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Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development • vehicular access to the subject site from Silvercreek Parkway, and the extension of Silvercreek Parkway north to Paisley Road, via a new underpass at the CNR main line which runs immediately north of the site. The key findings of the study are summarized below: • The proposed commercial floor space will generate about 1,215 (weekday PM peak) and 1,675 (Saturday PM peak) net new two-way trips to the road network; the former is approximately 19% higher than an assumed “as-of-right” industrial development on the site at 1,200,000 sq. ft. • Existing intersections in the study area (except Paisley Road/Hanlon Expressway) currently function at good to acceptable levels (LOS ‘C’ or better) during peak hours, with sufficient additional capacity in individual movements to support future area growth. The Paisley/Hanlon intersection operates at LOS ‘D’ or better. • Future background traffic volumes will have modest impacts on overall volume/capacity ratios under 2015 background traffic conditions. Intersections in the study area will continue to function at LOS ‘C’ and LOS ‘D’ or better, in 2010 and 2015, respectively. Certain specific road improvements are recommended to accommodate future background traffic at the Paisley Road/Hanlon Expressway intersection. • Traffic volumes forecast for the proposed site development can be accommodated at all key study area intersections, with the northerly extension of Silvercreek Parkway and the related grade separation at the CNR main line. • Under future total traffic conditions in 2015 (background + background growth + site development), all City intersections will continue to operate with LOS ‘C’ or better, except Paisley/Hanlon, which will continue at LOS ‘D’ or better. The BA report findings culminate with a list of specific, recommended road improvements for the subject development, including the following of particular note: • connecting Silvercreek Parkway north to Paisley Road, by way of an underpass at the CNR main line; • re-align/extend Silvercreek Parkway to Wellington Street, and terminate Waterloo Avenue at Silvercreek, controlled by a new signal; • widen Silvercreek Parkway between Waterloo Avenue and Wellington Street, to provide an additional southbound right turn lane; and, • certain lane widenings at key intersections, including Wellington/Silvercreek Parkway, Waterloo/Edinburgh, Paisley/Silvercreek, and Paisley/Hanlon. The report finishes with the overall conclusion that “…the proposed development traffic can be supported on the existing/improved road network without undue impact. Implementation of the foregoing improvements should ensure maintenance of appropriate levels of accessibility to the proposed commercial development.” 28
Updated Planning Report September 2008 Proposed Lafarge/Silvercreek Development 5.3 Supplementary Stormwater Management Study As previously noted, a supplementary analysis of stormwater management (SWM) requirements was necessitated by the technical questions and concerns of both the City and the GRCA regarding the initial stormwater work and proposed facility, particularly in relation to upstream and downstream flows and impacts on Howitt Creek, and the related adequacy of the proposed pond. As a result, Silvercreek retained TSH to independently determine design flows for Howitt Creek from the upstream lands (via the Alma Street Relief Sewer), and to provide a preliminary design of a stormwater management facility to control those flows to the capacity of the downstream system. The result of this additional analysis show that substantially higher flows enter Howitt Creek from the Alma Street Relief Sewer than has been calculated under previous analyses. Accordingly, TSH concludes that a larger stormwater detention facility is required (compared to previous studies) in the area east of the creek, in order to “…limit the Howitt Creek flows to suit the capacity of the Waterloo Avenue culvert…” which is on Howitt Creek downstream of the site. Under major (100-year) storm conditions, the proposed SWM pond would occupy the majority of the subject site east of the creek. A separate stormwater management report (dated August 2008) has been prepared by TSH to document the above supplementary analysis and resultant recommended SWM facility. That report was submitted to the City and the GRCA under separate cover, as this planning report was being written. 5.4 Environmental Impact Studies The original application submission in 2005 was supported, among other reports, by an Environmental Impact Study (EIS) prepared by North-South Environmental (NSE). It has subsequently been augmented by a series of addenda reports, intended to address both the revised development concept and various technical issues and agency comments arising during the application review process. Because the addenda, including the latest (# IV, very recently submitted to the City and agencies) mostly supplement rather than replace the original 2005 EIS, this synopsis provides a brief overview of all of these EIS reports. 5.4.1 EIS, October 2005 This initial “base” EIS document provided the original comprehensive environmental assessment of the site and original development proposal, in response to terms of reference which were jointly developed with the concerned agencies, most notably the City and GRCA. The objectives of this study were stated as follows: • collect background information on environmental features; • map and classify vegetation community boundaries; • map the location of significant species and other features; • identify impacts and mitigation; and, 29
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updated planning report updated planning report - City of Guelph

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