Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
WESTHEATH PHASES 5 AND 6 Development Concept Plan, Servicing Scheme & Southwest Future Growth
This report is prepared for The City of Moose Jaw in response to a request for a new development concept and servicing scheme for the final two phases of the Westheath residential neighbourhood located in the South-West area of Moose Jaw.
Final Report August 2, 2018
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
Acknowledgements V3 wishes to thank the following members of the City of Moose Jaw for their contribution, advice and guidance through the concept planning process.
Michelle Sanson Director of Planning & Development Josh Mickleborough Director of Engineering Ted Schaeffer Director of Parks and Recreation Eric Bjorge Assistant City Planner
V3 Staff Project Lead – Alan Wallace, MCIP Design Lead – Nick Pryce, MCIP Engineering – Steve Reichert, P.Eng; Jim Boss, R.E.T. Planner – Nik Kinzel-Cadrin Urban Designer – Aman Jhawer
Assistance This project was completed with the assistance of:
Thurber Engineering Ltd. (Saskatoon)
McElhanney Land Surveys (Regina)
CanNorth Environmental (Saskatoon)
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
Executive Summary Westheath is a city-owned and developed neighbourhood located in the south-west area of Moose Jaw. Phases 1-4 are now substantially completed, and the City of Moose Jaw wishes to proceed with subdivision, servicing and sale of the remaining 35 acres in Phases 5 and 6. This area was originally approved for subdivision in the 1970’s. It was the desire of the City of Moose Jaw to review the design and to apply the latest trends and design features which are now being constructed in new neighbourhoods.
The initial screening and testing results indicate that Westheath, Phase 5 and 6 lands, is very developable with very few constraints affecting development of the land.
The market assessment indicates that Moose Jaw is expected to experience growth and increased economic development which will create new jobs in the short term. The number of building permits for housing is projected by V3 to average 122 permits per year over the next 5 years.
V3 produced three development concepts for public review, comment and suggestions from the general public. A Public Open House was held on June 7, 2017 at Sacred Heart School near the Westheath lands. Over 50 people attended and left 22 written comments. V3 used the public engagement, as well as input from City administration, to produce a final recommended development concept as described in Section 8 of this report.
The preferred concept contains the following main attributes:
• A residential development comprised of two phases with 82 single family lots and 12 townhouse units in Phase 5, and 56 single family lots and 12 townhouse units in Phase 6. • A centralized linear park feature, providing park and trail access to residents throughout the area. • 138 single family residential lots, with 45 and 50-foot frontages to accommodate a variety of housing designs. • Four Townhouse sites to accommodate approximately 24 low-density, street-oriented housing, suitable for moderate income households. • A development density of 4.69 dwellings per gross acre. • Inclusion of sidewalks adjacent to parks and connected to pedestrian routes and streets. • Treed boulevard on Wellington Drive, with separated sidewalk to encourage walking by making it more comfortable along this main collector roadway. • This same feature is also included along the eastern edge of the proposed park. • Inclusion of small bioswale areas along the southern boundary of the park, which helps with stormwater runoff and reduces maintenance costs. • The existing playground is relocated to a more centralized location within the park. • Rotary Trail connection is enhanced by connecting the trail to Everton Crescent.
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
• Future connections to a potential SW future growth area are shown on this plan, however, the final decision to grow in this direction has not been made. In the event that development does not continue in the SW, the plan can be amended to convert the pieces of roadway into single family lots.
The subdivision features are described in greater detail in Section 8. The Recommended Concept Plan Map is located in Section 6.0.
The Westheath 5/6 subdivision has been designed with two key requirements as directed by the City’s Administration: 1. The subdivision is to incorporate many new features and become a valuable addition to the Westheath community, adding amenities for the entire neighbourhood. 2. The subdivision, like all land development projects, was designed to keep costs to a minimum and achieve a reasonable return on investment for the City of Moose Jaw.
From a financial standpoint, Westheath 5/6 is expected to yield a reasonable economic return to the City of Moose Jaw.
At the present time, development charges are set at $32,000 per acre. Development costs per single family lot are expected to be in the order of $70,832. This means that the City of Moose Jaw will be covering approximately $38,028 in development costs to service this area. However, the market price for single family lots is expected to be set at $85,000. This may be a conservative estimate given lot prices elsewhere. Since this is a city-owned subdivision, the expected net revenue could be in the order of $1,955,172 for 138 single family lots, and 158,628 for the townhouse sites. The combined net revenue is estimated to be $2,113,800 for Westheath 5/6. This estimate is described in more detail in Section 8.0.
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
Table of Contents
1.0 INTRODUCTION AND CONTEXT ...... 1
1.1 Purpose ...... 1
1.2 Location...... 1
1.3 Official Community Plan ...... 2
1.4 Opportunities and Constraints ...... 3
2.0 SITE SCREENING RESULTS ...... 4
2.1 Natural Area Screening ...... 4
2.2 Heritage ...... 4
2.3 Phase 1 Environmental Site Assessment ...... 4
2.4 Geotechnical ...... 4
3.0 MARKET ASSESSMENT SUMMARY ...... 5
3.1 Population Profile ...... 5
3.2 Current Housing Market ...... 6
3.3 Rental Market Breakdown ...... 7
3.4 Non-Rental Market Breakdown ...... 8
3.5 Housing Type ...... 10
3.6 Market Forecast ...... 11
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
3.7 Market Assessment Conclusions & Recommendations ...... 13
4.0 DEVELOPMENT CONCEPTS ...... 14
4.1 Principles Used in Design ...... 14
4.2 Overview of 3 Options ...... 14
5.0 SUMMARY OF PUBLIC ENGAGEMENT ...... 18
5.1 Engagement Overview ...... 18
5.2 Public Engagement Session...... 19
5.3 Feedback Summary ...... 20
5.3.1 Cross Sections ...... 22
5.3.2 Public Engagement Comment Cards ...... 23
5.4 Recommendations for Detailed Preferred Concept ...... 25
6.0 RECOMMENDED DEVELOPMENT CONCEPT...... 26
6.1 Land Use ...... 27
6.2 Approval Process ...... 27
6.3 Recommended Zoning ...... 27
6.4 Plan of Proposed Subdivision ...... 27
7.0 CONCEPTUAL SERVICING SCHEME ...... 28
7.1 Servicing Considerations ...... 28
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
7.2 Grading ...... 28
7.3 Water Distribution ...... 28
7.4 Sanitary Sewer ...... 29
7.5 Storm Sewer ...... 29
7.6 Road Network ...... 30
8.0 LOT PRICING AND REVENUE POTENTIAL ...... 37
9.0 SOUTHWEST FUTURE GROWTH ANALYSIS ...... 40
9.1 City of Moose Jaw Official Community Plan (OCP) ...... 42
9.2 R.M. of Moose Jaw OCP ...... 43
9.3 Natural Areas and Heritage Sensitivity ...... 44
9.4 Potential Development Concept ...... 45
9.5 Park Linkages ...... 47
9.6 Moose Jaw Airport Zoning Regulations – 15 Wing Air Force Base ...... 48
9.7 High Level Servicing Analysis – Future Growth Area ...... 50
Appendices A. Environmental, Heritage Report B. Phase 1 Environmental Site Assessment Report C. Geotechnical Report
Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
1.0 Introduction and Context
1.1 Purpose The City of Moose Jaw contracted V3 to review and update the subdivision design of Phases 5 and 6 of the Westheath neighbourhood. With the original plan of subdivision designed and approved in the 1970’s, the City wanted to redesign the area to reflect current design and planning best practices, as well as real estate market conditions. This report summarizes the process taken to achieve the new design and presents the recommended development and servicing direction.
1.2 Location The Westheath neighbourhood is located in the southwestern portion of Moose Jaw. Phases 5 and 6 contain approximately 34.5 acres (13.9 ha) and are adjacent to the City’s boundary.
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1.3 Official Community Plan The Official Community outlines high-level land-use and strategic policy to guide future development decisions throughout the City. All subdivision and development is required to be consistent with the applicable goals, objectives and policies contained within this Plan. The Westheath area is designated for Future Residential development within the OCP’s Future Land Use Map.
As part of the redesign process of the subject lands, a comprehensive review of policies within the OCP was carried out to ensure consistency. Key policies that helped to inform the subdivision redesign include:
Section 4.2.2 Housing Supply, Types and Densities b) Where possible in each neighbourhood, future residential subdivision and development will be required to provide a similar mix of housing types and styles which: i) either reflects the City’s current population profile; or ii) satisfies other specific Objectives and Policies of this Plan including, but not limited to, attracting young families to ensure a renewed workforce and suitable educational and employment opportunities in the City.
Section 9.1 - Transportation b) To encourage alternative forms of transportation in Moose Jaw, including walking, cycling and public transit.
d) Neighbourhood planning and design shall be oriented to serve the needs of pedestrians, cyclists and transit riders, as well as private vehicles.
Sections 9.2.3 (cyclists), 9.2.4 (pedestrians) 13 (parks and open space) b) To the extent possible, the City shall attempt to ensure that public open spaces are distributed such that no residential property is located more than 400 metres from the closest public open space.
c) Parks and natural areas shall be linked in a continuous public open space system wherever possible.
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
1.4 Opportunities and Constraints In general, the site area is unencumbered by existing development constraints. The area is currently covered by bare grassland, and has a relatively flat topography. An existing playground and ice rink is located in the northeast corner, with an existing multi-use trail running north through the area’s eastern portion. Both of these features will be relocated and incorporated into the design of the new subdivision.
Phases 5 and 6 will complete the Westheath neighbourhood, add school enrollment, complete the planned roadway network, allow new housing options to be offered to the Moose Jaw marketplace, and provide residential options as the Moose Jaw workforce grows.
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2.0 Site Screening Results A standard first step in the land development process is to conduct field analysis and screening of the site for constraints which may affect the design work. Full reports for sections 2.1 – 2.4 are attached in Appendices A-C.
2.1 Natural Area Screening The Westheath (project) footprint is located on previously-disturbed habitat (e.g., hay crop, mowed grassland) and surrounded on three sides by residential area, thus many environmental concerns are minimized. Sensitive species have been documented near the project footprint and preferable habitat is present near or within the footprint. However, the high levels of pre-disturbance and lack of recent observations of rare species serve to reduce the risk of potential environmental impact. Considering the time of year the project will be initiated (summer 2018), there is a possibility that migratory breeding birds, nests, and/or young may be present in the project area throughout the breeding bird season (April to August), and stripping/clearing activities could result in contravention of the Migratory Birds Convention Act, 1994, The Wildlife Act, and/or the Species at Risk Act.
2.2 Heritage The proposed project is not located in heritage sensitive terrain (PCS 2012). Therefore, an HRIA is not required and the HCB has no concerns with the project proceeding as proposed.
2.3 Phase 1 Environmental Site Assessment The phase 1 assessment was completed in accordance with the requirements of the Canadian Standards Association (CSA) Standard Z768-01, which outlines the protocol for Phase I ESAs. The assessment included a review of historical land use records, a visual inspection of the site and surrounding properties, and interviews with employees of the City of Moose Jaw who have knowledge of past and present site activities.
Based on the records review, the site visit, and the interviews conducted, one environmental concern was identified that could have a potential environmental effect. Due to recent residential development to the north of the site, an area on the north side of the property has been used as a concrete truck washout. It is recommended that this site be remediated to prevent the possible contamination of nearby surface water and groundwater resources. Remediation of the site will occur during the stripping and grading process and will remove the concrete washout material from the residential site.
2.4 Geotechnical Thurber Engineering conducted a Geotechnical review of the phase 5 and 6 lands which is used mainly for engineering purposes. The geotechnical analysis examined soil conditions, groundwater conditions and frost effects. Overall, the site is suitable for the proposed development from a geotechnical perspective. However, frost heave is a concern for roadways due to the near surface frost susceptible soils present and shallow groundwater levels.
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
3.0 Market Assessment Summary
3.1 Population Profile
The City of Moose Jaw has a current population of 33,890, marking a growth rate of 1.9% from 2011. This represents a slight decrease in the rate of growth compared to the 2006 and 2011 census period rate of 3.6%. The provincial growth rate during this period was 6.3%.
When analyzing the city’s age characteristics from 2016, the percentage of the population aged 65 and over was 19.3%, compared with a national percentage of 14.8%. The percentage of the working age population (15 to 64) was 62.8% and the percentage of children aged 0 to 14 was 17.9%. In comparison, the national percentages were 68.5% for the population aged 15 to 64 and 16.7% for the population aged 0 to 14. With a larger percentage of the population aged within the 45-65 age range, demand for seniors-related services can be expected to increase as this age group prepares to leave the workforce over the short to medium term.
City of Moose Jaw 2016 Population Pyramid 32,132 33,274 33,890 80+
70-74
60-64 50-54 40-44
30-34
2006 2011 2016 20-24 10-14
0-4 Moose Jaw Population 2006-2016 1500 1000 500 0 500 1000 1500 2000
Female Male
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3.2 Current Housing Market
Residential Building Permits
Despite 32 fewer building permits issued in 2016 for all types of development compared to 2015, the number of residential building permits issued remained the same, with 53. However, the overall number of residential building permits approved in 2016 marks a continued decline, compared to the previous 4 years.
140 120 100
80 Housing Starts
60
40 NumberPermits of 20
0 2012 2013 2014 2015 2016
Residential Building Permits
Housing Starts & Income
Compared to the number of housing starts for all dwelling types recorded in 2015 (54), the number recorded in 2016 increased by almost threefold (138). On the whole, this number is expected to stabilize in 2017, with an increase projected by 2018 (CMHC, 2017). The following chart from CMHC visually showcases housing starts in Moose Jaw by year.
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The chart above shows very strong sustained housing starts in the decade 2004 – 2014; compared with 1994 – 2004. When further analyzing the number of housing starts by dwelling type, it is evident that 2016 saw an increase in all recorded dwelling types. Most notably, 10 semi-detached and 15 row house dwelling projects started in 2016, which had no starts in both categories in the previous year.
Year Single Semi-Detached Row Apartment Total 2016 58 10 15 55 138 2015 30 0 0 24 54
Available sources of income data for Moose Jaw were a bit dated. More updated information will be available when more 2016 Census results are released. However, in all cases observed, Moose Jaw household and disposable income was below the provincial average and national averages. However, due to low land prices and reasonable housing and cost of living generally, the average expenditure on shelter for Moose Jaw households is at 26.8%. Moose Jaw households also enjoy a high rate of homeownership at 67.5%.
3.3 Rental Market Breakdown
Since 2011, Moose Jaw’s vacancy rate across all dwelling types has been increasing. In 2015 the vacancy rate began to level off. On a Provincial scale, Moose Jaw’s rental vacancy fell below the Provincial averages of 9.4%. However, a sharp increase in the vacancy rates of Bachelor units from 5.4% in 2015 to 7.8% in 2016 occurred. In general, the Province’s vacancy rates increased as the supply of new rental units outpaced demand (CMHC Rental Market Report). However, rental vacancy has decreased in 2017 and Moose Jaw’s rental vacancy rate is under the ‘stable’ range of 3-5% (see below).
1 2 Moose Jaw Vacancy Rates (%), from CMHC Year Bachelor 3 Bedroom+ Overall Bedroom Bedroom 2017 2.2 2.5 2.2 N/A 2.3
2016 7.8 4.0 3.6 4.4 4.0 2015 5.4 4.0 3.8 5.5 4.0
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
On average, rental rates remained stable from $825 in 2015 to $823 in 2016. However, slight increases were seen in the average price of Bachelor, 1 and 3+ bedroom units. Note: rent for > 3 bedrooms not available for 2017.
Year Bachelor 1 Bedroom 2 Bedroom 3 Bedroom+ Average Rent 2017 $581 $720 $915 2016 $573 $714 $886 $1,120 $823 2015 $562 $711 $889 $1,088 $825
The chart on the right displays the City of Moose Jaw’s Average Rent Prices ($), from CMHC.
3.4 Non-Rental Market Breakdown
As of August 2016, the median listed house price was $239,900. This also represents a Median price Median price Beds decline in price of approximately $40,000 since July of 2014. Broken down by number (House) (Apartment) of bedrooms, the lowest median list price is $80,000 for 1-bedroom houses, with the highest at $449,900 for 5 bedrooms. However, StatsCan indicates that the average 1 bedroom $80,900 $67,000 house price in Moose Jaw in October 2017 was $276,243. 2 bedrooms $147,950 $246,000 3 bedrooms $212,000 $238,950 When analyzing listed apartment prices, $238,000 is the median. This also represents a 4 bedrooms $309,900 decline since July of 2014. 5 bedrooms $449,900
When broken down by number of bedrooms, the median list price is $67,000 for 1- 6 bedrooms $289,900 bedroom apartments, with 2-bedroom units the highest at $246,000. Based on 2011 census statistics, the average value of dwellings by type are shown in the table below.
Year Single- Semi- Row Duplex Low-Rise High-Rise Other Detached Detached Apt. (<5 Apt. Storeys)
2011 $231,786 $181,494 $285,573 $179,774 $241,490 0 $75,621
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
The charts below visually represent the median house and apartment prices from the past two years of available data from CMHC.
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
3.5 Housing Type
On the whole, 2016 saw an increase in single, semi, low and high-rise apartment units, with a decline in the number of row and duplex units, compared to 2011. Overall, the majority of Moose Jaw’s housing stock consists of single-detached homes (71.1%), with low-rise apartment buildings (less than 5 floors) making up the next largest portion (14.6%). In comparison, the percentage of single-detached homes is slightly lower than the provincial average of 72.7%, and the make-up of low-rise apartment buildings is slightly higher than the provincial average of 13.2%.
When analyzing the breakdown of the housing stock (as of 2016) by number of rooms, 3-bedroom dwellings are the most numerous (5,020), followed by greater than 4-bedroom dwellings (4,170), 2-bedroom dwellings (3,445), and 1-bedroom or less (1,835).
Housing Stock Breakdown, Bedrooms Housing Stock
5020 250 4170 2125
3445 Single-Detached House 360 Apartment (5+ Storeys) 410 1835 Semi-Detached House 355 Row House 630 Duplex 85 Apartment (< 5 Storeys) No Bedroom 1 Bedroom 2 Bedrooms 3 Bedrooms 4+ Bedrooms Movable Dwelling 10340
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3.6 Market Forecast
Local Economic Forecast
With a well-established agriculture industry sector and high-value investments being made in Moose Jaw and the Belle Plaine Industrial Corridor throughout 2016, the City`s economy is poised to increase local employment in that sector and contribute to a continued decrease in the unemployment rate. The Belle Plaine corridor is listed as one of the top 4 industrial locations in North America by site selectors. Attracting investment to the City`s new Industrial Park in its south east, in addition to the full build-out of the K+S Potash Legacy Mine will help drive the local economy (Thorn, 2015). Canadian Protein Innovations Ltd. has recently announced Moose Jaw for their new wet pea protein fractionation plant. This is expected to create 65-100 permanent jobs. Moose Jaw is also in the running for a new SaskPower combined cycle natural gas power plant. AgriCorp is planning to open a new office in Moose Jaw creating 35 new jobs. There are also many retail expansions occurring including the new Civic Centre Plaza where the ‘crushed can’ arena once stood, and new retail development on Thatcher Drive. The opening of the new hospital in the North East area of Moose Jaw has created spinoff benefits as medical staff invest in housing and construction of new clinics. One area of concern is the expiry of the long-term maintenance contract and Bombardier training facility. It is hoped that another training and maintenance contract can be secured soon and keep those jobs in Moose Jaw.
Provincial Housing Market Outlook
At the Provincial scale, low commodity prices continue to impact investment, employment and housing demand, resulting in builders reducing new production and focussing on inventory reduction, especially multi-family units. This inventory reduction is expected to continue throughout 2017, with stronger economic and employment growth to increase housing starts by 2018 (CMHC, 2016).
Both MLS sales and resales are expected to stabilize in 2017-18 after a decline in 2016, with a gradual increase in 2018-19 due to improving economic conditions.
Current market conditions favour a buyer’s market. Average resale prices are expected to stabilize and range between $291,000 and $300,500 in 2017 and increase to between $294,000 and $304,100 in 2018.
Multi-family dwelling starts are projected to decrease and stabilize in 2018 due to high inventory levels, with a slight rise again in 2018-19.
In late 2016, tighter eligibility rules for high-ratio mortgages were introduced, coupled with an expected modest rise in mortgage rates between 2016 and 2018. In general, an increase in mortgage rates impacts house prices, sales and starts. However, it is difficult to anticipate the impact of the tighter eligibility rules on market trends (CMHC, 2016).
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Local Market Performance & Trends
Although the City anticipates to attract approximately half of the 350-400 new employees of the K+S potash mine to live within Moose Jaw, housing demand has been hindered by lower levels of growth in other sectors (Thorn, 2015).
When analyzing trends in housing market activity in Moose Jaw in 2016, both sales and listings decreased compared to 2015. Sales decreased by 7.5% (619 in 2016 down from 669 in 2015), and new market listings decreased by 8% (998 in 2016 compared to 1,016 in 2015) (Association of Regina Realtors, January 2017).
For the month of January 2017, residential MLS listings in the City increased by 13% over January 2016, despite a decrease in actual sales (21 in 2017 compared to 31 in 2016). Compared to December 2016, the Residential Benchmark price decreased from $225,000 to $221,600 and a Home Price Index of 289.9. This marks a downward trend in property values over the past year, and a 6.7% decrease over the past 6 months. For the month of January, 2017, the MLS sales to new listing ratio is 25.9%, compared with a ratio of 43% in January 2016, indicating a buyer`s market (Association of Regina Realtors, January 2017).
The following chart displays Real Estate Listing vs Sales.
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3.7 Market Assessment Conclusions & Recommendations
In general, housing demand, prices and rents are projected to stabilize from previous years, with an anticipated increase by 2018, inline with a broader recovery of commodity and resource prices in Saskatchewan. The new employment created in the South-East Industrial area and Belle Plaine corridor will be significant. Westheath is located well to serve the expanded workforce with new housing situated only 6 kilometers away.
Based on the information and statistics presented in this report, recommendations related to the design of the Westheath subdivision include:
• There are reasonable assumptions to be made that city-wide demand for housing starts will achieve levels approximating the average of the last 13 years. This number is 122 starts per year. • Fully serviced lot prices remain very reasonable in Moose Jaw, however, servicing costs will start to rise with new demand. With median home prices at $240,000, lot prices in Westheath are not keeping pace with current market values. Appraised lot prices for 40 foot lots appear to be on the low end of the scale at $37,000. Prices for comparable privately-owned lots are higher. • Moose Javians value space and room to build. Fully-serviced lots with greater than 45 feet of frontage and a minimum of 110 feet of depth will be in strong demand. Households are currently spending only 26.8% of gross income on housing. If lot prices remain low, the market will be strong for large lots. • Provisions for detached secondary dwellings (garden/garage suites) are not expected to be necessary. • Narrow lots of 40 feet or less are not expected to be in high demand. If some small lot product is offered in Westheath it must be accompanied by paved rear lanes. It is important to ensure that the lanes are paved so that rear access to the sites for vehicle parking can be maintained throughout the long spring and winter seasons. • There is modest demand for multi-family townhouses. However, this housing product will grow in popularity as housing prices increase with stronger demand. A small amount of land should be considered for townhouse development close to bus routes and parks. • Demand for apartments and senior complexes is soft. Currently, there is ample supply of these housing types in Moose Jaw. However, if apartment land is set aside, it should be located on, or near, a bus route. • A growing trend in North America is towards healthy lifestyles. New development should try and reflect this trend and offer well- connected walking paths and safe, comfortable routes to destinations such as schools, parks, playgrounds and shopping. • Connectivity, and an elevated standard for sustainable features associated with stormwater management, lighting, safety and active lifestyles which reflect a growing city, should be incorporated in the Westheath concepts.
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4.0 Development Concepts
4.1 Principles Used in Design The latest trends in neighbourhood design are based on principles which are rooted in quality of life, safety, aesthetic and economic factors. Below are the main principles used in the design of Westheath 5/6:
a. Increase connectivity g. Maximize solar orientation b. Enhance park location and space h. Minimize maintenance costs c. Grid style design i. Ensure profitability d. Large lot design j. Enhance stormwater management e. Enhance collector roadway k. Maintain character of Westheath f. Encourage active transportation
4.2 Overview of 3 Options V3 developed a series of three design options for consideration by the City of Moose Jaw and the General Public. Below is an overview of the three options. Each design option met the policies and principles of the Official Community Plan.
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Option 1 – Maximize Solar Gain with Green North-South Corridor
This option maximized the number of north-south oriented lots to allow maximum solar penetration and allow future residents to maximize their usage of solar energy infrastructure. The design also included a centralized greenspace which was oriented in a north-south fashion providing a centralized amenity for the neighbourhood. The greenspace was flanked by low-density townhouse sites for approximately 50 units. A second greenspace was included along the eastern portion of the development where the existing park, playground and rink would be relocated. Two medium-density apartment sites were included in the southern portion of the neighbourhood to accommodate approximately 30 apartment units. Connectivity was gained by adopting a grid style with three connection points to a potential future growth area in the Southwest.
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Option 2 – Centralized Large Park with Townhouse Dwellings
Option 2 provided a larger centralized park which essentially divides the two phases into equal parts. This option also included up to four sites for low-density townhouse style dwellings. This design is a bit more curvilinear with two access points to a potential Southwest development area. This option also provided the fewest number of single family lots (104). There were no sites for multi-family apartment units provided in this option. The existing Rotary Trail extended both northward to existing Everton Crescent and through the central park. All existing park space and playground equipment were relocated to the new central park in this option. This option also provides a substantial number of larger lots clustered in two locations, one in each phase. This option proposed a tree lined boulevard with separate sidewalk to encourage walking.
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Option 3 – Green Linear Park with East/West Orientation
Option 3 provides a linear park configuration. Connectivity is gained from a grid style design and 3 connection points to a potential Southwest future growth area. A modest number of low-density townhouse sites have been provided flanking the park space in both phases 5 and 6 for approximately 40 dwelling units. The phasing orientation is north-south, rather than east-west as shown in Option 2. This option provides a tree lined boulevard along Wellington Drive as a main entry feature. It includes separated sidewalks to encourage walking. All other streets would have standard curb and sidewalk adjacent to the roadway. Existing park and playground equipment would be relocated to the new linear park. Rotary trail would be extended north to Everton Crescent and through the park. No provision was made for apartment style buildings in this option.
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5.0 Summary of Public Engagement
5.1 Engagement Overview
On June 7th, 2017, V3 and members of the City’s planning department held a public open house at the Sacred Heart Community School to gain feedback on three proposed design concepts. These design concepts were prepared in advance and were informed by the results of a housing analysis report, demographic statistics, and neighbourhood planning best practices. This section provides an overview of the engagement process, summarizes comments received by community participants, and outlines recommendations given that were used to finalize the concept plan design.
The table below summarizes the method and date of notification and advertisement of the open house:
Method Date(s) Recipients Approximately 700 homeowners Mail notification Week of May 22 adjacent and in close proximity to the subject area. • RM of Moose Jaw No. 161 • South Hill Community Association • West Park Developers • New Rock Developer Email notification Week of May 22 • MPC Members • Housing Advisory Committee Members • City Council • Senior City administration Moose Jaw Times May 27th and June 3rd General public Herald advertisement
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5.2 Public Engagement Session
Event Format The public open house was held on June 7th, 2017 from 4:00 pm to 8:00 pm in the gym of the Sacred Heart Community School, located near the project site. Twelve display boards were arranged in a semi-circle format. Three (3) boards displayed each of the three (3) proposed design concepts, two (2) displayed four different roadway cross-section options, with the remaining boards providing site context and rationale behind the proposed site design. Additional copies of the proposed development concepts were printed and displayed on tables in the centre of the semi- circle for ease of labelling, pointing and viewing.
Each participant was asked to indicate their preferred development concept and cross-section option by putting a green sticker on the corresponding display board. Red stickers were placed on elements of the concepts and cross-sections that participants did not prefer. Participants were also asked to fill out a comment card further describing their thoughts on the proposed development concepts and cross-sections. Upon entry to the gym, participants were asked to sign in using a sign-in sheet located at the entryway. In total, 42 people signed the sheet, however actual attendance numbers were likely between 50-60 people; in some instances, 1 person would sign in on behalf of a family or group attending together. Twenty-two (22) detailed comments were submitted using the comment forms provided.
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5.3 Feedback Summary Participants were asked to identify their preferred design concept and cross-section using green sticky dots. Red sticky dots were used to identify elements they did not like. It should be noted that some participants used more than one sticky to identify their views. Because of this, less emphasis was placed on the number of sticky dots when analyzing the results. The results are summarized below:
Option #1
Likes Dislikes Relocated Park with Small park space. Rink and Playground 45 foot lots. Townhouses flanking park. 110 foot lot depth too 110 foot lots. shallow. Multi-family development
not favoured. Option #2
Likes Dislikes Greenspace in earlier No support for Townhouse phase. or Multi-sites. Centralized Park. Support for larger
lots. Seemed to be support for less
development around park.
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Option #3
Likes Dislikes
Strongest support for Little support for this concept. Townhouses or Multi-sites. Concern expressed that too many lots with only 45 ft. Linear Park. frontage. Preference expressed for 50 feet. Relocated
Playground/Rink. Split support for
larger lots.
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5.3.1 Cross Sections
In general, most of the participants placed green stickers over options 3 and 4, indicating a desire for better pedestrian connectivity and tree cover. There was also support expressed for a boulevard entrance feature located on the major collector roadway entering this area of Westheath. Also, considerable support was expressed for treed sidewalk boulevards on both sides of the street (Option 3 below). A decision will need to be made as to whether treed sidewalk boulevards will be provided on all streets, or on the main collector road leading into and out of area (e.g. along Wellington Drive). A treed sidewalk boulevard design may increase capital construction costs for sidewalks and roadways by an estimated 20%.
Option 1: 1 sidewalk, no trees Option 2: 1 sidewalk with trees
Page | 22 Option 3: 2 sidewalks with trees Option 4: 2 sidewalks with trees and bioswale Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
5.3.2 Public Engagement Comment Cards
A total of twenty-two (22) comment cards were received. Due to some Lot Size (too small) (4 Comment Cards): comment cards containing more than one (1) theme, the total number • Lot sizes are too small. Wider lots are preferred, so that “cookie of comments tallied below exceed the number of comment cards cutter” houses are not built. received. The general themes and frequency of the comments are • Consumers want 50-foot-wide lots (even though a lot can’t summarized below: afford). • 45 foot lots are too small. Existing small lots on Brigham Street Size and location of Recreational Area (10 Comment Cards): are too dense. • Larger greenspace is favoured, as shown in options 2 and 3, compared to option 1. Parking and Congestion (3 Comment Cards): • Put two green spaces on either side of the area. • Concern with the number of lots, and the potential impact on • Maximize greenspace size and area to increase recreational parking congestion. opportunities. • Parking is currently an issue along Brigham Road. • Central park area is preferred. • For the amount of housing, there is only one entrance road from • Location of central linear park in option 1 gives the impression the west. that the park is only for the townhouses. • New traffic will cause more bottlenecks and congestion, along • Option 3 provides for most access to greenspace for the area. Warner Street. Four-way stops along Warner Street would be • Large park in centre of all the homes would ensure the sale of the help slow traffic lots. • Concern about road connectivity between Triton Street and • A combination of option 2 (lots) and option 3 (greenspace) would acreages to the west. be interesting. Preserve Existing Greenspace (3 Comment Cards): Housing Type (7 Comment Cards): • Concern with losing existing park trails and opportunities for • Concern about townhouses and low-cost housing locating in area. recreation. • Desire for 3 or 4 plex style housing, similar to the unit built next to • Maintain existing park and playground in northwest corner of area. Caleb Place. • Greenspace between the Spadina back alley and the park is utilized • Townhousing along greenspace should be minimized in option 3. too much to get rid of. • Too many town houses (townhouses). • No semi-detached housing backing onto the park. Sidewalks with Trees (2 Comment Cards): • Why have multi-family buildings? Instead use for greenspace. • Design sidewalks on both sides of the street with trees.
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Phasing (2 Comment Cards): Affordability (1 Comment): • Prefer option 2 because the greenspace is included within Phase 5 • If lot prices get close to Westpark prices, people will go there. instead of 6. • No Phase 6 should be built in option 2. Ice Rink (1 Comment Card): • Keep existing rink and add new one in new park area. Location of Lots (2 Comment Cards): • Reduce townhouse to 1 side of greenspace in Option 3. Maintenance (1 Comment Card): • Why does greenspace in option 2 need residential incorporated • The City cannot maintain the infrastructure it has now. Waste of along the edges? money at this time.
Sidewalks with Bioswale (1 Comment Card): Demand (1 Comment Card): • Design sidewalks on both sides of the street with trees or • Existing lots in Westpark are not being developed. bioswales. School (1 Comment Card): Number of Lots (1 Comment Card): • Why no school? • Seems like an overload of houses for the space.
School Demand Maintenance Ice Rink Affordability Number of Lots Sidewalk without Trees Sidewalks with Bioswale Phasing
Theme Location of Lots Sidewalks with Trees Preserve Existing Greenspace Parking and Congestion Lot Size (Too Small) Housing Type Greenspace Size and Location
0 2 4 6 8 10 12
Frequency of Comment Page | 24
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5.4 Recommendations for Detailed Preferred Concept
Based on the summary boards, comment cards and comments received during the Public Open House, the following recommendations are being made towards developing a final preferred concept plan:
• Eliminate Option 1. This option was clearly the least preferred. • Refine Option 3 as the preferred concept. Although support for Option 2 (large central park) was evident, many people liked the linear park concept. • Reduce the number of Townhouse sites. • Eliminate any Multi-Family sites. • Maintain sidewalks on both sides of all streets. • Include some level of storm water detention in linear park. • Add more lots with 50-foot frontages to provide a better balance of 50 and 45 foot frontages. • No narrow lots with lanes will be included. • Add a boulevard entrance feature at each entrance point. • Treed sidewalk boulevards will be included on Wellington Drive. • Treed sidewalk boulevards will be shown as an option on north-south connecting streets. • Small bioswale areas will be included on some treed boulevard areas as an alternative option to more traditional landscaping treatment. • Investigate a revision of phasing boundary to enable existing playground to remain until later stage of development. • In so much as possible, phase development such that the new linear park is included in the first phase of development, which will aid in the sale of lots.
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6.0 Recommended Development Concept
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6.1 Land Use The recommended design for Westheath 5/6 is based on many factors considered during the planning phase. The City’s Official Community Plan, market assessment and forecast, public input, and numerous discussions with the City Administration all played significant roles towards the final plan. The recommended plan is limited to residential and park uses only. This reflects the extended nature of the existing Westheath neighbourhood. There was insufficient area to consider alternative uses. The concept is comprised of mainly single family lots, with some street townhouse sites provided along the centre street separating the linear park phases. The recommended concept was refined from the preferred Option 3 and includes features to assist with stormwater runoff and relocated playground equipment. Overall density is 4.69 dwellings per gross acre.
6.2 Approval Process The process for approving the Westheath concept is relatively straightforward and comprised of the following steps:
a. approval by the City of Moose Jaw administration. b. review and recommendation from the Municipal Planning Commission. c. Review and approval by City Council.
Once adopted by City Council, the plan begins to go through the implementation phase to develop the land and ultimately begin selling fully- serviced lots. This includes four major steps which are to rezone the land, approve a Plan of Proposed Subdivision, complete a detailed servicing design with tender documents and public tender of the project. It is only after tendering the project do we know for certain what the overall servicing and development costs will be. The existing park (Municipal Reserve – MR) in the north-east corner will be phased out by closing, subdividing and selling the MR as single family lots. Section 199 of the Planning and Development Act, 2007 requires that closure and sale of MR be conducted by bylaw and public notice. Ministerial approval is required for MR closure and sale. The process for closure can be conducted concurrently with zoning and subdivision hearings.
6.3 Recommended Zoning Once the Concept Plan has been adopted by City Council, V3 will work with the Administration to submit a rezoning request for the Westheath 5/6 concept. In General, the zoning districts which are likely to be employed would consist of two zones – R1 (single family) and R2 (medium density residential – townhouses).
6.4 Plan of Proposed Subdivision A Plan of Proposed Subdivision application for approval will be submitted by McElhanney Surveys, upon approval of the Concept Plan for Westheath 5/6. Page | 27
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7.0 Conceptual Servicing Scheme V3 has included a high-level servicing scheme to demonstrate how this development can be serviced. It also includes an Opinion of Probable Cost.
7.1 Servicing Considerations
The preliminary grading, water distribution, sanitary sewer and storm sewer design concepts for the proposed phases of the Westheath Subdivision have been determined by referencing provided resources. These include as-built records of the surrounding development infrastructure, the City of Regina Development Standards Manual, the City of Moose Jaw Utility Master Plan (ISL Engineering, April 2016), and the Geotechnical Investigation report completed by Thurber Engineering in May 2017.
The proposed phases are being serviced from the previous phases of the subdivision and are impacted by some limitations in the existing infrastructure, including a storm sewer system that only accommodates storms of a relatively short return period. The storm sewer system will utilize existing overland discharge routes to minimize the potential impact of additional run-off, while limiting the amount of additional infrastructure to be constructed.
7.2 Grading
The preliminary grading design concept, as shown in the enclosed conceptual grading plan (Figure 1), has been designed to connect to the existing infrastructure East and West of the proposed development, and to the existing topography on the South property boundary of Phase 5 and 6. This concept closely follows the existing natural drainage pattern to minimize the impact on the surrounding developed community.
Proposed lot grading includes back-to-front drainage on the majority of the individual lots, with the balance being proposed to have split drainage that will utilize existing drainage patterns in existing back lanes.
7.3 Water Distribution
The preliminary water distribution concept (Figure 2) proposes the installation of a 300mm diameter water main along Wellington Drive to provide looping and connection to the existing infrastructure. A 200mm diameter main has been proposed for the remaining areas of the development, to provide fire flow and servicing to each lot.
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It is important to note that ISL’s analysis of the existing Moose Jaw water distribution network identified a concern that the majority of the pressure zones documented in the South Hill area do not fall within acceptable ADD (Average Day Demand) pressure ranges. This condition may precipitate the need for additional pumping capacity in the South Hill reservoir.
However, the report also conveys that, based on peak daily consumption rates and anticipated population growth projection to 45,000 residents, the South Hill reservoir will have approximately 683 cubic meters of surplus storage. This suggests that although there is available storage capacity within the system to accommodate the existing and future population, additional pumps may be required to increase the overall pressure within the South Hill area to meet the demand for fire flows. This situation will be further reviewed during detailed design stage, to identify improvements that may be required to service the additional Westheath lots.
7.4 Sanitary Sewer
The preliminary sanitary sewer concept (Figure 3) proposes the installation of a 200mm diameter sanitary network for the Phase 5 and 6 developments, which will connect to the existing infrastructure within Brigham Road, Triton Street and Wellington Drive. Information provided in the Utility Master Plan compiled by ISL Engineering suggests that there are no anticipated downstream limitations within the sanitary system.
It has been recommended that a CCTV program be undertaken for the South Hill trunk sewer to determine the source of the existing main running relatively full, contrary to the flow results generated in the system model. This investigation should be conducted by the City of Moose Jaw during the detailed design phase, to confirm flow issues, the model’s accuracy and any required improvements.
Phases 5 and 6 are located at the high end of the sanitary collection system, and there are no capacity restrictions anticipated within the proposed sanitary network in the future phases. No allowance has been made for additional are to drain into the basin containing Phases 5 and 6. The sanitary collection system will be designed using the current engineering standards in place for the City of Moose Jaw, in combination with best engineering practices.
7.5 Storm Sewer
The Conceptual Storm Sewer system (Figure 4) has been analyzed using a typical 1:5 year storm event. The proposed infrastructure includes pipes ranging in size from 200mm to 525mm diameter and will be connecting to the existing infrastructure within Brigham Road, Triton Street and Wellington Drive. Further analysis of this storm system and its design criteria will be conducted during the detailed design phase, to ensure it complies with existing design standards and regulations.
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Given the potential of high ground water within the proposed development, we recommend that the City consider the implementation of a third pipe system, which would eliminate surface icing or other damage from sump pump flows from homes within the area.
Referencing ISL’s Utility Master Plan, the existing minor storm (piped) system appears to have been designed for a storm return period of between 1 and 2 years. While this does not meet current minor system design standards, the City of Moose Jaw has not identified any significant flooding concerns with the stormwater network, other than surcharging of the piped system and surface flooding within the roadways. This would indicate that the major overland system in the City is functioning effectively.
To date, we understand that the City of Moose Jaw has not adopted the practice of developing stormwater management facilities to mitigate the impact of major storm events. In following with this practice, surface runoff not captured by the minor storm system is directed to major overland drainage routes throughout the City. With respect to Phase 5 and 6, major surface runoff generated by this proposed development will be directed through the existing residential neighborhood to current drainage courses along Wellington Drive and William Avenue. This major overland flow will then converge on the South East corner of Coteau St. W and William Ave intersection, and ultimately discharges into an existing ditch system paralleling Coteau Street.
Analysis of the post-development flows will be conducted during the detailed design, to quantify the potential flow increases due to the proposed development, and identify potential mitigation measures required for any areas being adversely impacted. As started above, it appears that the existing major overland flow system is functioning adequately and could accommodate the additional flow within the overland routes within the existing and proposed roadways.
7.6 Road Network
The proposed road network (Figure 5) has right-of-way and travel surface widths dictated primarily by the need for room for the required infrastructure and travel lanes, and is in accordance with the City of Moose Jaw’s requirements for collector and local residential streets.
Wellington Drive has been proposed to be developed as a residential collector, while the balance of the streets are local cross-sections.
Proposed cross-sections have been provided (Figure 6) to show the proposed relationship between the lots and infrastructure components. The right-of-way widths vary from 22 meters for the collector to 16 meters for the minor residential roads.
During the detailed design stage, the location of franchise utility installations shall be confirmed, and utilities installed in back of lot easements unless it is determined to be practical to utilize alternate alignments.
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8.0 Lot Pricing and Revenue Potential According to the Mercer report on Development Levies, the recommended off-site levy charge should be $80,580 per acre. At the present time, Moose Jaw charges $32,804 per acre. This charge goes back to 1996. From Mercer Report (2017):
“It is estimated to cost $227,264,000 ($2016) over 45 years to provide the required off-site development infrastructure investments for these 2,820 acres at a density of five (5) single-detached dwelling units per acre. The product of this calculation is recommended as the updated offsite development levy charge of $80,580 per acre. Individual standard lots would be subject to about a $16,900 charge - an increase of about $10,000 per residential lot over the current City of Moose Jaw offsite development levy of $32,804 per acre. Stated differently, under the current 1996 levy values, the City of Moose Jaw is under- charging by approximately $10,000 per residential lot on the true costs of major offsite services.”
Lot Pricing a. Single Family Lots According to a recent appraisal of lot prices for vacant residential lots in the Westheath neighbourhood, the average market value was estimated at approximately $37,000. These lots are 28 ft. x 111 ft. (8.5m x 33.8m). The opinion of the appraisal is that the lots have a value of $12 ft2.
It was noted that the lots in Westheath are in competition with West Park lots which average over $14 ft2.
Using $14 ft for lots in Westheath phase 5, it would be reasonable to assume a market lot value of the following:
Standard Lot – 49.2 ft. x 110 ft. (15m x 33.5m) = 5,326 ft2 (502.5m2) a) 5,326 ft2 x $14 = $74,564.
The scope of this project did not include a lot pricing analysis, however it is our opinion that the new Westheath design will equate to the same quality of urban residential environment as West Park, and the lot values listed above would represent the low end of lot values. Lots adjacent or backing a park could be priced higher. We have chosen to use an average lot price of $85,000 for a single family lot in Westheath 5/6.
b. Multi-Family Lots There are three large multi-family sites located on Brigham Road which are currently vacant within the Westheath neighbourhood. The sites are not currently zoned for multi-family (R2 District). However, they are configured for multi-family development. Current pricing is $21.09/ft2. Current values are:
• 4 Brigham Road – 15,178 ft2 x $21.09 = $320,104 • 12 Brigham Road – 12,445 ft2 x $21.09 = $262,465 Page | 37
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• 20 Brigham Road – 12,443 ft2 x $21.09 = $262,423
These values represent a value of over $900,000 per acre. However, this assumes that the sites are fully-serviced and zoned for multi-family use. Until, such time, the market value of this land is based on R2 zoning and would be valued at $14/ft2.
• 4 Brigham Road – 15,178 ft2 x $14.00 = $212,492 • 12 Brigham Road – 12,445 ft2 x $14.00 = $174,230 • 20 Brigham Road – 12,443 ft2 x $14.00 = $174,202
Potential Revenue The estimated servicing costs are only estimates at this stage. Once the tender process for site servicing has concluded, actual costs will be known. Using the Mercer Development Levy Report and known costs from other Saskatchewan cities, an estimate of the servicing costs (off-site and direct services) and the potential revenue from Westheath Phase 5/6 has be estimated.
It should be noted that this exercise is assuming both Phases 5 and 6 will be developed starting in 2018/19.
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9.0 Southwest Future Growth Analysis
The following section outlines a high-level future growth concept for lands immediately south of the Westheath site, currently within the Regional Municipality (RM) of Moose Jaw (South-West Growth Area). The development concept indicates general land uses, potential locations of major infrastructure networks, and community services. It builds off of the growth projections and general development framework identified within the Offsite Development Levy Study prepared by DGMercer ECO Research and takes into account long-term growth policies contained within current City and RM Official Community Plans (OCPs).
Moose Jaw’s population is expected to grow over the long-term. As part of a series of studies completed between 2015 and 2017 to reassess the City’s Offsite Development Levy, long-term population growth was estimated to reach between 44,170 and 56,610 by the year 2061, coupled with a land consumption rate of up to 45 gross acres annually, as shown in the following table:
Population and Land Consumption Projections (adapted from the DGMercer Offsite Development Levy Study) 0.5% Growth 1% Growth Scenario Scenario Year Population Population 2011 34,421 34,765 2021 36,181 38,022 2031 38,032 42,000 2041 39,977 46,394 2051 42,021 51,248 2061 44,170 56,610 Land Consumption Estimates (to 14 to 18 gross 27 to 45 gross acres accommodate single acres annually annually detached housing)
The study also identified areas within each of the City’s four quadrants suitable to accommodate future growth in a rational manner, including four sections adjacent to the southern boundary of the Westheath development and City boundary (Figure 1 – Future Growth Areas Identified in DGMercer Report).
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The study identified this area for potential boundary expansion in the short-term due to the relatively low cost of off-site infrastructure upgrades, and its potential to support the existing South Hill commercial area and school populations.
Overall, the study makes high-level land use and infrastructure recommendations for the area, including a potential higher-density residential and commercial node in the east, a linear park and stormwater management system bisecting the area from east to west, and a ring road along the southern boundary connecting Highway 363 with highway 2 in the east and 24th Avenue in the west.
In addition to the recommendations contained within the DGMercer study, future development and neighbourhood design within the area will be influenced by the Area of Interest development policies contained within the OCPs of both the City and RM of Moose Jaw.
Higher-density Residential/Commercial Linear Park/Open Space Highway 363 Extension
Stormwater Management System Westheath Site
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Key policies that influence future development within both documents are summarized below:
9.1 City of Moose Jaw Official Community Plan (OCP) The future land use plan contained with the OCP identifies the area southwest of Westheath as “future residential” and “commercial”, as indicated by the purple ellipse. Key OCP policies that influence the overall layout and design of the growth concept include:
Neighbourhood Designation and Design: • (S.4.2.1) Identifies Neighbourhoods as the primary building block in the planning of new suburban areas and will generally occupy 40 ha (and contain up to approximately 2000 people). • (S.4.2.2.b) Future subdivisions will provide a mix of housing types and styles that reflects the City’s population profile, and satisfies other objectives of the OCP, including attracting young families. • (S.4.2.2.c) Higher density will generally be allow in residential neighbourhoods where it does not conflict with lower housing densities and other uses, such as near major arterial roads. • (S.4.2.2.d) Medium density housing will be allowed in residential neighbourhoods where it does not conflict with lower housing densities. • (S.4.2.2.e) Supportive housing will be allowed in all neighbourhoods. • (S.5.2.2.c) Neighbourhood commercial sites shall be located along collector or arterial roadways. • (S.7.2.1.a) Institutional uses that serve the needs of a neighbourhood population and are compatible with residential environment may be situated within residential neighbourhoods. • (9.2) Neighbourhood planning and design shall be oriented to serve the needs of pedestrians, cyclists, transit riders, as well as private vehicles. • (13.2) Minimum ratio of 4 hectares of public open space per 1,000 people is maintained. City shall attempt to ensure that no residential property is location more than 400 metres from the closest public open space. Additional policies that support and influence the City’s annexation process include: • (S.19.3.a) The City will continue to consult with other jurisdictions in the region to coordinate planning development and operation strategies.
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• (S19.5.b) Council may seek to alter the municipal boundaries of the City in a manner that ensures sufficient land is available for development within City limits, for a period of 5 – 10 years.
9.2 R.M. of Moose Jaw OCP Similar to the City’s future land use map, the R.M. identifies the area to the southwest of the City for “Residential Urban Development” and “Commercial”, as indicated by the purple ellipse on the map below.
In addition to identifying the general land uses for this area, the OCP sets out clear policies relating to the timing and process of annexation. Policy 5.4. outlines that annexation should involve smaller amounts of lands on an as-needed basis.
It should also be noted that the future growth area falls within the RM’s WING Bird hazard district under the Land Use Bylaw, due to the relative proximity of CFB 15 Wing to the south. Additional investigation into the development considerations and hazards associated with this base will need to be conducted prior to moving forward with annexation and development.
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9.3 Natural Areas and Heritage Sensitivity There other significant policy considerations which affect the South West Growth Area. From the South Hill Local Area Plan, the eastern portion of this area has been identified as having both potential archaeological and heritage sensitivity. The following two maps indicate the areas identified.
These areas are adjacent to, and form part of, the Wakamow Valley natural area. Both the Heritage and Archaeological areas will require further screening as part of the detailed development planning for this area.
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9.4 Potential Development Concept
Based on the above principles and policies, a high-level future development concept has been prepared. This high-level concept is only one of many concepts which may be considered upon annexation and entering into the design phase. This concept is provided as a framework upon which to analyze potential land use and servicing options.
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The Moose Jaw OCP stipulates that a residential neighbourhood unit must be comprised of not less than 90 acres. V3 is recommending that the City of Moose Jaw consider larger units for neighbourhoods in the order of 300 acres. Generally speaking, a complete neighbourhood will be not less than 500 acres to accommodate a full range of retail, institutional, employment, residential and mixed use areas. However, given projected population growth and housing absorption rates, it makes sense to consider smaller units for residential neighbourhoods. The potential South West Growth Area is comprised of nearly 640 acres in total. The area could be comprised of two residential neighbourhoods which could share an integrated ‘District Centre’. The Moose Jaw OCP currently does not define a District Centre, but below is a suggested general description of what a District Centre is:
District Centres are high density nodes which accommodate higher density residential, retail, institutional, recreation and employment uses not typically found in residential neighbourhoods. The market area served by a District Centre would be 3 to 4 neighbourhoods. District Centres also serve as efficient transit hubs and could include large recreation centres, elementary and high schools, district parks and other uses serving a district population of between 10,000 to 15,000 people.
District Centres will have higher densities and accommodate housing in a low and mid-rise multi-unit format. This type of housing form yields a smaller household size than single family housing. It would be expected that the density would be between 25 and 35 units per acre and 2.0 average persons per household based on the fact that these types of units can yield fewer children per household. The population of the District Centre could range between 3,200 and 4,480 people (1,600 and 2,240 dwellings respectively).
The residential neighbourhoods 1 and 2 will contain single family and low-density townhouse development primarily. It would benefit transit patronage if some higher forms of multi-unit density were located along the transit routes within these neighbourhoods. Generally speaking, residential neighbourhoods will yield between 6 and 7 dwellings per gross acre, and a higher average persons per household of 2.8 persons per household. Using these figures, Neighbourhood 1 would yield a full build-out population of between 3,696 and 4,312 people (1,320 and 1,540 dwellings respectively). Neighbourhood 2 would yield between 4,435 and 5,174 people (1,584 and 1,848 dwellings respectively).
Overall, the South West Future Growth Area would yield the following:
Dwellings Population District Centre 1,600 – 2,240 3,200 – 4,480 Neighbourhood 1 1,320 – 1,540 3,696 – 4,312 Neighbourhood 2 1,584 – 1,848 4,435 - 5,174 Total 4,504 – 5,628 11,331 – 13,966
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Smaller neighbourhood commercial areas would also be included in neighbourhoods 1 and 2 to serve the daily convenience needs of the residents within walkable distances.
This area is nicely situated to maximize connectivity with existing Moose Jaw neighbourhoods in the Southwest – South Hill and Westheath. Grid patterned neighbourhoods have gained in popularity in recent years due to their ability to maximize connection points and encourage active transportation. Large grids are preferred to smaller ones and allow curvilinear streets and cul-de-sacs to be developed within each large grid cell. This combines the connectivity benefits of the grid system, with the safety benefits of the curvilinear system.
9.5 Park Linkages
Due to the proximity and adjacency to the Wakamow Valley, the South West Growth Area has tremendous potential to link the future residential population to over 20 kms of trails and park spaces in the Wakamow Valley. Furthermore, the northern edge of this future growth area is immediately adjacent to the Rotary Trail system which contains 32 kms of trail system which leads around the perimeter of the city, with much of the trail separated from city streets. The eastern edge of the South-West Future Growth Area is an area with high heritage and archaeological potential and requires additional screening prior to development. It may be determined that this area requires some buffers and open space to protect significant heritage and archaeological resources opening up the possibility to provide linkages to both the Wakamow Valley and Rotary Park trail systems.
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9.6 Moose Jaw Airport Zoning Regulations – 15 Wing Air Force Base V3 contacted 15 Wing and obtained information about the base and regulations which are pertinent to the Future Growth Area. The 15 Wing Air Force Base is located approximately 5 kilometers from Moose Jaw.
The Airport Zoning Regulations (Regulations) are a very important consideration for the future growth of this area. According to the Regulations, the south west growth area encroaches into the area of the airport known as the ‘Outer Surface’. The Outer Surface has building height restrictions which range anywhere from 45 metres to 9 metres, measured from the Airport Zoning Reference Point (AZRP). The AZRP is a point on the 48centerline of runway 10L-28R at the beginning of that runway for approach 28R. The height restrictions are dependent on the elevation of land relative to the AZRP. For example, if the southwest area were at the same elevation as the AZRP, the height restriction for buildings is 45 metres. If however, the land elevation rises relative to the AZRP the height restriction for buildings will be lower. At no time is the height of buildings restricted to less than 9 metres. The following two graphics illustrate the application of the Regulations.
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Summary The scope of this project did not include a topographic survey of the south west area. Before Moose Jaw decides to grow into the south west, and request a boundary alteration, it should first be determined what the various elevations of this land are relative to the Airport Zoning Reference Point. This will have a direct bearing on the height of buildings which can be built.
It is the view of V3 Companies of Canada Ltd. that Moose Jaw has identified many other areas for future residential growth in the Official Community Plan which seem to offer much better alternatives than the Southwest, without hindering growth.
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9.7 High Level Servicing Analysis – Future Growth Area
A high-level servicing analysis was undertaken for this area using the potential development concept as a guide. The following are servicing highlights which will assist in further detailed planning for the next residential neighbourhoods.
Water Supply
The total expected water demand for the future growth area has been estimated based on the two neighborhoods and District Centre populations conceptualized above. The South Hill Reservoir is located approximately 1.5km from the Central District and is the nearest existing water reservoir. The existing water mains between this reservoir and the subject area are 200mm and 300mm Asbestos Cement pipes, built in a looped grid configuration. It is assumed that some level of infrastructure improvements would be required in order for this existing reservoir and pipe network to meet the additional demand of the future growth area. This may include upgrades to the existing reservoir storage or pump capacity, or upsizing / twinning of the existing water mains.
Further servicing analysis is required in order to determine what, if any, improvements are required in order to service the future growth area. For a preliminary estimate of the water demands for the subject area, see the table below. The demand parameters used to prepare the table were taken from the Moose Jaw Utility Master Plan, prepared by ISL in April of 2016.
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
Wastewater
The existing topography of the future growth area is assumed to be relatively flat, and at notable elevation gain above the Thunder Creek and Moose Jaw River valleys. The existing sanitary network within the adjacent residential neighborhoods consist primarily of 200mm diameter vitrified clay pipes in a grid network. Based on the maximum estimated populations provided in this report, the total sanitary generated from this development area is 260 l/s (design peak wet weather flow). In order to handle this peak design flow, a 525mm diameter gravity sanitary sewer main has been preliminarily sized using the Manning equation with a slope of 0.27%. Based on this, the existing 200mm diameter pipes within the adjacent area are not sufficient to handle this additional flow. An additional trunk sewer main or lift station with force main would likely be required to handle the generated flow. Refer to the below Table A-2 below which provides a preliminary calculation of the sanitary generation from this development area.
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
Storm Water Runoff
After a high-level review of the Moose Jaw Utility Master Plan and the restrictions imposed by the Airport Zoning Regulations, it is noted that a key factor in developing this future growth area is whether dry pond stormwater detention facilities will be permitted within the “Outer Surface” of the nearby 15 Wing Air Base. Further information is provided below to summarize the findings and to better introduce this discussion.
The existing topography of the future growth area appears relatively flat based on Google satellite and street view imagery. The existing farmland appears to contain several low lying depressions which appear to store water throughout a portion of the year and likely limit the existing runoff. Topographic information should be acquired and examined to determine the existing flow paths and discharge locations. However, the subject area appears to have split drainage with a portion of the runoff directed northeast towards Thunder Creek, and the remainder flowing east towards Moose Jaw River.
It is assumed that the proposed urban development would include a minor (piped) storm system for smaller rainfall events and a major (overland) storm system for major rainfall events. The development concept describes a linear park and storm water management system bisecting the development from east to west, which would be required to address the quality and quantity of runoff generated from the development. Although further discussions with the regulating bodies are required to determine the required parameters for this storm water management system, the Moose Jaw Utility Master Plan provides a good starting point for this concept. The Moose Jaw Utility Master Plan recommends providing storm water ponds for future developments which control the runoff to the pre-development rate of 1.378 l/s/ha, which works out to a total maximum discharge of 306 l/s for this 222 hectare site.
The most typical method of limiting the discharge rate is through the use of retention facilities (wet ponds), which hold a permanent pool of water that removes sediment and cleans the runoff during dry weather and then store additional water during rainfall events, discharging the runoff at a controlled rate following the rainfall event. As previously mentioned, this development area is located within the “Outer Surface” of the nearby 15 Wing Air Base, and is governed by the Airport Zoning Regulations. In order to limit the attraction of birds, these regulations prohibit the construction of any open water storage reservoirs within the development area. This restriction eliminates the option of using a wet pond. The next most used method is with the use of detention facilities (dry ponds), which only store water during rainfall events, and therefore control the discharge rate but are less effective at addressing storm water quality issues. It is not known at this time whether the Airport Zoning Regulations prohibit a dry pond or if there would be restrictions on the total area, discharge time, or other parameters which would limit the efficiency of the facility.
There are alternative methods of limiting the discharge rate, including underground storage tanks, localized ponding, and infiltration devices. These alternative methods are often prohibitively expensive on this scale, require more in depth assessment, and may only be effective enough to reduce the size of the detention facility, not eliminate it. We have preliminarily calculated the required volume of storage for this development
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Westheath Concept Plan, Servicing Scheme & Southwest Future Growth
area using the allowable discharge rate of 1.378 l/s/ha and an assumed runoff coefficient of 0.65, which resulted in the approximate total storage volume of 160,000 cubic meters. While more detailed assessment and calculations are required prior to designing this development, this volume can be used to illustrate the scale of the required storage volume. It is recommended that further discussions with 15 Wing Air Base are carried out to determine the exact restrictions on stormwater detention facilities imposed by the Airport Zoning Regulations. It may be possible to provide a combination of runoff reducing methods, alternative storage devices, and restricted dry pond storage (if permitted). However, these methods are likely to be more expensive to construct/maintain than a typical wet pond and will require more in-depth assessment in the stormwater management report, during the design stages, and during the approval process.
Overall, there appears to be no major servicing constraints, however this was only a high-level review, and much more analysis is required if the Southwest area is considered for future urban growth.
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APPENDIX A – ENVIRONMENTAL, HERITAGE REPORT
APPENDIX B – PHASE 1 ENVIRONMENTAL SITE ASSESSMENT REPORT
APPENDIX C – GEOTECHNICAL REPORT
TECHNICAL MEMORANDUM
Date: April 18th, 2017
To: Alan Wallace V3 Companies of Canada Ltd.
CC: Nick Pryr ce V3 Companies of Canada Ltd.
From: Sheri Korpess Canada North Environmental Services
Subject: Environmental and Heritagee Resources Desktop Screenings for the City of Moose Jaw Westheath Subdivision Design Project
CanNorth Project No. 2647
Introduction
A design project for the Westheath residential subdivision (the Projject) in the south-west corner of Moose Jaw, Saskatchewan has been proposed by V3 Companies of Canada Ltd. (V3). The subdivision is located within City limits in NE 25-16-27 W2M (Appendix A). The Project includes construction of two remaining phases in the Weestheath neiighbourhood, Phases 5 and 6. Construction is proposed to start when possible (pending all Project approvals), and is anticipated to be completed by July 2017.
Canada North Environmental Services (CanNorth) was retained by V3 to conduct a desktop environmental and heritage resources evaluation. The desktop assessment consisted of database searches for records of rare, sensitive, or at-risk species potentially occurring in the Project footprint, a habitat and soil assessment, and a heritage screening. The purpose of this technical memorandum is to provide screening results, an environmental evaluation, and pertinent mitigation recommendations to ensure compliance with The Envirronmental Management and Protection Act (EMPA 2010), The Weed Control Act (2010), The Wildlife Act (1998), the Environmental Code, and the Migigratory Birds Convention Act (MBCA 1994).
Desktop Environmental Screening Methods
The HABISask mapping application (MOE 2016) was accessed to screen for rare flora and fauna using a 2-km and 5-km search buffer around the Project footprint. Saskatchewan Interactive Mapping (MOE 2015) was used to examine habitats by reference to the Saskkatchewan Digital
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Land Cover (SDLC) map layer, to determine land management and tenure (e.g., RAMSAR, WHPA, etc.), and to confirm land cover using aerial imagery. Additionally, the National Soil Database (NSDB) was screened to assess the topography and soil properties (CanSIS 2013).
Results Habitat
Both the SDLC and aerial imagery indicate that the proposed Project footprint is located on native dominant grassland and tall shrub habitat (Appendix B). The SDLC indicates the surrounding landscape to the north is similar habitat, although to the east and west the landscape is developed residential areas, and to the south is cultivated and hay crop. However, recent imagery indicates that the habitat north of the Project area has been recently developed into a residential area, and disturbance from the construction is present along the northern edge of the Project footprint. No shrubs appear to be present in the Project area, and the land appears to be either hay or disturbed grassland on the western half, and mowed grassland on the eastern half, of the Project area.
Overall, pre-disturbance in the Project footprint as well as surrounding residential housing and agricultural land reduces habitat quality; however, disturbed grassland and hay crop may still provide critical habitat for both plant and wildlife species.
Soils
Due to the location of the project within the city limits of Moose Jaw, the NSDB did not contain information on the soils occurring within the Project footprint; however, results of the soils lying immediately to the west and south of the proposed development are described here, as they are potentially representative of undisturbed soils within the city limits. These soils occur primarily on undulating and dissected hummocky terrain, with nearly level to very gentle slopes (0.5% to 5% gradient). Surface soil textures are silty clay and/or sandy loam, and soils are well to rapidly drained. These soils have a moderate to high susceptibility to wind erosion and a very low to low susceptibility to water erosion, though rates of water erosion may be higher on the edges of dissections. These soils are not affected by salinity, and subsoil layers restrictive to root growth are absent.
Rare Species
The HABISask database search identified two birds, one mammal, and four plant species that are either at-risk or rare species (listed under the Species at Risk Act [SARA], Committee on the Status of Endangered Wildlife in Canada [COSEWIC], and/or having provincial protection) known to occur within 2-km and 5-km of the Project footprint (Table 1; Appendix C). Ranking information, activity restrictions, and habitat potential within the Project footprint for all species that were documented in HABISask within 2-km and 5-km buffer searches are presented in Table 1.
Bird species identified included burrowing owl (Athene cunicularia) and loggerhead shrike (Lanius ludovicianus excubitorides) (Table 1). Burrowing owls are federally listed as
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Endangered on Schedule 1 of SARA (SARPR 2017) and ranked S2B, S2M by Saskatchewan Conservation Data Centre (SKCDC) (SKCDC 2017a). Burrowing owls prefer flat, sparsely vegetated, treeless terrain, such as pastures grazed by livestock or edges of agricultural fields (Rodewald 2015). The Project area has moderate habitat potential given the presence of short grassland and agricultural field edges. However, the surrounding area is heavily developed, and the last observation in the vicinity of the Project area was 2008 in NW 24-16-27 W2M (K. Burrows, Nature Saskatchewan, pers. comm). At that time, the Westheath neighbourhood did not exist, so the area was less disturbed. Considering the amount of development that has occurred in the area since 2008, the potential for burrowing owls to be present is relatively low.
Loggerhead shrikes are federally listed as Threatened on Schedule 1 of SARA (SARPR 2017) and ranked S2B, S2M by SKCDC (2017a). Loggerhead shrikes inhabit open habitats, including: grasslands, sagebrush stands, pastures, and thinly wooded areas that provide thorny bushes for nesting (Rodewald 2015). The Project site provides low habitat potential for loggerhead shrike, due to the high disturbance of residential areas and minimal bushes.
One mammal species, olive-backed pocket mouse (Perognathus fasciatus), was documented within 5 km of the Project footprint. The olive-backed pocket mouse is ranked S3 by SKCDC (2017a). This species generally prefers grassland habitats with dry sandy soil and minimal vegetation cover. Habitat potential within the Project area is moderate for olive-backed pocket mice; however, the observation is historical and there are no activity restriction guidelines for this species.
Plant species documented within the database search included: racemose milk-vetch (Astragalus racemosus var. racemosus), tall beggar’s-ticks (Bidens frondosa), pepperwort (Marsilea vestita), and tumble grass (Muhlenbergia paniculata). Racemose milk-vetch is ranked S2 by SKCDC (2017b), and the other three plant species are ranked S3 (SKCDC 2017b). Racemose milk-vetch is generally found on dry prairie slopes and hillsides, while both tall beggar’s-ticks and pepperwort tend to grow in wet areas, such as stream or wetland edges (FNA 2016; Looman and Best 1979; Moss 1994). As such, these plants are unlikely to be present within the Project footprint due to the lack of suitable habitat. Tumble grass is found in varied habitats including dry, open areas that are often eroded or disturbed prairie hills, pastures, trails, or roadsides (Leighton and Harms 2014); therefore, this species has moderate habitat potential within the Project area. However, the database search results indicate that the tumble grass observations were historical, with the most recent result being reported in 1941 (Appendix C).
Given these results and the largely unsuitable (e.g. hay crop, mowed grassland) habitat of the Project footprint, it is unlikely that most species identified in the database search would be present in the immediate Project vicinity. Nonetheless, suitable nesting habitat is potentially available for burrowing owls along the edges of the fields, and habitat potential for tumble grass is moderate. Additionally, hay and disturbed grassland can still provide habitat to a variety of other wildlife species, such as breeding birds, including species-at-risk that may not have been previously documented in the area.
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Heritage Resources Methods
In Saskatchewan, heritage resources include Precontact Period and Historic Period archaeological sites, built heritage sites and structures of historical and/or architectural interest, and palaeontological sites. Heritage resources are the property of the Provincial Crown and are protected under The Heritage Property Act. The Heritage Conservation Branch (HCB) has identified two primary triggers for determining if a Heritage Resource Impact Assessment (HRIA) is required for a Project (per section 63 of The Heritage Property Act). An area is considered heritage sensitive based on the presence of known heritage resources and the potential for new heritage resources to be discovered. The extent of previous land disturbance (e.g. cultivation) and nature and scope of the proposed Project are also taken into consideration.
The Government of Saskatchewan’s Ministry of Parks, Culture and Sport’s Developers’ Online Screening Tool (PCS 2012) was used to determine if the Project required further heritage screening by the Heritage Conservation Branch (HCB). Results
The proposed Project is not located in heritage sensitive terrain (PCS 2012). Therefore, an HRIA is not required and the HCB has no concerns with the Project proceeding as proposed.
Saskatchewan Parks, Culture and Sport Developer’s Online Screening Results Further Screening Legal Land Description Required by HCB? NE 25-16-27 W2M No
Archaeological resources are protected under provincial legislation, are non-renewable and are important for the scientific reconstruction of ancient and past lifeways in this province. Chance finds of heritage resources should be reported immediately to the Heritage Conservation Branch (306-787-2817) to determine if an on-site assessment by a qualified archaeologist is needed. In the case of a discovery of suspected human remains, both the RCMP and the HCB must be contacted immediately. Questions regarding chance finds of suspected heritage resources may be directed to a heritage specialist at CanNorth (306-652-4432).
Environmental Summary and Mitigation Recommendations
The Project footprint is located on previously-disturbed habitat (e.g., hay crop, mowed grassland) and surrounded on three sides by residential area, thus many environmental concerns are minimized. Sensitive species have been documented near the Project footprint and preferable habitat is present near or within the footprint. However, the high levels of pre-disturbance and lack of recent observations of rare species serve to reduce the risk of potential environmental impact. Considering the time of year the Project will be initiated (spring/early summer 2017), there is a possibility that migratory breeding birds, nests, and/or young may be present in the Project area throughout the breeding bird season (April to August), and stripping/clearing
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activities could result in contravention of the Migratory Birds Convention Act, 1994, The Wildlife Act, and/or the Species at Risk Act. Additionally, one rare plant species previously known to occur in the area (tumble grass) prefers habitat that includes overgrazed and disturbed pastures, for which the Project area appears to exhibit. It is acknowledged though, that the database results for tumble grass were historical, and therefore it may no longer be present in the area.
In summary, there is moderate habitat quality within the Project area; however, levels of pre- disturbance surrounding the Project area reduce the risk for impacting rare species. Nonetheless, Project construction may still have a negative impact on breeding bird species, due to Project timing being within the sensitive timing window for avian species. Further, construction has the potential to impact rare plant species (specifically tumble grass), should any be present in the disturbed pasture within the Project area.
In consideration of the Project location, construction methods, time of year, and identified sensitivities, the following mitigation measures should be implemented:
Construction should occur only if the ground is dry or sufficiently frozen to support equipment without unnecessary ground disturbance (e.g., rutting) to comply with EMPA. There is a high likelihood of weed species in hayed and other previously-disturbed areas. Equipment must be free of weeds and weed propagules prior to arrival and upon leaving the Project footprint to prevent import of export of weeds or plant diseases and ensure compliance with The Weed Control Act. Pre-construction stripping of land will occur during the breeding bird season, therefore, there is potential for disturbance to breeding birds, and risk of contravening the MBCA. To minimize the risk of impacting breeding birds, it is recommended that an environmental site evaluation be conducted by a biologist prior to construction. The evaluation will search the Project area for signs of nesting species, burrows, and other wildlife signs. If nesting species are found to be present, construction may have to be delayed (or avoid the area near the nest) until such time that the nesting is complete (i.e. the chicks fledge the nest). To minimize potential impacts to rare plant species (tumble grass), it is recommended that habitat potential for tumble grass be determined at the time of the environmental site evaluation. If the habitat potential is considered high, further surveys may be required (e.g. a targeted rare plant survey).
Additionally, there are a number of recommended best practices with regards to soil stockpiles, which are discussed below.
Soil salvage:
If the subsoil will be disturbed, soil salvage should use a two-lift approach to separate the topsoil from the subsoil; Topsoil salvage should occur under dry and non-frozen ground conditions; and
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Confine soil disturbance to the area required for efficient construction and safety, and remaining within the work area boundaries to limit disturbance to surrounding vegetation.
Stockpile location and design:
Maintain at least 1 m separation between topsoil and subsoil stockpiles to prevent admixing; Subsoil stockpiles should be located on areas that have been stripped of topsoil; Stockpiles should be geotechnically stable with slopes no steeper than 3H:1V (18) to minimize erosion and also to prevent establishment of nesting birds; Avoid unnecessary compaction of stockpiles; and Document the locations, properties, and management methods of each stockpile. Use signage on each stockpile identifying the material type, year of construction, and any deviations from normal construction practices.
Stockpile management:
If long-term storage of soil is required, seed the stockpiles with an appropriate seed mix to prevent erosion and maintain soil quality; Weeds on stockpiles should be controlled as per The Weed Control Act and Regulations; and Minimize storage time of salvaged topsoil.
Accompanying documents are appended at the end of this document. I trust that this memorandum presents the information you require. Should you have any further comments or questions, please contact the undersigned.
Sheri Korpess, B.Sc., PAg Project Manager/Senior Botanist
Canada North Environmental Services Limited Partnership
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Literature Cited
Canadian Soil Information Service (CanSIS). 2013. Saskatchewan Detailed Soil Survey (version 3). National Soil Database, Agriculture and Agri-Food Canada, Ottawa, Ontario. Website: http://sis.agr.gc.ca/cansis/nsdb/dss/v3/index.html. Accessed March 2017. eFloras (FNA). 2016. Flora of North America. Missouri Botanical Garden, St. Louis, Missouri and Harvard University Herbaria, Cambridge, Massachusetts. Website: http://www.efloras.org. Accessed March 2017.
Environment Canada (EC). 2009. Petroleum industry activity guidelines for wildlife species at risk in the prairie and northern region (and amendments). Canadian Wildlife Service, Environment Canada, Prairie and Northern Region, Edmonton, Alberta. 64p.
Integrated Taxonomic Information System (ITIS). 2017. Website: http://www.itis.gov. Accessed March 2017.
Leighton, A. and V. Harms. 2014. Grasses. Nature Saskatchewan. Regina, Saskatchewan.
Looman, J. and K.F. Best. 1979. Budd’s flora of the Canadian prairie provinces. Research Branch, Agriculture Canada. Publication 1662.
Migratory Birds Convention Act (MBCA), 1994. S.C. 1994, c. 22. Current to January 17th, 2017. Last amended on December 10th, 2010. Website: http://laws-lois.justice.gc.ca/eng/acts/M- 7.01/. Accessed March 2017.
Ministry of Parks, Culture and Sport (PCS). 2012. Developers’ online screening tool. Website: http://www.pcs.gov.sk.ca/SensitiveLocations. Accessed March 2017.
Moss, E.H. 1994. Flora of Alberta. 2nd edition (revised by J.G. Packer). University of Toronto Press. Toronto, Ontario.
Rodewald, P. (Editor). 2016. The Birds of North America, Cornell Laboratory of Ornithology, Ithaca, NY. Website: http://bna.birds.cornell.edu/BNA/. Accessed March 2017.
Saskatchewan Conservation Data Centre (SKCDC). 2017a. Saskatchewan vertebrates taxa list. Regina, Saskatchewan. Website: http://www.biodiversity.sk.ca/SppList/verts.pdf. Accessed March 2017.
Saskatchewan Conservation Data Centre (SKCDC). 2017b. Taxa list for vascular plants. Regina, Saskatchewan. Website: http://www.biodiversity.sk.ca/SppList/vasc.pdf. Accessed March 2017.
Saskatchewan Ministry of Environment (MOE). 2015. Saskatchewan Interactive Mapping. Latitude Geographics Group Ltd., Canada. Website: http://www.environment.gov.sk.ca/maps. Accessed March 2017.
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Saskatchewan Ministry of Environment (MOE). 2016. Hunting, Angling and Biodiversity of Saskatchewan (HABISask). Fish, Wildlife and Lands Branch, Regina, Saskatchewan. Website: https://gisappl.saskatchewan.ca/Html5Ext/?viewer=habisask. Accessed March 2017.
Saskatchewan Ministry of Environment (MOE), Fish and Wildlife Branch. 2017. Activity restriction guidelines for sensitive species. Regina, Saskatchewan. Website: http://publications.gov.sk.ca/documents/66/89554- Saskatchewan%20Activity%20Restriction%20Guidelines%20for%20Sensitive%20Speci es%20-%20April%202017.pdf. Accessed April 2017.
Species at Risk Public Registry (SARPR). 2017. Public registry. Environment Canada, Ottawa, Ontario. Website: http://www.sararegistry.gc.ca. Accessed March 2017.
The Environmental Management and Protection Act (EMPA), 2010, S.S. c. E-10.22, 2010 (effective June 1, 2015) as amended by the Statutes of Saskatchewan, 2013, c.20, c.27 and c.32; and 2014, c.E-13.1. The Queen’s Printer. Website: http://www.qp.gov.sk.ca/ documents/english/Statutes/Statutes/e10-22.pdf. Accessed March 2017.
The Weed Control Act. S.S. c. W-11.1, 2010 (effective December 1, 2010) as amended by the Statutes of Saskatchewan, 2014, c. 19. Website: http://www.publications.gov.sk.ca/details.cfm?p=31364. Accessed March 2017.
The Wildlife Act being Chapter W-13.12 of the Statutes of Saskatchewan, 1998 (effective March 6, 2000, except s.87, effective April 1, 1999) as amended by the Statutes of Saskatchewan, 2000, c. 51 and 65; 2006, c.11; 2007, c.43; 2014, c.2; and 2015, c.27. Website: http://www.qp.gov.sk.ca/documents/English/Statutes/Statutes/W13-12.pdf. Accessed March 2017.
TABLES
TABLE 1 Saskatchewan Conservation Data Centre database search results for sensitive species known to occur in a 2-km and 5-km radius from the Project area. Federal Provincial
Restricted Restricted Habitat Scientific Name Common Name COSEWIC SARA Protected Setback SKCDC Protected Setback Habitat Description1 Schedule Activity Activity Potential2 Status Status Aspect Distance (m) Rank Aspect Distance (m) Dates Dates
Bird Flat, sparsely vegetated, treeless terrain, such as Breeding pastures grazed by livestock or the edges of Athene cunicularia 3 Burrowing owl Endangered Endangered Schedule 1 Nest 500 Year round S2B,S2M 500 Year round Moderate Bird agricultural fields, with burrows excavated by ground dwelling mammals.
Inhabits a wide variety of open habitats, including grasslands, sagebrush stands, pastures, Lanius ludovicianus May 1 to Breeding May 1 to Loggerhead shrike Threatened Threatened Schedule 1 Nest 400 S2B,S2M 400 agricultural areas, and thinly wooded areas (small Low excubitorides 4 August 15 Bird August 15 trees and shrubs). Prefers small bushy trees and dense or thorny bushes for nesting.
Mammal Olive-backed pocket Grasslands with dry sandy soil and minimal Peregnathus fasciatus 4 ------S3--- Moderate mouse vegetative cover. Plant Astragalus racemosus var. Racemose milk-vetch ------S2Occurrence 30 Year round Dry grassland slopes and hillsides. Low racemosus 4 Stream banks and other wet places; moist ground, ditches; moist woods, meadows, thickets, fields, Bidens frondosa 4 Tall beggar's-ticks ------S3Occurrence 30 Year round Low roadsides, railroads, borders of streams, ponds, sloughs, and ditches. Aquatic or amphibious, rooted in mud under Marsilea vestita 3 Pepperwort ------S3Occurrence 30 Year round shallow water at edges of ponds, lakes, wetlands, Low ditches, and streams. Dry, open areas, often in eroded, prairie hills and plains, overgrazed pastures, along old trails, Muhlenbergia paniculata 4 Tumble grass ------S3Occurrence 30 Year round Moderate roadsides, and on disturbed and often barren ground.
All species were identified by HABISask (MOE 2016). Federal ranking source: SARPR (2017) and provinical ranking source SKCDC (2017a, b). Activity restriction guidelines are presented for high disturbance activities (EC 2009; MOE 2017). Scientific names - ITIS (2017). 1Sources available upon request. 2Habitat potential: High = Habitat for that species is likely present based on mapping. Moderate = Habitat for that species may be present based on mapping. Low = Habitat for that species is likely not present based on mapping. 3Species recorded within a 2-km radius of the Project area. 4Species recorded within a 5-km radius of the Project area.
Page 1 of 1 APPENDICES
APPENDIX A
CONSTRUCTION PLANS Westheath Phase 5 Design December 12, 2016 City of Moose Jaw, Saskatchewan LD-01-2017 Page 29 of 30 Schedule "D" – Area Reference Maps
Revs. July 5, 2016 1713952 Westheath Phase 5 Design December 12, 2016 City of Moose Jaw, Saskatchewan LD-01-2017 Page 30 of 30
Revs. July 5, 2016 1713952
APPENDIX B
HABITAT Project Location
Legend
Section Quarter Section National Park Provincial Park Urban Municipality
1: 80,533 Notes
Red polygon indicates approximate 4.1 0 2.05 4.1 Kilometers This map is a user generated static output from an Internet mapping site and project area. is for reference only. Data layers that appear on this map may or may not be WGS_1984_Web_Mercator_Auxiliary_Sphere accurate, current, or otherwise reliable. © Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Saskatchewan Digital Land Cover
Legend
Quarter Section Urban Municipality Sask Digital Land Cover
Agriculture
Hay Crops (Forage)
Native Dominant Grasslands
Tall Shrubs
Pasture (Seeded Grass Lands)
Hardwoods (Open Canopy)
Hardwoods (Closed Canopy)
Jackpine (Closed Canopy)
Jackpine (Open Canopy)
Spruce (Closed Canopy)
Spruce (Open Canopy)
Mixed Woods
Treed Rock
Recent Burns
Revegetating/Regeneration Burn
Cutovers
Water
Marsh
Herbaceous Fen
Mud/Sand/Saline
Shrub Fen (Treed Swamp)
Treed Bog
Open Bog 1: 4,514 Farmstead Notes Unclassified Red polygon indicates approximate 0.2 0 0.11 0.2 Kilometers Barren Land This map is a user generated static output from an Internet mapping site and project area. is for reference only. Data layers that appear on this map may or may not be Mixed Softwoods (Open & Closed) WGS_1984_Web_Mercator_Auxiliary_Sphere accurate, current, or otherwise reliable. Pasture Upland Herbaceous Graminoid © Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Project Area Habitat
Legend
Quarter Section Urban Municipality Terrestrial Wildlife Habitat Inventory
1: 4,514 Notes
Red polygon indicates approximate 0.2 0 0.11 0.2 Kilometers This map is a user generated static output from an Internet mapping site and project area. is for reference only. Data layers that appear on this map may or may not be WGS_1984_Web_Mercator_Auxiliary_Sphere accurate, current, or otherwise reliable. © Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION
APPENDIX C
HABISASK RESULTS
Rare Species Assessment Buffer: 2 km
Legend
Section Quarter Section Rare and Endangered Species (Detailed)
Vertebrate Animal
Invertebrate Animal
Animal Assemblage
Vascular Plant
Nonvascular Plant
Other (Botanical)
Fungus Urban Municipality
1: 40,267 Notes
Red polygon indicates approximate 2.0 0 1.02 2.0 Kilometers This map is a user generated static output from an Internet mapping site and project area. is for reference only. Data layers that appear on this map may or may not be WGS_1984_Web_Mercator_Auxiliary_Sphere accurate, current, or otherwise reliable. © Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Rare and Endangered Species Report
Report Generated: 3/23/2017 12:30:55 PM
The absence of information provided by the Saskatchewan Conservation Data Centre (SKCDC) does not categorically mean the absence of sensitive species or features. The quantity and quality for data collected by the SKCDC are dependent on the research and observations of many individuals and organizations. SKCDC reports summarize the existing natural heritage information, known to the SKCDC, at the time of the request.
SKCDC data should never be regarded as final statements on the elements or areas being considered, nor should they be substituted for on-site surveys required for environmental assessments. The user therefore acknowledges that the absence of data may indicate that the project area has not been surveyed, rather than confirm that the area lacks natural heritage resources.
Rare and Endangered Species Area of Interest Rare and Endangered Species Report
Scientific Name: Marsilea vestita Occurrence ID: 8738 Common Name: Pepperwort Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: 1896 06 20 Last: 1896 06 20 Occurrence Rank: H - Historical
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: 1896: species observed in 1 site COSEWIC Status: General Description: IN WATER POOLS
Directions:
Scientific Name: Athene cunicularia Occurrence ID: 8086 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: PUBLIC Observation: First: Last: Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Scientific Name: Athene cunicularia Occurrence ID: Page9072 2 of 3 Rare and Endangered Species Report
Scientific Name: Athene cunicularia Occurrence ID: 9072 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: SIGHTING Observation: First: Last: Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Page 3 of 3 Rare Species Assessment Buffer: 5 km
Legend
Section Quarter Section Rare and Endangered Species (Detailed)
Vertebrate Animal
Invertebrate Animal
Animal Assemblage
Vascular Plant
Nonvascular Plant
Other (Botanical)
Fungus Urban Municipality
1: 144,448 Notes
Red polygon indicates approximate 7.3 0 3.67 7.3 Kilometers This map is a user generated static output from an Internet mapping site and project area. is for reference only. Data layers that appear on this map may or may not be WGS_1984_Web_Mercator_Auxiliary_Sphere accurate, current, or otherwise reliable. © Latitude Geographics Group Ltd. THIS MAP IS NOT TO BE USED FOR NAVIGATION Rare and Endangered Species Report
Report Generated: 3/23/2017 12:44:16 PM
The absence of information provided by the Saskatchewan Conservation Data Centre (SKCDC) does not categorically mean the absence of sensitive species or features. The quantity and quality for data collected by the SKCDC are dependent on the research and observations of many individuals and organizations. SKCDC reports summarize the existing natural heritage information, known to the SKCDC, at the time of the request.
SKCDC data should never be regarded as final statements on the elements or areas being considered, nor should they be substituted for on-site surveys required for environmental assessments. The user therefore acknowledges that the absence of data may indicate that the project area has not been surveyed, rather than confirm that the area lacks natural heritage resources.
Rare and Endangered Species Area of Interest Rare and Endangered Species Report
Scientific Name: Marsilea vestita Occurrence ID: 8738 Common Name: Pepperwort Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: 1896 06 20 Last: 1896 06 20 Occurrence Rank: H - Historical
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: 1896: species observed in 1 site COSEWIC Status: General Description: IN WATER POOLS
Directions:
Scientific Name: Astragalus racemosus var. racemosus Occurrence ID: 8518 Common Name: Racemose Milk-vetch Occurrence Class: Vascular Plant Provincial Rank: S2 Global Rank: G5T5 Occurrence Type: SPECIMEN (COLLECTED) Observation: First: 1938 07 06 Last: 1970 07 10 Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Occurrence Data: Species at Risk Act Status: LOCALLY COMMON COSEWIC Status: General Description: 1.ICI ET Là DANS LE BOUTELOUETUM BORDANT L'éCORRE éRODE DU RUISSEAU MOOSE JAW, PARTICUILIèREMENT ABONDANT SUR LE DéBLAI DE LA ROUTE FLEURS BLANCHES 2. DRY CLAY BANKS ABOVE MOOSE JAW CREEK 3. CLAY BANKS ABOVE MOOSE JAW CREEK, HIGH DRY BANK. 4. DRY CLAY BANK ABOVE TOURIST CAMP. ON ERODED BANK, ON PRAIRIE ABOVE AND IN LOW SHRUBBERY 2.DRY CLAY BANK ABOVE TOURIST CAMP, ON Directions: MOOSE JAW, SOUTH OF RIVER PARK, SOUTHEAST OUTSKIRTS OF MOOSE JAW, DRY CLAY BANK ABOVE TOURIST CAMP.
Scientific Name: Bidens frondosa Occurrence ID: Page999943205 2 of 8 Rare and Endangered Species Report
Scientific Name: Bidens frondosa Occurrence ID: 999943205 Common Name: Tall Beggar's-ticks Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: Last: Occurrence Rank:
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: COSEWIC Status: General Description: species observed (2013)
Directions: City of Moose Jaw, SK
Scientific Name: Bidens frondosa Occurrence ID: 999943206 Common Name: Tall Beggar's-ticks Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: Last: Occurrence Rank:
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: COSEWIC Status: General Description: species observed (2013)
Directions: City of Moose Jaw, SK
Scientific Name: Bidens frondosa Occurrence ID: 999943207 Page 3 of 8 Rare and Endangered Species Report
Scientific Name: Bidens frondosa Occurrence ID: 999943207 Common Name: Tall Beggar's-ticks Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: Last: Occurrence Rank:
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: COSEWIC Status: General Description: species observed (2013)
Directions: City of Moose Jaw, SK
Scientific Name: Bidens frondosa Occurrence ID: 999943208 Common Name: Tall Beggar's-ticks Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: Last: Occurrence Rank:
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: COSEWIC Status: General Description: species observed (2013)
Directions: City of Moose Jaw, SK
Scientific Name: Schedonnardus paniculatus Occurrence ID: 16397 Page 4 of 8 Rare and Endangered Species Report
Scientific Name: Schedonnardus paniculatus Occurrence ID: 16397 Common Name: Tumble Grass Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: 1939-07 Last: 1939-07-06 Occurrence Rank: H - Historical
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: 1939 - species observed, likely a single site COSEWIC Status: General Description:
Directions: Moose Jaw
Scientific Name: Schedonnardus paniculatus Occurrence ID: 9220 Common Name: Tumble Grass Occurrence Class: Vascular Plant Provincial Rank: S3 Global Rank: G5 Occurrence Type: Observation: First: 1940-07-22 Last: 1941-07-28 Occurrence Rank: H - Historical
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: COSEWIC Status: General Description: Site 1: Overgrazed pasture. Site 2: Dry wasteland returning to prairie.
Directions: Moose Jaw Site 1: (50 25'N 105 40'W) 50.42 105.67 NW1/4 Sec 4 T17 R27 W2. Site 2: (50 25'N 105 40'W) 50.42 105.67 Sec 4 T17 R27 W2
Scientific Name: Athene cunicularia Occurrence ID: 1086 Page 5 of 8 Rare and Endangered Species Report
Scientific Name: Athene cunicularia Occurrence ID: 1086 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: OBO Observation: First: Last: Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Scientific Name: Athene cunicularia Occurrence ID: 1491 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: PUBLIC Observation: First: unknown Last: 2008 Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered 2008: One single was observed. COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Scientific Name: Athene cunicularia Occurrence ID: 8086 Page 6 of 8 Rare and Endangered Species Report
Scientific Name: Athene cunicularia Occurrence ID: 8086 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: PUBLIC Observation: First: Last: Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Scientific Name: Athene cunicularia Occurrence ID: 9072 Common Name: Burrowing Owl Occurrence Class: Vertebrate Animal Provincial Rank: S2B Global Rank: G4 Occurrence Type: SIGHTING Observation: First: Last: Occurrence Rank: E - Verified extant (viability not assessed) Provincial Legal Status: Endangered Occurrence Data: Species at Risk Act Status: Endangered COSEWIC Status: Endangered General Description: As part of our agreement with Nature Saskatchewan, you are required to contact the Operation Burrowing Owl (OBO) Coordinator prior to contacting landowners regarding burrowing owls on their land. They may also be able to tell you whether the nest is active or abandoned. The OBO Coordinator can be reached at 1-800-667-4668 or [email protected].
Directions:
Scientific Name: Lanius ludovicianus excubitorides Occurrence ID: 999939795 Page 7 of 8 Rare and Endangered Species Report
Scientific Name: Lanius ludovicianus excubitorides Occurrence ID: 999939795 Common Name: Loggerhead Shrike Occurrence Class: Vertebrate Animal Provincial Rank: S3B Global Rank: G4T4 Occurrence Type: Observation: First: Last: Occurrence Rank:
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: Threatened COSEWIC Status: Threatened General Description: 1 adult.
Directions:
Scientific Name: Perognathus fasciatus Occurrence ID: 4411 Common Name: Olive-backed Pocket Mouse Occurrence Class: Vertebrate Animal Provincial Rank: S3 Global Rank: G5 Occurrence Type: SPECIMEN (COLLECTED) Observation: First: 1959 Last: 1959 Occurrence Rank: H - Historical
Provincial Legal Status: Occurrence Data: Species at Risk Act Status: 1959: 13 May. Specimen taken by A. Swanston and COSEWIC Status: sent to SMNH (A59NER01SKCA). General Description:
Directions: Boharm.
Page 8 of 8
PHASE I ENVIRONMENTAL SITE ASSESSMENT: PHASES 5 AND 6 OF THE MOOSE JAW WESTHEATH DEVELOPMENT
Draft Report
Prepared by:
Canada North Environmental Services Saskatoon, Saskatchewan
Prepared for:
V3 Companies of Canada Ltd. Saskatoon, Saskatchewan
Project No. 2647
April 2017
TABLE OF CONTENTS
TABLE OF CONTENTS
LIST OF FIGURES ...... ii LIST OF TABLES ...... iii EXECUTIVE SUMMARY ...... iv 1.0 INTRODUCTION ...... 1 1.1 Background ...... 1 1.2 Scope of Work ...... 1 1.3 Report Structure ...... 1 2.0 SITE DESCRIPTION AND SETTING ...... 2 2.1 General Site Description ...... 2 2.2 Surrounding Land Uses...... 2 2.3 Geological Setting ...... 2 2.4 Hydrology and Groundwater ...... 3 3.0 SITE HISTORY AND POTENTIAL FOR CONTAMINATION ...... 4 3.1 Sources of Information ...... 4 3.2 Land Title Search ...... 4 3.3 Historical Aerial Photographs ...... 4 3.4 ERIS Report ...... 5 4.0 SITE VISIT ...... 6 4.1 General Site Overview ...... 6 4.1.1 Fill Materials ...... 6 4.1.2 Concrete Washout Location ...... 6 4.2 Adjacent Properties ...... 7 5.0 INTERVIEWS ...... 8 6.0 CONCLUSIONS AND RECOMMENDATIONS ...... 9 7.0 QUALIFICATIONS OF ASSESSOR ...... 10 8.0 LITERATURE CITED ...... 11
APPENDIX A. HISTORICAL AERIAL PHOTOGRAPHS
APPENDIX B. ENVIRONMENTAL RISK INFORMATION SERVICES (ERIS) REPORT
APPENDIX C. SITE VISIT PHOTOGRAPHS
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment i CanNorth LIST OF FIGURES
LIST OF FIGURES
Figure 1. Project location.
Figure 2. Phases 5 and 6 of the City of Moose Jaw’s Westheath development environmental site assessment study area.
Figure 3. Potentially contaminated sites identified on phases 5 and 6 of the City of Moose Jaw’s Westheath development property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment ii CanNorth LIST OF TABLES
LIST OF TABLES
Table 1. Land title information for phases 5 and 6 of the City of Moose Jaw’s Westheath development property.
Table 2. Location of potentially contaminating activities on phases 5 and 6 of the City of Moose Jaw's Westheath development property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment iii CanNorth EXECUTIVE SUMMARY
EXECUTIVE SUMMARY
Canada North Environmental Services (CanNorth) was retained by V3 Companies of Canada Ltd. (V3) to complete a Phase I Environmental Site Assessment (ESA) of phases 5 and 6 of the City of Moose Jaw’s Westheath subdivision development.
The assessment was completed in accordance with the requirements of the Canadian Standards Association (CSA) Standard Z768-01, which outlines the protocol for Phase I ESAs. As per Standard Z768-01, the assessment included a review of historical land use records, a visual inspection of the site and surrounding properties, and interviews with employees of the City of Moose Jaw who have knowledge of past and present site activities.
Based on the records review, the site visit, and the interviews conducted, one environmental concern was identified that could have a potential environmental effect. Due to recent residential development to the north of the site, an area on the north side of the property has been used as a concrete truck washout. It is recommended that this site be remediated to prevent the possible contamination of nearby surface water and groundwater resources.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment iv CanNorth INTRODUCTION
1.0 INTRODUCTION 1.1 Background
A design project for the Westheath residential subdivision (the Project) in the southwest corner of Moose Jaw, Saskatchewan (Figure 1) has been proposed by V3 Companies of Canada Ltd. (V3). The Project includes construction of two remaining phases in the Westheath neighbourhood, phases 5 and 6. As part of this process, V3 retained Canada North Environmental Services (CanNorth) to complete a Phase I Environmental Site Assessment (ESA) to determine the environmental condition of phases 5 and 6 of the development and to identify and evaluate actual or potential site contamination.
1.2 Scope of Work
The Phase I ESA was carried out in accordance with the Canadian Standards Association (CSA) Standard Z768-01, Phase I Environmental Site Assessment (CSA 2016). The scope of work included a review of the historical land use records, a visual site inspection of the Project area and the surrounding properties, interviews with persons having knowledge of past activities occurring on site, and the combining of all of this information into a Phase I ESA. No destructive testing or sampling was performed during this assessment.
1.3 Report Structure
The Phase I ESA report is divided into seven main sections:
1. Introduction 2. Site Description and Setting 3. Site History and Potential for Contamination 4. Site Visit 5. Interviews 6. Conclusions and Recommendations 7. Qualification of Assessor
Sections 2 through 7 are stand-alone sections presenting the detailed methods and results of each component of the ESA.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 1 CanNorth SITE DESCRIPTION AND SETTING
2.0 SITE DESCRIPTION AND SETTING 2.1 General Site Description
Westheath is a residential subdivision in the southwest corner of the City of Moose Jaw which has been developed in phases since the 1970s. Phases 5 and 6 are the two remaining phases left to complete the subdivision. Throughout the design, servicing, and sale of the lots, the City of Moose Jaw has acted as the land developer for this subdivision. Phases 5 and 6 cover approximately 16.38 acres and 17.41 acres respectively. Currently, the land is dominated by hay or disturbed grassland on the western half of the property, while the eastern half of the property is dominated by mowed grassland.
2.2 Surrounding Land Uses
Adjacent properties to the Project area include residential land use to the north, west, and east. Properties to the south of the Project area are composed of cultivated farmland. All residential areas and farmyards appear to be fairly well kept and do not likely pose an environmental concern.
2.3 Geological Setting
Due to the location of the Project within the city limits of Moose Jaw, the National Soils Database (NSDB) did not contain information on the soils occurring within the Project footprint; however, results of the soils lying immediately to the west and south of the proposed development are described here, as they are potentially representative of undisturbed soils within the city limits. These soils occur primarily on undulating and dissected hummocky terrain, with nearly level to very gentle slopes (0.5% to 5% gradient). Surface soil textures are silty clay and/or sandy loam, and soils are well to rapidly drained. These soils have a moderate to high susceptibility to wind erosion and a very low to low susceptibility to water erosion, though rates of water erosion may be higher on the edges of dissections. These soils are not affected by salinity, and subsoil layers restrictive to root growth are absent.
Surficial geology in the area includes moderately to very strongly calcareous fine lacustrine and moderately coarse fluvial deposits.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 2 CanNorth SITE DESCRIPTION AND SETTING
2.4 Hydrology and Groundwater
Hydrogeological information obtained from a variety of sources, including the Groundwater Information Network (GIN) water well records (GIN 2017), indicate a groundwater level of approximately 18 mbgs to 20 mbgs (meters below ground surface) throughout the southwest corner of the City of Moose Jaw.
The City of Moose Jaw lies within the Moose Jaw River drainage basin (9,360 km2). In the City, the Moose Jaw River is joined by Thunder Creek. From the City, the river flows northeast, and joins the Qu’Appelle River roughly five kilometers downstream of Buffalo Pound Lake (SWA 2006).
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 3 CanNorth SITE HISTORY AND POTENTIAL FOR CONTAMINATION
3.0 SITE HISTORY AND POTENTIAL FOR CONTAMINATION 3.1 Sources of Information
A records review was completed to obtain information on the current and past uses of the Project area and identify current or past activities that could contribute to existing contamination. Site historical information was collected from Information Services Corporation (ISC), Environmental Risk Information Services (ERIS), and the National Air Photo Library (NAPL).
3.2 Land Title Search
A land title search was performed through ISC (ISC 2017). Table 1 summarizes the land title information from 1901 to the current time.
3.3 Historical Aerial Photographs
Available historical aerial photographs of the City of Moose Jaw’s Westheath development were obtained from the NAPL (NAPL 2017) (Appendix A, Photos 1 to 6). These photos are from 1947, 1953, 1965, 1968, 1977, and 1991 and provide evidence of farming activities completed on the land in question over the period of record. Interpretations of the photographs are discussed below:
Photo 1 was taken in 1947 (#54) and covers the southwest portion of the City of Moose Jaw. The photo shows phases 5 and 6 of the Westheath development as non-cultivated farmland. There appears to be two bluffs of trees located on the property or in close proximity to the property. There are two active farm yards several kilometers to the north and the east of the proposed Westheath development. No environmental concerns were identified in this photo.
Photo 2 was taken in 1953 (#68) and covers the southwest portion of the City of Moose Jaw. The photo shows phases 5 and 6 of the Westheath development as non-cultivated farmland. South of the property, cultivated farm land appears to contour around a large bluff of trees. There are two active farm yards several kilometers to the north and the east of the proposed Westheath development. No environmental concerns were identified in this photo.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 4 CanNorth SITE HISTORY AND POTENTIAL FOR CONTAMINATION
Photo 3 was taken in 1965 (#35) and shows the southwest portion of the City of Moose Jaw. It shows phases 5 and 6 as active agricultural plots surrounded by an active farm yard to the west and agricultural land to the north, south, and west. No environmental concerns were identified in this photo.
Photo 4 was taken in 1968 (#35) and covers the southwest portion of the City of Moose Jaw. The photo shows phases 5 and 6 of the Westheath development as cultivated farmland. Any bluffs of trees that were identified in previous air photos have been converted into cultivated farmland. There are two active farm yards several kilometers to the north and the east of the proposed Westheath development. No environmental concerns were identified in this photo.
Photo 5 was taken in 1977 (#125) and shows a large section of the southwest portion of the City of Moose Jaw. Phases 5 and 6 of the Westheath development is still shown as cultivated farmland. The two farm yards several kilometers to the north and east of the development are still active. The City has grown and subdivisions have built up to a grid road bordering the farm yard to the east of the property. No environmental concerns were identified in this photo.
Photo 6 was taken in 1991 (#273) and shows phases 5 and 6 of the Westheath development as pasture land. The farm yard to the north of the land is active. The farm yard to the east of the property no longer exists as the city has developed the land into residential subdivisions. No environmental concerns were identified in this photo.
3.4 ERIS Report
The ERIS database evaluates 50 federal and provincial environmental databases and provides data on potential hazardous waste and other liabilities. The ERIS report generated for this Project indicated that there have been no reported Environmental Spills (ES), no Federally Contaminated Sites (FCS), and no Intensive Livestock Operations (ILO) in the Project area (Appendix B; ERIS 2017). As well, no approved water wells were noted on the property. There was no evidence that the land had been used for industrial purposes, and no retail fuel storage tanks were noted.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 5 CanNorth SITE VISIT
4.0 SITE VISIT
A site visit of phases 5 and 6 of the Westheath development was conducted by CanNorth staff on April 7th, 2017. The weather during the site visit was 23˚C with a mix of sun and cloud. Observations were documented on site using an inspection form, photos, and a handheld GPS unit. No destructive testing or sampling was completed during the site visit.
4.1 General Site Overview
The overall layout of the parcel of land is shown in Figure 2. The surrounding properties consist of farmland or former farmland that has been transitioned to residential neighbourhoods (Appendix C, Photos 1 to 3). A small seasonal wetland identified by the presence of cattails and other wetland vegetation is located on the northwest corner of the property. The wetland was dry at the time of the site visit. Additionally there is a small bluff of trees located in the middle of the property. A SaskPower above ground power line runs east to west just south of the property and a dirt vehicle trail travels along the south and west boundaries (Appendix C, Photos 2 and 3).
4.1.1 Fill Materials
Fill materials were noted on the north side of the property (Appendix C, Photo 4). They appear to be clean fill and not likely an environmental concern. Any other possible fill material around the site appears to be native material moved from elsewhere on site.
4.1.2 Concrete Washout Location
Due to recent residential development to the north of the site, an area on the north side of the property has been used as a concrete truck washout (Figure 3; Appendix C, Photo 5). It appears that the concrete trucks were washed out directly onto the ground without any secondary containment. The area was located on flat ground with no storm drains or potential routes to surface waters such as rivers, lakes, or wetlands.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 6 CanNorth SITE VISIT
4.2 Adjacent Properties
Adjacent properties to the south are primarily cultivated land or natural hay fields. There are a few farm houses with some farm equipment, but all appear to be fairly well kept and do not likely pose an environmental concern. The residential subdivisions surrounding the property to the north, west, and east are all clean with no garbage or waste lying around or old equipment that may lead to leaks and spills; additionally, no spills on these properties were documented as part of the ERIS search. No strong odours were observed on the subject property or from adjacent properties and no stacks were observed to cause any air quality concerns.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 7 CanNorth INTERVIEWS
5.0 INTERVIEWS
Interviews were conducted with City of Moose Jaw city planners prior to arriving at the property. CanNorth was in contact with Eric Bjorge, Assistant City Planner/ Development Officer and Michelle Sanson, Director of Planning and Development Services. To the best of their knowledge, the land has only been used for agricultural purposes in the past. No reports of spills or accidental releases have been reported. They were not able to identify the farmers who currently farm the land.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 8 CanNorth CONCLUSIONS AND RECOMMENDATIONS
6.0 CONCLUSIONS AND RECOMMENDATIONS
Based on the records review, the site visit, and the interviews conducted, one environmental concern was identified that could have a potential environmental effect. Due to recent residential development to the north of the site, an area on the north side of the property has been used as a concrete truck washout. It is recommended that this site be remediated to prevent the possible contamination of nearby surface water and groundwater resources.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 9 CanNorth QUALIFICATIONS OF ASSESSOR
7.0 QUALIFICATIONS OF ASSESSOR
The records review and site visit for the Phase I ESA were conducted by Mr. Ryan Ozipko. Mr. Ozipko has completed several Phase I ESAs in Alberta and Saskatchewan in accordance with the CSA standards.
The report was reviewed by Ms. Jocelyn Howery, the Hydrology Division Manager at CanNorth who has over 10 years of experience in environmental consulting. Ms. Howery is a Professional Agrologist (PAg) registered with the Saskatchewan Institute of Agrologists.
CanNorth is a Saskatchewan based company that has been providing environmental services to Canadian industrial and resource development and to government agencies for over 30 years. CanNorth has completed over 1,500 projects and has extensive experience with study design, data collection, monitoring, permitting, and stakeholder consultation. CanNorth is ISO 9001:2008 registered and, as such, adheres to strict Quality Assurance/Quality Control (QA/QC) procedures.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 10 CanNorth LITERATURE CITED
8.0 LITERATURE CITED
Canadian Soil Information Service (CanSIS). 2013. Saskatchewan Detailed Soil Survey (version 3). National Soil Database, Agriculture and Agri-Food Canada, Ottawa, Ontario. Website: http://sis.agr.gc.ca/cansis/nsdb/dss/v3/index.html. Accessed March 2017.
Canadian Standards Association (CSA). 2016. Phase I Environmental Site Assessment Z768-01. www.csa.ca.
Environmental Risk Information Service (ERIS). 2017. Environmental risk information report. Website: http://www.eris.ca/database-reports/canada-reports. Received March 31th, 2017.
Groundwater Information Network (GIN). 2017. Website: http://gw-info.net. Accessed: April 4th, 2017.
Information Services Corporation (ISC). 2017. Land title information. Website: https://www.isc.ca. Accessed: March 28th, 2017.
National Air Photo Library (NAPL). 2017. Natural Resources Canada. Website: https://neodf.nrcan.gc.ca. Accessed: March 31st, 2017.
Saskatchewan Watershed Authority (SWA). 2006. Moose Jaw River Watershed: Source Water Protection Plan. Website: https://www.wsask.ca/Water-Info/Watershed- Planning/Moose-Jaw-River-Watershed/ Accessed: April 21st, 2017.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment 11 CanNorth FIGURES
LIST OF FIGURES
LIST OF FIGURES
Figure 1. Project location.
Figure 2. Phases 5 and 6 of the City of Moose Jaw’s Westheath development environmental site assessment study area.
Figure 3. Potentially contaminated sites identified on phases 5 and 6 of the City of Moose Jaw’s Westheath development property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment CanNorth 114°W 111°W 108°W 105°W 102°W 99°W
Uranium City ! Fond-du-Lac
M
Lake Athabasca ! Stony Rapids A
! N
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A Wollaston 58°N HG905 Lake Wollaston 58°N ! Lake
Cree HG955 Lake Reindeer Lake SASKATCHEWAN
!La Loche M A
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La Ronge HG165 ! Lac la Ronge ! 155 Flin Flon HG HG165 HG106 55 54°N HG 2 54°N Meadow Lake! HG R. an w e atch 4 HG55 sk 3 HG a HG S ! Lloydminster ! HG55 ! Nipawin ³²16 Prince Albert . 11 R HG . ! ! k 3 North Battleford s . Melfort HG R a M S . k A A . s N T N a
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Qu' App Lake el l e Diefenbaker R. ! Swift Current ! ! Regina 1 50°N Moose Jaw^ ³² 50°N ³²1 HG39 !Assiniboia !Weyburn HG4 HG2 HG6 HG9 Estevan !
111°W 108°W 105°W 102°W 99°W
Map Sources: ISC, used with permission, NAUSA; NRC 1:10M; ^ Project Location Waterbody SURN14. Refer to text for full details & disclaimer. ! Cities Canada/US Border F i l e : 2 6 4 7 - 0 1 Client: V3 Companies of Canada Ltd. 24 / Apr / 2017 Geomatics: CB Reviewed by: SK Highway Provincial Boundary 0 NAD 1983 UTM Zone 13North 300km Ice Road Original Scale 1:6,600,000 Figure: CanNorth 1 Figure 1. Project location. 58 N m 0
0 81 0 1 8 5 5
458000mE
Map Sources: Bing Maps Aerial. Microsoft Bing Maps Project Area Services. 2017. ; ISC "SaskGrid TFM" 2017, used with permission. Refer to text for full details & disclaimer.
Quarter Section F i l e : 2 6 4 7 - 0 2 Client: V3 Companies of Canada Ltd. 25 / Apr / 2017 Geomatics: CB Reviewed by: SK 0 NAD 1983 UTM Zone 13North 200m Original document scale 1:5,000 Figure: CanNorth o 2 Figure 2. Phases 5 and 6 of the City of Moose Jaw's Westheath development environmental site assessment study area. 58 N m 0
0 81 0 1 8 5 5
458000mE
Map Sources: Bing Maps Aerial. Microsoft Bing Maps ! Potentially Contaminated Site Services. 2017. ; ISC "SaskGrid TFM" 2017, used with permission. Refer to text for full details & disclaimer.
Project Area F i l e : 2 6 4 7 - 0 3 Client: V3 Companies of Canada Ltd. 25 / Apr / 2017 Geomatics: CB Reviewed by: SK Quarter Section 0 NAD 1983 UTM Zone 13North 200 m Original document scale 1:5,000 Figure: CanNorth o 3 Figure 3. Potentially contaminated sites identified on phases 5 And 6 of the City of Moose Jaw's Westheath development property. TABLES
LIST OF TABLES
LIST OF TABLES
Table 1. Land title information for phases 5 and 6 of the City of Moose Jaw’s Westheath development property.
Table 2. Location of potentially contaminating activities on phases 5 and 6 of the City of Moose Jaw's Westheath development property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment CanNorth TABLE 1 Land title information for phases 5 and 6 of the City of Moose Jaw's Westheath development property. Legal Land Description Previous Owner Date Acquired Previous Environmental Concerns NE 25-16-27 W2 Canadian Pacific Railway Company 6/4/1901 - NE 25-16-27 W2 City of Moose Jaw 12/13/1976 - NE 25-16-27 W2 SaskPower Easement 5/12/1977 - NE 25-16-27 W2 City of Moose Jaw 5/13/1978 -
Page 1 of 1 TABLE 2 Location of potentially contaminating activities on phases 5 and 6 of the City of Moose Jaw's Westheath development property. Issue of Concern Waypoint Easting Northing Description Recommended Action PCE1 3 458065 5580741 Concrete truck wash location Remove hardened concrete and sediment
PCE - Potentially Contaminating Environments
Page 1 of 1 APPENDICES
LIST OF APPENDICES
LIST OF APPENDICES
APPENDIX A. HISTORICAL AERIAL PHOTOGRAPHS
APPENDIX B. ENVIRONMENTAL RISK INFORMATION SERVICES (ERIS) REPORT
APPENDIX C. SITE VISIT PHOTOGRAPHS
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment CanNorth APPENDIX A
HISTORICAL AERIAL PHOTOGRAPHS APPPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
LIST OF PHOTOGRAPHS
Photo 1. National Air Photo Library photo #54 from 1947 of the City of Moose Jaw.
Photo 2. National Air Photo Library photo #68 from 1953 of the City of Moose Jaw.
Photo 3. National Air Photo Library photo #35 from 1965 of the City of Moose Jaw.
Photo 4. National Air Photo Library photo #202 from 1968 of the City of Moose Jaw.
Photo 5. National Air Photo Library photo #125 from 1977 of the City of Moose Jaw.
Photo 6. National Air Photo Library photo #273 from 1991 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 1. National Air Photo Library photo #54 from 1947 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-1 CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 2. National Air Photo Library photo #68 from 1953 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-2 CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 3. National Air Photo Library photo #35 from 1965 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-3 CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 4. National Air Photo Library photo #202 from 1968 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-4 CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 5. National Air Photo Library photo #125 from 1977 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-5 CanNorth APPENDIX A: HISTORICAL AERIAL PHOTOGRAPHS
Photo 6. National Air Photo Library photo #273 from 1991 of the City of Moose Jaw.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment A-6 CanNorth APPENDIX B
ENVIRONMENTAL RISK INFORMATION SERVICES (ERIS) REPORT Project Property: City of Moose Jaw Westheath Development n/a Moose Jaw SK Project No: 2647 Report Type: Quote - Custom-Build Your Own Report Order No: 20170327177 Requested by: Cannorth Environmental Services Date Completed: March 31, 2017 Tableh-Table of ofContents Contents
Table of Contents...... 2 Executive Summary...... 3 Executive Summary: Report Summary...... 4 Executive Summary: Site Report Summary - Project Property...... 6 Executive Summary: Site Report Summary - Surrounding Properties...... 7 Executive Summary: Summary By Data Source...... 8 Map...... 9 Aerial...... 10 Topographic Map...... 11 Detail Report...... 12 Unplottable Summary...... 13 Unplottable Report...... 14 Appendix: Database Descriptions...... 15 Definitions...... 20
Notice: IMPORTANT LIMITATIONS and YOUR LIABILITY
Reliance on information in Report: This report DOES NOT replace a full Phase I Environmental Site Assessment but is solely intended to be used as a database review of environmental records.
License for use of information in Report: No page of this report can be used without this cover page, this notice and the project property identifier. The information in Report(s) may not be modified or re-sold.
Your Liability for misuse: Using this Service and/or its reports in a manner contrary to this Notice or your agreement will be in breach of copyright and contract and ERIS may obtain damages for such mis-use, including damages caused to third parties, and gives ERIS the right to terminate your account, rescind your license to any previous reports and to bar you from future use of the Service.
No warranty of Accuracy or Liability for ERIS: The information contained in this report has been produced by ERIS Information Limited Partnership ("ERIS") using various sources of information, including information provided by Federal and Provincial government departments. The report applies only to the address and up to the date specified on the cover of this report, and any alterations or deviation from this description will require a new report. This report and the data contained herein does not purport to be and does not constitute a guarantee of the accuracy of the information contained herein and does not constitute a legal opinion nor medical advice. Although ERIS has endeavored to present you with information that is accurate, ERIS disclaims, any and all liability for any errors, omissions, or inaccuracies in such information and data, whether attributable to inadvertence, negligence or otherwise, and for any consequences arising therefrom. Liability on the part of ERIS is limited to the monetary value paid for this report.
Trademark and Copyright: You may not use the ERIS trademarks or attribute any work to ERIS other than as outlined above. This Service and Report(s) are protected by copyright owned by ERIS Information Limited Partnership. Copyright in data used in the Service or Report(s) (the "Data") is owned by ERIS or its licensors. The Service, Report(s) and Data may not be copied or reproduced in whole or in any substantial part without prior written consent of ERIS.
2 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Executiveh-Executive Summary Summary
Property Information:
Project Property: City of Moose Jaw Westheath Development n/a Moose Jaw SK
Project No: 2647
Order Information:
Order No: 20170327177 Date Requested: March 27, 2017 Requested by: Cannorth Environmental Services Report Type: Quote - Custom-Build Your Own Report
Additional Products:
3 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Executiveh-Executive Summary: Summary: Report Report Summary Summary
Database Name Searched Project Boundary Total Property to 0.25km
rr-AUWR-aa AUWR Automobile Wrecking & Supplies Y 0 0 0
rr-CHEM-aa CHEM Chemical Register Y 0 0 0
rr-CNG-aa CNG Compressed Natural Gas Stations Y 0 0 0
rr-CONV-aa CONV Convictions Y 0 0 0
rr-DIS-aa DIS Wastewater Dischargers Y 0 0 0
rr-EEM-aa EEM Environmental Effects Monitoring Y 0 0 0
rr-EHS-aa EHS ERIS Historical Searches Y 0 0 0
rr-EIIS-aa EIIS Environmental Issues Inventory System Y 0 0 0
rr-ES-aa ES Environmental Spills (Sask Spills) Y 0 0 0
rr-FCON-aa FCON Federal Convictions Y 0 0 0
rr-FCS-aa FCS Contaminated Sites on Federal Land Y 0 0 0
rr-GHG-aa GHG Greenhouse Gas Emissions from Large Facilities Y 0 0 0
rr-HMS-aa HMS Hazardous Material Storage Y 0 0 0
rr-HORW-aa HORW Horizontal Wells Y 0 0 0
rr-HSSS-aa HSSS Hazardous Substance Storage Sites Y 0 0 0
rr-HSST-aa HSST Hazardous Substance Storage Tanks Y 0 0 0
rr-IAFT-aa IAFT Indian & Northern Affairs Fuel Tanks Y 0 0 0
rr-ILOA-aa ILOA Intensive Livestock Operation Approvals Y 0 0 0
rr-MINE-aa MINE Canadian Mine Locations Y 0 0 0
rr-MNR-aa MNR Mineral Occurrences Y 0 0 0
rr-NATE-aa NATE National Analysis of Trends in Emergencies System Y 0 0 0 (NATES) rr-NDFT-aa NDFT National Defense & Canadian Forces Fuel Tanks Y 0 0 0
rr-NDSP-aa NDSP National Defense & Canadian Forces Spills Y 0 0 0
rr-NDWD-aa NDWD National Defence & Canadian Forces Waste Disposal Y 0 0 0 Sites rr-NEBW-aa NEBW National Energy Board Wells Y 0 0 0
rr-NEES-aa NEES National Environmental Emergencies System (NEES) Y 0 0 0
rr-NPCB-aa NPCB National PCB Inventory Y 0 0 0
rr-NPRI-aa NPRI National Pollutant Release Inventory Y 0 0 0
rr-OG WELLS-aa OG WELLS Oil and Gas Wells Y 0 0 0
rr-OGS-aa OGS Upstream Oil & Gas Site Spills Y 0 0 0
rr-OGW-aa OGW Oil and Gas Wells Y 0 0 0
rr-PAP-aa PAP Canadian Pulp and Paper Y 0 0 0
rr-PCFT-aa PCFT Parks Canada Fuel Storage Tanks Y 0 0 0
rr-PES-aa PES Pesticide Register Y 0 0 0
rr-PIPELINE INCIDENTS-aa PIPELINE National Energy Board Pipeline Incidents Y 0 0 0
INCIDENTSrr-RST-aa RST Retail Fuel Storage Tanks Y 0 0 0
4 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Database Name Searched Project Boundary Total Property to 0.25km
rr-SCT-aa SCT Scott's Manufacturing Directory Y 0 0 0
rr-SPILLS-aa SPILLS Petroleum and Natural Gas Spill Report Directory Y 0 0 0
rr-WDS-aa WDS Waste Disposal Site Inventory Y 0 0 0
rr-WWIS-aa WWIS Water Well Information System Y 0 0 0
Total: 0 0 0
5 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Executiveh-Executive Summary: Summary: Site Site Report Report Summary Summary - Project - Project Property Property
Map DB Company/Site Name Address Dir/Dist (m) Elev diff Page Key (m) Number
No records found in the selected databases for the project property.
6 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Executiveh-Executive Summary: Summary: Site Site Report Report Summary Summary - Surrounding - Surrounding Properties Properties
Map DB Company/Site Name Address Dir/Dist (m) Elev Diff Page Key (m) Number
No records found in the selected databases for the surrounding properties.
7 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Executiveh-Executive Summary:Summary: Summary Summary By By Data Data Source Source
No records found in the selected databases for the project property or surrounding properties.
8 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 105°35'30"W 105°35'W
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Project Property Expressway Industrial and Resource - Regions National Park Buffer Outline Principal Highway Main Line Provincial or Territorial Park #* Eris Sites with Higher Elevation Secondary Highway Sidetrack Other Park
") Eris Sites with Same Elevation Transit Line * # Major Road Golf Course or Driving Range Eris Sites with Lower Elevation Local road Abandoned Line Park or Sports Field ( Eris Sites with Unknown Elevation Trail Other Recreation Area Proposed Road Ferry Route/Ice Road
Source: © 2015 DMTI Spatial Inc. © ERIS Information Limited Partnership 105°36'W 105°34'30"W N " N 0 " 3 0 ' 3 2 ' 2 2 ° 2 0 ° 5 0 5
m 1:10000 250 125 0 250 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Aerial Order No: 20170327177
Address: n/a, Moose Jaw, SK
Source: ESRI World Imagery © ERIS Information Limited Partnership N N " " 0 0 3 3 ' ' 2 2 2 2 ° ° 0 0 5 5
Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO, m USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, O1r:d1n0an0c0e0 Survey, 250 125 0 250 Esri Japan, METI, Esri China (Hong Kong), swisstopo, MapmyIndia, © OpenStreetMap contributors, and the GIS User Community
Order No: 20170327177 Topographic Map
Address: n/a, Moose Jaw, SK Source: ESRI World Topographic Map © ERIS Information Limited Partnership h-DetailDetail Report Report
Map Key Number of Direction/ Elevation Site DB Records Distance (m) (m)
No records found in the selected databases for the project property or surrounding properties.
12 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 h-UnplottableUnplottable Summary Summary
Total: 0 Unplottable sites
DB Company Name/Site Name Address City Postal
13 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Unplottableh-Unplottable Report Report
No unplottable records were found that may be relevant for the search criteria.
14 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 h-Appendix:Appendix: Database Database Descriptions Descriptions
Environmental Risk Information Services (ERIS) can search the following databases. The extent of historical information varies with each database and current information is determined by what is publicly available to ERIS at the time of update. Note: Databases denoted with " * " indicates that the database will no longer be updated. See the individual database description for more information.
rr-AUWR-bb Automobile Wrecking & Supplies: Private AUWR This database provides an inventory of known locations that are involved in the scrap metal, automobile wrecking/recycling, and automobile parts & supplies industry. Information is provided on the company name, location and business type. Government Publication Date: Oct 31, 2016
rr-CHEM-bb Chemical Register: Private CHEM This database includes a listing of locations of facilities within the Province or Territory that either manufacture and/or distributes chemicals. Government Publication Date: Oct 31, 2016
rr-CNG-bb Compressed Natural Gas Stations: Private CNG Canada has a network of public access compressed natural gas (CNG) refuelling stations. These stations dispense natural gas in compressed form at 3,000 pounds per square inch (psi), the pressure which is allowed within the current Canadian codes and standards. The majority of natural gas refuelling is located at existing retail gasoline that have a separate refuelling island for natural gas. This list of stations is made available by the Canadian Natural Gas Vehicle Alliance. Government Publication Date: Dec 31, 2012
rr-CONV-bb Convictions: Provincial CONV This database summarizes the penalties and convictions handed down by the Saskatchewan courts. Companies and individuals that have been found guilty of environmental offenses under Saskatchewan's Environmental Protection Legislation are listed in this database. The records in this database are associated with the City the offense took place and are not plotted. Government Publication Date: 1995-Oct 2016
rr-DIS-bb Wastewater Dischargers: Provincial DIS This database is maintained by SERM and supplies the locations of the wastewater dischargers in the province. The geographic coordinates have been provided in DLS (Dominion Land Survey) format but do not contain offsets that are necessary to pinpoint a specific location. Therefore, locations will be accurate to the LSD or Quarter section only. Government Publication Date: 2000-Oct 2016
rr-EEM-bb Environmental Effects Monitoring: Federal EEM The Environmental Effects Monitoring program assesses the effects of effluent from industrial or other sources on fish, fish habitat and human usage of fisheries resources. Since 1992, pulp and paper mills have been required to conduct EEM studies under the Pulp and Paper Effluent Regulations. This database provides information on the mill name, geographical location and sub-lethal toxicity data. Government Publication Date: 1992-2007*
rr-EHS-bb ERIS Historical Searches: Private EHS ERIS has compiled a database of all environmental risk reports completed since March 1999. Available fields for this database include: site location, date of report, type of report, and search radius. As per all other databases, the ERIS database can be referenced on both the map and "Statistical Profile" page. Government Publication Date: 1999-Aug 2016
rr-EIIS-bb Environmental Issues Inventory System: Federal EIIS The Environmental Issues Inventory System was developed through the implementation of the Environmental Issues and Remediation Plan. This plan was established to determine the location and severity of contaminated sites on inhabited First Nation reserves, and where necessary, to remediate those that posed a risk to health and safety; and to prevent future environmental problems. The EIIS provides information on the reserve under investigation, inventory number, name of site, environmental issue, site action (Remediation, Site Assessment), and date investigation completed. Government Publication Date: 1992-2001*
15 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 rr-ES-bb Environmental Spills (Sask Spills): Provincial ES This database includes an inventory of known spills that occurred throughout the province and that are reported under regulation R.R.S. c. D-14, Reg. 1. Some of the geographic coordinates have been provided in DLS (Dominion Land Survey) format but do not contain offsets that are necessary to pinpoint a specific location. Therefore, locations will be accurate to the LSD or Quarter section only. Government Publication Date: 1977-Oct 2016
rr-FCON-bb Federal Convictions: Federal FCON Environment Canada maintains a database referred to as the "Environmental Registry" that details prosecutions under the Canadian Environmental Protection Act (CEPA) and the Fisheries Act (FA). Information is provided on the company name, location, charge date, offence and penalty. Government Publication Date: 1988-Jun 2007*
rr-FCS-bb Contaminated Sites on Federal Land: Federal FCS The Federal Contaminated Sites Inventory includes information on known federal contaminated sites under the custodianship of departments, agencies and consolidated Crown corporations as well as those that are being or have been investigated to determine whether they have contamination arising from past use that could pose a risk to human health or the environment. The inventory also includes non-federal contaminated sites for which the Government of Canada has accepted some or all financial responsibility. It does not include sites where contamination has been caused by, and which are under the control of, enterprise Crown corporations, private individuals, firms or other levels of government. Government Publication Date: June 2000-Aug 2016
rr-GHG-bb Greenhouse Gas Emissions from Large Facilities: Federal GHG List of greenhouse gas emissions from large facilities made available by Environment Canada. Greenhouse gas emissions in kilotonnes of carbon dioxide equivalents (kt CO2 eq). Government Publication Date: 2013 - Dec 2014
rr-HMS-bb Hazardous Material Storage: Provincial HMS The Saskatchewan Hazardous Materials Storage Program collects this information. With the approval of the Ministry of Environment, hazardous substances and waste dangerous goods can be stored in underground storage tanks, above-ground storage tanks, outdoor storage site and warehouse/indoor storage sites. A hazardous substance/waste is defined as a substance/waste that because of its quantity, concentration or physical, chemical or infectious characteristics, either individually or in combination with other substances, is an existing or potential threat to the environment or human health. This inventory includes information on operator ID, operation name, address, legal land description and operation status. Government Publication Date: 1980-Oct 2016
rr-HORW-bb Horizontal Wells: Provincial HORW Saskatchewan Industry and Resources maintains an inventory of horizontal wells drilled in the province. The database provides detailed information in regard to well name, owner name, status, license no., initial and final drilling date, well type, horizon name and pool name. Government Publication Date: Aug 1987-Jun 2007*
rr-HSSS-bb Hazardous Substance Storage Sites: Provincial HSSS This is an inventory of hazardous substance storage sites that must be registered under regulation 25/92, S. 3. The database is a catalog of information on the location of outdoor and warehouse sites, housing hazardous products used by companies in the agricultural, chemical, farming, warehousing, trucking, waste recycling, distribution, service stations/repair shops, bulk stations, autobody, mining, and manufacturing industry. Information is provided on the type of product(s) stored, application date, company name, location, and the type of business service operated on site. For current information, please refer to the HMS database. Government Publication Date: 1989-Feb 2006*
rr-HSST-bb Hazardous Substance Storage Tanks: Provincial HSST This is an inventory of hazardous substance storage tanks that must be registered under regulation 25/92, S. 3. The database is a compilation of information on aboveground and underground storage tanks that hold substances such as gasoline, diesel, chemicals, heating oil, kerosene and alcohol blended products. Information is provided on the contents and capacity of the tank, company name, location, and the type of business service operated on site. For current information, please refer to the HMS database. Government Publication Date: 1989-Feb 2006*
rr-IAFT-bb Indian & Northern Affairs Fuel Tanks: Federal IAFT The Department of Indian & Northern Affairs Canada (INAC) maintains an inventory of aboveground & underground fuel storage tanks located on both federal and crown land. Our inventory provides information on the reserve name, location, facility type, site/facility name, tank type, material & ID number, tank contents & capacity, and date of tank installation. Government Publication Date: 1950-Aug 2003*
16 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 rr-ILOA-bb Intensive Livestock Operation Approvals: Provincial ILOA Under the Agricultural Operations Act, certain types of intensive livestock operations are required to obtain plan approval. Approvals are subject to the size of operation and their proximity to a water source. Those requiring plan approvals must submit documentation regarding manure storage, utilization of manure nutrients and disposal method for dead animals. Sask. Agriculture, Food and Rural Revitalization maintains a database of approvals issued over the last three decades, for operations that may or may not be currently operational. An ILO plan approval may have been issued to an intensive livestock operation but never been constructed, been approved and not constructed yet, or it may have been constructed and later discontinued. There is no distinction in the database between operational and non-operational sites. Please note that the value "Sum of Animal Units" is a calculation used to compare different types of livestock operations (each type of animal is rated on a scale). Geographic coordinates were provided in DLS (Dominion Land Survey) format but do not contain offsets that are necessary to pinpoint a specific location. Therefore, locations will be accurate to the Quarter section only. Government Publication Date: 1971-Oct 2016
rr-MINE-bb Canadian Mine Locations: Private MINE This information is collected from the Canadian & American Mines Handbook. The Mines database is a national database that provides over 290 listings on mines (listed as public companies) dealing primarily with precious metals and hard rocks. Listed are mines that are currently in operation, closed, suspended, or are still being developed (advanced projects). Their locations are provided as geographic coordinates (x, y and/or longitude, latitude). As of 2002, data pertaining to Canadian smelters and refineries has been appended to this database. Government Publication Date: 1998-2009*
rr-MNR-bb Mineral Occurrences: Provincial MNR Saskatchewan Energy and Mines maintains an inventory of 2890 separate mineral occurrences in the "Saskatchewan Mineral Deposit Index" regarding metallic, industrial mineral and coal deposits. Information within the database pertains to the SMDI No., showing name, location, commodity, deposit type, status, classification and geographical reference data. For additional information regarding geological data and exploration history, please contact the office and quote the SMDI No. Government Publication Date: 1981-Dec 2016
rr-NATE-bb National Analysis of Trends in Emergencies System (NATES): Federal NATE In 1974 Environment Canada established the National Analysis of Trends in Emergencies System (NATES) database, for the voluntary reporting of significant spill incidents. The data was to be used to assist in directing the work of the emergencies program. NATES ran from 1974 to 1994. Extensive information is available within this database including company names, place where the spill occurred, date of spill, cause, reason and source of spill, damage incurred, and amount, concentration, and volume of materials released. Government Publication Date: 1974-1994*
rr-NDFT-bb National Defense & Canadian Forces Fuel Tanks: Federal NDFT The Department of National Defense and the Canadian Forces maintains an inventory of all aboveground & underground fuel storage tanks located on DND lands. Our inventory provides information on the base name, location, tank type & capacity, tank contents, tank class, date of tank installation, date tank last used, and status of tank as of May 2001. This database will no longer be updated due to the new National Security protocols which have prohibited any release of this database. Government Publication Date: Up to May 2001*
rr-NDSP-bb National Defense & Canadian Forces Spills: Federal NDSP The Department of National Defense and the Canadian Forces maintains an inventory of spills to land and water. All spill sites have been classified under the "Transportation of Dangerous Goods Act - 1992". Our inventory provides information on the facility name, location, spill ID #, spill date, type of spill, as well as the quantity of substance spilled & recovered. Government Publication Date: Mar 1999-Aug 2010
rr-NDWD-bb National Defence & Canadian Forces Waste Disposal Sites: Federal NDWD The Department of National Defence and the Canadian Forces maintains an inventory of waste disposal sites located on DND lands. Where available, our inventory provides information on the base name, location, type of waste received, area of site, depth of site, year site opened/closed and status. Government Publication Date: 2001-Apr 2007*
rr-NEBW-bb National Energy Board Wells: Federal NEBW The NEBW database contains information on onshore & offshore oil and gas wells that are outside provincial jurisdiction(s) and are thereby regulated by the National Energy Board. Data is provided regarding the operator, well name, well ID No./UWI, status, classification, well depth, spud and release date. Government Publication Date: 1920-Feb 2003*
17 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 rr-NEES-bb National Environmental Emergencies System (NEES): Federal NEES In 2000, the Emergencies program implemented NEES, a reporting system for spills of hazardous substances. For the most part, this system only captured data from the Atlantic Provinces, some from Quebec and Ontario and a portion from British Columbia. Data for Alberta, Saskatchewan, Manitoba and the Territories was not captured. However, NEES is also a repository for previous Environment Canada spill datasets. NEES is composed of the historic datasets ' or Trends ' which dates from approximately 1974 to present. NEES Trends is a compilation of historic databases, which were merged and includes data from NATES (National Analysis of Trends in Emergencies System), ARTS (Atlantic Regional Trends System), and NEES. In 2001, the Emergencies Program determined that variations in reporting regimes and requirements between federal and provincial agencies made national spill reporting and trend analysis difficult to achieve. As a consequence, the department has focused efforts on capturing data on spills of substances which fall under its legislative authority only (CEPA and FA). As such, the NEES database will be decommissioned in December 2004. Government Publication Date: 1974-2003*
rr-NPCB-bb National PCB Inventory: Federal NPCB Environment Canada's National PCB inventory includes information on in-use PCB containing equipment in Canada including federal, provincial and private facilities. Federal out-of-service PCB containing equipment and PCB waste owned by the federal government or by federally regulated industries such as airlines, railway companies, broadcasting companies, telephone and telecommunications companies, pipeline companies, etc. are also listed. Although it is not Environment Canada's mandate to collect data on non-federal PCB waste, the National PCB inventory includes some information on provincial and private PCB waste and storage sites. Some addresses provided may be Head Office addresses and are not necessarily the location of where the waste is being used or stored. Government Publication Date: 1988-2008*
rr-NPRI-bb National Pollutant Release Inventory: Federal NPRI Environment Canada has defined the National Pollutant Release Inventory ("NPRI") as a federal government initiative designed to collect comprehensive national data regarding releases to air, water, or land, and waste transfers for recycling for more than 300 listed substances. Government Publication Date: 1993-2014
rr-OG WELLS-bb Oil and Gas Wells: Provincial OG WELLS Well data includes well licences, drilling information, completion information, core analysis, drill stem tests, coordinate information, logs, casing details, etc. The data includes wells drilled under the Oil and Gas Conservation Regulations, 1985 as well as shallow structure test holes. The Oil and Gas Wells database is maintained by the Government of Saskatchewan. Government Publication Date: Dec 17, 2015
rr-OGS-bb Upstream Oil & Gas Site Spills: Provincial OGS Saskatchewan Industry and Resource compiles spill information pertaining to crude oil, produced water and spills on upstream oil and gas facilities. Information includes location, date of spill, substance spilled, total amount spilled and source. Government Publication Date: 1990-Apr 2013
rr-OGW-bb Oil and Gas Wells: Private OGW The Nickle's Energy Group (publisher of the Daily Oil Bulletin) collects information on drilling activity including operator and well statistics. The well information database includes name, location, class, status and depth. The main Nickle's database is updated on a daily basis, however, this database is updated on a monthly basis. More information is available at www.nickles.com. Government Publication Date: 1988-Jan 2017
rr-PAP-bb Canadian Pulp and Paper: Private PAP This information is part of the Pulp and Paper Canada Directory. The Directory provides a comprehensive listing of the locations of pulp and paper mills and the products that they produce. Government Publication Date: 1999, 2002, 2004, 2005, 2009
rr-PCFT-bb Parks Canada Fuel Storage Tanks: Federal PCFT Canadian Heritage maintains an inventory of known fuel storage tanks operated by Parks Canada, in both National Parks and at National Historic Sites. The database details information on site name, location, tank install/removal date, capacity, fuel type, facility type, tank design and owner/operator. Government Publication Date: 1920-Jan 2005*
rr-PES-bb Pesticide Register: Provincial PES Saskatchewan Agriculture and Food maintains a database of all vendors of registered pesticides. Government Publication Date: 1998-Apr 2010
18 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 rr-PIPELINE INCIDENTS-bb National Energy Board Pipeline Incidents: Federal PIPELINE INCIDENTS Locations of pipeline incidents from 2008 to present, made available by the National Energy Board (NEB). Includes incidents reported under the Onshore Pipeline Regulations and the Processing Plant Regulations related to pipelines under federal jurisdiction, does not include incident data related to pipelines under provincial or territorial jurisdiction. Government Publication Date: 2008 - Dec 2016
rr-RST-bb Retail Fuel Storage Tanks: Private RST This database includes an inventory of retail fuel outlet locations (including marinas) that have on their property gasoline, oil, waste oil, natural gas and / or propane storage tanks. Government Publication Date: Oct 31, 2016
rr-SCT-bb Scott's Manufacturing Directory: Private SCT Scott's Directories is a data bank containing information on over 200,000 manufacturers across Canada. Even though Scott's listings are voluntary, it is the most comprehensive database of Canadian manufacturers available. Information concerning a company's address, plant size, and main products are included in this database. Government Publication Date: 1992-Mar 2011*
rr-SPILLS-bb Petroleum and Natural Gas Spill Report Directory: Provincial SPILLS List of spill locations and links to detail reports for spills data gathered under the reporting requirements of the Oil and Gas Conservation Regulations, 1985 and 2012. This list does not contain records of spills, incidents, or releases reported under other legislation or regulations. Made available by the Petroleum and Natural Gas Division of the Ministry of the Economy. Government Publication Date: Feb 1961-Oct 2015
rr-WDS-bb Waste Disposal Site Inventory: Provincial WDS This inventory pertains to registered waste disposal sites within the province of Saskatchewan. Specific dates as to when the waste disposal site was activated are not available. The geographic coordinates have been provided in DLS (Dominion Land Survey) format but do not contain offsets that are necessary to pinpoint a specific location. Therefore, locations will be accurate to the LSD or Quarter section only. Government Publication Date: 2000-Dec 2016
rr-WWIS-bb Water Well Information System: Provincial WWIS This database was collected from Saskatchewan Water, Water Resource Administration and contains over 100,000 records. The geographic coordinates have been provided in DLS (Dominion Land Survey) format but do not contain offsets that are necessary to pinpoint a specific location. Therefore, locations will be accurate to the LSD or Quarter section only. Government Publication Date: Apr 30, 2016
19 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 Definitionsh-Definitions
Database Descriptions: This section provides a detailed explanation for each database including: source, information available, time coverage, and acronyms used. They are listed in alphabetic order.
Detail Report: This is the section of the report which provides the most detail for each individual record. Records are summarized by location, starting with the project property followed by records in closest proximity.
Distance: The distance value is the distance between plotted points, not necessarily the distance between the sites' boundaries. All values are an approximation.
Direction: The direction value is the compass direction of the site in respect to the project property and/or center point of the report.
Elevation: The elevation value is taken from the location at which the records for the site address have been plotted. All values are an approximation. Source: Google Elevation API.
Executive Summary: This portion of the report is divided into 3 sections:
'Report Summary'- Displays a chart indicating how many records fall on the project property and, within the report search radii.
'Site Report Summary'-Project Property'- This section lists all the records which fall on the project property. For more details, see the 'Detail Report' section.
'Site Report Summary-Surrounding Properties'- This section summarizes all records on adjacent properties, listing them in order of proximity from the project property. For more details, see the 'Detail Report' section.
Map Key: The map key number is assigned according to closest proximity from the project property. Map Key numbers always start at #1. The project property will always have a map key of '1' if records are available. If there is a number in brackets beside the main number, this will indicate the number of records on that specific property. If there is no number in brackets, there is only one record for that property.
The symbol and colour used indicates 'elevation': the red inverted triangle will dictate 'ERIS Sites with Lower Elevation', the yellow triangle will dictate 'ERIS Sites with Higher Elevation' and the orange square will dictate 'ERIS Sites with Same Elevation.'
Unplottables: These are records that could not be mapped due to various reasons, including limited geographic information. These records may or may not be in your study area, and are included as reference.
20 erisinfo.com | Environmental Risk Information Services Order No: 20170327177 APPENDIX C
SITE VISIT PHOTOGRAPHS
APPPENDIX C: SITE VISIT PHOTOGRAPHS
LIST OF PHOTOGRAPHS
Photo 1. Westheath subdivision phases 5 and 6 looking southwest.
Photo 2. Southeast corner of property looking west.
Photo 3. Southwest corner of property looking north.
Photo 4. Clean fill pile located on the property.
Photo 5. Cement truck wash location on the property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment CanNorth APPENDIX C: SITE VISIT PHOTOGRAPHS
Photo 1. Westheath subdivision Phases 5 and 6 looking southwest.
Photo 2. Southeast corner of property looking west.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment C-1 CanNorth APPENDIX C: SITE VISIT PHOTOGRAPHS
Photo 3. Southwest corner of property looking north.
Photo 4. Clean fill pile located on the property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment C-2 CanNorth APPENDIX C: SITE VISIT PHOTOGRAPHS
Photo 5. Cement truck wash location on the property.
V3 Companies of Canada Ltd – April 2017 Phase I Environmental Site Assessment C-3 CanNorth 4, 3210 Millar Avenue, Saskatoon, SK S7K 5Y2 T: 306 974 9440 F: 306 974 9443 thurber.ca TABLE OF CONTENTS
1. INTRODUCTION ...... 1 1.1 General ...... 1 1.2 Proposed Development ...... 1
2. METHOD OF INVESTIGATION ...... 1 2.1 General ...... 1 2.2 Geotechnical Field Program ...... 2 2.3 Laboratory Testing ...... 2
3. SITE DESCRIPTION ...... 2 3.1 Surface Conditions ...... 2 3.2 Subsurface Soil Conditions ...... 3 3.2.1 Topsoil ...... 3 3.2.2 Fill ...... 3 3.2.3 Clay ...... 3 3.2.4 Sand ...... 4 3.3 Groundwater Conditions ...... 4 3.4 Frost Effects ...... 5
4. GEOTECHNICAL EVALUATION AND RECOMMENDATIONS ...... 5 4.1 General ...... 5 4.2 Site Preparation, Grading and General Fill Placement ...... 5 4.3 Underground Utility Installation...... 7 4.3.1 Open Excavations ...... 7 4.3.2 Trench Drainage ...... 8 4.3.3 Pipe Bedding ...... 8 4.3.4 Trench Backfilling ...... 9 4.4 Manholes ...... 9 4.5 Foundations ...... 10 4.6 Basements, Excavation and Backfilling ...... 10 4.7 Cement Type ...... 12 4.8 Pavement Recommendations ...... 12 4.8.1 Subgrade Preparation ...... 12 4.8.2 Pavement Design ...... 13
5. CONSTRUCTION INSPECTION ...... 14
6. LIMITATION AND USE OF REPORT ...... 14
STATEMENT OF LIMITATIONS AND CONDITIONS
APPENDIX A . Drawing Nos. 16930-1
APPENDIX B . Symbols and Terms Used on Test Hole Logs . Modified Unified Soils Classification System . Test Hole Logs
APPENDIX C . Geotechnical Laboratory Results
APPENDIX D . Construction Guidelines
1. INTRODUCTION
1.1 General
This report presents the results of a geotechnical investigation carried out by Thurber Engineering Ltd. (Thurber) for a residential subdivision in the southwest end of Moose Jaw, Saskatchewan.
The scope of the geotechnical investigation was summarized in Thurber’s proposal to Mr. Alan Wallace, MCIP of V3 Group of Companies Canada Ltd. (V3) dated January 13, 2017. Thurber’s scope of services includes a geotechnical investigation and preparation of a report for the proposed development.
It is a condition of this report that Thurber’s performance of its professional services is subject to the attached Statement of Limitations and Conditions.
1.2 Proposed Development
The proposed residential subdivision is located in the southwest end of Moose Jaw. The area is about 550 m long by about 190 m wide and bounded by residential developments to the north, west and east and agricultural land to the south. The location of the development is shown on Drawing 16930-1.
2. METHOD OF INVESTIGATION
2.1 General
The geotechnical assessment comprised the following tasks:
. Field drilling to obtain information on the subsurface stratigraphy and groundwater conditions
. Laboratory testing on samples obtained from drilling
. Geotechnical assessment and recommendations for constructing the proposed infrastructure and foundation recommendations for housing.
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2.2 Geotechnical Field Program
Although ten test holes were originally proposed, two of the test hole locations were located in lower lying areas where the ground was soft, restricting access using a truck mounted drill rig. As such, eight test holes were drilled on April 6, 2017 using a truck mounted auger drill rig operated and owned by Earth Drilling Ltd. (Earth) of Regina, Saskatchewan. The field work was conducted under the supervision of a Thurber field inspector.
Before drilling, Thurber marked out the test hole locations and contacted Sask 1st Call and the City of Moose Jaw to locate buried utilities in the area.
The test holes were drilled to depths ranging from about 6.6 m to 11.1 m below existing ground surface. Disturbed soil samples were obtained from the auger flights during drilling and Standard Penetration Tests (SPT’s) were carried out at selected depths in the test holes. The undrained shear strengths (Cpen values) of the cohesive soil samples were estimated using a pocket penetrometer.
Water levels were noted during and after completion of the drilling and standpipe piezometers were installed in five test holes to monitor the groundwater level. Groundwater level readings were taken in the piezometers at the end of the field drilling program and again on April 19, 2017, approximately 13 days following the completion of drilling.
The results of the drilling and field testing are shown on the test hole logs in Appendix B. An explanation of the symbols and terms used to describe observations on the test hole logs and the Modified Unified Soil Classification system are also provided in Appendix B.
2.3 Laboratory Testing
Laboratory testing included visual classification and determination of natural moisture content of all samples. Atterberg limits tests and water soluble sulphate content tests were completed on selected soil samples.
3. SITE DESCRIPTION
3.1 Surface Conditions
The site boundaries are shown on Drawing 16930-1, in Appendix A. In general, the site is relatively flat with some localized low areas that were retaining surface water runoff. A residential subdivision borders the area to the north, east and west of the property, with open field to the south. The east quarter of the property has been maintained for public recreational use. Client: V3 Group of Companies Date: May 12, 2017 File: 16930 Page 2 of 14 e-file: \\H\16930 rpt - Sask
3.2 Subsurface Soil Conditions
Subsurface soil conditions across the site generally consisted of high plastic clay with interbedded sand deposits. Variable layers of topsoil were encountered at surface across the site. Suspected clay fill, mixed with topsoil was encountered in TH17-8.
Further descriptions of the main soil layers are provided in the following sections. A detailed description of subsurface conditions observed at each test hole location is presented on the test hole logs in Appendix B, which should govern in case of discrepancy.
3.2.1 Topsoil
Topsoil and organic clay was encountered at surface in all test holes drilled. The thickness of the topsoil and organic deposits varied from about 0.1 m to about 0.4 m.
The topsoil layer may be thicker or thinner between test holes. Additional investigation should be conducted to confirm the topsoil thicknesses, if accurate volume quantities for stripping are required.
3.2.2 Fill
Suspected clay fill was encountered at surface in TH17-8 and extended to a depth of about 0.7 m below ground surface. The clay fill was silty, sandy and intermixed with topsoil.
3.2.3 Clay
Clay was encountered in all holes drilled for this geotechnical investigation. The clay was generally encountered below the topsoil, however TH17-2, TH17-3, TH17-4, TH17-7, and TH17-8 was found beneath a sand layer. The clay was generally described as brown, silty and contained varying amounts of sand throughout. The moisture content of the clay varied from 16 to 34 percent. Atterberg limit test conducted on three samples indicated the plastic limit of the clay samples varied between 18 percent and 22 percent and the liquid limit varied from 53 percent and 72 percent, indicating that it is high plastic.
SPT ”N” values (blows per 300 mm penetration) in the clay layer ranged from 7 to 25, indicating that the clay varies from firm to very stiff in consistency.
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3.2.4 Sand
Sand was encountered in TH17-2, TH17-3, TH17-4, TH17-7 and TH17-8 below the topsoil. The sand extended to depths of up to about 1.8 m below existing ground surface. The sand was generally brown, fine to medium grained, with varying amount of silt and trace clay. The moisture content of the sand varied from 12 percent to 26 percent.
SPT ”N” values in the sand layer ranged from 9 to 12, indicating that the sand was in a loose to compact state.
3.3 Groundwater Conditions
Sloughing and groundwater seepage were monitored in the test holes during and immediately after drilling. Standpipe piezometers were installed in five test holes for future monitoring. The groundwater levels were measured in the standpipes at the completion of drilling and on April 19, 2017. A summary of the groundwater level measurements along with the seepage and sloughing conditions observed at the test hole locations is presented in Table 3.1 below.
TABLE 3.1 SHORT TERM GROUNDWATER LEVELS
DEPTH OF GROUNDWATER LEVELS TEST STANDPIPE B.G.S. (m) HOLE B.G.S. At April 19, 2017 (m) Completion TH17-1 6.4 Dry 3.4 TH17-2 11.1 Dry 1.8 TH17-3 6.4 Dry 2.0 TH17-8 6.4 Dry 2.2 TH17-10 6.4 Dry 1.2 B.G.S – Below Ground Surface
The groundwater observations are short term and may not represent the stabilized long term groundwater conditions. In addition, the groundwater levels may vary between test hole locations and may vary in response to seasonal factors and precipitation. Hence, the actual groundwater conditions at the time of construction could vary from those recorded during this investigation.
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3.4 Frost Effects
The surficial soils in the test holes generally consist of high plastic silty clay, which is considered to be moderately frost susceptible. In addition, the high groundwater levels measured at this site will contribute to frost heave of the soils.
The estimated frost penetration depth in the clay encountered during the field drilling program at this site for the mean annual freezing index (AFI) of 1,750 degree-days Celsius is 2 m. For the 50-year return period freezing index of 2,350 degree-days Celsius, the corresponding frost penetration depth is 2.3 m.
The estimated depth of frost penetration is for a uniform soil type with no snow cover. The depth of frost penetration will be reduced if turf or snow cover is present. The 50-year return frost penetration depth should be used for design, whereas the mean annual depth can be used for construction with some risk.
4. GEOTECHNICAL EVALUATION AND RECOMMENDATIONS
4.1 General
The site is generally underlain by high plastic clay with a thin layer of fine grained sand deposits near surface at select locations. Shallow groundwater levels across the site vary from about 1.2 m to 3.4 m below existing ground surface.
Overall, the site is suitable for the proposed development from a geotechnical perspective. However, frost heave is a concern for roadways due to the near surface frost susceptible soils present and shallow groundwater levels.
Discussions of the geotechnical considerations at the site and design and construction recommendations for the proposed development are presented in the following sections.
4.2 Site Preparation, Grading and General Fill Placement
Site preparation should include the removal of all topsoil, organic soils and all unsuitable materials under development areas and roadways.
Geotechnical site inspections are recommended during subgrade preparation to identify suitable on-site fill materials and to confirm the subgrade quality. Proof rolling should be undertaken to identify soft areas requiring additional work. Scarification and recompaction is typically required to achieve a suitable subgrade. Where soft or weak soils are encountered, removal and
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replacement or additional soil stabilization measures may need to be undertaken. A geotextile and/or geogrid may be required to provide separation and reinforcement in areas of weak subgrade soils. The sub-cut depths, where required, should be decided in the field by qualified geotechnical personnel at the time of grading.
Fill, if required to raise the site should preferably consist of low to medium plastic clay fill or imported granular material (maximum aggregate top size of 75 mm). The uniformity and compactive effort of the backfill are important in minimizing the potential for differential settlement. If more than 0.5 m of fill should be placed on site, Thurber should be notified so that we can assess the potential impacts on the proposed infrastructure. All backfill material for site raising should be placed on unfrozen ground.
The following general guidelines for fill placement and compaction are recommended:
. Structural fill under sidewalks and roadways should be placed in 150 mm maximum lifts compacted thickness and compacted to at least 98 percent of Standard Proctor Maximum Dry Density (SPMDD) within ± 2 percent of Optimum Moisture Content (OMC).
. General site grading fills outside of building footprints should also be placed in 150 mm lifts compacted thickness and compacted to at least 95 percent of SPMDD within ± 2 percent of OMC. If high plastic clay is used for general grading, the fill moisture content of the fill should be between OMC and 2 percent above OMC.
. All fill used for landscaping purposes needs only moderate compaction (i.e. 92 percent of SPMDD) to ensure future settlements do not considerably affect design drainage provisions.
. Frozen fill, snow, ice or other deleterious material should not be included in fills. Further information on placement and compaction procedures during cold weather construction can be provided on request.
. The density of compacted fills should be confirmed by field density test measurements during construction.
. Where City of Moose Jaw specifications exceed these values, they should be used in preference of the above standards.
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Permanent site drainage should be developed at early stages of construction to improve site trafficability and reduce future frost effects on the subgrade. The final site grades should be sloped to shed water away from the buildings and roadways.
4.3 Underground Utility Installation
The following are general construction recommendations applicable to the site, however if the City of Moose Jaw specifications are more stringent, they would govern. It is understood that water and sewer lines may be in the order of 3 m below existing ground surface.
4.3.1 Open Excavations
Based on the results of the drilling, the trench excavations are expected to be through clay or a mixture of clay and sand depending on the installation depths and locations.
Open sloped excavations are considered feasible at the site for trenching. Braced excavations may be considered where space is limited. For open excavations, greater than 1.5 m deep in the stiff to very stiff clay or compact sand, the temporary cut slopes should be sloped not steeper than 1H:1V. Flatter slopes will be required in areas of soft to firm clay, loose sand or silt and wet and/or soft soils.
Excavated slopes should be protected from erosion and excessive wetting or seepage water by plastic sheeting or other protective materials. Excavated soil should be stockpiled at a distance of at least the depth of the excavation away from the edge of the excavation. Vehicles delivering materials should also be kept back from slope faces by the height of excavation.
Saskatchewan Occupational Health and Safety Regulations
The type of material encountered in the trenches will largely govern the temporary excavation slope requirements. Based on Saskatchewan Occupational Health and Safety (OH&S) regulations, the soils at this site generally varies from Type 2 to Type 3 Soils. Saskatchewan OH&S regulations state that when the ground contains two or more soil types, the ground must be classified as the poorer soil type (i.e., higher soil type number). As such, the soil is classified as Type 3 Soil and temporary unsupported excavation slopes should be cut at 1H:1V through the native stiff clay and compact sand. In areas where softer clays or loose sand is encountered, flatter slope angles will be required. Saskatchewan OH&S states that excavations in soft soils and loose sand are to be excavated at a slope of 3H:1V. Additional investigation and inspection during trenching should be undertaken to identify changes in soil type that may result in a change to the above classifications.
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Personnel should not be allowed in the open trench during installations without proper safety precautions being taken. The above recommendations are for design purposes and should not be considered as clearance for Occupational Health and Safety requirements. The Saskatchewan OH&S Regulations and Code for excavations must be followed.
4.3.2 Trench Drainage
Short term ground water levels were observed between 1.2 m and 3.4 m below ground surface, as indicated in Section 3.3. Additional groundwater level readings are recommended to confirm longer term groundwater levels. Groundwater seepage may be encountered from the sides and bases of excavations where saturated sand layers/lenses are present in the upper surface of the site.
In general, seepage rates into trenches from the clay are expected to be relatively low and should be of a magnitude that can be handled by normal trench grading practices and sumps and pumps where necessary. However, local seepage volumes may increase if water bearing zones are encountered during excavation. If water bearing zones are encountered, additional flattening of trench slopes, temporary trench dewatering, slope buttressing and/or well pointing may also be required. Should these conditions be encountered, the required safe slope cut back angles and mitigation procedures should be established based on field observations by qualified geotechnical engineering personnel on a site-specific basis.
Utility lines affected by freezing should be located below the expected frost depths provided in Section 3.4.
4.3.3 Pipe Bedding
It is expected that most trenches will terminate in the stiff to very stiff clay or compact sand deposits, which should provide stable and competent support for pipes. Hence, conventional pipe bedding material as defined by the City of Moose Jaw is considered appropriate.
In general, all soft, organic, loosened and disturbed material should be removed from the trench base before placement of bedding. The pipe should be bedded and installed according to the manufacturer’s specifications and the bedding material should extend vertically at least 150 mm above the top of the pipe. Care should be taken such that the pipe is not in contact with rigid objects such as cobbles or boulders (if encountered) as this will cause a stress concentration in the pipe and may result in breakage. Should soft or loose soils be encountered at the invert elevation, it will be necessary to remove the organic soils from beneath the pipe and backfill with well compacted granular materials.
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4.3.4 Trench Backfilling
Where the alignments of the trench excavations coincide with those of the proposed roadways and other grade supported elements, such as sidewalks, the major issue will be to provide sufficient and uniform compaction of the trench backfill to reduce differential settlement of the ground surface. To limit differential settlement along proposed roadway alignments a pre-trench excavation to a depth of about 1.5 m over the full width of the roadway is recommended. This provides for a more uniform subgrade condition over the full width of the roadway.
The remainder of the trench above the bedding zone may be backfilled with the excavated on-site materials that are free of debris, organics, ice, frozen material and other deleterious materials. The excavated materials that will be used for backfilling will generally consist of clay or sand. The on-site clay or sand may require moisture conditioning to achieve the required compaction standard.
The trench backfill material should be free of organics or deleterious material, and should not be placed frozen, nor placed at temperatures below freezing. Heavy compaction equipment should not be allowed to operate above the pipe until 1 m of backfill has been placed and compacted above the pipe.
Placement and compaction of the trench backfill should be carried out in accordance with the City of Moose Jaw standards.
Even when compacted to the above standards, settlement of the trench backfill may occur in the first one to two years after placement.
4.4 Manholes
Manholes should be founded on a layer of lean mix concrete placed directly over native undisturbed high plastic clay soils. The native clay should not be permitted to freeze or dry out during construction.
Backfill should be placed uniformly around the manhole in 150 mm lifts and compacted to requirements contained in the City of Moose Jaw standards.
Buoyancy of the manholes due to hydrostatic uplift pressures on the base should be checked by referring to the nearest available test hole information to determine the potential groundwater levels. If required, one method of providing the necessary uplift resistance is to widen the base of the manholes beyond the manhole vertical walls
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4.5 Foundations
Spread footings for residential houses may be founded in the native stiff clay or compact sand.
The footings should be designed and constructed according to the following recommendations:
a) Exterior spread footings should be founded at a minimum depth of 1.5 m below finished ground level for heated structures. Interior footings may be founded below basement level. All footings supporting unheated structures should be founded at least 2.2 m below finished grade.
b) All footings should be founded on native undisturbed stiff clay till or compact sand. Where boulders, fill, organic material or local soft zones are encountered in the footing trenches this material should be removed and replaced with lean concrete or compacted gravel fill. Disturbed soil should not be allowed to remain in the footing trenches.
c) Assuming 25 mm of settlement, footings may be designed using an SLS bearing resistance of 110 kPa for footings founded on undisturbed stiff native clay. Additional analysis is required to provide SLS bearing resistance values for different amounts of settlement.
d) The ULS bearing resistance of the clay is 320 kPa for footings. A resistance factor of 0.5 should be applied to the ULS bearing resistance.
e) Footing trenches should be inspected by qualified geotechnical personnel to ensure that the footings are founded in suitable foundation soils prior to forming and pouring concrete.
f) The base of the footing trench should not be allowed to freeze as this could result in heave of the foundation soils and subsequent settlement of the footing upon thawing.
4.6 Basements, Excavation and Backfilling
Temporary excavation slopes should be excavated no steeper than 1H:1V in stiff clay. Excavation slopes may have to be flattened or retained if sand or weak soil materials are encountered during excavation.
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Perimeter foundation drains should be placed around all basement walls at footing level and should be surrounded with at least 500 mm of free draining gravel and enveloped with a non- woven geotextile layer.
The native excavated clay may be used for backfilling behind the basement walls. The clay should be well broken down and compacted with light hand held equipment in 300 mm lifts. Alternatively, imported granular fill may be used for backfilling. Care should be taken not to over compact the backfill otherwise high lateral earth pressures may result on the basement walls.
The ground surface adjacent to the basement walls should be graded away from the walls to reduce infiltration of surface water into the backfill. If granular material is used for backfilling it should be capped with at least 500 mm of clay to reduce surface water infiltration.
A triangular earth pressure distribution may be used for design of permanent basement walls as follows:
Ph = k∙ [(γ x H) + q]
Where:
Ph = the horizontal earth pressure (kPa)
k = the appropriate earth pressure coefficient from Table 4.1
γ = the bulk unit weight of the soil (kN/m3)
H = the depth of the basement (m)
q = surcharge loading (kPa)
TABLE 4.1 EARTH PRESSURE COEFFICIENTS FOR FOUNDATION WALLS ASSUMING VERTICAL WALL AND HORIZONTAL GROUND SURFACE
BULK UNIT ASSUMED Ka Ko KP SOIL DESCRIPTION WEIGHT FRICTION ACTIVE AT-REST PASSIVE kN/m3 ANGLE
Native Clay 20 23 0.44 0.61 2.28
Granular Backfill 21 34 0.28 0.44 3.54
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4.7 Cement Type
Water soluble sulphate ion content tests carried out on three soil samples varied from 0.29 percent to 1.79 percent.
As per Table 3 of CSA A23.1-04, Portland cement concrete in contact with the soil at this project site would fall under exposure Class “S-2” with a “severe” degree of exposure to sulphate attack and would require the use of CSA type HS or HSb (regular or blended high sulphate resistant hydraulic cement). Following the guideline of Table 2 of CSA A23.1-04, we recommend that such concrete should have a maximum water to cementing materials ratio of 0.45 (i.e.), minimum 56-day compressive strength of 32 MPa (i.e.) and incorporate appropriate air entrainment. Further, such concrete should be cured as per the applicable “Curing Type” stated in Tables 2 and 20 of CSA A23.1-04.
Please note that as per CSA A23.1-04 Clause 4.1.1.6.3, calcium chloride or any admixture formulation containing chloride ions shall not be used in the subsurface concrete which falls under exposure classification “S-1” and “S-2” as defined in Table 3. Also, other calcium salts used as accelerating admixture should be avoided as they may increase the severity of the sulphate attack.
The recommendations stated above for the subsurface concrete at this site may require further additives and / or modifications due to structural, durability, service life or other considerations which are beyond the geotechnical scope.
In addition, if imported material is required to be used at the site and will be in contact with concrete, it is recommended the fill soil be tested for sulphate content so that the above stated recommendations remain valid.
4.8 Pavement Recommendations
4.8.1 Subgrade Preparation
A soaked CBR of 3 percent is judged to be appropriate for the high plastic clay subgrade at this site.
The subgrades of pavement areas should be prepared in accordance with the recommendations given in Section 4.2. The subgrades should be examined by a qualified engineer or technologist upon commencement of subgrade preparation. The subgrades should be proof rolled to detect any softened or weakened zones, which should be removed and replaced with better quality clay fill, or compacted granular fill.
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The prepared subgrade be 300 mm thick and compacted to 100 percent of the SPMDD.
The prepared subgrade should be compacted at 0 percent to 2 percent above the OMC to reduce the potential for future swelling of the high plastic soil.
Cement stabilization of the subgrade should be considered to improve the working surface of the subgrade. The dosage for cement stabilization should be confirmed in the field. Stabilization rates for this application of improving the working surface should be in the range of 10 to 15 kg/m2 of cement mixed for each 150 mm lift.
Placement of geotextile or geogrids to separate between the subgrade and pavement structures may be considered as an alternative to cement stabilization.
As recommended in Section 4.5 for utility trench backfill, a pre-trench excavation across the full width of the roadway should be made to a depth of 1.5 m. Backfill materials within this zone should be restricted to suitable soils, which will promote the construction of stable subgrade support conditions. It is recommended that the backfill be closely monitored to confirm that stable non-deflecting subgrades are achieved. This procedure has the benefits of limiting differential settlements of trench backfill.
It is recommended that the finished subgrade surface be trimmed smooth and sloped at a minimum of 2% toward catch basins or perimeter drains or ditches. The purpose of this is to drain any subsurface water from the subgrade and thereby prevent ponding of water which could result in swelling, softening, and/or possible frost heaving of the subgrade. The final compacted subgrade surface should also be proof-rolled to confirm that surface deflections are minimal under the influence of construction traffic.
4.8.2 Pavement Design
It is understood that the City of Moose Jaw has typical pavement structure cross-sections for various types of roadways and also references the City of Regina specifications where appropriate. Assuming that the Westheath subdivision will be subject to primarily light vehicle traffic, with occasional heavy truck traffic for garbage collection and other services, a local residential pavement structure is considered appropriate. Given the subgrade conditions and high groundwater at this site a preliminary recommended pavement structure for the local roads is as follows:
. 50 mm Asphalt Concrete Pavement; over
. 150 mm Granular Base Course; over
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. 150 mm Granular Sub Base; over
. 150 mm of drainage sand; over
. 300 mm of prepared subgrade.
The above structure follows the City of Regina typical road structures for local roads. The use of geosynthetics may also be used to reduce the pavement structure thickness, assist in segregating the subgrade from granular base course or as a drainage layer. Additional recommendations for alternative pavement design options can be provided if requested. Should any of the roadways be considered collectors or residential bus routes, the pavement design should be reviewed and revised accordingly.
5. CONSTRUCTION INSPECTION
The performance of the roadways in this subdivision will depend on the quality of workmanship during construction. This is particularly important with regard to earthworks where variations in soil conditions could occur. Therefore, it is recommended that site inspections during construction be provided by qualified geotechnical personnel to confirm that soil conditions and fill properties are consistent with those assumed in this report. Compaction testing for backfill of trenches, road subgrade and road base materials should also be conducted during construction.
6. LIMITATION AND USE OF REPORT
There is a possibility that this report may form part of the design and construction documents for information purposes. This report was issued before any final design or construction details have been prepared or issued. Therefore differences may exist between the report recommendations and the final design, in the contract documents, or during construction. In such instances, Thurber Engineering Ltd. should be contacted immediately to address these differences.
Designers and contractors undertaking or bidding the work should examine the factual results of the investigation, satisfy themselves on to the adequacy of the information for design and construction, and make their own interpretation of the data as it may affect their proposed scope of work, cost, schedules, and safety and equipment capabilities.
Client: V3 Group of Companies Date: May 12, 2017 File: 16930 Page 14 of 14 e-file: \\H\16930 rpt - Sask STATEMENT OF LIMITATIONS AND CONDITIONS
1. STANDARD OF CARE This Report has been prepared in accordance with generally accepted engineering or environmental consulting practices in the applicable jurisdiction. No other warranty, expressed or implied, is intended or made. 2. COMPLETE REPORT All documents, records, data and files, whether electronic or otherwise, generated as part of this assignment are a part of the Report, which is of a summary nature and is not intended to stand alone without reference to the instructions given to Thurber by the Client, communications between Thurber and the Client, and any other reports, proposals or documents prepared by Thurber for the Client relative to the specific site described herein, all of which together constitute the Report. IN ORDER TO PROPERLY UNDERSTAND THE SUGGESTIONS, RECOMMENDATIONS AND OPINIONS EXPRESSED HEREIN, REFERENCE MUST BE MADE TO THE WHOLE OF THE REPORT. THURBER IS NOT RESPONSIBLE FOR USE BY ANY PARTY OF PORTIONS OF THE REPORT WITHOUT REFERENCE TO THE WHOLE REPORT. 3. BASIS OF REPORT The Report has been prepared for the specific site, development, design objectives and purposes that were described to Thurber by the Client. The applicability and reliability of any of the findings, recommendations, suggestions, or opinions expressed in the Report, subject to the limitations provided herein, are only valid to the extent that the Report expressly addresses proposed development, design objectives and purposes, and then only to the extent that there has been no material alteration to or variation from any of the said descriptions provided to Thurber, unless Thurber is specifically requested by the Client to review and revise the Report in light of such alteration or variation. 4. USE OF THE REPORT The information and opinions expressed in the Report, or any document forming part of the Report, are for the sole benefit of the Client. NO OTHER PARTY MAY USE OR RELY UPON THE REPORT OR ANY PORTION THEREOF WITHOUT THURBER’S WRITTEN CONSENT AND SUCH USE SHALL BE ON SUCH TERMS AND CONDITIONS AS THURBER MAY EXPRESSLY APPROVE. Ownership in and copyright for the contents of the Report belong to Thurber. Any use which a third party makes of the Report, is the sole responsibility of such third party. Thurber accepts no responsibility whatsoever for damages suffered by any third party resulting from use of the Report without Thurber’s express written permission. 5. INTERPRETATION OF THE REPORT a) Nature and Exactness of Soil and Contaminant Description: Classification and identification of soils, rocks, geological units, contaminant materials and quantities have been based on investigations performed in accordance with the standards set out in Paragraph 1. Classification and identification of these factors are judgmental in nature. Comprehensive sampling and testing programs implemented with the appropriate equipment by experienced personnel may fail to locate some conditions. All investigations utilizing the standards of Paragraph 1 will involve an inherent risk that some conditions will not be detected and all documents or records summarizing such investigations will be based on assumptions of what exists between the actual points sampled. Actual conditions may vary significantly between the points investigated and the Client and all other persons making use of such documents or records with our express written consent should be aware of this risk and the Report is delivered subject to the express condition that such risk is accepted by the Client and such other persons. Some conditions are subject to change over time and those making use of the Report should be aware of this possibility and understand that the Report only presents the conditions at the sampled points at the time of sampling. If special concerns exist, or the Client has special considerations or requirements, the Client should disclose them so that additional or special investigations may be undertaken which would not otherwise be within the scope of investigations made for the purposes of the Report. b) Reliance on Provided Information: The evaluation and conclusions contained in the Report have been prepared on the basis of conditions in evidence at the time of site inspections and on the basis of information provided to Thurber. Thurber has relied in good faith upon representations, information and instructions provided by the Client and others concerning the site. Accordingly, Thurber does not accept responsibility for any deficiency, misstatement or inaccuracy contained in the Report as a result of misstatements, omissions, misrepresentations, or fraudulent acts of the Client or other persons providing information relied on by Thurber. Thurber is entitled to rely on such representations, information and instructions and is not required to carry out investigations to determine the truth or accuracy of such representations, information and instructions. c) Design Services: The Report may form part of design and construction documents for information purposes even though it may have been issued prior to final design being completed. Thurber should be retained to review final design, project plans and related documents prior to construction to confirm that they are consistent with the intent of the Report. Any differences that may exist between the Report’s recommendations and the final design detailed in the contract documents should be reported to Thurber immediately so that Thurber can address potential conflicts. d) Construction Services: During construction Thurber should be retained to provide field reviews. Field reviews consist of performing sufficient and timely observations of encountered conditions in order to confirm and document that the site conditions do not materially differ from those interpreted conditions considered in the preparation of the report. Adequate field reviews are necessary for Thurber to provide letters of assurance, in accordance with the requirements of many regulatory authorities. 6. RELEASE OF POLLUTANTS OR HAZARDOUS SUBSTANCES Geotechnical engineering and environmental consulting projects often have the potential to encounter pollutants or hazardous substances and the potential to cause the escape, release or dispersal of those substances. Thurber shall have no liability to the Client under any circumstances, for the escape, release or dispersal of pollutants or hazardous substances, unless such pollutants or hazardous substances have been specifically and accurately identified to Thurber by the Client prior to the commencement of Thurber’s professional services. 7. INDEPENDENT JUDGEMENTS OF CLIENT The information, interpretations and conclusions in the Report are based on Thurber’s interpretation of conditions revealed through limited investigation conducted within a defined scope of services. Thurber does not accept responsibility for independent conclusions, interpretations, interpolations and/or decisions of the Client, or others who may come into possession of the Report, or any part thereof, which may be based on information contained in the Report. This restriction of liability includes but is not limited to decisions made to develop, purchase or sell land.
HKH/LG_Dec 2014
APPENDIX A
Drawing No. 16930-1 – Site Plan Showing Approximate Test Hole Locations
H:\16000\16930 Moose Jaw Westheath Subdivision\Drafting\16930-1.dwg - 1 - May. 09, 2017 LEGEND ? APPROXIMATE TEST HOLE LOCATION APPROXIMATE SITE BOUNDARY
? ? ? ? ? ? ? ? ?
?
?
?
? TH17-8 ? 562 TH17-1 ?
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? ?
? 563 ?
? TH17-5 ? ?
? 564 ? ?
?
TH17-2 ?
? ?
?
?
?
? EVERTON CRESCENT
? 563 563
? 565 ?
? ?
? ?
? 0 20 ? ? 40 ? SCALE 1:2000 ? TH17-3 60
? ? 80
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? 100
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? 120m
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? TH17-10 BASE PLAN PROVIDED BY V3 GROUP OF COMPANIES CANADA LTD. APPROVED BY FILE No. DATE SCALE DESIGNED BY DRAWN BY
? ? TH17-7
? MOOSE JAW WESTHEATH SUBDIVISION ? TH17-4 SITE PLAN SHOWING APPROXIMATE 1:2000 ENG MAY 2017 RV ML ? 16930
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TEST HOLE LOCATIONS
? ? ? ? ? ? ? ? ? ?
? ? ?
T
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E SPADINA DRIVE GLENDALE STREET SPADINA STREET DWG No. 16930-1
APPENDIX B
Symbols and Terms Used on Test Hole Logs Modified Unified Soils Classification System Test Hole Logs
CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-1 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580671.353, E457976.958 ELEVATION: 561.76 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL, brown, sandy, silty, trace rootlets CH CLAY brown, silty 561 72 CH 1
-stiff, trace sand 10 CH 560 2
CH
559 3
14 CH
-oxidation staining from 3.7 - 4.0m 558 CH 4
12 CH 557 5 -trace gravel CH
556 6
11 CH END OF TEST HOLE AT 6.6m UPON COMPLETION: 555 7 Standpipe piezometer installed WATER LEVEL BELOW GROUND SURFACE: -April 6, 2017 = Dry
RARY-NEW LOGO - E.GLB N RARY-NEW -April 19, 2017 = 3.4m 554 8
553 9
552 10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 6.6 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 1 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-2 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580693.155, E458114.921 ELEVATION: 562.97 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL SM SAND brown, medium grained, some silt
SM 1 562
9 SC 2 CLAY 561 stiff, brown, silty CH
3 -Seepage from 3.0 - 3.3m 560 -sandy from 3.0 - 3.3m 9 CH
CH 4 559
9 CH 5 558
CH
6 557
10 CH
7 CH 556 RARY-NEW LOGO - E.GLB N RARY-NEW
8 CH 8 555
CH
9 554
14 CH
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-2 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580693.155, E458114.921 ELEVATION: 562.97 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION SLOTTED
DEPTH (m) 10 20 30 40 PIEZOMETER SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 10 CH CLAY - CONTINUED
-very stiff 16 CH 11 552 END OF TEST HOLE AT 11.1m UPON COMPLETION: Standpipe piezometer installed WATER LEVEL BELOW GROUND SURFACE: 12 -April 6, 2017 = Dry 551 -April 19, 2017 = 1.8m
13 550
14 549
15 548
16 547
17 546 RARY-NEW LOGO - E.GLB N RARY-NEW
18 545
19 544
20 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 2 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-3 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580702.883, E458316.736 ELEVATION: 563.28 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL, dark brown, sandy, silty, trace rootlets 563 OL SAND SM brown, silty, fine grained 1 562
12 CI 2 CLAY stiff, brown, silty, some sand 561 55 CH -trace sand
3
10 CH 560
CH 4 559
-oxidation staining 12 CH 5 558 CH
6
11 CH 557 END OF TEST HOLE AT 6.6m UPON COMPLETION: 7 Standpipe piezometer installed WATER LEVEL BELOW GROUND SURFACE: 556 -April 6, 2017 = Dry
RARY-NEW LOGO - E.GLB N RARY-NEW -April 19, 2017 = 2.0m
8 555
9 554
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 6.6 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 1 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-4 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580706.104, E458445.571 ELEVATION: 563.35 (m) SAMPLE TYPE GRAB SAMPLE SPT
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 OL TOPSOIL, black - brown, sandy, silty, some clay CLAY, brown, silty, some sand and topsoil, trace 563 organics
SC SAND 1 brown, fine grained, silty, trace clay CLAY stiff, brown, silty 562
11 CH 2
CH 561
3 -firm 7 CH 560
CH 4
559 -very stiff, some sand, manganese staining and 15 CH oxidation 5 -trace sand CI-CH 558
6 -stiff 11 CI-CH 557 END OF TEST HOLE AT 6.6m UPON COMPLETION: 7 Backfilled with drill cuttings
556 RARY-NEW LOGO - E.GLB N RARY-NEW
8
555
9
554
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 6.6 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 1 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-5 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580645.064, E458055.156 ELEVATION: 562.98 (m) SAMPLE TYPE GRAB SAMPLE SPT
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL CI CLAY brown, silty, some sand -trace rootlets CH 1 562
-very stiff, brown, silty, some sand 16 CH 2 561
-SO4 = 1.79% CH
3 560 -stiff 10 CH -dark brown, oxidation staining
CH 4 -trace sand 559
11 CH 5 558
CH
6 557 -some sand 14 CH
7 CH 556 -trace sand RARY-NEW LOGO - E.GLB N RARY-NEW -gravelly from 7.6 - 7.9m 14 CH 8 555
CH
9 554 -very stiff, till like from 9.1 - 9.4m 25 CH
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-5 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580645.064, E458055.156 ELEVATION: 562.98 (m) SAMPLE TYPE GRAB SAMPLE SPT
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 10 CH CLAY - CONTINUED
-stiff 13 CH 11 552 END OF TEST HOLE AT 11.1m UPON COMPLETION: Backfilled with drill cuttings
12 551
13 550
14 549
15 548
16 547
17 546 RARY-NEW LOGO - E.GLB N RARY-NEW
18 545
19 544
20 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 2 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-7 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580638.49, E458427.649 ELEVATION: 563.52 (m) SAMPLE TYPE GRAB SAMPLE SPT
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL SM SAND brown, fine grained, silty 563 CLAY -SO4 = 0.294% CH 1 grey - brown, silty, trace sand
562 -firm 7 CH 2
CH 561
3 -Seepage -stiff 11 CH 560
CH 4
559
14 CH 5
53 CH 558
6 -trace coal fragments from 6.1 - 6.4m 9 CH 557
7 CH
556 RARY-NEW LOGO - E.GLB N RARY-NEW
10 CH 8
CH 555
9 -Seepage 11 CH 554
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-7 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580638.49, E458427.649 ELEVATION: 563.52 (m) SAMPLE TYPE GRAB SAMPLE SPT
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 10 CH CLAY - CONTINUED
553
11 CI 11 END OF TEST HOLE AT 11.1m UPON COMPLETION: 552 Backfilled with drill cuttings
12
551
13
550
14
549
15
548
16
547
17
546 RARY-NEW LOGO - E.GLB N RARY-NEW
18
545
19
544
20 FIELD LOGGED BY: RAV COMPLETION DEPTH: 11.1 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 2 of 2 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-8 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580561.855, E457968.18 ELEVATION: 562.92 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE BENTONITE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 CLAY (FILL), brown, silty, sandy OL -intermixed with topsoil SAND SC light brown, fine grained, silty, trace clay 562 1
11 CH 561 2 CLAY stiff, brown, silty, trace sand CH
560 3 -black staining 9 CH
-oxidation staining CH 559 4
11 CH 558 5
CH
557 6
13 CH END OF TEST HOLE AT 6.6m UPON COMPLETION: 556 7 Standpipe piezometer installed WATER LEVEL BELOW GROUND SURFACE: -April 6, 2017 = Dry
RARY-NEW LOGO - E.GLB N RARY-NEW -April 19, 2017 = 2.2m
555 8
554 9
10 553 FIELD LOGGED BY: RAV COMPLETION DEPTH: 6.6 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 1 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB CLIENT: V3 Group of Companies Canada Ltd. PROJECT: Moose Jaw Westheath Subdivision BOREHOLE NO: TH17-10 DRILLING COMPANY: Earth Drilling DATE DRILLED: April 6, 2017 PROJECT NO: 16930 DRILL/METHOD: Truck / Solid Stem Augers LOCATION: N5580559.007, E458413.613 ELEVATION: 563.34 (m) SAMPLE TYPE GRAB SAMPLE SPT BACKFILL TYPE DRILL CUTTINGS
CPEN (kPa) 50 100 150 200 REMARKS SOIL
SPT Blows/300 mm USC
SPT (N) DESCRIPTION
DEPTH (m) 10 20 30 40 SOIL SYMBOL SAMPLE TYPE
PLASTIC M.C. LIQUID ELEVATION (m) 10 20 30 40 0 TOPSOIL, brown CI CLAY, brown, silty 563 -intermixed with topsoil, trace rootlets
CH -grey - brown, silty, some sand 1
562 -stiff 9 CH 2 -trace sand CH 561
3 -firm 7 CH 560
CH 4
559
-stiff, some gravel from 4.6 - 6.1m 11 CH 5
CH 558
6 -oxidation staining 10 557 END OF TEST HOLE AT 6.6m UPON COMPLETION: 7 Standpipe piezometer installed WATER LEVEL BELOW GROUND SURFACE: -April 6, 2017 = Dry 556
RARY-NEW LOGO - E.GLB N RARY-NEW -April 19, 2017 = 1.2m
8
555
9
554
10 FIELD LOGGED BY: RAV COMPLETION DEPTH: 6.6 m PREPARED BY: RAV COMPLETION DATE: 4/6/17 REVIEWED BY: RVC Page 1 of 1 BOREHOLE LOG 16930.GPJBOREHOLE 5/12/17- THRBR_AB.GDT LIB
APPENDIX C
Geotechnical Laboratory Results
THURBER ENGINEERING LTD. Date Received: 10-APR-17 ATTN: MATTHEW FARAHZADI Report Date: 13-APR-17 10:32 (MT) Version: FINAL #4 - 3210 Millar Avenue Saskatoon SK S7K 5Y2
Client Phone: 780-438-1460
Certificate of Analysis Lab Work Order #: L1910894 Project P.O. #: NOT SUBMITTED Job Reference: C of C Numbers: 14-416157 Legal Site Desc:
______Brian Morgan, B.Sc. Hons. Client Services Manager [This report shall not be reproduced except in full without the written authority of the Laboratory.]
ADDRESS: #819-58th St E., Saskatoon, SK S7K 6X5 Canada | Phone: +1 306 668 8370 | Fax: +1 306 668 8383 ALS CANADA LTD Part of the ALS Group An ALS Limited Company L1910894 CONTD.... PAGE 2 of 3 Version: FINAL ALS ENVIRONMENTAL ANALYTICAL REPORT
Sample Details/Parameters Result Qualifier* D.L. Units Extracted Analyzed Batch
L1910894-1 16930-TH 17-5 SAMPLE 4 @ 7.5 (2-25) Sampled By: CLIENT on 10-APR-17 @ 09:15 Matrix: SOIL Miscellaneous Parameters Water Soluble Sulfate 1.79 DLHC 0.10 % 12-APR-17 12-APR-17 R3698921 L1910894-2 16930-TH 17-7 SAMPLE 2 @ 2.5 (.75M) Sampled By: CLIENT on 10-APR-17 @ 09:15 Matrix: SOIL Miscellaneous Parameters Water Soluble Sulfate 0.294 0.010 % 12-APR-17 12-APR-17 R3698921
* Refer to Referenced Information for Qualifiers (if any) and Methodology. L1910894 CONTD.... PAGE 3 of 3 Reference Information Version: FINAL
Sample Parameter Qualifier Key: Qualifier Description
DLHC Detection Limit Raised: Dilution required due to high concentration of test analyte(s).
Test Method References: ALS Test Code Matrix Test Description Method Reference**
SO4-WATER-SOL-SK Soil Water Soluble Sulfate (6 hour 1:10) CSA A23.2-3B (CONCRETE)
** ALS test methods may incorporate modifications from specified reference methods to improve performance.
The last two letters of the above test code(s) indicate the laboratory that performed analytical analysis for that test. Refer to the list below:
Laboratory Definition Code Laboratory Location SK ALS ENVIRONMENTAL - SASKATOON, SASKATCHEWAN, CANADA
Chain of Custody Numbers:
14-416157
GLOSSARY OF REPORT TERMS Surrogates are compounds that are similar in behaviour to target analyte(s), but that do not normally occur in environmental samples. For applicable tests, surrogates are added to samples prior to analysis as a check on recovery. In reports that display the D.L. column, laboratory objectives for surrogates are listed there. mg/kg - milligrams per kilogram based on dry weight of sample mg/kg wwt - milligrams per kilogram based on wet weight of sample mg/kg lwt - milligrams per kilogram based on lipid-adjusted weight mg/L - unit of concentration based on volume, parts per million. < - Less than. D.L. - The reporting limit. N/A - Result not available. Refer to qualifier code and definition for explanation.
Test results reported relate only to the samples as received by the laboratory. UNLESS OTHERWISE STATED, ALL SAMPLES WERE RECEIVED IN ACCEPTABLE CONDITION. Analytical results in unsigned test reports with the DRAFT watermark are subject to change, pending final QC review. Quality Control Report
Workorder: L1910894 Report Date: 13-APR-17 Page 1 of 2
Client: THURBER ENGINEERING LTD. #4 - 3210 Millar Avenue Saskatoon SK S7K 5Y2 Contact: MATTHEW FARAHZADI Test Matrix Reference Result Qualifier Units RPD Limit Analyzed
SO4-WATER-SOL-SK Soil Batch R3698921 WG2508382-3 IRM NA2SO4_SOIL Water Soluble Sulfate 84.6 % 70-130 12-APR-17 WG2508382-2 MB Water Soluble Sulfate <0.010 % 0.01 12-APR-17 Quality Control Report
Workorder: L1910894 Report Date: 13-APR-17 Page 2 of 2
Legend: Limit ALS Control Limit (Data Quality Objectives) DUP Duplicate RPD Relative Percent Difference N/A Not Available LCS Laboratory Control Sample SRM Standard Reference Material MS Matrix Spike MSD Matrix Spike Duplicate ADE Average Desorption Efficiency MB Method Blank IRM Internal Reference Material CRM Certified Reference Material CCV Continuing Calibration Verification CVS Calibration Verification Standard LCSD Laboratory Control Sample Duplicate
Hold Time Exceedances: All test results reported with this submission were conducted within ALS recommended hold times.
ALS recommended hold times may vary by province. They are assigned to meet known provincial and/or federal government requirements. In the absence of regulatory hold times, ALS establishes recommendations based on guidelines published by the US EPA, APHA Standard Methods, or Environment Canada (where available). For more information, please contact ALS.
The ALS Quality Control Report is provided to ALS clients upon request. ALS includes comprehensive QC checks with every analysis to ensure our high standards of quality are met. Each QC result has a known or expected target value, which is compared against pre- determined data quality objectives to provide confidence in the accuracy of associated test results.
Please note that this report may contain QC results from anonymous Sample Duplicates and Matrix Spikes that do not originate from this Work Order.
APPENDIX D
Construction Guidelines
1. EXCAVATED FOUNDATIONS
1.1 Excavation close to foundation level should be done carefully to avoid disturbance of the soil. It is essential to prevent the soil at foundation level from deterioration due to excessive drying or becoming wet from surface or seepage water. Good drainage both during and after construction is essential.
1.2 Sumps, if required, should be located well away from the foundation area. Softened or overdried soil must be removed and replaced by lean mix concrete or by extending the foundations.
1.3 The foundation must be kept from freezing both during and after construction. Foundation concrete should not be placed on or against frozen soil.
2. BACKFILLING
2.1 Backfill around foundations should be placed in such a manner so as to prevent settlement and to be relatively impervious near the surface so that water does not pond against foundations nor be allowed to seep into the soil.
2.2 Backfill should not be placed until the structure has sufficient strength to withstand the earth pressures resulting from placement and compaction.
2.3 All backfill around grade beams, foundation walls, etc. must be carefully and uniformly compacted. The backfill should be placed in even layers and no frozen nor organic material should be incorporated into the fill. All lumps of material must be broken down or squeezed together during placing and compaction.
2.4 The final grade (allowing for some settlement of the backfill) should shed water away from the structure.
2.5 During construction, precautions should be taken to prevent water ponding in grade beam excavations thereby acting as a source of water to soften the soil under the floor slab area or providing a source of water for frost action if the building is not heated during freezing weather.