7KH&DGLOODF)DLUYLHZ&RUSRUDWLRQ /LPLWHGDQG6KLQGLFR5HDOW\,QF Polo Park Airport Vicinity Protection Area Study $LUSRUW1RLVHDQG$GMDFHQW 'HYHORSPHQW5HSRUW 5(3 5HY$_-DQXDU\ 7KLVUHSRUWWDNHVLQWRDFFRXQWWKHSDUWLFXODU LQVWUXFWLRQVDQGUHTXLUHPHQWVRIRXUFOLHQW ,WLVQRWLQWHQGHGIRUDQGVKRXOGQRWEHUHOLHG XSRQE\DQ\WKLUGSDUW\DQGQRUHVSRQVLELOLW\ LVXQGHUWDNHQWRDQ\WKLUGSDUW\ -REQXPEHU Arup Canada Inc. %ORRU6WUHHW(DVW 6XLWH 7RURQWR210:0 &DQDGD ZZZDUXSFRP Document verification Job title 3ROR3DUN$LUSRUW9LFLQLW\3URWHFWLRQ$UHD6WXG\ Job number Document title $LUSRUW1RLVHDQG$GMDFHQW'HYHORSPHQW5HSRUW File reference Document ref 5(3 Revision Date Filename &)3ROR3DUNSKDVHUHSRUW LVVXH SSW[ ,VVXH 'HF Description 3KDVHUHSRUWIRU&)DQG6KLQGLFRUHYLHZ 3UHSDUHGE\ &KHFNHGE\ $SSURYHGE\ 1DPH 5\DQ%L]LRUHN $QQLND+XL 'DQLHO+DXIVFKLOG 6LJQDWXUH 5HY$ -DQ Filename 5HSRUW 3ROR3DUN$93$ 5HY$LVVXH GRF[ Description 3KDVHUHSRUWIRU&)DQG6KLQGLFR LQFRUSRUDWLQJIHHGEDFN UHFHLYHGWRGDWH 3UHSDUHGE\ &KHFNHGE\ $SSURYHGE\ 1DPH 5\DQ%L]LRUHN $QQLND+XL 'DQLHO+DXIVFKLOG 6LJQDWXUH Filename Description 3UHSDUHGE\ &KHFNHGE\ $SSURYHGE\ 1DPH 6LJQDWXUH Filename Description 3UHSDUHGE\ &KHFNHGE\ $SSURYHGE\ 1DPH 6LJQDWXUH Issue Document verification with document 9 REP 001 | Rev A | January 31, 2020 | Arup Canada Inc. The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report Authentication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| Rev A | January 31, 2020 | Arup Canada Inc. The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report Contents 3DJH Executive summary 1 1 Introduction 4 7KH3ROR3DUNVLWH 0RGHUQKLVWRU\RIWKH3ROR3DUNVLWH 2EMHFWLYHDQGVWUXFWXUHRIWKLVUHSRUW :LQQLSHJ5LFKDUGVRQ,QWHUQDWLRQDO$LUSRUW0DVWHU3ODQ 2 Aviation noise metrics 10 1RLVHWHUPLQRORJ\DQGHYDOXDWLRQ &RQWRXUSUHGLFWLRQPHWKRGV &RQWRXUPDSVDQGFKDQJHVRYHUWLPH :LQQLSHJQRLVHFRQWRXUPDSVDQGWKH3ROR3DUNVLWH 6XPPDU\ 3 Airport-adjacent residential land use planning and development 20 &LYLODYLDWLRQDXWKRULW\SROLF\JXLGDQFH &LW\RI:LQQLSHJSODQQLQJSROLFLHV $LUSRUWDGMDFHQWUHVLGHQWLDOODQGXVHVLQ:LQQLSHJ 0LWLJDWLRQ $LUSRUWDGMDFHQWUHVLGHQWLDOODQGXVHVLQRWKHUFLWLHV 5HFHQWDLUSRUWDGMDFHQWUHVLGHQWLDOGHYHORSPHQW 6XPPDU\ Tables 7DEOH7\SLFDOLQSXWSDUDPHWHUVLQWR1()&DOFDQG$('7IRUQRLVHFRQWRXU SUHGLFWLRQ 7DEOH&RPPXQLW\UHVSRQVHSUHGLFWLRQ 7DEOH/DQGXVHWDEOHDLUFUDIWQRLVHFRQVLGHUDWLRQVRQO\ IRUUHVLGHQWLDOXVHV 7DEOH&RPSDULVRQRI:LQQLSHJ,QWHUQDWLRQDO$LUSRUWDQGVHOHFWHGDLUSRUWV 7DEOH1HZUHVLGHQWLDOGHYHORSPHQWLQ0HDGRZYDOH9LOODJHZLWKD1()JUHDWHU WKDQRUHTXDOWR 7DEOH1HZUHVLGHQWLDOGHYHORSPHQWLQ5LFKPRQG&HQWUHZLWK1()JUHDWHUWKDQ RUHTXDOWRE\\HDU REP 001 | Rev A | January 31, 2020 | Arup Canada Inc. The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report 7DEOH/DQGXVHFRPSDWLELOLW\JXLGHOLQHV±&)53DUW IRUUHVLGHQWLDO XVHV Figures )LJXUH3ROR3DUNVLWHLQ:LQQLSHJ0DQLWRED )LJXUH7KH3ROR3DUNVLWHLQUHODWLRQWR:LQQLSHJ-DPHV$UPVWURQJ5LFKDUGVRQ ,QWHUQDWLRQDO$LUSRUWDQG'RZQWRZQ:LQQLSHJ URWDWHG FRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH:LQQLSHJ,QWHUQDWLRQDO$LUSRUWDLUSRUWODQGXVHSODQ )LJXUH:LQQLSHJ,QWHUQDWLRQDO$LUSRUWORQJWHUP \HDUV OD\RXW )LJXUH,OOXVWUDWLRQRIKRZDQDLUFUDIWQRLVHIRRWSULQWLVGHWHUPLQHGZLWKWKH GLIIHUHQWDSSURDFKDQGGHSDUWXUHVWDJHVDWFHUWLILFDWLRQVWDJHV7KH VLQJOHHYHQWHQHUJ\VXPPDWLRQRIGLIIHUHQWDLUFUDIWQRLVHIRRWSULQW RYHUDSHULRGUHVXOWLQWKHIRUHFDVWHGQRLVHFRQWRXUV )LJXUH:LQQLSHJ-DPHV$UPVWURQJ5LFKDUGVRQ,QWHUQDWLRQDO$LUSRUWQRLVH FRQWRXUV DQGDGMDFHQWUHVLGHQWLDOXVHV URWDWHG FRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH:LQQLSHJ-DPHV$UPVWURQJ5LFKDUGVRQ,QWHUQDWLRQDO$LUSRUWQRLVH FRQWRXUV DQGDGMDFHQWUHVLGHQWLDOXVHV URWDWHG FRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH'HWDLORIWKH1()FRQWRXUVZLWKUHIHUHQFHWRWKH3ROR3DUNVLWH )LJXUH'HWDLORIWKH1()FRQWRXUVZLWKUHIHUHQFHWRWKH3ROR3DUNVLWH )LJXUH7KH3ROR3DUNVLWH VXEMHFWODQGV LVLQ3ODQ$UHD,ZLWKWKH1() FRQWRXUVVXSHULPSRVHG )LJXUH$LUSRUW9LFLQLW\'HYHORSPHQW3ODQERXQGDULHVZLWK1() FRQWRXUV )LJXUH:LQQLSHJ,QWHUQDWLRQDO$LUSRUW1()FRQWRXUVRYHUODLGRQWKH %RRWK'HHU/RGJH-DPHVZRRG.LQJ(GZDUGDQG6LOYHU+HLJKWV QHLJKERXUKRRGVWRWKHVRXWK )LJXUH7RURQWR3HDUVRQ,QWHUQDWLRQDO$LUSRUWQRLVHFRQWRXUVDQGDGMDFHQW UHVLGHQWLDOXVHV URWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH9DQFRXYHU,QWHUQDWLRQDO$LUSRUWQRLVHFRQWRXUVDQGDGMDFHQWUHVLGHQWLDO XVHV URWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH/RV$QJHOHV,QWHUQDWLRQDO$LUSRUWQRLVHFRQWRXUVDQGDGMDFHQW UHVLGHQWLDOXVHV URWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH6HDWWOH7DFRPD,QWHUQDWLRQDO$LUSRUWQRLVHFRQWRXUVDQGDGMDFHQW UHVLGHQWLDOXVHV URWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH7RURQWR3HDUVRQ,QWHUQDWLRQDO$LUSRUW <<= 2SHUDWLQJ$UHD 6RXUFH &LW\RI0LVVLVVDXJDURWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH$HULDOSKRWRRI0HDGRZYDOH9LOODJHVKRZLQJIXWXUHUHVLGHQWLDO GHYHORSPHQWVKLJKOLJKWHGLQRUDQJH6HSWHPEHU REP 001 | Rev A | January 31, 2020 | Arup Canada Inc. The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report )LJXUH$HULDOSKRWRRI0HDGRZYDOH9LOODJHVKRZLQJEXLOGRXWRIUHVLGHQWLDO GHYHORSPHQWVKLJKOLJKWHGLQRUDQJH-XQH )LJXUH$LUFUDIW1RLVH6HQVLWLYH'HYHORSPHQWPDS 6RXUFH&LW\RI 5LFKPRQG )LJXUH9DQFRXYHU,QWHUQDWLRQDO$LUSRUWDLUSRUWDGMDFHQWUHVLGHQWLDO GHYHORSPHQWWRGD\URWDWHGFRXQWHUFORFNZLVHIRUOHJLELOLW\ )LJXUH*UDSKLFDOLOOXVWUDWLRQRIWKH'1/PHWULF$G%QLJKWWLPHSHQDOW\LV DGGHG Appendices Appendix A /LVWRIDEEUHYLDWLRQVXVHG Appendix B 8QLWHG6WDWHVDYLDWLRQQRLVHPHWULFDQGSROLF\JXLGDQFH REP 001 | Rev A | January 31, 2020 | Arup Canada Inc. The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report Executive summary Objective and structure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viation noise metrics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irport-adjacent residential land use planning and development +DYLQJUHYLHZHGWKHSODQQLQJIUDPHZRUNDQGDLUSRUWDGMDFHQWGHYHORSPHQWLQ RWKHUFLWLHVLWDSSHDUVWKDWWKHGHYHORSPHQWRIUHVLGHQWLDOXVHVVKRXOGEH DSSURSULDWHDWWKH3ROR3DUNVLWH REP 001 | Rev A | January 31, 2020 | Arup Canada Inc. Page 1 The Cadillac Fairview Corporation Limited and Shindico Realty Inc. Polo Park Airport Vicinity Protection Area Study Airport Noise and Adjacent Development Report x 7UDQVSRUW&DQDGDQRWHVWKDWLQDUHDVZLWKD1()OHVVWKDQUHVLGHQWLDOXVH PD\EHDFFHSWDEOH7KH1()FRQWRXUVVKRZWKDWDVL]HDEOHSRUWLRQRIWKH VLWHKDVD1()OHVVWKDQDQGWKHFRQWRXUVVKRZWKDWWKHHQWLUHVLWHKDV D1()OHVVWKDQ 7UDQVSRUW&DQDGDJRHVRQWRUHFRPPHQGWKDWGHYHORSHUV EHPDGHDZDUHRIWKLVIDFWDQGWKDWWKH\XQGHUWDNHWRVRLQIRUPDOOSURVSHFWLYH WHQDQWVRUSXUFKDVHUVRIUHVLGHQWLDOXQLWVDQGVXJJHVWVWKDWDFRXVWLFLQVXODWLRQ IHDWXUHVLIUHTXLUHGEHFRQVLGHUHGLQWKHEXLOGLQJGHVLJQ x 7KH&LW\RI:LQQLSHJKDVUHYLHZHGWKHSURSRVDOWRUHGHVLJQDWHWKH3ROR3DUN VLWHIURPSROLF\$UHD,WR$UHD,,ZLWKWKHODWWHUEHLQJDOHVVUHVWULFWLYH GHVLJQDWLRQXQGHUWKH$LUSRUW9LFLQLW\3URWHFWLRQ$UHD6HFRQGDU\3ODQ%\ODZ WKDWSHUPLWVQHZUHVLGHQWLDOGHYHORSPHQWDQGKDVIRXQGWKDWWKHSURSRVHG UHGHVLJQDWLRQLVFRQVLVWHQWZLWKWKHSROLFLHVRI2XU:LQQLSHJWKH&LW\¶V RIILFLDOSODQDQGWKH&RPSOHWH&RPPXQLWLHV'LUHFWLRQ6WUDWHJ\ x %DVHGRQDUHYLHZRIIRXUPDMRU1RUWK$PHULFDQDLUSRUWV 7RURQWR 9DQFRXYHU/RV$QJHOHVDQG6HDWWOH WKHUHDUHH[LVWLQJDUHDVRIDLUSRUW DGMDFHQWUHVLGHQWLDOGHYHORSPHQWLQDUHDVZLWKD1()JUHDWHUWKDQRUHTXDOWR