waterfowl observed using it is the past.

Under more frequent precipitation events, this wetland is not expected to overflow to the

wetland feature to the north within the Cruickston Creek Headwaters. Larger storms will

likely flow to this feature, but this is a natural process that has occurred in the past.

1.2 Central Wetland (Unit 6)

The Central Wetland is located in a low spot in the middle of a large agricultural field

(Figure 1). Like the Southwest Wetland, it too is understood to be dependent upon both

surface run-off and shallow groundwater to which it is hydraulically connected.

Groundwater contour mapping in the Hydrogeology Study indicates that it serves as a

recharge area for groundwater flowing east toward the Devil’s Creek Valley.

In contrast to the Southwest Wetland, it is surrounded by meadow vegetation with a few

shrubs and is thus quite exposed to surrounding land use. The meadow shows signs of

human impact in the form of some debris, past agricultural cultivation, and weedy

species such as Phragmites. Like the Southwest wetland, the water level and size of the

open water area is substantially reduced from what had been documented during the

M.E.S.P. fieldwork several years ago. Nevertheless, the wetland has been documented

to provide habitat to American Coot, Common Moorhen, Pied-billed Grebe, Savanna

Sparrow, Sora, and Wood Duck. It also sustains the following Regionally significant

vascular plant species: American Groundnut (Apios americana), Twig-rush (Cladium

mariscoides), Floating Manna Grass (Glyceria septentrionalis), Fragrant White Waterlily

(Nymphaea odorata), Dotted Watermeal (Wolffia borealis), and Columbia Watermeal

(W. columbiana). The wetland has been identified as a disjunct feature of the Cruickston

Creek Headwaters E.S.P.A.

The wetland is located at the bottom of an extensive bowl. As such, it will serve as the

general location of the major stormwater management facility for the proposed

subdivisions. It is proposed that stormwater management facility 2 will be located on the

eastern margin of the 50 metre buffer around the wetland. As a wet pond facility, it will

to some extent extend the wetland feature. It will drain 53.41 hectares to the north and

south. As drainage from so extensive an area would overwhelm this internally-draining

feature, most of the treated stormwater will discharge to an extension of the Princess

Street stormsewer which in turn will discharge to the Grand River. Nevertheless, the

facility will be designed to discharge a limited quantity of treated stormwater to the pond

in order to maintain its hydrology. In addition, major storms exceeding the capacity of

the stormsewer will temporarily enter the pond until there is again capacity in the


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stormsewer.

1.3 Devil’s Creek Valley

A relatively small 5.14 hectare catchment at the southeastern corner of the subject area

drains toward the Devil’s Creek valley within E.S.P.A. 59. This reach of Devil’s Creek is

a coldwater stream sustained by significant quantities of groundwater discharge. It is

proposed to locate stormwater management facility 3 at the edge of the valley south of

the re-aligned Blenheim Road. Because it will discharge to a coldwater stream, this

facility will differ from the previous two in that it will be a dry pond. It will provide

temperature mitigation for a 25 mm storm as it settles out suspended sediments.

Discharge from the pond will flow through and oil and grit separator and then flow into a

cooling trench to be constructed within the water table before it outlets into the creek. As

discharge will be to a stream, seasonal salt accumulation will not be as significant a

concern as it would be with the two closed basins.

The outlet orifice will be constructed in association with the proposed re-alignment of

Blenheim Road. The orifice must be sized so as not to increase flows to the point where

they could exacerbate channel erosion within a sensitive downstream reach of Devil’s

Creek.

2. Buffers and Protective Measures for the E.S.P.A.’s

The high conservation values of the Greenlands Network features on the subject

properties were determined through the Cambridge West M.E.S.P. to warrant extra-

wide protective buffers around the two wetlands on the subject properties. The sub-

committee concurs with the minimum 50 metre buffers. As the proposed buffers are

now in agricultural production, they will need to be naturalised. As there is some debris

from the previous agricultural land use, these objects must be removed. The sub-

committee noted a relatively small cell of Phragmites beside the pond. It is strongly

recommended that this be removed at the earliest opportunity bf it spreads. At present,

herbicide application by a licensed/certified herbicide applicator is the preferred method

for Phragmites control.

It is recommended that the applicants prepare detailed buffer restoration and planting

plans for review by the approval agencies. As the central wetland is in the middle of an

open area, it is recommended that the planting plan for the buffer areas include locally-

appropriate trees, shrubs, and herbaceous species to provide a degree of screening

between the wetland and the proposed residential, active parkland, and mixed use

areas. To increase the success of this restoration plan, it is further recommended that

consideration be given to using herbaceous plugs in buffer areas adjacent to highly-

sensitive natural features. Such plantings are generally more effective than seeding in


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establishing groundcover of native species. It is also recommended that the buffers be

supplied with natural woody debris and stone piles to provide additional habitat for the

herpetofauna inhabiting the features.

The eastern side of the two Plans of Subdivision abuts the western boundary of

E.S.P.A. 59. This coincides with a fairly well-defined dripline of a mature woodland. The

boundaries of the natural features were determined by the environmental consultants

and agency staff during the M.E.S.P. process. Policy 7.C.11 requires a minimum ten

metre buffer along a Core Environmental Feature. In this case, the Plan of Subdivision

follows the M.E.S.P. recommendation of a 15 metre buffer. Given the fact that that the

dripline has been well-established as a result of many years of agricultural use, the sub-

committee considers it sufficient. Within the dripline, the ground slopes steeply down to

a groundwater seepage zone toward the lower part of the slope. The relatively

undisturbed character of the woodland, the steep topography, and the extensive

seepage zone within the woodland all warrant protective measures to discourage casual

intrusion and dumping as the adjoining lands undergo development.

It is also recommended that the common boundary between the ecological buffer and

adjacent land uses be demarcated with permanent fencing. This should be constructed

following or in conjunction with erosion and sedimentation control fencing. Discussion

occurred about the potential construction of a recreational trail within the buffers which

will allow residents to enjoy the natural features without entering them. As trail

construction may require some grading, It is recommended that trails be constructed in

the outer half of the buffer.

The sub-committee is also concerned about the long-term stewardship of the two

E.S.P.A.’s affected by the proposed subdivisions. It is recommended that Hallman Block

17 and Domm Block 11 be conveyed to the City of Cambridge. The woodland and

seepage slope forming the western edge of E.S.P.A. 59 is owned by Hallman

Construction, but is not part of the Plan of Subdivision. It is recommended that

consideration be given to conveying it to the City to consolidate it with other land parcels

in the E.S.P.A. owned by the City. Given the topography and sensitive features,

however, it is not recommended that recreational trails be constructed within this part of

the E.S.P.A.

3. Maintaining Ecological Connectivity

Most of the subject properties outside the E.S.P.A.’s has been in active agricultural use

for many years. As such, it has had limited value as wildlife habitat, but has at the same

time not posed an insuperable barrier to the movement of wildlife from one natural

feature to another. The proposed residential subdivisions will change the landscape

substantially. This was noted in the M.E.S.P., and recommendations were made to

create several wildlife corridors connecting the major natural features. Two of these are

located on the subject properties, and are reflected in the draft plans now under review.


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The proposed linkages would link the central wetland with the main body of the

Cruickston Creek Headwaters E.S.P.A. to the west and to the Devil’s Creek and Forest

E.S.P.A. to the east. They are designed to be a minimum 30 metres in width. The ends

would flare out into a funnel the better to channel wildlife into them. Exclusion walls 0.6

m in height would channel and direct wildlife and prevent them from entering adjoining

developed properties. Eco-passages are proposed beneath both Bismark and Newman

Drives. They would be concrete box culverts embedded in natural substrate. At 0.9 m

high and 3.6 m wide, they are designed to accommodate herpetofauna and small

mammals. The linkages would be planted with suitable native species and will have

other features such as rock piles and woody debris to provide cover to small wildlife.

In recent years, it has been noted that there is a significant amount of herpetofauna

(chiefly turtle) migration between the Cruickston Creek Headwaters and Barrie’s Lake

on the other side of Blenheim/Roseville Road. It is also proposed to install an eco-

passage in this general location. In the interim, the Region is conducting a study to

examine ways to reduce wildlife mortality on the adjacent section of Roseville Road.

4. Blenheim Road Re-alignment

The Cambridge West M.E.S.P. recommended that the western Blenheim Road from the

C.P.R. tracks to the City limits be re-aligned. The proposed re-alignment would improve

the railway crossing by making it perpendicular rather than skewed. The recommended

re-alignment would then traverse the southwestern corner of E.S.P.A. 59. The sub-

committee examined the proposed location. There is a steep slope from this area down

to the Devil’s Creek valley which is relatively open. Nevertheless, there are Regionally

significant species of oaks (Northern Pin Oak and Black Oak) in the vicinity.

The road re-alignment will be the subject of an Environmental Assessment to be carried

out by the City of Cambridge. The sub-committee and/or Regional staff will provide

comment on it at a later date. The overriding concern of the sub-committee at this time

is the protection of the rare oak trees, the protection of Devil’s Creek from construction-

related impacts, and improving connectivity along the Devil’s Creek valley utilising a

better designed crossing structure.

5. Conclusion

The proposed development of the two subdivisions will significantly change the

landscape between the Devil’s Creek Swamp and Cruickston Creek Headwaters

E.S.P.A.’s. The sub-committee is generally satisfied that the recommended measures to

manage stormwater – provided winter by-passes are installed on internally-draining

wetlands – can sustain the hydrology of these important wildlife habitats. The extra-wide

buffers will help screen the waterfowl from the adjoining residences. The proposed

wildlife passage linking the central wetland with the two E.S.P.A.’s is expected to help

herpetofauna follow existing movement patterns.


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Respectfully submitted,

Wayne Caston

Andrew Dean

Allison Featherstone

Cambridge West Sub-committee

Area Municipal Consultation and Co-ordination:

Copies of this report have been provided to City of Cambridge, North Dumfries Township, and

Grand River Conservation Authority staff.

Corporate Strategic Plan:

This review supports Strategic Objective 3.5 – Preserve, protect and enhance green

space, agricultural and environmentally sensitive lands, and Regionally owned forests.

Financial Implications:

The prescribed fees for the review of a scoped EIS will be required.

Other Department Consultations/Concurrence:

Other aspects of this application are being reviewed by Transportation and Water

Services staff.

Attachments

Attachment 1: Cambridge West Community Lands in relation to Devil’s Creek

Swamp and Woods and Cruickston Creek Headwaters


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Attachment 1: Cambridge West Community Lands in relation to Devil’s Creek Swamp

and Woods and Cruickston Creek Headwaters

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