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Draft Terms of Reference

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Draft Terms of Reference Powered By Docstoc
					       D R AF T
T E RM S OF RE F E RE NC E




       W 1 2 A L AN D F I LL
           AR E A S T U D Y


                   JUNE 2004
   C ON TEN TS
   C ON TEN TS




Contents
   1.0    Introduction                                         1

   2.0    Background                                           3
          2.1   W12A Landfill                                  3
          2.2   Planning Context                               3
          2.3   Other Integrated Waste Management Facilities   4

   3.0    Study Purpose, Objectives and Area                   5
          3.0     Purpose                                      5
          3.1     Objectives                                   5
          3.2     Area                                         6

   4.0    Background Study Components                          7
          4.1   Land Use                                       7
          4.2   Agricultural Resources                         7
          4.3   Ecological Resources                           8
          4.4   Hydrology/Hydrogeology                         8
          4.5   Natural Heritage Strategy                      8
          4.6   Transportation                                 8
          4.7   Water Services                                 8

   5.0    Area Plan and Official Plan Amendment                9

   6.0    Public and Agency Consultation                       10
          6.1     Draft Terms of Reference                     10
          6.2     Area Study                                   11

   Appendix A
   Appendix B




  W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
  W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE
      IIN T R O D U C T IIO N
        N TR ODU C T ON




1.0 Introduction
      Over the past several years, considerable attention has been given to the future of
      the W12A Landfill on Manning Drive. This facility has been a primary focus in the
      preparation of a London/Middlesex Waste Management Plan, a process which is
      being guided by a Steering Committee of City of London and County of Middlesex
      elected officials and staff of the City, County and Ministry of the Environment. The
      goal of the Plan is to ensure that the necessary parts of an environmentally and
      economically sound integrated waste management system are in place to serve
      the needs of the City and County for the next 25 to 40 years. It is expected that the
      W12 A site will be a major part of this system for the 25 to 40 year period.

      In addition, the existence of the W12A Landfill has resulted in a number of facilities
      being located in or planned for this area.

      Existing facilities and services associated with the W12A Landfill include:
          •    Waste disposal;
          •    Public drop-off for waste;
          •    Public drop-off for recyclables;
          •    Household special waste facility;
          •    Landfill gas collection and combustion system; and
          •    Yard material composting facility (approved but not constructed).
      Facilities and services in the planning stage include:
          •    Micro-generator to supply electrical power and heat to landfill facilities
               using landfill gas;
          •    Wastewater pre-treatment facility to receive septage and leachate which
               may be located in the vicinity of the landfill;
          •    Material Recovery Facility to accept “blue box” recyclables for
               processing which may be located in the vicinity of the landfill;
          •    Municipal water to properties around the W12A Landfill;
          •    Additional waste disposal capacity which could be located in the vicinity
               of the landfill; and
1   W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
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                                                                        CITY OF LO NDO N 2004
    IIN T R O D U C T IIO N
      N TR ODU C T ON




          •    Power plant using landfill gas to generate 2 to 3 mega-watts of
               electricity for sale to the market place.
      Facilities and services in the investigation stage include:
          •    Windmill at the landfill to generate electricity for sale to the market
               place;
          •    Construction and demolition waste recycling facility located at or near
               the landfill; and
          •    Eco-industrial Park.
      Through public liaison associated with the London/Middlesex Waste
      Management Planning Study, requests have been made for the preparation of
      an area study. The area study would address residents’ concerns regarding
      future impacts of the W12A Landfill and related facilities on its environs and the
      need for greater certainty as to the life span and future role of the waste
      management facility.

      The request for an area study has been supported by the Waste Management
      Plan Steering Committee.

      As proposed in the following Area Study Terms of Reference, the area study
      would result in recommendations for the inclusion of special policies in the
      Official Plan and related guidelines for matters such as property acquisition,
      impact mitigation and, if warranted, the introduction of uses that would fit within
      the development of an eco-industrial park oriented to waste management
      resources, by products and processes.

      The intent of the Area Study is to build upon and not duplicate the work that is
      required by the Environmental Assessment and Environmental Protection Act
      to develop long term disposal capacity. Public and agency consultation will be
      an important part of the area plan process, starting with public review of the
      proposed Area Study Terms of Reference and continuing through the review of
      study findings and preliminary recommendations to the eventual consideration
      of the Area Plan and Official Plan amendment at a public meeting of the
      Planning Committee.


2   W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE
    W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE                 CITY OF LO NDO N 2004
                                                                     CITY OF LO NDO N 2004
      B AC K G R O U N D
      B AC K G R O U N D




2.0 Back groun d
      2 1 W12A LANDF L L
      2..1 W12A LANDFIILL
      The W12A Landfill is owned and operated by the City of London. It was opened in
      1977 and is expected to meet the needs of the City until the year 2025 (based on
      current disposal trends). The City landfill site covers 147 hectares of land, of which
      107 hectares have been or will be used for waste disposal, with the balance set
      aside as buffer lands. Since 1977, the City has acquired additional parcels of land
      around the landfill. The landfill and other adjacent properties owned by the City are
      shown on Map 1.

      The site is located within the area bounded by Scotland Drive, Wellington Road
      South, Manning Drive and White Oak Road with its principal access from Manning
      Drive. The landfill facility has been designed and is operated and monitored
      according to the requirements of a Certificate of Approval issued by the Ministry of
      the Environment.

      An overview of the W12A landfill and its operation is provided in Appendix A. A
      summary of existing planning, hydrogeological and hydrological conditions for
      W12A and surrounding area is provided in Appendix B.

      2 2 PLANN N G CO NTEXT
      2..2 PLANNIING CO NTEXT
      The W12A site and its environs are designated as “Agriculture” in the Official Plan.
      However, a special policy in the Plan (Section 10.1.3 xiii) allows a “municipal waste
      disposal facility” on Part Lots 18, 19 and 20, Concession 6(Manning Drive). This
      description includes the lands already used or approved for the waste disposal
      facility but does not include the lands acquired by the City for future expansion of
      the site.

      There are also policies in the “Services and Utilities” chapter of the Plan which
      pertain to “Operating and Closed Landfill Sites”. These include provisions relating
      to the control of development on or in the vicinity of operating and closed landfill
      sites. The policy anticipates the preparation of a guideline document(s) to assist in

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                                                                        CITY OF LO NDO N 2004
    B AC K G R O U N D
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      the control of development near landfill sites and it is expected that the proposed
      Area Study will produce guidelines for the W12A facility that meet the intent of this
      policy.

      The existing W12A site is currently zoned in the former Town of Westminster
      Zoning By-law as Agricultural A1-2, which zone permits “solid waste disposal by
      the sanitary landfill method”. Adjacent lands, including lands acquired by the City
      for future expansion of W12A, are zoned “Agricultural A1” which generally permits
      farm-related uses only.

      The Official Plan provides for the preparation of Area Studies to facilitate the
      implementation and refinement of Official Plan policies in a specific area for the
      City. An area study is intended to provide a more detailed level of guidance for
      planning and land use control in the subject area and may form the basis for an
      Official Plan amendment if a refinement of existing policies is warranted. Area
      studies are adopted by resolution of City Council and although they do not have
      Official Plan status, they are intended to guide the review of development
      applications and planning public facilities and services in the subject area.

      2 2 OTHER NTEG RATED WASTE MANA GEMENT FAC L T E S
      2..2 OTHER IINTEG RATED WASTE MANA GEMENT FAC IILIITIIES
      In March 2004, an overview of Canadian and American Integrated Waste
      Management Facilities was conducted by Waste Management Consulting
      Services. The overview includes research showing combinations of more than one
      waste management activity at each location. A few examples are as follows:
          Ottawa Valley             Brandon               Edmonton            Monterey Region
             Ontario                Manitoba                Alberta              California
       § Landfill             § Landfill             § Landfill             § Landfill
       § Materials Recovery   § Materials Recovery   § Materials Recovery   § Materials Recovery
       § C & D Recycling      § Composting           § C&D Recycling        § C&D Recycling
       § Composting           § Public Drop-off      § Composting           § Public Drop-off
       § Public Drop-off      Waste/Recycling        § Public Drop-off      Waste/Recycling
       Waste/Recycling        § Hazardous Waste      Waste/Recycling        § Hazardous Waste
       § Hazardous Waste      § Wastewater           § Hazardous Waste      § Reuse Center
       § Wastewater           Treatment              § Wastewater           § Wastewater
       Treatment              § Education            Treatment              Treatment
                              § Scrap yard           § Education            § Education
                              § Waste                § Wastewater           § Wastewater
                              Management             Treatment              Treatment
                                                     § Power Generation     § Power Generation
                                                     § Scrap yard           § Waste
                                                     § Waste                Management
                                                     Management

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    W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                       CITY OF LO NDO N 2004
                                                                            CITY OF LO NDO N 2004
      S T U D Y P U R P O S E ,, O B J E C T IIV E S A N D A R E A
      S T U D Y P U R P O S E O B JE C T VE S AN D AR E A




3.0 Study Purpos e, Objectives an d Area
      3..1 PURPOSE
      3 1 PURPOSE

      The purpose of the Area Study is to plan for the continued evolution of the W12A
      landfill facility towards its future potential role as an integrated waste management
      centre that utilizes environmentally responsible and sustainable operations and
      practices and achieves a high standard of compatibility with its environs and
      neighbours.

      3 2 OBJECT V ES
      3..2 OBJECTIIVES

      1.    Provide a long term vision for the future of the W12A landfill facility and the
            surrounding land uses such that all property owners can gain a higher degree
            of certainty and understanding for the future.
      2.    Prepare policies for inclusion in the Official Plan to guide the long-term
            development and operation of the waste management facility and any related
            land uses.
      3.    Provide direction for the expansion of waste disposal and diversion activities
            to include a broader range of recycling, composting, waste by-product
            utilization and liquid waste disposal.
      4.    Study the opportunities for the utilization of wastes and the by-products of
            waste composition as resources for new industries within an eco-industrial
            park.
      5.    Study the traffic, noise, dust, odour, drainage and groundwater impacts of
            existing, planned and proposed waste management activities on surrounding
            agricultural lands and nearby residences and propose measures to mitigate
            these impacts.
      6.    Identify site design opportunities for landscaping and naturalization to
            enhance the appearance for the waste management facility.
      7.    Prepare guidelines for the development of the W12A Landfill site and lands in
            the vicinity of the site to minimize and mitigate land use conflicts.

5   W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
    W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                     CITY OF LO NDO N 2004
                                                                          CITY OF LO NDO N 2004
    S T U D Y P U R P O S E ,, O B J E C T IIV E S A N D A R E A
    S T U D Y P U R P O S E O BJ EC T VE S AN D AR E A




      8.     Prepare a long term property acquisition scheme that provides for the
             appropriate growth and evolution of the waste management facility with
             allowances for buffers that are sufficient to avoid unreasonable impacts on
             adjacent lands.

      3..3 AREA
      3 3 AREA
      The primary study area will be the block of land bounded by Wellington Road,
      Manning Drive, White Oak Road and Scotland Drive as well as the lands that front
      the opposite sides of these roads to an approximate depth of 500m as shown
      below. Some aspects of the study, such as servicing, traffic and drainage
      considerations, extend beyond the primary study area.




                                                                                  W ELLI
                                                   D
                                            SCOTLAN
                                                                             ND
                                                                   SC OTLA
                       W HITE O




                                                                                    WEL
                                                                                        N GTON
                                                                                      LING
                                                                                         N TO
                        WH ITE
                          O K
                           A
                               AK




                                         MANNING




                                                         RTH
                                                 GLANW O




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    W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                             CITY OF LO NDO N 2004
                                                                                  CITY OF LO NDO N 2004
      B A C K G R O U N D S TU D Y C O M P O N E N T S
      B A C K G R O U N D S TU D Y C O M P O N E N T S




4.0 Back groun d Stu dy Com ponents

      A Background Study will be undertaken to provide information on existing
      conditions in the Study Area, related planning and environmental issues and the
      constraints and opportunities for future development.

     4..1 LAND USE
     4 1 LAND USE

      Prepare a vision and plan for the long term future of the W12A landfill site and the
      surrounding area. Give full consideration to opportunities and constraints relating to
      the long-term development of an eco-industrial park. Asses existing and potential
      land uses within the Study Area having regard for current Official Plan policies and
      zoning; describe agricultural, cultural and heritage resources within the Study Area
      and whether the Study Area or parts thereof are subject to archaeological survey
      requirements; consider and report on any land use, agricultural, cultural and
      heritage related opportunities and constraints related to future expansion of W12A
      landfill operations and constraints related to potential future expansion of W12A
      landfill operations and/or introduction of complimentary facilities and land uses;
      consider and report on the planning implications on development outside of the
      study area. Prepare necessary Official Plan policies and guideline documents
      relating to the future growth and evolution of the W12A landfill site and future
      development on lands in the vicinity of the W12A site. Identify and plan for
      opportunities to minimize and mitigate land use conflicts.

     4 2 AGR C UL TURAL RESOURCES
     4..2 AGRIICUL TURAL RESOURCES

      Assess existing agricultural land uses within the Study Area having regard for
      potential impacts on agricultural operations; identify opportunities and constraints
      related to existing or potential agricultural operations as well as requirements for
      more detailed environmental impact studies.




7   W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE
    W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE                    CITY OF LO NDO N 2004
                                                                        CITY OF LO NDO N 2004
    B A C K G R O U N D S TU D Y C O M P O N E N T S
    B A C K G R O U N D S TU D Y C O M P O N E N T S




      4 3 ECOLOG C AL RESOURCES
      4..3 ECOLOG IICAL RESOURCES

      Undertake a Subject Lands Status Report to identify and provide a preliminary
      assessment of natural heritage features and processes within the Study Area
      having regard for the environmental policies (Chapter 15) of the Official Plan;
      identify opportunities and constraints related to any identified natural heritage
      features as well as requirements for more detailed environmental impact studies.

      4..4 HYDROLO G Y//HYDROGEOLO G Y
      4 4 HYDROLO G Y HYDROGEOLO G Y

      Identify, assess and map any surface water resources, groundwater aquifers and
      recharge areas within the Study Area; particular consideration will be given to any
      existing or potential impacts of W12A Landfill use and expansion on existing wells;
      identify stormwater management constraints and opportunities for the Study area
      having regard for the relevant Subwatershed Studies (Dingman Creek for the
      northerly third; Kettle Creek and Dodd Creek for the southerly two-thirds).

      4..5 NATURAL HERIITAGE S TRA TEG Y
      4 5 NATURAL HER TAGE S TRA TEG Y

      Having regard for the evaluation of Study Area ecological resources, hydrology and
      hydrogeology, a strategy for the protection and enhancement of natural heritage
      features and processes in the Study Area will be prepared.

      4..6 TRA NSPORTATIIO N
      4 6 TRA NSPORTAT O N

      Evaluate the volume, pattern and nature of current and projected traffic flows to
      and from the waste management facility; recommend road improvements or traffic
      management measures that are warranted or necessary to mitigate the impacts of
      W12A traffic on Study Area properties.

      4 7 WATER SERV C ES
      4..7 WATER SERV IICES

      Evaluate the merits and approximate costs of extending municipal water services
      to and through the Study Area, having regard for the long-term viability of private
      wells and the need for/advantages of a secure water supply for the expansion of
      waste management activities and related uses.




8   W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
    W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                   CITY OF LO NDO N 2004
                                                                        CITY OF LO NDO N 2004
       A R E A P L A N A N D O F F IIC IIA L P L A N A M E N D M E N T
       AR E A P L AN AN D O F F C AL P L AN AME N D ME N T




5.0 Area Plan an d Off icial Plan
    Amendm ent
       Based on the findings of the Background Study, the consultant will prepare an Area
       Plan that will provide a vision and long-term guidance for potential expansion, and
       buffering of the W12A landfill facility, future use of landfill area;, the introduction of
       other waste management land uses and activities, land acquisition by the
       municipality, any required improvements to the municipal services, and any other
       practical measures that can be taken to enhance the compatibility of waste
       management facilities and activities with surrounding properties and agricultural
       operations in the vicinity.
       Concurrent with the completion of the Area Plan, City staff will work with the
       consultant to prepare a proposed Official Plan amendment to provide greater clarity
       and direction for future growth and generation of the waste management facility
       and related uses. The amendment will be at a level of generality that is appropriate
       for the Official Plan and will be consistent with the recommendations of the Area
       Plan. The area plan will include guidelines relating to long-term future development
       and evolution of the W12A landfill site as well as direction for the development of
       surrounding lands with the objective of minimizing and mitigating land use conflicts.
       The recommended Area Plan and Official Plan amendment will be jointly
       considered through the public consultation and Council approval processes.




 9   W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE
     W12A LA NDFILL A REA STUDY – TERMS O F REFERENCE                       CITY OF LO NDO N 2004
                                                                            CITY OF LO NDO N 2004
       P U B L IIC A N D A G E N C Y C O N S U L T A T IIO N
       P U B L C AN D AG E N C Y C O N SU L T AT O N




6.0 Public and Agenc y Consultation
       6..1 DRAFT TERMS OF REFERENCE
       6 1 DRAFT TERMS OF REFERENCE

       Public consultation for this draft Terms of Reference for the Area Study would
       include:

              Activity                                         Comments
        Open House                  • Displays will present overview of Area Study ToR.
                                    • City staff available to answer questions.
                                    • The event be advertised using several methods including:
                                               a. invitations to area residents and members of the
                                                    former W12A Neighbour Liaison Committee and
                                                    stakeholders
                                               b. Notice placed in London Free Press
                                               c. Notice placed on City web site
                                               d. Notice mailed to government review agencies
                                    • Request written comments be provided.

        Info Meetings               • The City will provide information and discuss issues with the
                                      local community as the need arises.
                                    • These meetings provide an opportunity to meet with small
                                      groups of individuals to discuss issues they wish to be
                                      addressed.
                                    • Groups or individuals will provide City with written request for
                                      meeting and details of the topics to be covered
                                    • City will gather information and arrange meeting

        Website                     • Draft Area Study ToR placed on the City’s website for easy
        (www.city.london.ca)          access and downloading.
                                    • Website will include details on where to get further information
                                      and how to provide comments.

        Government Agency           • Key government agencies will be sent a copy of draft Area Study
        Review                        ToR and asked for comments.
                                    • Staff will meet with review agencies as required.



       The draft Area Study ToR will be revised taking into consideration public and
       government agency comments. The revised Area Study ToR would be presented
       at a public meeting and then to Planning Committee and Council for approval.
10   W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
     W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                        CITY OF LO NDO N 2004
                                                                              CITY OF LO NDO N 2004
     P U B L IIC A N D A G E N C Y C O N S U L T A T IIO N
     P U B L C AN D AG E N C Y C O N SU L T AT O N




       6..2 AREA STUD Y
       6 2 AREA STUD Y

       Public consultation for the Area Study would include:
               Activity                                         Comments
        Open House                   • At least three open houses held to receive comments ( i)review
                                       background reports, ii) review alternative planning concepts and
                                       iii) review recommended planning concept
                                     • Displays will present overview of Area Study ToR.
                                     • City staff and consultants will be available to answer questions.
                                     • The event be advertised using several methods including:
                                                 a. invitations to area residents and members of the
                                                     former W12A Neighbour Liaison Committee and
                                                     stakeholders
                                                 b. Notice placed in London Free Press
                                                 c. Notice placed on City web site
                                                 d. Notice mailed to government review agencies
                                     • Request written comments be provided.

        Info Meetings                • The City will provide information and discuss issues with the
                                       local community as the need arises.
                                     • These meetings provide an opportunity to meet with small
                                       groups of individuals to discuss issues they wish to be
                                       addressed.
                                     • Groups or individuals will provide City with written request for
                                       meeting and details of the topics to be covered
                                     • City will gather information and arrange meeting

        Website                      • Reports produced as part of the Area Study ToR would be
        (www.city.london.ca)           placed on the City’s website for easy access and downloading.
                                     • Website will include details on where to get further information
                                       and how to provide comments.

        Government Agency            • Key government agencies will be sent a copy of draft Area Study
        Review                         and asked for comments.
                                     • Staff will meet with review agencies as required.



       The finalized Area Study will be presented at a public meeting and then to Planning
       Committee for approval.




11   W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
     W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE                         CITY OF LO NDO N 2004
                                                                               CITY OF LO NDO N 2004
    APPENDIX A




W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE   CITY OF LO NDO N 2004
                                                    CITY OF LO NDO N 2004
    APPENDIX B




W12A LA NDFL L A REA STUDY – TERMS O F REFERENCE
W12A LA NDFIILL A REA STUDY – TERMS O F REFERENCE   CITY OF LO NDO N 2004
                                                    CITY OF LO NDO N 2004

				
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