windmill development integrated environmental review

WINDMILL DEVELOPMENT GROUP DOMTAR LANDS

CITY OF OTTAWA

INTEGRATED ENVIRONMENTAL REVIEW STATEMENT

Prepared for: Windmill Development Group Submitted by: Niblett Environmental Associates Inc. File: PN 13-066 Date: November 2016

55MaryStreetWest,Suite112,Lindsay,OntarioK9V5Z6Tel:(705)878‐9399Fax:(705)878‐9390

Email:[email protected]:www.niblett.ca

November11,2016 PN13‐066WindmillDreamOntarioHoldingsLP130WellingtonSt.West.Suite201Ottawa,OntarioK1Y3B2Attention:Mr.ScottDemarkProject: IntegratedEnvironmentalReviewStatement ProposedDomtarLandsRedevelopmentProject WindmillDevelopmentGroup/ZibiOntario CityofOttawa,OntarioDearMr.Demark:We are pleased to submit the Integrated Environmental Review (IER) statement for theproposed Domtar Lands Redevelopment project located within the City of Ottawa,specifically on the islands of Chaudière and Albert. This document is required inaccordance with the requirements of the City of Ottawa for integrated environmentalreviewstatements. Sincerely,

ChrisEllingwoodNiblettEnvironmentalAssociatesInc.PresidentandSr.Terrestrial/WetlandBiologist

The Isles Development Integrated Environmental Review Statement

Niblett Environmental Associates Inc. ii PN 13‐066

TABLE OF CONTENTS

CoverLetter......................................................................................................................................................i

1.0 Introduction.................................................................................................................................................1

2.0 DevelopmentPlan.....................................................................................................................................4

3.0 EnvironmentalImpactStatement......................................................................................................4

4.0 SummaryofTechnicalStudies.............................................................................................................54.1 Environmental Impact Study and Tree Conservation Report (NEA, 2014, NEA

2016)......................................................................................................................................................54.1.1 Overview................................................................................................................................54.1.2 NaturalFeaturesSystem.................................................................................................64.1.3 SignificantNaturalFeatures,FunctionandSignificance..................................64.1.4 SpeciesatRisk....................................................................................................................74.1.5 OttawaRiverAquaticSpeciesatRisk.......................................................................7

4.2 TheIsles,DomtarLandsRedevelopment(April22,2014)............................................84.3 Master PlanOntario Lands, DrawingNo. A001, prepared by Barry J. Hobin&

AssociatesArchitectsIncorporated,datedJuly1,2015,revision2datedJune6,2016........................................................................................................................................................8

4.4 ExistingConditionsPlan–MasterPlanZibiOntario,DrawingNo.EX‐1,preparedbyDSEL,datedMarch2016,revision5datedMay18,2016........................................8

4.5 GradingPlan–MasterPlanZibiOntario,DrawingNo.GP‐1,preparedbyDSEL,datedMarch2016,revision6datedJuly18,2016............................................................9

4.6 SiteServicingPlan–MasterPlanZibiOntario,DrawingNo.SSP‐1,preparedbyDSEL,datedMarch2016,revision5datedMay18,2016..............................................9

4.7 SiteServicingPlan–MasterPlanZibiOntario,DrawingNo.SSP‐2,preparedbyDSEL,datedMarch2016,revision5datedMay18,2016..............................................9

4.8 BoothStreetCompleteStreetDesign,Phase1ChaudièreIslandDevelopment–Draft,preparedbyParsons,datedJune2,2016..................................................................9

4.9 Zibi Design Guidelines, City of Ottawa, prepared by FOTENN Consultants Inc.datedDecember17,2015..........................................................................................................10

4.10PreliminaryGeotechnical Investigation,ProposedDevelopmentChaudièreandAlbert Islands Ottawa, Ontario, Report No. PG3202‐1, prepared by PatersonGroupInc.,datedApril4,2014................................................................................................11

4.11PhaseOneEnvironmentalSiteAssessment,DomtarLandsRedevelopment,DSTFileNo.OE‐OT‐018031,preparedbyDSTConsultingEngineersInc.,RevisionCdatedJuly2015...............................................................................................................................12

4.12Phase Two Environmental Site Assessment Update, Domtar LandsRedevelopment, DST File No. OE‐OT‐01031, prepared by DST ConsultingEngineersInc.,RevisionCdatedJuly2015........................................................................12

4.13Stage1ArchaeologicalAssessmentChaudièreandAlbertIslands,PRASProjectNo. PR13‐38, prepared by Past Recovery Archaeological Services, datedFebruary10,2014.........................................................................................................................13

4.14Final Report – Hydrotechnical Study Update, Ottawa River, Report No. 1,


Niblett Environmental Associates Inc. iii PN 13‐066

ReferenceNo.081099‐01,preparedbyConestogaRovers,datedMarch2014.144.15Response to Comment dated August 8, 2014, Hydrotechnical Study Update,

Reference No. 081099‐05, prepared by Conestoga Rovers, dated August 28,2014.....................................................................................................................................................14

4.16Response to Comment dated August 8, 2014, Hydrotechnical Study Update,ReferenceNo.081099‐05,preparedbyConestogaRovers,datedSeptember11,2014.....................................................................................................................................................15

4.17Erosion and Sedimentation Control Plan; Zibi – Site Wide, prepared byBuildGreenSolutions,Ottawa,ON,datedOctober14,2015.......................................15

4.18EnvironmentalNoiseAssessment,ZibiDevelopmentPhase1,Ottawa,Ontario,Report No. GWE14‐017 – Environmental Noise, prepared by Gradient WindEngineeringInc.,datedDecember8,2015.........................................................................16

4.19MasterServicingStudy‐Stage1–SitePlanApprovalforWindmillDevelopmentGroup Ltd. Domtar Lands Redevelopment, Project No. 14‐717, prepared byDSEL,revision5,datedMay2016..........................................................................................17

4.20Park Ownership and Design Strategy – Revised, Zibi Ontario, prepared byFOTENN,datedJanuary15,2016...........................................................................................17

5.0 SummaryofEnvironmentalRecommendations,MitigationMeasuresandMonitoringCommitments.............................................................................................................................................19

5.1 EnvironmentalRecommendations........................................................................................195.1.1 Environmental Impact Study and Tree Conservation Report (NEA,

2016)..……………………………………………………………………………………………...195.1.1.1 TreeCoverandVegetation...............................................................................195.1.1.2 FishandFishHabitat...........................................................................................20

5.1.2.PreliminaryGeotechnicalInvestigation(PatersonGroup,2014)..............225.1.3. Phase Two Environmental Site Assessment Update – (DST Consulting

Engineers,2015)..............................................................................................................225.1.4.Stage1ArchaeologicalAssessmentofChaudièreandAlbertIslands(Past

RecoveryArchaeologicalServicesInc.,2014).....................................................225.1.5. Erosion and Sedimentation Control Plan; Zibi – Site Wide (BuildGreen

Solutions,2015)...............................................................................................................235.1.6EnvironmentalNoiseAssessment(GradientWindEngineeringInc.,2014)

…………………………………………………………………………………………………………285.1.7MasterServicingStudyStage1–SitePlanApproval(DSEL,2016).........29

5.2 Mitigation..........................................................................................................................................305.2.1.MitigationMeasuresandBuffersforGeneralConstruction(NEA,2016)...

………………………………………………………………………………………………………...305.3 MonitoringCommitments..........................................................................................................34

5.3.1. Environmental Impact Study and Tree Conservation Report (NEA,2016)………………………………………………..…………………………………………….34

6.0 ConcurrenceofProjectTeam.............................................................................................................34

7.0 References.................................................................................................................................................35


Niblett Environmental Associates Inc. 1 PN 13‐066

INTEGRATED ENVIRONMENTAL REVIEW STATMENT

1.0 Introduction Niblett Environmental Associates Inc. (NEA) was retained by Windmill Dream OntarioHoldings LP to complete an IntegratedEnvironmentalReview Statement (IERS) to fulfillthe City of Ottawa’s Condition #27 of Windmill Dream Ontario Holdings LP’s DraftapprovedStage1ApprovalConditionsdatedMarch31,2016(#D07‐12‐14‐0075).This Integrated Environmental Review Statement is provided where Condition # 27 ofWindmill Dream Ontario Holdings LP’s Draft approved Two Stage Site Plan ControlApprovalApplicationstates:TheOwneracknowledgesandagreestohaveanIntegratedEnvironmentalReviewStatementprepared, inaccordancewith thepoliciesof theOfficialPlanand to the satisfactionof theGeneralManager,Planning andGrowthManagement, prior to FinalApproval of thisTwoStageSitePlanControlapplication.Theintegratedenvironmentalreviewstatementwillprovide:

A brief overview of the results of individual technical studies and other relevantenvironmentalbackgroundmaterial;

A graphic illustration, such as an air photo, summarizing the spatial features andfunctions (e.g. natural vegetation, watercourses, significant slopes or landformfeatures,recharge/infiltrationareas)asidentifiedintheindividualstudies;

A summary of the potential environmental concerns raised, the scope of theenvironmental interactions between studies, and the total package of mitigationmeasures, including and required development conditions and monitoring, asrecommendedinindividualstudies;

An indication that the statement has been reviewed and concurred with by theindividualsubconsultantsinvolvedinthedesignteamandtechnicalstudies.



ThefollowingtechnicalstudyreportswereprovidedbyWindmillDreamOntarioHoldingsLPinthepreparationofthisletterreport.1. Environmental Impact Study and Tree Conservation Report, Windmill

Development Group Domtar Lands Ottawa, Ontario & Gatineau, Quebec,ReportNo.PN13‐066,Version6,preparedbyNiblettEnvironmentalAssociatesInc.datedSeptember2016.

2. The Isles – Les Iles,Domtar Lands Redevelopment – Redéveloppement des

TerrainsDomtar,datedApril22,2014.3. Master Plan Ontario Lands, Drawing No. A001, prepared by Barry J. Hobin &

Associates Architects Incorporated, dated July 1, 2015, revision 2 dated June 6,2016.

4. ExistingConditionsPlan–MasterPlanZibiOntario,DrawingNo.EX‐1,prepared

byDSEL,datedMarch2016,revision5datedMay18,2016.5. GradingPlan–MasterPlanZibiOntario,DrawingNo.GP‐1,preparedbyDSEL,

datedMarch2016,revision6datedJuly18,2016.6. SiteServicingPlan–MasterPlanZibiOntario,DrawingNo.SSP‐1,preparedby

DSEL,datedMarch2016,revision5datedMay18,2016.7. SiteServicingPlan–MasterPlanZibiOntario,DrawingNo.SSP‐2,preparedby

DSEL,datedmarch2016,revision5datedMay18,2016.8. BoothStreetCompleteStreetDesign,Phase1ChaudièreIslandDevelopment–

Draft,preparedbyParsons,datedJune2,2016.9. Zibi Design Guidelines, City of Ottawa, prepared by FOTENN Consultants Inc.

datedDecember17,2015.10. Preliminary Geotechnical Investigation, Proposed Development Chaudière

andAlbertIslandsOttawa,Ontario,ReportNo.PG3202‐1,preparedbyPatersonGroupInc.,datedApril4,2014.

11. Phase One Environmental Site Assessment, Domtar Lands Redevelopment,

DSTFileNo.OE‐OT‐018031,preparedbyDSTConsultingEngineersInc.,RevisionC



datedJuly2015.12. Phase Two Environmental Site Assessment Update, Domtar Lands

Redevelopment,DSTFileNo.OE‐OT‐01031,preparedbyDSTConsultingEngineersInc.,RevisionCdatedJuly2015.

13. Stage1ArchaeologicalAssessmentChaudièreandAlbertIslands,PRASProject

No. PR13‐38, prepared by Past Recovery Archaeological Services, dated February10,2014.

14. Final Report – Hydrotechnical Study Update, Ottawa River, Report No. 1,

ReferenceNo.081099‐01,preparedbyConestogaRovers,datedMarch2014.15. Response to Comment dated August 8, 2014,Hydrotechnical StudyUpdate,

ReferenceNo.081099‐05,preparedbyConestogaRovers,datedAugust28,2014.16. Response to Comment dated August 8, 2014,Hydrotechnical StudyUpdate,

Reference No. 081099‐05, prepared by Conestoga Rovers, dated September 11,2014.

17. Erosion and Sedimentation Control Plan; Zibi – Site Wide, prepared by

BuildGreenSolutions,Ottawa,ON,datedOctober14,2015.18. EnvironmentalNoiseAssessment,ChaudièreIslands(Domtar)Ottawa,Ontario,

ReportNo.GWE14‐017–NoiseMPRev1,preparedbyGradientWindEngineeringInc.,datedApril17,2014,revision1datedJuly22,2014.

19. MasterServicingStudy forWindmillDevelopmentGroupLtd.DomtarLands

Redevelopment, Project No. 14‐717, prepared by DSEL, revision 5, dated May2016.

20. Park Ownership and Design Strategy – Revised, Zibi Ontario, prepared by

FOTENN,datedJanuary15,2016



2.0 Development Plan Windmill Dream Ontario Holdings LP has proposed a commercial and residentialsustainablecommunitydevelopmentonChaudièreIslandandAlbertIslandlocatedontheOttawa River, situated between the City of Ottawa, Ontario and Gatineau, Quebec. Thedevelopmentproposalincludesunique,sustainableredevelopmentinitiativesconsistingofresidential/office,retaildevelopmentandconnectingvehicleandpedestriancorridors.Theareaforredevelopmentencompassesapproximately6.07ha(15acres)ontheOntarioside. The lands are currently owned by Domtar with lands surrounding the subjectpropertyownedbyHydroQuebec,HydroOntario,MNRF,theNationalCapitalCommission,PublicWorksandthecitiesofOttawaandGatineau.ThesubjectlandsarezonedParksandOpenSpace(O1L)(Section179–180)intheCityofOttawaZoningby‐law2008‐250.Atthistime,aproposeddevelopmentandphasingplansareintheworks.CurrentconceptplansshowthedevelopmentaddressingnumerousissuesfromHeritageFeaturesandFirstNations concerns; vehicular networks (roads, pathways, transit) and connecting theNation’s Capital and Gatineau, Quebec; One Planet concepts; Healthy Living matters byprovidingpedestrianwalkways,bikepaths,publicparksandlargeopenspacestocreatingamorevibrantwaterfrontbyprovidingsoftscapedandhardscapedwateredgeswherethepubliccanexperiencetheOttawaRiverandestablishingviewpointsandaccesstopointsofinterest.

3.0 Environmental Impact Statement Niblett Environmental Associates Inc. (NEA) prepared an Environmental Impact Study(EIS) and Tree Conservation Report (TCR) “WindmillDevelopmentGroup,DomtarLands,Ottawa, Ontario& Gatineau, Quebec, Environmental Impact Study and Tree ConservationReport” in April of 2014 with an updated version completed September 2016. Thestatement concluded that the proposed construction of this unique sustainableredevelopmentprojectonthesubjectlandswouldnothaveasignificantnegativeimpactonthenatural featuresorecological functionsonsiteprovided the recommendationsof thereportwereimplemented.



4.0 Summary of Technical Studies All of the studies and resulting reports for the Zibi development were in support ofdevelopmentandprovidedrecommendationsandmitigationmeasurestargetedtoachievedevelopment goals while minimizing impacts to the natural environment. Key reportsprovidingenvironmentalcontexthavebeenpresentedinthissectionanddiscussedinthecontextoftheIERSobjectives.4.1 Environmental Impact Study and Tree Conservation Report (NEA, 2014; revised NEA,

2016)

4.1.1 Overview TheEnvironmentalImpactStudyandTreeConservationReportwascompletedbyNEAin2014 with an updated version completed in September 2016 to address the commentsfromSamiRehman,oftheCityofOttawa.Thesubmissionofthedevelopmentapplicationsincluded this Environmental Impact Statement and Tree ConservationReport as per theConsolidatedCityofOttawaOfficialPlan(s.4.7.8and4.7.2respectively).ThecomponentsoftheEISandTCRincludedetailedinventoriesofthefloraandfauna,adescriptionofthenatural features, description of the environmental values and mitigation measures andrecommendations.TheCityofOttawaOP(2003)doesnotdesignateanyportionofthesubjectslandsUrbanNaturalFeature(UNF).ChaudièreandAlbertIslandsarepartofthe“CentralArea”oftheCityofOttawaasperScheduleB–UrbanPolicyPlan.However,intheCity’sUrbanNaturalArea Environmental Evaluation Study (Muncaster Environmental Planning and BruntonConsulting Services,Mar. 2005), subject lands are located adjacent to (within 120m) ofVictoria Island,which includes a designatedEarth ScienceArea ofNatural and ScientificInterest (ANSI) and a woodland which was identified as Urban Natural Area #131 –Victoria IslandWoods.Thiswoodlotwasnotevaluated in2003thereforenosignificancewas placed on this area. The ANSI feature itself, a geologic rock outcrop, was locatedapproximately130matitsclosestpointtothedevelopmentsite.TheEISwascompletedtoaddressthenatural featuresandfunctionsassociatedwiththeZibilandsincludingthewoodland,theadjacentenvironmentallydesignatedlands,aswellasfishhabitatwithinOttawaRiverwhichareallpartoftheCity’sNaturalHeritageSystem(NHS).



ThereviewoftheEISandTCR,includingmitigationmeasureswascompletedbytheCityofOttawa.InaletterdatedJuly28th,2014toHieuNguyenattheCityofOttawa,NEAprovidedcommentstoupdatetheEISandTCRreflectedinthosecomments.

4.1.2 Natural Features System

The property included a total of 7 vegetation communities. This included all landscapedareassurroundingbuildings,disturbedareassuchasparkingandpavementareaswherevegetationwasgrowinginthroughthecracksandallshorelineriparianareas.Vegetationinventories founda totalof87plant speciesmostofwhichwerecommonandgrow inavariety of habitats including disturbed sites. Overall, the sitewas highly disturbedwithabandonedindustrialbuildings,crackedpavementareas,unkemptpreviously landscapedareasanddisturbedsoils.Nosignificantvegetationcommunitieswere foundinthestudyarea.As required under Section 4.7.2 of the Official Plan, a tree conservation report wasrequired.TheurbantreeinventoryconductedbyNEAidentified66trees, includingthree(3)deadtrees.Alltreeswereassessedfortheirconditionandhealth,speciescompositionandsize(cmdbh).Thisreportalso identifiedwhether the tree(s)were toberetainedorremovedwithrespecttothedevelopmentofthesite.All66treesexceptforthreespecieswereplantedspecimensaspartofpreviouslandscapingefforts.Nineteen(19)ofthetreesexamined were determined to be within the development envelope and will requireremoval.ApermitfromtheCityofOttawawouldberequiredpriortotheirremoval.A number of trees located within the ecological reserves found on the western tip ofChaudière IslandWest and the eastern tip of Chaudière Island East are to be retained.These trees are located outside the development envelope. These existing trees havealreadyadaptedto the localsiteconditionsandwillcontributeto thebiologicaldiversityandcomplimenttheoveralldesignfunctionofthefuturedevelopment.

4.1.3 Significant Natural Features, Function and Significance

The subjectproperty is almost entirely composedof adisturbed landscapewith existingvegetation areas consisting of planted trees and shrubs as part of earlier landscapingeffortsornaturalizedareasonslopes. TherewerenoUrbanNaturalFeaturesorNaturalEnvironment Area, or areas evaluated in the Urban Natural Areas EnvironmentalEvaluationsStudy(UNAEES) foundon thesubject lands. Thereareno long termnaturalwoodlandsonthesubjectpropertyandnoneofthecommunitiesareconsideredsignificantasperBakowsky(1997).



ATreeConservationReportwas included intheEIS(NEA,2014).All trees(>10cmdbh)foundonbothChaudièreandAlbert Islands (naturalor landscapestock)were identifiedandassessedforconditionandhealth.Thenumberofretainabletreesandthoserequiredtoberemovedduetothedevelopmentwereidentified.

4.1.4 Species at Risk

NEAconductedabackgroundreviewforanySpeciesatRiskthatmaybefoundwithinthestudy areawith subsequent field investigations and surveys (COSEWIC, 2016; COSSARO,2016;SARA,2016).Duetothehighlydisturbednatureofthesiteandtheadjacenturbanlands, it was determined that apart from bird species and bats, limited habitat wasavailable for any other species. Targeted species surveys were conducted for chimneyswift, barn swallow, bank swallow, common nighthawk, little brown bat, northern long‐earedbat,tri‐colouredbatandeasternsmall‐footedbat.Only the barn swallow was observed during field investigations. Chimney swifts wereobserved foragingover the riverbutnopossiblenestingchimneysarepresentonanyofthebuildingsonChaudièreIsland.

4.1.5 Ottawa River Aquatic Species at Risk

SpeciesatRiskbackgroundinformationwasobtainedfromKemptvilleDistrictOMNR,Cityof Ottawa, NHIC, DFO and COSEWIC. All Endangered and Threatened species receiveindividual protection under Section 9 of the ESA and receive general habitat protectionunderSection10oftheESA,2007.SpecialConcernspeciesarenotprotectedundertheAct.A detailed background literature search of the study area found the Department ofFisheries and Oceans (DFO) identified approximately 15,000 m2 of habitat for Speciesunder consideration to be listed as threatened or endangered along the shoreline of theOttawaRiver,adjacenttothestudyarea.Theshorelinehabitatis locatedontheleftbank(south shoreline) and extends from Britannia Bay to the Rideau Canal. The species thatwere identified include American eel (Anguilla rostrata), lake sturgeon (Acipenserfulvescens)andsilverlamprey(Ichthyomyzonunicuspis)(DFO,2015).Areviewofthelistoffishspeciesdocumentedforthestudyareafoundthattwospeciesareconsidered significant on a national, provincial or regional level (COSEWIC, 2016;COSSARO, 2016), the lake sturgeon and the American eel. Spawning habitat for LakeSturgeonwasconfirmedtobeapproximately650mnortheastofthestudyarea.



Comprehensivemitigation, recommendations andmaintenancemeasureswere identifiedandhavebeenprovidedin,Section5.0ofthisreport.4.2 The Isles, Domtar Lands Redevelopment (April 22, 2014) Thisdocumentoutlinedhow theDomtarLandsRedevelopmentmasterplanproposes totransform derelict and contaminated land in the Chaudière area into a world‐classsustainable community that combines the best of urbanity integrated with a vibrantwaterfront. And furthermore how the transformed Domtar Lands will provide publicaccesstosectionsoftheOttawariverfrontthathavebeenclosedoffforgenerations.Thismasterplandocumentproceeded toguideanddirect thenextchapterof this land’shistory.IncludedwithinitisadiscussionofthedesignprincipleswhichhaveinformedtheMasterPlananddescriptionsofeachofthedistrictsandplacesthatmakeuptheWindmillDevelopment.AsummaryoftheOnePlanetActionPlanstatestheproject’ssustainabilitymetricsandaspirations.TheMasterPlandocumentalsoincludedguidelinesforthedesignanddevelopmentofthepublicrealm,buildingsandsiteinfrastructure.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithin this study.No conflictswerepresentbetween this report or other sub‐consultantreports.4.3 Master Plan Ontario Lands, Drawing No. A001, prepared by Barry J. Hobin & Associates

Architects Incorporated, dated July 1, 2015, revision 2 dated June 6, 2016

ThisdrawingidentifiestheeightphasesoftheZibidevelopmentandincludesinformationonthedevelopmentblocks(residential,office,retailorhotel), theareaofeachblockandthenumberofstoreysproposedforeachofthebuildings.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.4 Existing Conditions Plan – Master Plan Zibi Ontario, Drawing No. EX‐1, prepared by

DSEL, dated March 2016, revision 5 dated May 18, 2016.

Thisdrawing identifies existingunderground services andutility locations, derived fromthe best available data, as‐constructed drawings, utility drawings and infrastructuremappingprovidedbytheCityofOttawa.



No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.5 Grading Plan – Master Plan Zibi Ontario, Drawing No. GP‐1, prepared by DSEL, dated

March 2016, revision 6 dated July 18, 2016

TheGradingPlandrawing identifies thefloodplain limitaspertheCityofOttawaZoningBy‐law,the limitsofundergroundparking,proposedandexistingspotelevationsandtheproposedgrade(percentagegrade)anddirection.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.6 Site Servicing Plan – Master Plan Zibi Ontario, Drawing No. SSP‐1, prepared by DSEL,

dated March 2016, revision 5 dated May 18, 2016

Drawing No. SSP‐1 identifies the site servicing and stormwater managementrecommendations provide by DSEL and includes the existing and proposed watermain,sanitary sewer and storm sewer locations aswell as the locationof proposedvalvebox,Siameseconnectionsandfirehydrants.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.7 Site Servicing Plan – Master Plan Zibi Ontario, Drawing No. SSP‐2, prepared by DSEL,

dated March 2016, revision 5 dated May 18, 2016

Drawing No. SSP‐2 is a continuation of Drawing No. SSP‐1 and includes the southernportionofthedevelopmentareanearBoothStreet.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.8 Booth Street Complete Street Design, Phase 1 Chaudière Island Development – Draft,

prepared by Parsons, dated June 2, 2016

Thisdraftdrawingprovidesanoverviewoftheexistingsidewalksandtraffic lanesalong



BoothStreet(Ontariosideonly)aswellas theproposedamenitiesrelatedtocyclingandotherstreetdesigns.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.9 Zibi Design Guidelines, City of Ottawa, prepared by FOTENN Consultants Inc. dated

December 17, 2015

This document provides 82 urban design guidelines for the Zibi development and areorganizedintothe followingsix(6)sections:1.LayoutandBuiltForm;2.PedestrianandPublicRealm;3.SiteCirculationandParking;4.OpenSpaceDesign;5.Environment;and6.ServicingandUtilities.ZibiistheredevelopmentoftheformerDomtarLandsintheCityofOttawa,includingboththeChaudièreandAlbertIslands.Itproposedtotransformthederelictandcontaminatedland into a world‐class, sustainable community that combines the best of urbanityintegratedwithavibrantwaterfront.ThetransformedlandswillprovidepublicaccesstosectionsoftheOttawariverfrontthathavebeenclosedoffforgenerations.The site consists of both Chaudière and Albert Islands. These islands are physicallydisconnected fromboth cities (Gatineau, Quebec andOttawa, Ontario) by river channelsand present an opportunity to create a unique sense of place amongst the heritagebuildingsonboth islands.Theredeveloped landswill featureamixofuses ina compactformintegratingexistingheritageresourceswherepossible,andemphasizingsustainableandactive transportation throughanetworkofsharedstreets thatprioritizepedestriansandcyclistsoverautomobiles.PURPOSEANDAPPLICATIONThe purpose of these guidelines is to provide urban design guidance at the planningapplication stage inorder to assess, promoteandachievedevelopmentaswasoriginallyplannedwithintheZibidistrict.Specificsitecontextandconditionswillalsobereviewedinconjunctionwiththeseguidelines.These guidelines are to be applied throughout the ZibiOntario lands, includingboth theChaudière and Albert Islands. The guidelines are not to be universally applied to everybuilding proposed, but are instead intended to provide general design direction for thecreation of a world‐class, sustainable, mixed‐use community that will be a destination



withintheCityforyearstocome.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithin this study.No conflictswerepresentbetween this report or other sub‐consultantreports.4.10 Preliminary Geotechnical Investigation, Proposed Development Chaudière and Albert

Islands Ottawa, Ontario, Report No. PG3202‐1, prepared by Paterson Group Inc., dated

April 4, 2014.

ThePatersonGroup (Paterson)was commissionedbyWindmillDreamOntarioHoldingsLP to prepare a preliminary geotechnical investigation report for the proposeddevelopmenttobelocatedonChaudièreandAlbertIslandsintheCityofOttawa,Ontario.The objective of this reportwas to interpret and present the test hole information fromprevious report(s) regarding the subsoil and groundwater conditions at this site and toprovide preliminary geotechnical recommendations for the design of the proposeddevelopment as known during the issuance of the current geotechnical report includingconstructionconsiderationswhichmayaffectitsdesign.Observations takenduring field investigations for this study included surface conditions,subsurface profiles and groundwater. The geotechnical assessment of the site includeddiscussions on site preparation, including stripping depth, bedrock removal, vibrationconsiderations, fill placement anduse of excavatedblast rock. The report also discussedand provided information on the design of the foundations, design for earthquakes,basementwallsandslabsaswellaspavementdesign.Designandconstructionprecautionswere outlined as they pertained to foundation drainage, waterproofing and backfill andprotection of footings against frost action, temporary shoring, pipe bedding and backfill,groundwatercontrolandwinterconstruction.Aslopestabilityanalysiswasalsocompletedwhichprovideddetailsonexistingorstaticconditions,seismicloadinganalysisandgeotechnicalstableslopeallowance.Recommendations of this report stated that the preliminary geotechnical investigationprogramwaspreparedforgeneralreviewandpreliminarydesignpurposesandthatoncetheprojectdevelopmentisfinalized,adetailedgeotechnicalinvestigationwillberequiredwhich will include boreholes and monitoring wells to address soil, bedrock andgroundwaterconditions.Nocomprehensivemitigationandmaintenancemeasureswereidentifiedwithinthisstudy.



4.11 Phase One Environmental Site Assessment, Domtar Lands Redevelopment, DST File

No. OE‐OT‐018031, prepared by DST Consulting Engineers Inc., Revision C dated July

2015.

The objective of the Phase I ESA was to evaluate actual and potential environmentalconcernsontheSiteandtoassessthepotentialfortheSitetobeimpactedbythecurrentand/or historical uses of the Site and surroundingproperties. Information regarding thephaseonestudyareawascompiledthrougharecordsreview,Sitereconnaissanceandaninterviewwithaknowledgeablephaseonepropertyrepresentative.Federal, provincial, and private agencies and other databases were searched during therecords review for indicators of potentially contaminating activities with regards to theSite. A response from the Ministry of Environment was received by DST ConsultingEngineers and no new relevant information that would change the conclusions of thereportwereidentified.BasedonthefindingsofthePhaseIESA,severalareasofpotentialenvironmentalconcernwere identified within the phase one property and therefore, an intrusive soil andgroundwaterqualityinvestigationintheformofaPhaseIIESAisrequired.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.4.12 Phase Two Environmental Site Assessment Update, Domtar Lands Redevelopment,

DST File No. OE‐OT‐01031, prepared by DST Consulting Engineers Inc., Revision C dated

July 2015.

DST Consulting Engineers Inc. prepared an updated report to the previously completedPhaseTwoESAentitled:“EnvironmentalSiteAssessmentVolumeII–PhaseIIEnvironmentalSite Assessment, Chaudière and Albert Islands, Ottawa Ontario”. Analytical soil andgroundwaterresultsfromthepreviousinvestigationwerecomparedtoprovincialcriteria.Based on the findings of the literature review and historical analytical data update, DSTidentified areas of soil and groundwater exceedances to provincial standards at the Site(DomtarLands).Thereportproceededtoestimatetheapproximatevolumeofcontaminatedsoilsfoundonthe Site and furthermore due to the understanding that all the fill material would beremovedfromtheSiteaspartofthefutureredevelopment,DSTrecommendedaRemedial



Options Plan (ROP) be implemented in order to evaluate the effectiveness of variousremedialtechniques.DSTalsostatedthatduringtheimplementationoftheremediation,asoil management plan should be executed to optimize the management of excess soilsgeneratedbytheremedialactivities.Themanagementofexcesssoilsshallbeconductedinaccordance with the MOE’s “Management of Excess Soil – A Guide for BestManagementPractices”,asthiswillpotentiallyassistinminimizingthequantitiesofnon‐impactedsoilsthataredivertedforlandfilldisposal.The report also noted that this Phase Two ESA will be revised at the time of the Siteremediation,tosupportthesubmissionofaRecordofSiteCondition(RSC),inaccordancewith Ontario Regulation (O.Reg) 153/04 as amended. As the Site still containscontaminated soil, a RSC filing is not possible based on the current investigation of theproperty.ARSCfilingforthepropertyrequireseithercompletionofremediationworkorcompletionofariskassessmentfortheproperty.RecommendationswereidentifiedandhavebeenprovidedinSection5.0ofthisreport,nocomprehensivemitigationormaintenancemeasureswereidentifiedwithinthisstudy.4.13 Stage 1 Archaeological Assessment Chaudière and Albert Islands, PRAS Project No.

PR13‐38, prepared by Past Recovery Archaeological Services, dated February 10, 2014.

ThepurposeoftheStage1assessmentwastodeterminewhetherornotthestudyarea,orportions thereof, exhibited potential for the presence of significant archaeologicalresources and to make recommendations for appropriate steps to be taken to addressarchaeologicalconcernspriortoredevelopment.In order to evaluate the archaeological potential of both Albert and Chaudière Islands,detailedarchivalresearchwasconductedinordertoprovideanoverviewofpastlanduse.Historical mapping was compiled to generate overlay maps showing the locations ofnineteenth and twentieth century structures in order to identify areas of archaeologicalinterestthatmayhaveescapeddisturbancebylaterindustrialdevelopment.Theresultsof this research indicate thatpartsof thestudyareaexhibitpotential for thepresenceofsignificantarchaeologicalresources,includingthoseassociatedwithbothFirstNationsandEuro‐Canadiansettlementandland‐uses.RecommendationswereidentifiedandhavebeenprovidedinSection5.0ofthisreport,nocomprehensivemitigation,ormaintenancemeasureswereidentifiedwithinthisstudy.



4.14 Final Report – Hydrotechnical Study Update, Ottawa River, Report No. 1, Reference No.

081099‐01, prepared by Conestoga Rovers, dated March 2014.

The objective of the Study was to update the current version of the Rideau ValleyConservationAuthority (RVCA)hydraulicmodel to include greater detail immediately attheSite,withthepurposeofdeterminingthewatersurfaceelevationoftheOttawaRiverattheSiteduringthe100‐yearfloodevent.TheexistingRVCAhydraulicmodelwasdevelopedinHydraulicEngineeringCenter–RiverAnalysisSystem(HEC‐RAS)developedbytheU.S.ArmyCorpsofEngineers(U.S.A.C.E).This Study presents the hydraulicmodelling results ofmaximumwater elevation in theOttawa River at the Site during the standard 100‐year return flood (1 percent annualprobability of occurrence). The hydraulic model provides more detail immediate to theSite. This report also documents the engineering methodology employed to create thefloodplainmap.Thereportconcludedbystating“thecalculatedwatersurfaceelevationfromtheupstreamto thedownstream of the Site ranged from49.9m to47.1CanadianGeodeticDatum. Theresults showed upstream flooding on the Site only on a limited area at the easterndownstream tip of the Chaudière Island and NCC lands on the Quebec side of the riverimmediatelydownstreamofChaudièreBridge.ThemodellingresultsindicatedthataportionofeasterntipofChaudière Island(easterntipofthe islandtoapproximately25m inland–west)wouldfloodduringthe100‐yearreturnfloodevent.”No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithinthisstudy.Noconflictswerepresentbetweenthisreport,itsaddendumsorothersub‐consultantreports.4.15 Response to Comment dated August 8, 2014, Hydrotechnical Study Update, Reference

No. 081099‐05, prepared by Conestoga Rovers, dated August 28, 2014.

ThisletterpreparedbyConestoga‐Rovers&Associates(CRA)onbehalfofWindmillDreamOntario Holdings LP was written to provide responses to comments received from theRideauValleyConservationAuthority(RVCA)ontheHydrotechnicalStudyUpdateontheOttawaRiver.TheRVCAprovidedatotaloftwocommentsontheHydrotechnicalStudyUpdateReport.ThisletteraddressesthefirstofthetwocommentsandCRArequestedtimetodiscussthe



secondRVCAcommenttoclarifythelevelofdetailrequiredtosatisfytherequest.CommentNo.1pertainedtoadifferenceinsurfacewaterelevationsfromdataprovidedbyRVCAtoCRA.CRAprovidedclarificationtothedifferences.4.16 Response to Comment dated August 8, 2014, Hydrotechnical Study Update, Reference

No. 081099‐05, prepared by Conestoga Rovers, dated September 11, 2014.

This letter prepared by Conestoga‐Rovers & Associates (CRA) was written to provideresponses to comments from the Rideau Valley Conservation Authority (RVCA) on theHydrotechnicalStudyUpdateontheOttawaRiver.ThisletteraddressesthetwocommentsfromtheoriginalcorrespondenceandprovidestheadditionalinformationasrequestedonAugust28,2014.The additional information requested on Comment No. 1 pertained to ‘selection of theRegulatoryFloodLevels’whichCRArespondedto.ThesecondcommentbyRVCAincludedalackofdiscussioninthereportwithregardstoa)watersurfaceprofilesunderhighflowsinthepresenceoficecover;b)thepotentialconsequenceofupstreamdambreakandc)anextralevelofprotectionbeyondthetypicalfreeboard.CRArespondedtoallthreeconcerns.4.17 Erosion and Sedimentation Control Plan; Zibi – Site Wide, prepared by BuildGreen

Solutions, Ottawa, ON, dated October 14, 2015.

TheErosionandSedimentationControlPlan(ESCP)wasintendedtoprovideguidanceforall companies and responsible parties whose work at Zibi may cause erosion,sedimentationordustduringconstructionactivities.ThegoaloftheESCPwastoidentifypotential sourcesofpollution thatmaycontributepollutants to stormwater, and identifyBest Management Practices (BMP’s) that, when implemented, will reduce or eliminatenegativeimpactstowaterquality.Theplandescribestheerosionandsedimentationcontrol(ESC)practicesexpectedonsiteincludingpreventingthelossofsoilduringconstructionbystormwaterrunoffand/orwinderosion; preventing sedimentation of storm sewers or receiving streams and preventingthepollutionofairwithdustandparticulatematter.TheESCplanconformedtothefollowingstandards:



OnePlanetActionPlan LEED BD+C: New Construction (v4), LEED Homes: Multifamily Midrise (v4) and

LEEDND:Plan(v4)ratingsystems. 2012 U.S. Environmental Protection Agency (EPA) Construction General Permit

(CGP),Section2. U.S.EnvironmentalProtectionAgency(EPA)bestmanagementpractices(BMP’s)for

controllingconstructionandpost‐constructionsiterunoff National PollutantDischarge Elimination system (NPDES) – Stormwater Pollution

PreventionPlansforConstructionActivities All erosion and sedimentation control measures must also comply with local

standards.The report also stated that all ESCmeasures are to be documented in the site plan andauditedregularly throughweekly inspectionreportsandphotographs. Furthermore, theESC plan will be maintained throughout the duration of the project, from initial sitemobilizationthroughtoprojectcloseout.Comprehensivemitigation, recommendations andmaintenancemeasureswere identifiedandhavebeenprovidedinSection5.0ofthisreport.4.18 Environmental Noise Assessment, Zibi Development Phase 1, Ottawa, Ontario, Report

No. GWE14‐017 – Environmental Noise, prepared by Gradient Wind Engineering Inc.,

dated April 17, 2014, revision 1 dated July 22, 2014.

Thisdocumentdescribesanenvironmentalnoiseassessmentperformed forPhase1ofaproposedmixed‐useredevelopmentoftheformerDomtarLandsinOttawa,Ontario. Theassessment is based on: i) theoretical noise prediction methods that conform to theMinistryoftheEnvironment(MOE)andCityofOttawarequirements;ii)noiselevelcriteriaas specified by the City of Ottawa’s EnvironmentalNoise Control Guidelines (ENCG); iii)future vehicular traffic volumes based on the City of Ottawa’s Official Plan roadwayclassifications; and iv) architectural drawings received fromBarry J. Hobin& AssociatesArchitectsIncorporated.The report provides a current analysis of noise levels ranging from roadway traffic,adjacentexistingbuildingstoindoornoiseandstationarynoisesuchastheambientnoiselevelsfromChaudièreFalls.The results of the preliminary assessment indicate that the dominant source of noiseimpacting the site id due to roadway traffic with the highest levels occurring along the



façadesfacingBoothStreet.Onthewestsideoftheislands,noisefromfallingwaterovertheChaudièredamwillriseabovetrafficnoiseduringperiodsofhighwater levels(earlyspringrunoff).ThereportincludesinformationonpredictednoiseslevelsandprovidesacomprehensivelistofmitigationmeasuresandrecommendationsandhavebeenprovidedinSection5.0ofthisreport.4.19 Master Servicing Study ‐ Stage 1 – Site Plan Approval for Windmill Development Group

Ltd. Domtar Lands Redevelopment, Project No. 14‐717, prepared by DSEL, revision 5,

dated May 2016.

DavidSchaefferEngineeringLtd.(DSEL)wasretainedtoprepareaMasterServicingStudy(MSS)fortheproposedDomtarLandsRedevelopmentinsupportofWindmillDevelopmentGroup’s application for Stage 1 – Site PlanApproval (SPA). The overall objective of thereport was to support the application for Stage 1 – Site Plan Approval by providingsufficientdetail todemonstrate that thedevelopment is supportedbyexistingmunicipalinfrastructure and that the contemplated site design conforms to current City of Ottawadesignstandards,inadditionto,stateoftheartdesignstrategiestomeettheclient’s“OnePlanet”strategy.The report provided a detailed explanation of the existing conditions including existingwatersupply,existingwastewaterservicesandexistingstormwaterservices.RecommendationswereprovidedandhavebeenprovidedinSection5.0ofthisreport,nocomprehensivemitigation,ormaintenancemeasureswereidentifiedwithinthisstudy.Noconflictswerepresentbetweentheoriginalreportandothersub‐consultantreports.4.20 Park Ownership and Design Strategy – Revised, Zibi Ontario, prepared by FOTENN,

dated January 15, 2016

ThisdocumentproducedbyFOTENNprovidesasummaryoftheparklandstrategyforZibiOntarioasrequested through theOfficialPlanAmendmentNo.143 to theCityofOttawaOfficialPlan.Thisdocumentsetsforthavisionfortheoverallredevelopment,includingthecreationofhigh‐quality,uniquepublicspacesthatwillcontributetothesite’suniquesenseofplace.ThedocumentnotedtheredevelopmentoftheChaudièreandAlbertIslandstotakeplaceoverseveralyearsthroughatotalof8phases. Furthermore, itstatedthatallphaseswill



includesomepublicspace in the formofawoonerfsharedstreet,asquareorcourtyard,pedestrian lane, park or street and that not all phases include significant public spacedevelopment. Twomajor public spaces were identified and included the two parklandareaslocatedontheedgesoftheWestendandEastendofChaudièreIslandrespectively.The document went on to speak to Park Ownership and provided a summary of theconcerns and strategies that may become a part of the final agreement between theNationalCapitalCommission(NCC)andtheCityofOttawa.No comprehensive mitigation, recommendations and maintenance measures wereidentifiedwithin this study.No conflictswerepresentbetween this report or other sub‐consultantreports.



5.0 Summary of Environmental Recommendations, Mitigation Measures and

Monitoring Commitments Based on Section 4.0 only studies that identified recommendations, mitigation andmonitoringarediscussedinthissectionofthereport.5.1 Environmental Recommendations

5.1.1 Environmental Impact Study and Tree Conservation Report (NEA, 2014) Intheconclusionsofthisreport,itwasnotedthatatthesiteplanstageofthisdevelopment,additionalmitigationmeasuresandrecommendationsspecifictothisdevelopmentmayberequired.

5.1.1.1 Tree Cover and Vegetation Retention of Larger Existing Trees

Recommends retaining some of the native larger diameter trees be explored,especially in those naturalized areas considered ecological reserves onChaudièreIsland.

No removal of trees or other vegetation should take place during the peakbreeding bird season (April 15th – August 18th) as per Environment CanadaguidelinesfortheOttawaregionC3.

Post‐Construction Landscaping and Inclusion of Native Species

Recommends an alternative landscaping approach including using nativegroundcoversandnative treeandshrubspeciessuitable to thesoilconditions,sun/shadeandwaterconditionsofthesites.

Selectspeciesthatwouldprovidefoodandshelterforwildlifeandinsects. Eliminate use of fertilizers, pesticides and herbicides by using integrated pest

managementtechniquesthatwillbenefittheoverallenvironmentandreinforcethedevelopmentasbeing‘sustainableandgreen’.

Recommends retaining shoreline and riparian areas to the greatest extentpossible.Wherethisisnotpossibleduetoelementsassociatedwithconstructionactivities,finallandscapedesignsshouldincorporatetheplantingofnativetrees,shrubs and herbaceous plants along the riparian zones where ever possible.Selectionofsalt‐tolerantanddroughthardyspeciesshouldbeselectedbasedon



soilconditions,lightrequirementsandoverallsuitabilityofthesite. Design Features for Naturalization

Design features for naturalization of open spaces should include landscapingwith native trees, shrubs, wildflowers and grasses, particularly along theriparian zones of the development. This could include salt‐tolerant grasses,seasonal wildflowers and tree plantings in areas subjected to heavy use byvehiclesand/orpublic.

Proposedpathwaysandtrailscanbelandscapedbyplantingedgesandadjacentareas with hardy, low growing native grasses along with a variety of nativeshrubspeciesthattolerateharshurbanclimates.

Opportunities to showcase unique environments and native landscapes, on asmall scale, could be included in the design. This includes shoreline wetlandcommunities, riparianvegetation, alvar species,nativewildflowergardensandnative streetscape tree species aswell as inclusion of plant specieswith FirstNationtraditional/medicinalvalues.

Stormwater channels andoutlets should bedesignedwithwetlandplants thatprovideadditionalbenefitssuchascontaminantabsorption,filteringpollutants,reducing velocities and erosion and capturing fine sediments, reducing offsiteimpactsformstormwaterflowsintotheOttawaRiver.

5.1.1.2 Fish and Fish Habitat

Fish Habitat (Only Apply if In‐Water Works are Proposed)

Shouldworkconditions change such that it ispossible that fishor fishhabitatmaypotentially be impacted, allworks shall ceaseuntil theproblemhasbeencorrectedorauthorizationhasbeenobtainedfromtheappropriateauthorities.

In the event the final design results in serious harm to fish habitat, aquatichabitatenhancementsmayberequiredbyfederalnaturalresourcespermittingagencyaspartofthenOffsettingPlan.

To avoid project review under the fisheries protection provisions of theFisheriesAct, thedevelopmentandallassociatedactivitiesmustavoidcausingseriousharmtofishbyfollowingbestmanagementpractices.



Sediment and Erosion Control

A qualified professional is to develop a site specific Sediment and ErosionControl Plan based on final design. The plan is to include a constructionmonitoringcomponent.

Avoidusingexplosivesinornearwaterasthesecanproduceshockwavesthatcan damage a fish’s swim bladder and rupture internal organs. Blastingvibrationsmayalsokillordamagefisheggsorlarvae.

Restricted Activity Timing Windows

No in‐waterworks during lake sturgeon or American eel sensitive life history

timing windows (for lake sturgeon – May 1st to June 30th), contact MNRF fortimingwindowforAmericaneel.

Fish Salvage

It isrecommendedthataFishSalvagePlanbedevelopedif in‐waterworksare

required. This plan should be developed and implemented by a professionalFisheriesBiologist. AnOMNRFFishCollectionpermitmustbeacquiredbythebiologistconductingthesalvagepriortofishcollection.

Fish Habitat Enhancement

The Windmill Development Group is recommended to explore lake sturgeonrearing and spawning habitat creation and American eel migration corridorfunctionaspotentialenhancementopportunities.



5.1.2. Preliminary Geotechnical Investigation (Paterson Group, 2014) Theonlyrecommendationstated in thisreportstated that “Thepreliminarygeotechnicalinvestigationprogramwaspreparedforgeneralreviewandpreliminarydesignpurposes”and that “Once theprojectdevelopment is finalized,adetailedgeotechnical investigationwillberequiredwhichwillincludeboreholesandmonitoringwellstoaddresssoil,bedrockandgroundwaterconditions”.

5.1.3. Phase Two Environmental Site Assessment Update – (DST Consulting Engineers, 2015)

Thefollowingrecommendationsareoutlinedinthereport:

DSTrecommendsthattwogroundwatermonitoringevents(atleast90daysapart)areconductedfollowingcompletionofSiteremediation(inaccordancewithO.Reg.153/04,asamended).

Prior to the redevelopment of the Site, DST recommends that a Remedial OptionPlan (ROP) be implemented in order to evaluate the effectiveness of variousremedialtechniques.

During the implementationof the remediation, a soilmanagementplan shouldbeexecuted to optimize the management of excess soils generated by the remedialactivities.

Itisrecommendedthatthemanagementofexcesssoilsbeconductedinaccordancewith the MOE’s “Management of Excess Soil – A Guide for Best ManagementPractices”.

GroundwaterqualityresultsforAlbertIslandindicateimprovementofgroundwaterquality.DSTrecommendsthatgroundwatersamplingisconductedinnearfuturetodetermine groundwater quality in Area 2 and 3. Two quarterly groundwatermonitoringeventshave tobe conducted following completionof Site remediation(inaccordancewithO.Reg.153/04,asamended).

5.1.4. Stage 1 Archaeological Assessment of Chaudière and Albert Islands (Past Recovery Archaeological Services Inc., 2014)

Thefollowingrecommendationsareoutlinedinthereport:

Should development be undertaken within the former Domtar Inc. property, allportionsofthestudyareashownasretainingarchaeologicalpotentialonFigure123shouldbesubjectedtoStage2archaeologicalassessment.



Any futureStage2 archaeological assessment shouldbeundertakenbya licencedconsultant archaeologist, in compliance with Standards and Guidelines forConsultant Archaeologists (MRCS 2011), prior to any planned constructiondisturbancebelowgrade.Giventhatpotentialarchaeologicalresourcesinthestudyareaarelikelytobesituatedwithinadeeplyburiedurbanbrownfieldcontext,theStage2archaeologicalassessmentstrategyshouldconsistoftheexcavationoftesttrenches by backhoe or mini‐hoe. A comprehensive review of all relevantenvironmental assessments, including both land use studies and soils and watertesting should be undertaken prior to the initiation of the Stage 2 archaeologicalassessment in order to identify potential human health risks and determineappropriatemitigationmeasures.

Proponent should also be aware that if deeply buried archaeological deposits areexposed during construction, work should cease in that area until it has beenassessedbyalicencedarchaeologist.

5.1.5. Erosion and Sedimentation Control Plan; Zibi – Site Wide (BuildGreen Solutions, 2015)

Thisdocumentprovidedacomprehensiveanddetailednarrativeonerosionandsedimentcontrols and best management practices for stormwater pollution prevention. Thefollowing recommendations have been extrapolated from this section of the report andsummarizedintothefollowingbullets:PotentialPollutants

Portable toilets shall be located on the jobsite where they can be accessed forregular service and theywill be anchored to prevent the possibility of accidentaltipping.

Vehicle tracking controlwill include stabilized accesspoints,minimizing traffic tothe maximum extent possible during wet conditions and sweeping or scrapingpavedsections(publicorprivate)whennecessary.Thesevehicletrackingcontrolswillbemaintained ingood, effective conditionduringanyperiodsof constructionactivity.

Projectsarerequiredtodesign, installandmaintaineffectivepollutionpreventionmeasuresinordertopreventthedischargeofpollutants.

o Eliminatecertainpollutantdischargesfromyoursiteo Properlymaintainallpollutionpreventioncontrolso Comply with pollution prevention standards for pollutant‐generating



activitiesthatoccuratyoursiteo Complywithemergencyspillnotificationrequirementso Complywithfertilizerdischargerestrictions

BestManagementPractices(BMPs)forStormwaterPollutionPreventionAppropriate BMPs shall be installed before earthworks begins (where possible).Implementation of additional BMPs are to be performed as needed, based on siteconditionsasconstructionprogresses.The temporarymeasures tobeused inthecontrolofsedimentandstormwater fromthesiteduringconstructionaretheresponsibilityoftheContractorandincludethefollowing:

a. Followalllocal,provincialandfederalregulationspertainingtostormwater.b. Silt fence may be installed, where appropriate, around areas of construction to

interceptanddetainsmall amountsof sediment inorder to reduce theamountofsedimentinrunoffleavingthesite.

c. Stormdrain inletprotectionwillbeusedasasecondaryBMPtotreatrunoff. Theprotection(i.e. fabricfilters,sandbags,concreteblocksandgravelbarriers)willbechanged/cleanedonaregularbasis.

d. Vehicletrackingcontrolpads(i.e.gravelramps)shallbeplacedattheaccess/exitpoints and shall be maintained throughout construction. Restrict vehicle use toproperlydesignatedexitpoints.

e. All construction debris / trash shall be picked up and disposed of in propercontainersandhauledoffofthesiteasnecessary.

f. Concretewashoutfacilitiesshallbeplacedonsiteasdictatedbythecontractorpriortopouring concrete. Each concretewashout areawill be located tominimize thecombiningofwashwatercontaminateswithstormwater.ExcessconcretematerialwillberemovedfromthewashoutareawhentheBMPhasreached½ofitscapacityandwillbedisposedatafacilitylicensedtohandlethematerial.Specialcarewillbetaken to place washout facilities in areas where ground water is not likely tointerfacewithliquidwastes.LocationswillbeindicatedontheESCsitemappriortoinstallation.

g. Constructionmaterials that couldhaveanegative impactonwaterqualitywillbestored, when not in active use, in a manner that will minimize contact withstormwater.Containmentstructuresforfuel/chemicalstoragewillbelocatedwayfromsurfacewatersandstormwaterinletstohelpeliminatethedischargeofspilledorleakedchemicals/fuel.TheContractorwillprovideaSpillKitonsiteatalltimes.If any spillage occurs, the contaminated soil shall be immediately excavated and



removed from the site to a disposal area licensed to handle the contaminatedmaterial.

h. Any changes to theproposederosion controlmeasures shall benotedon theESCSiteMap,inmostcasespriortothechangesbeingimplementedinthefield.Whenchangesarerequiredinthefieldfirst,thesitemapwillbeamendedimmediatelybutinnocaselongerthan7calendardays.

i. Whenever sediment is transported onto an adjacent street, the street shall becleaned at the end of the day. Sediment shall be removed from the street byshovelling,sweepingorboth.

j. Excavated soil will be immediately removed from the site or else placed intemporarystockpilesandcoveredwithtarpstopreventwinderosion.

k. Earthworks and heavy construction will be minimized during periods of heavyrainfall.

l. Swalestodivertsurfacewaterfromhillsideswillbeinstalledwherepossible.m. Use tiers, erosion blankets, compost blankets, filter socks, berms, or comparable

measurestostabilizesoils inanyareawithaslopeof15%(6.6:1)ormore that isdisturbedduringconstruction.

n. Projectwillminimizesoilcompactionwhetherpossible.o. During excavation, dust is suppressed by using water or other dust suppression

techniquestowetdowntheworkarea.p. Excavatedmaterialsstoredforre‐useonsitewillbecoveredtopreventerosiondue

towindand/orrainwater.q. Temporarydirtstockpileswillbecoveredwithtarpstopreventwinderosion.r. Dumptruckshaulingmaterialsoff‐sitewillbecoveredandwheelswillbewashed

beforeexitingthesite.s. A street sweeper will be employed on a regular basis to help keep the streets

directlyoutsideofthesitefreeofdust.t. When surfacewater is locatedwithin 50 feet of the project’s earth disturbances,

Contractoreither:i. Willprovideandmaintaina50‐footundisturbednaturalbuffer;or

Note:ifyouearthdisturbancesarelocated50feetorfurtherfromasurfacewater,thenyouhavecompliedwiththisalternative.

ii. Willprovideandmaintainanundisturbednaturalbufferthatislessthan50feetandissupplementedbyadditionalerosionandsedimentcontrols,whichincombinationachievesthesedimentloadreductionequivalenttoa50‐footundisturbednaturalbuffer;or



iii. Ifitisinfeasibletoprovideandmaintainanundisturbednaturalbufferofany

size, you must implement erosion and sediment controls that achieve thesedimentloadreductionequivalenttoa50‐footundisturbednaturalbuffer.

u. Ifinstallingasedimentbasin,projectwillcomplywiththefollowing:

i. Providestorageforeither(1)thecalculatedvolumeofrunofffroma2‐year,24‐hourstormor(2)3,600cubicfeetperacredrained;

ii. When discharging from the sediment basin, utilize outlet structures thatwithdraw water from the surface in order to minimize the discharge ofpollutants,unlessinfeasible;

iii. Prevent erosion of (1) the sediment basin using stabilization controls (e.g.,erosioncontrolblankets),and(2)the inletandoutletusingerosioncontrolandvelocitydissipationdevices;and

iv. Sedimentbasinsmustbesituatedoutsideofsurfacewatersandanynaturalbuffers established under Part 2.1.2.1a of the 2012 CGP, and must bedesignedtoavoidcollectingwaterfromwetlands.

v. Dewatering Practices: Project is prohibited from discharging ground water or

accumulated stormwater that is removed fromexcavations, trenches, foundations,vaults, or other similar points of accumulation, unless such waters are firsteffectivelymanagedbyappropriate controls. These controls includedbut arenotlimited to sediment basins or sediment traps, sediment socks, dewatering tanks,tube settlers, weir tanks, or filtration systems (e.g., bag or sand filters) that aredesignedtoremovesediment.Uncontaminated,not‐turbiddewateringwatercanbedischargedwithoutbeingroutedtoacontrol.Projectmustalsomeetthefollowingrequirementsfordewateringactivities:i. Donotdischargevisiblefloatingsolidsorfoam;ii. Useanoil‐water separatoror suitable filtrationdevice (suchasa cartridge

filter)thatisdesignedtoremoveoil,grease,orotherproductsifdewateringwaterisfoundtocontainthesematerials;

iii. Totheextentfeasible,utilizevegetated,uplandareasofthesitetoinfiltratedewatering water before discharge. In no case will surface waters beconsideredpartofthetreatmentarea;

iv. Atallpointswheredewateringwaterisdischarged,complywiththevelocitydissipationrequirementsofPart2.1.3.1ofthe2012CGP;



v. With backwash water, either haul it away for disposal or return it to thebeginningofthetreatmentprocess;and

vi. Replace and clean the filter media used in dewatering devices when thepressuredifferentialequalsorexceedsthemanufacturer’sspecifications.

If a project is using polymers, flocculants, or other treatment chemicals to treatdewateringwaterorforanyotherprocess,itmustcomplywiththerequirementsinParts2.1.3.3ofthe2012CGP.

w. Projects will stabilize exposed portions of the site in accordance with therequirementsofSection2.2ofthe2012CGP.Thedefinitionof“exposedportionsofthesite”isareasofexposedsoilthatarerequiredtobestabilized.

For temporary stabilization, the project will use a combination of the following:

hydro‐mulchanderosioncontrolblankets. For final stabilization, the projectwill use a combination of the following: riprap,

gabions,andgeotextiles.x. Water should not be discharged to any surface water body or municipal sewer

system.Intheeventthatwatermustbedischargedtoeitherasurfacewaterbodyormunicipal sewer system, the Contractormust notify the ConstructionManagerprior todischargeand thenabideby theSiteRemedialActionPlanandmunicipaland/orprovincialand/orfederallawsthatapply.



5.1.6 Environmental Noise Assessment (Gradient Wind Engineering Inc., 2014) Thisreportprovidedanumberofrecommendationsinnarrativeform.

To control elevated noise levels from roadway traffic, Blocks 206, 207, 208, 210,211, 212 and 213will require upgraded building components, the installation ofindividualairconditioningunits(orsimilarmechanicalsystem),andthe followingWarningClause(TypeD–fromtheMinistryoftheEnvironment–PublicationNPC‐300)inallAgreementsofLease,PurchaseandSaleforresidentialunits:

“Dwelling units in this building have been supplied with central airconditioningwhichwill allowwindows and exterior doors to remain closed,therebyensuring that the indoor sound levelsarewithin theCityofOttawa’sandtheMinistryoftheEnvironment’snoisecriteria.”

Dueto trafficnoise,Blocks201,202,203,204,205and209will requirestandard

building components, the installation of forced air heating with provisions forcentral air conditioning units (or similar mechanical system) and the followingWarningClause (TypeC fromtheMinistryof theEnvironment–PublicationNPC‐300)inallAgreementsofLease,PurchaseandSale:

“Thisdwellingunithasbeen fittedwitha forcedairheating systemand theductingetc.wassizedtoaccommodatecentralairconditioning.Installationofcentralairconditioningbytheoccupantwillallowwindowsandexteriordoorstoremainclosed,therebyensuringthattheindoorsoundlevelsarewithintheCityofOttawa’sandtheMinistryoftheEnvironment’snoisecriteria.(Note:ThelocationandinstallationoftheoutdoorairconditioningdeviceshouldbedonesoastocomplywithnoisecriteriaofMOEPublicationNPC‐216,ResidentialAirConditioningDevicesandthusminimizethenoiseimpactsbothonandofftheimmediatevicinityofthesubjectproperty).”

ToprovideresidenceonthewestsideofBlocks201,202,203adequateprotection

from any excessive noise from the falls GWE recommends upgraded buildingcomponentsandtheprovidingheatingsystemwhichwouldallowfortheprovisionofairconditioning(orsimilarmechanicalsystem)atthetenants’discretiontoallowdoorsandwindowstoremainclosed.

Futurenoisestudies foreachphaseofdevelopmentwillberequired todetermine

theappropriatesoundtransmissionclass(STC)ratingforwindowsandprotection



foroutdoorlivingareas(suchasnoisebarriers).

5.1.7 Master Servicing Study Stage 1 – Site Plan Approval (DSEL, 2016) This report combined their conclusions and recommendations in the final Section of thereportasfollows:

A proposed connection from the 203mm private watermain south of Mill StreetBrewPubacrossthePortageBridgetoexistingwatermainsonVictoriaIslandwillprovidearedundantconnectionfortheproposeddevelopment;

Aninternalwaterdistributionmodelwascompletedverifyingpressureshigherthenrecommended in the average day and peak hour scenario, pressure reducingcontrolsarerecommended;

Sanitaryservicing isproposed tobeachievedbyacentralpumpingstationon theeastedgeofChaudièreIsland;

Aforcemain isproposedtocrosstheUnionBridgespantosanitarysewerswithintheZibiGatineaudevelopment;

AminimumTSSremovalof80%willberequiredforpost‐developmentstormwaterrunoff fromthesite, thiswillbeprovidedbybioretentionandendofpipeoil/gritseparatorunits;

Utility services will need to be coordinated with utility companies prior todevelopment;

Based on the preceding report, adequate servicing capacity exists to support theproposeddevelopment.



5.2 Mitigation

5.2.1 Mitigation Measures and Buffers for General Construction (NEA, 2016)

5.2.1.1 General Mitigation

The Project Manager and Contractor are obligated to ensure that all mitigation

measuresarestrictlyobserved. Theentireworkareashouldbefenced(heavydutysilt/snowfencing)priortothe

start of construction. No equipment should be allowed to operate outside thefencedarea.

Debriscontrolmeasuresshouldbeputinplacetopreventconstructionmaterialsorforeignmaterialsfromfallingintothewatercourse.

Wash, refuel and service machinery and store fuel and other materials for themachineryawayfromtheshorelineoftheOttawaRivertopreventanydeleterioussubstancesfromenteringthewater.

A spill response kit shall bemaintained on site to address any contingency. TheOntarioMinistryoftheEnvironmentSpillsActionCentre,(1‐800‐268‐6060)shallbeimmediatelynotifiedofanyspillsoccurringonsite.

5.2.1.2 Vegetation and Soils

Anytreedareastoberetainedaretobecordonedoffbysturdy fencingorsimilar

barriertoensuretheirretention. Re‐vegetate all areas as soon as possible after construction with native species

and/orlandscaping Alldisturbed retained soils including spoil piles, shouldbe stabilized immediately

uponcompletionofwork.Stabilizeanywastermaterialpilestopreventthemfromentering the watercourse. Spoil piles should be contained within a silt fence,flattened, covered with biodegradable mats or tarps and or planted with nativegrassesorshrubs.

5.2.1.3 Sediment and Erosion

Sedimentanderosioncontrolmeasuresshouldbeimplementedpriortoworkand

maintainedduringworkphases, anduntil the site has been stabilized, to prevententryofsedimentsintothewater.

All sediment and erosion control measures shall be inspected daily after eachrainfall event. This is to ensure they are functioning properly, maintained and



upgradedasrequired. In the event that sediment and erosion controlmeasures are not functioning, the

construction supervisor shall order the work stopped. No further work shall becarried out until the construction methods and/or the sediment control plan isadjustedtoaddressthesediment/erosionproblem.

Constructionshallbeundertakenduringnormalweatherconditions, to theextentpossible, and the project shall be designed to appropriate specifications towithstandvariableweatherconditions.

Removeaccumulatedsedimentpriortoremovingsedimentcontrolmeasuresandinawaythatpreventstheescapeorsuspensionofsediments.

In the event the temporary erosion and sediment control measures fail, acontingency plan should be in place, kept on site and followed. Contingencymeasure(s)shouldincludealistofkeypersonaltobecontacted.Additionalerosionand sediment control materials (i.e. sand bags, stop logs, straw bales, erosioncontrolblankets,heavydutysiltfence)shallbestockpiledandeasilyaccessiblefromtheprojectsiteintheeventofanemergency.

All disturbed areas of the work site should be stabilized immediately and re‐vegetatedassoonaspossible. A landscapeplanshouldbedevelopedforallareasthat are to be ‘landscaped’ or rehabilitated and enhanced to diversify existingconditions.

5.2.1.4 Wildlife

If any turtles, snakes or Species at Risk are encountered during construction and

grading procedures, they should be left to move out on their own or movedphysicallyoutoftheconstructionzone. Anyissuesorconcernsregardingwildlife,includingturtles,snakes,birdsorbatsshouldbedirectedtoOMNRF.

Daily ongoing observations for SAR and all wildlife more generally, will beundertaken during construction by all personnel on site. Should any SAR beobservedduringconstruction,theOMNRF(KemptvilleDistrict)shouldbecontactedimmediatelyforadvice.

If any bats or active bird nests are encountered during building demolition,renovationsorremediation,OMNRFshouldbecontactedforadvice.



5.2.1.5 Timing

Noremovaloftreesorothervegetationshouldtakeplaceduringthepeakbreedingbirdseason(April15th–August18th)asperEnvironmentCanadaguidelinesfortheOttawaregion.

Schedule work to avoid significant rainfall events that may increase erosion andsedimentationintotheriver

5.2.1.6 Concrete Leachate

Concreteleachateisalkalineandhighlytoxictofishandaquaticlife.Measureswillbetakentopreventanyincidenceofconcreteorconcreteleachatefromenteringthewatercourse.Maintaincompleteisolationofallcast‐in‐placeconcreteandgroutingfromfish‐bearingwaters foraminimumof48hours ifambientairtemperature isabove0oCandforaminimumof72hoursifambientairtemperatureisbelow0oCoruntilsignificantlycuredtoallowthepHtoreachneutrallevels.

Ensure that all works involving the use of concrete, cement, mortars, and otherPortland cement or lime‐containing construction materials (concrete) will notdeposit directly or indirectly, sediments, debris, concrete, concrete fines,wash orcontactwaterintooraboutanywatercourse.

Completely isolate all concrete work from the watercourse and any water thatenters thewatercourseor stormwater system.Any concretewashwater shall bedirectedtoacollectionbasinorvegetatedareatoeffectivelyremoveallsuspendedsolids, dissipate velocity and prevent deleterious substances from entering thewatercourse.Controlturbidityofallwaterreleasedtowatercourseduringwork,intheeventofsiltingorturbiditycausedbyconstructionactivity,contractorwillstopwork and install additional silt barriers as necessary to ensure watercourse isprotected.

All concrete, sealants or other compounds used for this project shall be utilizedaccording to the appropriateProductTechnicalData Sheet, stating guidelines andmethodsforproperuse,andprovidedbythemanufactureroftheproduct.

Washequipmentawayfromwaterandprovidecontainmentfacilitiesforthewash‐downwaterfromconcretedeliverytrucks,concretepumpingequipment,andothertoolsandequipment.

Should conditions at the work site indicate that there are unforeseen negativeimpacts to fish or their habitat, all works shall cease until the problem has beencorrectedand/oranyrequiredinputcanbeobtainedfromParksCanadaandortheDepartmentofFisheries.ParksCanadahasalevel3memorandumofunderstandingwithDFOandcanprovidelimitedcommentsonfishandfishhabitatissuesonDFO’s



behalf. Temporary fencing, where practical, shall secure the immediate construction site

duringtheconstructionphase. Spoil/aggregate,oranystockpiledmaterialshallbestabilizedaminimumof30m

from the shoreline, and removed from the site, in accordance with all federal,municipalandprovincialregulations.

Installatarpaulin/coveronstockpilesandhaulagetrucks/trailersasappropriate. Projectmaterials (e.g. concrete debris) shall not be stockpiled on high‐risk areas

withunstableslopes;keepvegetationclearingtoaminimumtomaintainvegetativecover.

Allconstructionmaterials,compounds,toolsandequipmentusedforthepurposeofsitepreparationandprojectcompletionshallbestoredandoperated inamannerthatpreventsanydeleterioussubstancesfromenteringthewater.

Paints and solvents shall be stored, mixed and transferred at a suitable locationupland and away from thewatercourse, to prevent thesematerials fromenteringthewatercourseintheeventofaspill.

A spill response kit shall be maintained on site to address any contingency. TheOntarioMinistryoftheEnvironmentSpillsActionCentre,(1‐800‐268‐6060)shallbeimmediatelynotifiedofanyspillsoccurringonsite.

Alldebrisshallberemovedfromthesite, inaccordancewithallfederal,municipalandprovincialregulations,toasitelicensedtoreceivethem.

Uponcompletionofworkallmaterialsanddebrisshallbecompletelyremovedandtheareashallberestoredtoitsoriginalstateorbetter.

Concrete debris, or any stockpiled material shall be stabilized a minimum of 30metresfromtheshoreline,orremovedfromthesite,inaccordancewithallfederal,municipalandprovincialregulations.

All mortars, sealants or other compounds used for this project shall be utilizedaccording to the appropriateProductTechnicalData Sheet, stating guidelines andmethodsforproperuse,andprovidedbythemanufactureroftheproduct.

Allconstructionmaterials,compounds,toolsandequipmentusedforthepurposeofsitepreparationandprojectcompletionshallbestoredandoperated inamannerthatpreventsanydeleterioussubstancesfromenteringthewater.

5.2.1.7 Blasting

Avoid using explosives in or near water. Use of explosives in or near water

produces shockwaves that can damage a fish swimbladder and rupture internalorgans.Blastingvibrationsmayalsokillordamagefisheggsorlarvae.



5.3 Monitoring Commitments

5.3.1. Environmental Impact Study and Tree Conservation Report (NEA, 2016)

AWildlifeMitigation andMonitoring Plan is recommended to be implemented to

minimizetheeffectsofthedevelopmenttowildlifeandwildlifehabitat,tomonitortheresultsofmitigationtoensuretheireffectivenessandtoadaptivelymanageforanyunanticipatedeffects.

Priortodemolitionofanyvacantbuildings,aqualifiedbiologistshouldbeonsitetoexaminetheareatoensurenobatsorotherSARarepresent.

Monitor the development area post construction, to ensure habitats or structuresforanySARthathavebeenrecommendedhavemadeapositivecontributiontothepopulation(i.e.barnswallows,chimneyswifts)

Thepresenceofinvasiveplantspeciesshouldbemonitoredandspecimenremovalcompletedasrequired.

Constructionandpost‐constructionmonitoringof theWindmillDevelopmentmaybe required for environmental components depending on the site plans,remediationandotherwork.

Monitoringofsedimentanderosioncontrolmeasuresandinstallationofprotectivemeasureswillberequiredduringtheconstructionphaseandasperplansandasperapplicablelegislation,permittingorapprovals.

6.0 Concurrence of Project Team

ThefinalIntegratedEnvironmentalReviewStatementwillbereviewedandconcurredwithallconsultantsinvolvedinthedesignteamandtechnicalstudies,listedinSection4.0ofthisreport.RefertoAppendixIIIforsignaturesheet.



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windmill development integrated environmental review

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