Markham Transformer Station #4 Final - PowerStream · Markham Transformer Station # 4 Draft...

062402-PWSTR-4EER-0000-0

POWERSTREAM

Markham Transformer Station #4

Class Environmental Assessment Draft Environmental Study Report

October 2008

Markham Transformer Station # 4 Draft Environmental Study Report Class Environmental Assessment Study October 2008

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TABLE OF CONTENTS

EXECUTIVE SUMMARY .................................................................................................................1

1.0 INTRODUCTION...................................................................................................................2

1.1 NEED FOR THE UNDERTAKING..............................................................................................2 1.2 PURPOSE FOR THE UNDERTAKING .......................................................................................8 1.3 PROJECT DESCRIPTION .......................................................................................................8 1.4 APPROVAL PROCESS.........................................................................................................13

1.4.1 Environmental Assessment Act Approval ................................................................13 1.4.2 Other Permits, Licenses and Approvals ...................................................................14

2.0 CLASS EA PROCESS ................................... ....................................................................16

2.1 STUDY AREA DEFINITION ...................................................................................................16 2.2 CONSULTATION WITH PUBLIC, GOVERNMENT AGENCIES AND OTHER STAKEHOLDERS .........20 2.3 INVENTORY OF EXISTING ENVIRONMENT ............................................................................20 2.4 IDENTIFICATION AND EVALUATION OF ALTERNATIVES ..........................................................21

3.0 EXISTING ENVIRONMENTAL FEATURES.................... ...................................................23

3.1 ENVIRONMENTAL FEATURES ..............................................................................................23 3.1.1 Terrestrial Features ..................................................................................................23 3.1.2 Aquatic Features ......................................................................................................24

3.2 SOCIO-ECONOMIC FEATURES ............................................................................................25 3.3 RESOURCES USES ............................................................................................................29 3.4 RECREATIONAL RESOURCES .............................................................................................29 3.5 ARCHAEOLOGICAL AND CULTURAL HERITAGE RESOURCES.................................................29

4.0 SITE SELECTION...............................................................................................................31

4.1 SITE SELECTION CRITERIA.................................................................................................31 4.2 SITES OF INTEREST CONSIDERED UNSUITABLE...................................................................31 4.3 CANDIDATE SITES .............................................................................................................35 4.4 SITE SELECTION ANALYSIS ................................................................................................48

5.0 PROJECT DESCRIPTION..................................................................................................59

5.1 DESIGN PHASE..................................................................................................................61 5.2 CONSTRUCTION PHASE .....................................................................................................61 5.3 STATION OPERATION AND MAINTENANCE PHASE................................................................63

6.0 POTENTIAL ENVIRONMENTAL EFFECTS AND MITIGATION MEAS URES..................64

6.1 SOCIO-ECONOMIC ENVIRONMENT ......................................................................................64 6.1.1 Human Settlement....................................................................................................64 6.1.2 Noise and Air Quality................................................................................................70 6.1.3 Public Safety ............................................................................................................71 6.1.4 Appearance of the Landscape .................................................................................71 6.1.5 Agriculture ................................................................................................................71 6.1.6 Forest Resources .....................................................................................................72 6.1.7 Mineral/Aggregate Resources..................................................................................72 6.1.8 Cultural Heritage Resources ....................................................................................72

6.2 BIOLOGICAL ENVIRONMENT ...............................................................................................72 6.2.1 Environmentally Significant Areas............................................................................72 6.2.2 Endangered Species, Species at Risk and Their Critical Habitat.............................72


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6.2.3 Aquatic Resources ...................................................................................................73 6.2.4 Terrestrial Features ..................................................................................................73

7.0 CONSULTATION PROCESS ............................... ..............................................................75

7.1 GOVERNMENT AGENCIES, MUNICIPALITIES AND OTHER STAKEHOLDERS .............................75 7.2 PUBLIC..............................................................................................................................78

7.2.1 Notices .....................................................................................................................79 7.2.2 Public Information Centres .......................................................................................80

8.0 CONCLUSION ....................................................................................................................83

9.0 REFERENCES....................................................................................................................85

LIST OF FIGURES

FIGURE 1.1: LOCATION OF EXISTING TRANSFORMER STATIONS...........................................................4 FIGURE 1.2: FUTURE LOAD GROWTH BASED ON DEVELOPMENT .........................................................7 FIGURE 1.3: LOCATION PLAN FOR STATION ........................................................................................9 FIGURE 1.4 CONCEPTUAL LAYOUT OF STATION ................................................................................11 FIGURE 1.5 PHOTOGRAPH OF TYPICAL 230/28 KV TRANSFORMER STATION ......................................12 FIGURE 2.1: TRANSMISSION LINES FOR POTENTIAL CONNECTION .....................................................17 FIGURE 2.2: STUDY AREA ................................................................................................................19 FIGURE 3.1: TOWN OF MARKHAM LAND USE.....................................................................................26 FIGURE 4.1: SITES OF INTEREST CONSIDERED UNSUITABLE..............................................................33 FIGURE 4.2: CANDIDATE SITES 1, 2 AND 3 ........................................................................................36 FIGURE 4.3: CANDIDATE SITE 4........................................................................................................38 FIGURE 4.4: SITE 1 FEEDER DISTRIBUTION LINES .............................................................................40 FIGURE 4.5: SITE 2 FEEDER DISTRIBUTION LINES .............................................................................42 FIGURE 4.6: SITE 3 FEEDER DISTRIBUTION LINES .............................................................................44 FIGURE 4.7: SITE 4 FEEDER DISTRIBUTION LINES .............................................................................47 FIGURE 4.8: PREFERRED SITE (SITE 3) ............................................................................................57 FIGURE 5.1: STATION LAYOUT..........................................................................................................60

LIST OF TABLES

TABLE 1.1: EXISTING CAPACITY – POWERSTREAM.............................................................................3 TABLE 1.2: SUMMARY OF PEAK LOAD FORECAST ...............................................................................5 TABLE 4.1: COMPARISON OF CANDIDATE SITES ...............................................................................49 TABLE 6. 1: PREDICTED EFFECTS, PROPOSED MITIGATION AND NET EFFECTS..................................66


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APPENDICES

Appendix A Consultation Process

• Notice of Study Commencement and Public Information Centre (PIC) #1, Notice of PIC #2, Notice of Completion, Distribution List - government agencies, municipalities and other stakeholders

• Handout Packages for PIC # 1 and PIC # 2 • Select Correspondence

Appendix B Cultural Heritage Investigations

• Stage 1 Archaeological Assessment • Built Heritage and Cultural Landscape Assessment

Appendix C Terrestrial Investigation


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EXECUTIVE SUMMARY This report has been prepared in accordance with the “Class Environmental Assessment for Minor Transmission Facilities” (Class EA) (1992). The purpose of the undertaking is to construct a new transformer station (TS) to address growing electricity demand in PowerStream’s service area, particularly in the Town of Markham and Town of Richmond Hill, within the Regional Municipality of York. The new TS will be designed, constructed, owned and operated by PowerStream.

The environmental assessment process was initiated in response to the PowerStream needs assessment study for their service area, which found that based on current forecast growth for the system, existing and planned facilities will be at their planned loading limit and new facilities will be required to maintain reliability and meet predicted consumer demand in the summer of 2009. The assessment of load growth by area, coupled with the available capacity by geographical area, suggests that a new transformer station should provide 150 MW of new capacity to the system, and that this new capacity to meet demand should ideally be located within the Town of Markham.

The Class EA process included a description of existing environmental conditions and sensitivities in the study area, evaluation of alternative sites, prediction of potential effects, identification of mitigation requirements and public/regulatory consultation. Affected public, government agencies, and elected officials and other stakeholders were notified through letters, meetings and newspaper advertisements. Public information centres were provided in June 2007 and July and August 2008 to ensure that all stakeholders were aware of the project and had the opportunity to provide input before final decisions were made.

The site proposed for development of the TS is located west of Rodick Road, north of Highway 407 in the Town of Markham. The proposed TS will be supplied by an existing Hydro One 230 kV transmission line. An overhead 230 kV connection (tap) line from the existing transmission line to the TS to be design, constructed and operated by Hydro One would be required.

The recommended site for TS offers the lowest environmental effects compared with other candidate sites considered. No significant effects are predicted on the natural environment or to the local community.

Some key advantages of the selected site include shortest length of new feeder distribution lines required, favourable technical attributes (i.e., soil characteristics), assumed willing property seller and lowest cost. There will be no significant gaseous, liquid or sold wastes from station operations.

No significant concerns have been expressed about the site evaluation analysis or the preferred site by the public, provincial/federal agencies or other stakeholders from the consultation undertaken to date. Town of Markham staff were engaged throughout the site selection process and staff have provided their support and endorsement of the preferred site to the Town’s Development Services Committee (subcommittee of Council).


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1.0 INTRODUCTION PowerStream Inc. (PowerStream) is one of the largest local electricity distribution companies in Ontario, delivering power to over 240,000 homes and businesses in the Town of Markham, Town of Richmond Hill, Town of Aurora, and City of Vaughan, within the Regional Municipality of York.

PowerStream is planning to construct a new transformer station within the Town of Markham (referred to as Markham Transformer Station # 4). This report has been prepared in compliance with the requirements of the Ontario Environmental Assessment Act. The transformer station falls within the definition of the projects covered by the “Class Environmental Assessment for Minor Transmission Facilities” (Class EA) which is approved under the Act provided it is planned in accordance with planning process described in the above Class EA document. This report describes the Class EA process that has been carried out for this project

As an overview, the Class EA planning and design process for the project included the following major steps:

1. Establish a need

2. Define study area

3. Collect relevant environmental, social and technical information

4. Develop site selection criteria

5. Identify candidate sites

6. Evaluate and compare sites

7. Select the preferred site, assess impacts and identify mitigation measures to reduce environmental effects

8. Preparation of an Environmental Study Report (ESR)

9. Project Implementation – preparation of contract drawings, construction and operation

1.1 Need for the Undertaking

In 2006, PowerStream prepared a comprehensive 2007-2016 peak load forecast study for the municipalities of Town of Markham, Town of Richmond Hill and City of Vaughan, within its service area. The purpose of this study (Transformer Station Needs Assessment Study, June 2006) was to document existing capacity in the 28 kV distribution system and forecast peak loads for electricity based on growth in the three municipalities (Vaughan, Markham and Richmond Hill), in terms of population, economic activity, and implementation of conservation demand management (CDM) programs. Forecasted load growth for the portion of the Town of Aurora (44 kV sub-transmission), within the PowerStream service territory, was not examined, as Aurora’s power supply and growth were considered sufficiently covered with the capacity from the Holland Landing Transformer Station and Armitage Transformer Station owned and operated by Hydro One. The following is a summary of the peak load forecast study undertaken by PowerStream.


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Existing Capacity

Table 1.1 outlines the existing ten (10) transformer station facilities owned and operated by PowerStream that supply power to the municipalities of Markham, Richmond Hill and Vaughan, and their associated capacity. The table also details Hydro One owned and operated transformer stations that supply electricity to the PowerStream service territory with load capacity

Table 1.1: Existing Capacity – PowerStream

Municipality Station Name Transformer

Capacity (MW)

PowerStream Transformer Stations Town of Richmond Hill TS1 153 TS2 100 City of Vaughan TS1 153

TS1E 153

TS2 153 TS3 153 Town of Markham TS1 81 TS2 100.9 TS3 100.9 TS3E 100.9

Hydro One Transformer Stations City of Vaughan Fairchild 40.7 Woodbridge 54 Kleinburg 27 Finch 27 Town of Markham Agincourt 13.6 Leslie 27 Buttonville 153

Total Planned Capacity 1,591 MW

The total existing and planned capacity of the above seventeen (17) transformer facilities for the municipalities of Markham, Richmond Hill and Vaughan, within the PowerStream service territory is 1,591 MW.

The location of transformer stations that represent the existing supply facilities to PowerStream is shown in Figure 1.1.


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Figure 1.1: Location of Existing Transformer Statio ns


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Forecasted Load Growth

The PowerStream 2007-2016 peak load forecast for Markham, Richmond Hill and Vaughan is summarized in Table 1.2

Table 1.2: Summary of Peak Load Forecast

Note: Coincident peak demand represents the maximum demand at all delivery points (consumers) simultaneously. Projected load growth is based on a 1 in 10 year summer weather scenario for system planning purposes.

The projected load growth is based on a 1 in 10 year summer weather scenario for system planning purposes to ensure adequate capacity is available for a hot summer when typically consumer demand is highest for power. One of the main reasons for the high demand in the summer is the use of air conditioners by residential and business customers.

The PowerStream peak load forecast assumes a 5% reduction in peak demand can be achieved through Conservation Demand Management (CDM) programs. CDM programs involve a combination of education and incentive programs for homeowners and businesses to reduce energy consumption. The 5% reduction target is mandated through the Provincial government and is expected to result in a total energy savings of 60 MW over the forecasted period from 2007 to 2016.

The peak load forecast also includes all known and proposed generation projects that could make connections to the PowerStream distribution system. One example is Markham District Energy proposed expansion from approximately 5 MW to 27 MW (connected to the 28 kV system) over a 10 year period. The Ontario government is promoting the Standing Offer Program (SOP) for connecting small scale generation to the distribution system. Each generation site would be limited to 10MW. Most eligible SOP sites of significant size are located in rural territories outside the PowerStream service area. Urban SOP projects will likely focus on small scale solar capacity. Based on current information, existing and future confirmed local generation projects, within the PowerStream area, are estimated to provide a total capacity of approximately 5.1 MW. As such, these known generation projects will not significantly contribute additional capacity to the system.

Comparison of Existing Capacity versus Forecasted Load Growth

The total existing and planned capacity for the system servicing the Town of Markham, Town of Richmond Hill and the City of Vaughan is 1,591 MW (refer to Table 1.1). Based on current forecast growth for the system, existing and planned facilities will be at their planned loading limit and new facilities will be required to maintain reliability and meet predicted demand in the summer of 2009, when a peak load of 1,560 MW (refer to Table 1.2) is forecast. The small difference between existing capacity and forecasted load

1,9571,8921,8291,7681,7091,6511,5961,5601,5251,4761,481

20162015201420132012201120102009200820072006

(actual)Year

Forecasted Coincident Peak Demand Growth (MW)

1,9571,8921,8291,7681,7091,6511,5961,5601,5251,4761,481

20162015201420132012201120102009200820072006

(actual)Year

Forecasted Coincident Peak Demand Growth (MW)


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growth poses difficulty in maintaining a reliable supply for consumer demand in summer 2009, and therefore a new transformer station is required.

Figure 1.2 indicates where the future load growth is anticipated within the municipalities of Markham, Richmond Hill and Vaughan, based on land use designations in Municipal Official Plans, as well as an estimate of electrical loads in each major proposed urban development area once they are fully developed. There is considerable growth anticipated in the west and central areas of the Town Markham with development also occurring in the east part of the Town of Richmond Hill.

The assessment of load growth by area, coupled with the available capacity by geographical area, suggests that a new transformer station should provide 150 MW of new capacity to the system, and that this new capacity to meet demand should ideally be located within the Town of Markham.


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Figure 1.2: Future Load Growth Based On Development


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1.2 Purpose for the Undertaking

The purpose of the undertaking is to ensure a reliable supply of power to PowerStream customers in the Town of Markham, Town of Richmond Hill and the City of Vaughan. The average forecast load growth for these areas, serviced by PowerStream is 3.2% per year for the next 10 years. As previously noted, existing capacity in the system will be unable to reliably meet the forecasted summer peak demand for electricity in 2009.

A new transformer station is required in the Town of Markham which will provide 150 MW of new capacity and 12 feeder positions. Both the need for additional capacity and the lack of diversity in supply sources, presents a significant risk to customers in the Town of Markham, Richmond Hill and City of Vaughan.

1.3 Project Description

The project involves the construction and operation of a new 150 MW, 230 kV transformer station (Markham TS #4) to be located north of Highway 407 and west of Rodick Road in the Town of Markham, 300 m west of the existing Hydro One 230 kV transmission corridor that runs between the Parkway Transformer Station (TS) and Buttonville Transformer Station (TS). An overhead 230 kV connection (tap) line from the existing transmission line to the Markham TS #4 site, supported by two 45 m tall towers would be required. A location plan showing the proposed site for the Markham TS #4 and associated connection line from the existing transmission line is presented in Figure 1.3. The total area to accommodate the Markham TS #4 is approximately 1 hectare (2.5 acres). Access to the station would require that an access road be constructed from Addiscott Court to the TS site.


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Figure 1.3: Location Plan for Station


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The station would be supplied by the aforementioned existing Hydro One 230 kV high voltage transmission line and would step-down electricity from Hydro One’s transmission system to lower voltages (28kV), so that it can be distributed through PowerStream’s electrical system to consumers. The major station equipment consists of:

• Two power transformers;

• indoor switchgear line-up (i.e., breakers, bus configuration, etc.); and

• underground feeder egress and associated equipment.

The station will supply electricity to the local distribution network of PowerStream.

A total of 12 distribution circuits will exit the station to serve PowerStream customers in the Town of Markham, Town of Richmond Hill and City of Vaughan.

Figure 1.4 shows a conceptual layout of the proposed transformer station. Figure 1.5 is a photograph of a typical 230/28 kV station to the one currently proposed by PowerStream.


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Figure 1.4 Conceptual Layout of Station


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Figure 1.5 Photograph of Typical 230/28 kV Transfor mer Station

The role of a transformer station within the electric power system can be explained as follows. Energy is produced at nuclear, fossil, hydroelectric and wind generation facilities, situated around the province by Ontario Power Generation (OPG) and others. Hydro One’s transmission network transmits the energy throughout the Province at the high voltages possible (e.g., 500 kV, 230 kV and 115 kV) for maximum efficiency. Transformer stations then step down voltages to distribution voltages that locally transport the power to either distribution stations, or to pole mounted small transformers, or pad mounted transformers and then directly to homes and businesses.

Dependent on the successful completion of the approval process, construction for the station is expected to commence in the Fall/Winter 2008 and be complete by the December 2009.

The station transformers will be equipped with spill containment systems designed to prevent the loss of transformer insulating oil from entering the surrounding environment. The only source of discharge will be the station’s surface drainage system which is designed to prevent rainwater or snowmelt from accumulating within the station property. The containment/stormwater management systems are subject to approval from the Town of Markham as part of the Site Plan Approval process under the Planning Act. The application will describe not only the proposed facilities but emergency preparedness and response plans.

There will be no air emissions associated with station operations. Noise levels will meet Environmental Protection Act requirements and station design is subject to a Certificate of Approval for Noise. There are many available measures to control station noise (e.g. transformer design, noise enclosure, noise barriers etc), if deemed required.


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The site will also be landscaped to minimize visual effects. A detailed landscape plan will be developed during the detail design phase of the station in close consultation with Town Markham staff. A chain link fence will be installed on the station property line for public safety and station security. The station will be operated remotely, with periodic maintenance and operation activities.

1.4 Approval Process

1.4.1 Environmental Assessment Act Approval

This report has been prepared in conformance with the Class EA for Minor Transmission Facilities (Ontario Hydro, 1992), which was approved under the Environmental Assessment Act (Order-in-Council No.1173/92 dated April 23, 1992). The Class EA defines an environmental planning process which meets all requirements of the Environmental Assessment Act. It also includes procedures for final notification of a recommended undertaking (i.e., TS), an associated review period and filing of the Environmental Study Report (ESR) with the Ministry of the Environment (MOE). The Class EA document also defines the specific types of transmission facilities which fall within the Class definition. The Class EA process is consistent with the Category B screening level environmental assessment planning process described in the MOE (2001) “Guide to Environmental Assessment Requirements for Electricity Projects” (2001). As a result, projects subject to the Class EA, such as the proposed transformer station, are consistent with assessment process outlined in the MOE guidelines for Category B projects.

Class EA projects include:

• 115 kV transmission lines greater than 2 km in length;

• transmission facilities greater than 115 kV and less than 500 kV (generally 230 kV) which are greater than 2 km and less than 50 km in length;

• 115 kV, 230 kV or 500 kV transformer and/or distributions stations; and

• telecommunication towers.

Transmission/distribution facilities that exceed the above criteria fall outside of the Class EA definition and are automatically categorized as individual Environmental Assessments (i.e. Category C). Distribution/transformer facilities (i.e. less than 115 kV) falling below the above thresholds are not subject to Environmental Assessment Act requirements (i.e. Category A).

The Class EA process is an effective way of ensuring that minor transmission projects that have a predictable range of effects are planned and carried out in a manner which is environmentally acceptable. The Class EA process can also confirm that there are substantive issues or effects which may require the status to be changed to that of an individual EA (i.e., termed a “bump-up”).

Upon arriving at a recommended project, PowerStream must issue a final notification to federal, provincial and local/regional agencies which have indicated a continuing interest in


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the project and the directly affected and interested public. The review period is thirty (30) days. If there are no concerns expressed during the 30-day review period, the project is considered to be acceptable and a final ESR is filed with the MOE for information purposes. Concerns raised during the study are noted in the ESR along with how they were addressed.

In the event that there are concerns expressed prior to and during the 30-day review period, PowerStream will attempt to resolve the remaining concerns to bring closure to the EA process. If PowerStream cannot resolve the environmental concerns raised during the study, the objector(s) may request bump-up to an individual EA. If PowerStream considers this request to be inappropriate, then the written objection along with the PowerStream response and a draft ESR will be forwarded to the Director of the MOE Environmental Assessment and Approvals Branch (EAAB) for a decision as to whether or not the project requires an individual EA. If the request is denied, there is an opportunity to appeal to the Minister of the Environment.

1.4.2 Other Permits, Licenses and Approvals

Following EA Act approval, there are typically a series of necessary permits, licenses and approvals required by Federal and Provincial Legislation. PowerStream would also apply to the Town of Markham to obtain municipal Site Plan Approval for the new transformer station. Some of the potential permits, licenses and approvals for the station include:

• Certificate of Approval under the Environmental Protection Act for noise levels;

• Potential Certificate of Approval under the Ontario Water Resources Act for site drainage works;

• Building and Land Use Permit under the Provincial Highway Transportation Improvement Act from the Ministry of Transportation; and

• Potential permit under Regulation 166/06 - Development, Interference with Wetlands, Alterations to Shorelines and Watercourses, under the Conservation Authorities Act from the Toronto and Region Conservation Authority (TRCA) for the connection line, and associated tower structures, from the existing 230 kV transmission line to the transformer station that is routed through a Regulated Area. This permit would be obtained by Hydro One as they would be the proponent (owner and operator) of the connection line. The requirement for a permit from TRCA is to be confirmed in the detail design phase by Hydro One.

It should be noted that approval is not required to locate or replace distribution facilities along public streets and highways. The Electricity Act, section 41(1), states that “A transmitter or distributor may, over, under or on any public street or highway construct or install such structures, equipment and other facilities as it considers necessary for the purpose of its transmission or distribution system including poles and lines.” (1998, C15, Schedule. A, s. 41(1)). As such, distribution poles and lines associated with the proposed station are not subject to approval.

Similarly, the Electricity Projects Regulation (O. Reg. 116-01) under the EA Act also indicates that there are no EA requirements for transmission lines (i.e. 230 kV tap line to


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the transformer station), where the lines are greater than 115 kV and less than 500 kV, less than 2 km in length and are not associated with Category B generation project.

Submission of a landscaping plan and stormwater management plan are common components of the Site Plan Approval process. These plans are developed in cooperation with municipal (i.e., Town of Markham) technical and administrative staff.


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2.0 CLASS EA PROCESS

2.1 Study Area Definition

As part of the EA process for the proposed Markham Transformer Station #4 a study area was defined. The study area boundaries were selected based on the following criteria:

• central/close to load growth areas (Markham and Richmond Hill), which reduces distribution line costs and lines losses, and improves reliability.

• close to existing transmission line (230 kV) corridors (right-of-way) with capacity to supply power source to minimize requirements to build new transmission lines, towers and conductors (i.e., implicitly minimize the footprint of the new facility).

Existing transmission lines owned and operated by Hydro One represent potential opportunities where the system could be tapped to provide supply to a new station. Figure 2.1 shows the existing transmission line corridors located within the PowerStream service area. These include:

Segment A: Starts from the Woodbridge Transformer Station (TS) to the Kleinburg TS in the City of Vaughan.

Segment B: Starts near the Woodbridge TS in the City Vaughan running in a northeast direction towards the Armitage TS in the Town of Aurora, which is outside PowerStream service territory.

Segment C: Starts at the Woodbridge TS (Vaughan) and continues west to the Parkway TS located in the Town of Markham.

Segment D: Starts at the Parkway TS and runs east beyond the service territory into the City of Toronto.

Segment E: Starts from the Parkway TS to the Buttonville TS in the Town of Markham.

Segment F: Starts from the Parkway TS and runs south beyond the service territory into the City of Toronto.


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Figure 2.1: Transmission Lines for Potential Conne ction


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An assessment of the existing transmission lines for their potential capacity to supply a new station was undertaken. From this evaluation it was concluded that:

• Segment A and B transmission lines do not have sufficient capacity to supply a new transformer station.

• Segment C transmission line has capacity for a new station. However, due to the current load on the line (near 500 MW threshold), Hydro one would need to install devices to sectionalize the line in order to keep load on the line below the threshold limit to address potential safety and reliability concerns.

• Segments D, E and F have sufficient capacity for a new station.

At this time, Hydro One has no immediate plans for extension or expansion of its transmission line system in PowerStream’s service area.

Based on the criteria for selecting the study area boundaries for this Class EA, a project study area was identified. The study area is presented in Figure 2.2.


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Figure 2.2: Study Area


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The study area is located in the Town of Markham, within the Regional Municipality of York, and is bounded by Leslie Street to the west, 9th Line to the east, Highway 7 to the north and the existing 230 kV Hydro One transmission line (Segment D) to the south. The study area includes all the Hydro One transmission lines (Segments C, D, E and F) that have sufficient capacity to supply a new station.

2.2 Consultation with Public, Government Agencies a nd Other Stakeholders

The project was formally announced to the public in a Notice of Study Commencement and Public Information Centre #1 (“Notice’) advertised in regional and local papers on June 12 and June 14, 2007, respectively. This Notice, along with an introductory covering letter regarding the proposed transformer station, was also sent at the same time to federal, provincial, municipal/regional agencies and other stakeholders.

Public Information Centre #1 for the project was held on June 25, 2007. This purpose of this session was to provided information on the project, including need/justification and study area; site selection criteria for the transformer station; and to outline the next steps in the project planning and approvals process.

A second Public Information Centre (PIC #2) for the study was held on July 9, 2008 and again on August 13, 2008. The Notice for PIC# 2 was advertised in the same regional and local papers, as identified for PIC# 1, and was also sent to federal, provincial, municipal and other stakeholders (e.g. select First Nations, attendees from PIC #1, adjacent property owners). The purpose of PIC# 2 was to provide interested parties with an opportunity to review and learn more about the site selection results, leading to the preferred site location recommended by the Project Team; project description, potential environmental effects, proposed mitigation and next steps in the approval process.

Prior to holding formal public information centre’s on the project, briefings were held with Town of Markham administrative and technical staff to be proactive in addressing any concerns and presentations were given to the Town of Markham Development Services Committee (subcommittee of Council) to provide updates on the study and seek their endorsement of the preferred site.

As part of the site selection process, between PIC # 1 and PIC #2, the Project Team members also conducted several meetings with various agencies such as, the Ministry of Transportation, Toronto and Region Conservation Authority and Ministry of Energy and exchanged correspondence with numerous agencies to obtain their input and/or information, and with members of the community to address their concerns raised at the PICs.

Comments and/or concerns from the public, agencies and other stakeholders were welcome throughout the consultation process for the project.

Further details with respect to the consultation undertaken for the project are presented in Section 7 and Appendix A of this report.

2.3 Inventory of Existing Environment

Information was collected for the following environmental factors:


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• Biological Resources, wildlife and wildlife habitat as well as vegetation;

• Forestry Resources, including natural and planted;

• Agricultural Resources, including current usage;

• Aggregate Resources;

• Recreational Resources, including built features;

• Heritage Resources, including a Built Heritage and Cultural Landscape Assessment;

• Archaeological resources, including a Stage 1 Archaeological Assessment;

• Appearance of the Landscape; and

• Human Settlement, including patterns and sensitivities.

Information was obtained from existing primary and secondary sources. Sources included Toronto and Region Conservation Authority, Town of Markham and Ministry of Natural Resources. Existing background information sources were augmented by field reconnaissance visits to obtain a contextual understanding of the study area, including its constraints and opportunities. Candidate sites for the proposed transformer station were examined in detail, with specific field investigations undertaken related to natural, socio-economic and cultural/heritage resources.

A description of existing key environmental features in the study area is detailed in Section 3. More specific environmental conditions at each of the candidate sites for the transformer station are described in Section 4.

2.4 Identification and Evaluation of Alternatives

The primary alternative considered was the potential site locations for the proposed Markham Transformer Station #4. The stages in this process included:

• Definition of Study Area and identification of site selection criteria;

• Consultation (1st Round) with area residents, municipal, provincial, federal agencies and other stakeholders on study area and site selection criteria; and

• Evaluation of candidate sites and final consultation on the site selection results and suggested recommend site for development of the proposed station.

Details of the site section process and results are described in Section 4. This section presents the evaluation/comparison of candidate sites for Markham TS #4, including the relative advantages and disadvantages of sites and the rationale for the selection of the preferred site. A set of technical, environmental and socio-economic factors, along with the consideration of community and government agencies comments, were used by the Project Team to select the preferred site.


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Feedback on the preferred site was obtained from the community and government agencies through meetings, correspondence and Public Information Centre sessions held on July 9 and August 13, 2008. Reference should be made to Section 7 (Public and Government Consultation) and Appendix A for further details.

To date no significant concerns have been expressed about the preferred site selected for the station relative to the other candidate sites considered. Public concerns to date were only received during PIC#1 and were largely focused on the community’s perceived health effects (electromagnetic field, ground currents, etc.) with respect to any new transmission/distribution lines associated with the proposed transformer station and in general terms with respect to existing high voltage lines.


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3.0 EXISTING ENVIRONMENTAL FEATURES The following provides a description of general environmental features in the study area. Section 4 provides a detailed description of environmental conditions for each of the candidate sites under consideration in this EA.

3.1 Environmental Features

3.1.1 Terrestrial Features

The terrestrial natural system in the study area is comprised of forests, meadows, wetlands and successional lands that provide habitat for wildlife, birds and plants. The quantity, quality and distribution of these natural areas have been significantly impacted by rural/urban development and agriculture activities, resulting in loss of species and habitat fragmentation. Most of the remaining natural areas in the study area are located within remnant valley and stream corridors associated with the Rouge River watershed, such as the Rouge Park and Milne Park. However, isolated habitat fragments, such as meadows and small forests, are evident both in urban and agricultural areas.

Vegetation Community and Species

The study area lies in transitional zone between two broad floristic regions: the Great Lakes - St. Lawrence Mixed Forest Zone (GLSLZ) and the Carolinian Forest Zone (CFZ). Of the two regions the GLSLZ covers most of the study area. The dominant tree species in this zone include sugar maple, white ash, American beech, white pine and eastern hemlock. Although there are no well developed Carolinian Forest communities in the study area, the Rouge Park supports several Carolinian species such as sycamore and climbing poison, particularly on warmer southern-facing valley slopes in the Rouge River watershed. The study area also includes many non-native tree species introduced through human activities, such as urban landscaping. Invasive non-native plant species are also present, particularly in forest and wetland areas, including such species as Dog-strangling vine, Garlic mustard, Purple loosestrife and Common reed canary grass.

In addition to the above floristic region classifications, two broad physiographic regions: Peel Plain and South Slope are located in the study area. These regions reflect a complex interaction of geology, climate and topography that control the character of the vegetation communities and terrestrial habitats that have formed on the landscape. The Peel Plain region is characterized by land that is mostly flat or gently undulating, with the exception of the streams and valleys in the study area. The natural habitats on the South Slope region are highly fragmented upland patches of forest intermixed with urban and agriculture land uses.

No Provincially Significant Wetlands, Environmental Significant Areas (ESA’s) or Areas of Natural or Scientific Interest (ANSI) are located in the study area. The wetland at Milne Pond, located within the study area, is considered locally significant, where vegetation communities are characteristic of a boreal forest with such species as black spruce, tamarack and balsam fir that only occur on the Oak Ridges Moraine in the Greater Toronto Area.

No rare, endangered or threatened vegetation or wildlife species, as defined by Committee on the Status of Endangered Wildlife in Canada or the Committee on the Status of Species at Risk in Ontario, are known to be present in the study area. A regionally rare


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plant (e.g., one flower cancer root) has been recorded in the Rouge River Watershed (March 2002, TRCA) and, as such, may be present in the study area.

Wildlife present in the study area is typical to those species generally found in Southern Ontario, including such species as grey squirrel, white tailed deer, racoon, eastern chipmunk, beaver, muskrat and numerous species of amphibians, reptiles and birds.

3.1.2 Aquatic Features

The majority of the project study area is located in the Rouge River watershed, with the exception of a small area just west of Highway 404 that is in the Don River watershed. The Rouge River drains area of 336 km2 from its headwater in the Oak Ridges Moraine to it mouth at Lake Ontario. The main subwatersheds to the main Rouge River are Beaver Creek and Little Rouge River. In the study area, river and streams are located in the middle reaches of the Rouge River watershed and primarily support warmwater and coolwater fish habitat. In comparison to upper reaches, stream and fish habitat degradation is of greater concern in the middle and lower reaches of the watershed.

Existing aquatic conditions and issues in the Rouge River are reported in “Rouge River State of the Watershed Report” (TRCA, 2007). This report identifies most of the study area, from Warden Avenue to Markham Road as being within Fisheries Management Zone (FMZ) 5 (Toogood Pond to Milne Reservoir). A Fish Management Zone is a geographical area that has relatively the same hydrogeological characteristics and ecological functions, and supports a characteristic fish community. The fish community present in FMZ 5 is largely warmwater and is comprised of many generalist species such as blacknose dace, brook stickleback, bluntnose minnow, carp, creek chub and fathead minnow.

The Rouge River in east part of the study area between Markham Road to 9th Line is within Fisheries Management Zone 8. This section of the main Rouge River is warmwater habitat with a progression towards habitat degradation in the downstream portions of the river coincident with urban intensification. The target species for the main branch are sensitive warmwater species such as rainbow darter, brassy minnow, hornyhead chub and rosyface shiner. The main branch is free from instream barriers to fish passage up to Highway 7 and is a well utilized migratory corridor for lake-run fish species (Oncorhynchus tshawytscha, Chinook Salmon).

The west section of the study area between Warden Avenue and Highway 404 includes the main branch of Beaver Creek and Rouge River, plus tributaries of these watercourses, and is in Fisheries Management Zone 10 (Rouge River State of the Watershed Report, TRCA). This zone is considered to support a variety of the warmwater species that are tolerant of a wide spectrum of habitat and water quality conditions. Typical warmwater species found in this management zone include: creek chub, fathead minnow, blacknose dace, brook stickleback, carp and common shiner. The one exception is the presence Redside dace (Clinostomus elongates), a cool water species that is found in the Rouge River main branch, between Warden Avenue and Highway 7. This section of the Rouge River is managed as Redside dace recovery habitat. Reside dace is designated as nationally “Endangered” by the Committee on the Status of Endangered Wildlife in Canada (COSEWIC), and provincially “Threatened” by the Committee on the Status of Species at Risk in Ontario (COSSARO). Redside dace status under the federal Species at Risk Act (SARA) is considered of “Special Concern” (Schedule 3) and is classified as “Threatened” under the provincial Endangered Species Act (2007). No other rare, threatened or


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endangered aquatic species as listed by COSEWIC or COSSARO are reported to occur in the study area.

The types and abundance of benthic invertebrate species in a stream are considered indicators of surface water quality conditions and overall stream health. Benthic communities sampled (TRCA) in the middle section of the Rouge River and Don River watersheds, within the study area, suggest issues of organic pollution and nutrients, which are reflective of fair to poor water quality.

3.2 Socio-economic Features

3.2.1 Land Use Land use in the study area (Town of Markham) is primarily comprised of commercial, industrial, residential, open space/hazard lands and major rail/transportation/utility corridors (i.e. GO Transit, CN Rail, CP Rail, Highway 407, Hydro One transmission line). Much of the land in the study area is best described as urban with active development occurring.

The Town of Markham Official Plan (OP) contains policies regarding land use planning and development control that establishes a framework for growth management. The OP has established a pattern and policies for land uses in the study area as it relates to permitted or restricted uses. Land use designations in the study area are shown in Figure 3.1. Development and land use for the study area is guided by the general policies (Urban Policy Area) as specified in the OP for the “Rouge North Management Area” in the Town of Markham. The objective with respect to land use in this area is to ensure protection of the ecological integrity and cultural heritage features within “Rouge Park North” through innovative planning, management and land use.


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Figure 3.1: Town of Markham Land Use


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The OP (revised 1987) has also identified and established a number of Planning Districts within the Town. These Districts correspond to either existing “communities” in the Town, to Secondary Plan areas or have a community of interest or common character. General and site specific development polices have been developed for the various Districts. The following Planning Districts are located in the study area:

• Rodick Road Planning District

• Parkway Belt West Planning District

• North Don MiIls Industrial Planning District

• Brown’s Corner Planning District

• Risbrough Planning District

• Armadale Planning District

• Rouge Northeast Planning District

• Central Area Planning District

• South Unionville Planning District

The majority of the study area is located in the Parkway Belt West Planning District and Parkway Belt West land use zoning designation. The lands comprised in these district/zoning designations are subject to the policies and guidelines of the Parkway Belt West Plan (see below for details)

Provincial Policy Framework

Parkway Belt West

Much of the study area is within the Parkway Belt West (PBW), a development planning area established by the Province under the Parkway Belt Planning and Development Act. Under this Act, the province created planning regulations which restrict the use of land within the Parkway Belt West and adopted the Parkway Belt West Plan (PBWP) in 1978, which outlines uses permitted within the Parkway Belt West. The PBW was created for the purposes of creating a multi-purpose utility corridor, urban separator and linked open space system in the Greater Toronto Area. The area covered by the Plan was divided into two general land use categories, the Public Use Area and the Complementary Use Area. Public Use Areas are defined as presently used, or to be predominantly used in the future, for public uses. The Public Use Area consists of areas designated as: Public Open Space and Buffer Area, Utility, Electric Power Facility, Road and Inter-Urban Transit. Complementary Use Area include such areas as agricultural and recreational.

Notable land uses within the PBWP, within the study area, include Highway 407, Hydro One transmission corridors and a future planned transitway corridor (i.e., bus route with conversion to light rail) being proposed by the Ministry of Transportation. The future development of lands within Parkway Belt West designation is governed by the PBWP, which supersedes the Town’s Official Plan policies. The proposed Markham Transformer Station #4 by PowerStream is considered a permitted land use in the PBWP.


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Oak Ridges Moraine and Greenbelt Area

The study area is entirely outside the boundaries of the Oak Ridges Moraine, a geological feature to the north and therefore is not subject to the Oak Ridges Moraine Plan (Regulation under the Oak Ridges Moraine Conservation Act, 2001), which provides guidance for all land use planning and development on the Moraine. Additionally, the study area is outside the Greenbelt Area, as defined by Ontario Regulation 59/05 which is governed by the Greenbelt Plan, which identifies where urbanization should not occur in order to provide protection of agricultural land and ecological features.

Federal Regulations

Lands in the west and central parts of the study area, surrounding the Buttonville Airport, are subject to Federal Airport Zoning Regulations, established under Aeronautics Act (1998). These regulations restrict the introduction of certain land uses and establish limits on building height. Applicants for development approval are required to demonstrate compliance with the regulations.

3.2.2 Agriculture

Soils in the study area consist of medium textures sandy glacial till overlying medium clay till. Surface drainage is generally poor to fair, owing to the flat or gentle slopes in the area. Soil capability in the study area for agricultural production is generally good (CLI - Class 1 designation).

There are number of small isolated lands in the study area (e.g. west of Markham Road and west of Ressor Road, to the south of Highway 407) that are actively farmed, with production of vegetable cash crops (i.e., corn, soya bean, etc.). It is also evident that much of the lands near the existing Hydro One transmission corridor from Warden Avenue to Markham Road were previously farmed, but these lands have reverted to old field and open space passive recreational uses.

3.2.3 Socio-economic Conditions

The study area in the Town of Markham is mostly urbanized with commercial, industrial and residential land uses. The Town of Markham is one of the fastest growing municipalities in Ontario, home to 285,000 people covering 212 km2 of land. More than 400 companies are headquartered in Markham due a well defined transportation and communication network, high quality facilities, a diverse and highly educated labour force and pro-business environment. With more than 900 high-technology and 100 life sciences companies, Markham is considered one of Canada's leading information technology centres.

New commercial, industrial residential developments are on-going in the study area. One notable commercial and residential planned community is Markham Centre located to the north of Highway 407 and east and west of Warden Avenue. The proposed Markham Centre will encompass over 396 hectares for development and is expected to house some


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25,000 residents and provide employment for 17,000 jobs within an advanced transportation and communication network, already serving many large corporations.

Key regional transportation facilities exist in the study area, including Highway 407, GO Transit commuter services and York Region Transit/VIVA. Currently, in part of the study area, the Ministry of Transportation is undertaking a Route Planning and Preliminary Design Study for development of the Highway 407 Transitway (a busway with potential conversion to light-rail-transit) within the designated Parkway Belt West Plan area.

3.3 Resources Uses

Beyond the very limited agricultural activity, there are no aggregate, forestry or mineral resource extraction operations in the study area.

3.4 Recreational Resources

The study area offers many passive and active recreational opportunities to local residents of the Town of Markham and visitors from outside the community. Formal recreational land uses in the study area include golf courses (i.e. Parkview Golf Course, Cresthaven Golf Course and Unionville Fairways Golf Course) and Town of Markham community centers, arenas and parks (e.g. Milne Park and the provincial designated Rouge Park). The Rouge Park offers numerous recreational opportunities, such as angling, camping and nature trails. Town recreational facilities also offer a multitude of activities such as swimming, skating, baseball, soccer, etc. The study area also includes many informal and formal tails/paths in natural valley features (e.g., Rouge River and Beaver Creek), and other public open space lands (Town of Markham public parks) that are ideal for hiking, jogging and cycling.

In response to the growing popularity of cycling both as a recreational activity and a mode of transportation for short distance trips, the Town of Markham has developed a Cycling Master Plan. The Plan recommends a strategy for addressing cycling in Markham for the next 15 years and beyond. It presents a Town-wide approach to serving and fostering cycling in Markham, and lays out a plan to follow toward achieving the goal of providing an integrated cycling network that is a key component of the local transportation and recreational system. A number of proposed cycling paths identified in the Master Plan are located within the study area.

3.5 Archaeological and Cultural Heritage Resources

A Stage 1 Archaeological Assessment conducted by Archaeological Services Inc. (ASI) was undertaken for the study in accordance with the Ministry of Culture’s archaeological assessment technical guidelines (2006). Background research was completed to identify any archaeological sites at, or near, the four (4) potential candidate sites for the transformer station that were identified and assessed as part of the Class EA (refer to Section 4 for additional details ).

According to the Ontario Archaeological Sites Database (OASD), maintained by the Ministry of Culture, there are seven (7) registered archaeological sites within 2 km of


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Candidate Sites 1, 2 and 3 and six (6) archaeological sites within 2 km of candidate site 4. The sites include Aboriginal isolated finds, a village, campsites, ossuaries/burials and Euro-Canadian homesteads.

Result of the Built Heritage and Cultural Landscape Assessment (ASI, 2008) for the study concluded there are no built heritage features or cultural heritage landscapes (cultural heritage resources) located at, or immediately near, the four (4) potential candidate sites for the transformer station.

Additional details of the archaeological and built heritage/cultural landscape assessments undertaken for the study are provided in Appendix B.


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4.0 SITE SELECTION

4.1 Site Selection Criteria

As noted in Section 2, the study area is bounded generally by Leslie Street to the west, 9th Line to the east, Highway 7 to the north and the existing 230 kV Hydro One transmission line to the south (refer to Figure 2.2). Areas of initial interest included those properties in the study area that are in close proximity to the existing transmission lines (230 kV) which have capacity to supply power and are central to the anticipated load growth areas (e.g. Markham and Richmond Hill) within the PowerStream service area.

The selection of potential candidate sites in the study area for the proposed Markham Transformer Station (TS) # 4 was undertaken by Project Team and was guided by the following criteria:

1. Lands designated for residential use are to be avoided.

2. Sites not in close proximity to residences, schools, churches and other noise sensitive facilities are preferred.

3. Areas designated as Environmentally Significant Areas (ESAs), Areas of Scientific or Natural Interest (ANSI), Wetlands or Floodplain will be avoided.

4. High quality agricultural land in production should be avoided.

5. Compatibility of site with adjacent land use (i.e., commercial / industrial).

6. Sites with high aggregate potential should be avoided.

7. Existing transformer station sites where PowerStream is unable to be the owner and operator of a planned expansion (i.e., Hydro One sites) should be avoided.

8. Sites with sufficient soil overburden and soil conditions suitable for the TS foundation and grounding.

9. Sites with no apparent surface drainage constraints.

10. Sites which require minimal grading and site preparation costs.

11. Sites with good road access.

12. Sites with sufficient area (approximately 1 hectare) to accommodate both the facility and landscaping (to maximize visual screening).

Feedback on the study area boundaries and site selection criteria for the proposed TS was sought from agencies, Town of Markham (e.g. Development Services Committee) and public through meetings, correspondence and Public Information Centre #1 held on June 25, 2007.

4.2 Sites of Interest Considered Unsuitable

In addition to the four (4) candidate sites for the TS (refer to section 4.3), five (5) other properties of interest were investigated as part of the site selection process. However,


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these properties were considered unsuitable as they did not meet the above site selection criteria. As such, these sites were not carried forward for further assessment and analysis in the study. The sites investigated and determined to be unsuitable by the Project Team are shown in Figure 4.1. These sites and the rationale for their exclusion are as follows:


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Figure 4.1: Sites of Interest Considered Unsuitable


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1. Leslie Street and Highway 407. This site is located in the southwest quadrant of the Leslie Street/Highway 407Interchange and is owned by the Province.

a. To close (within 150 m) to surrounding residences and school (St. Roberts Catholic School) – Poor compatibility with nearby land uses.

b. Lands are not available, as the Ministry of Transportation (MTO) is proposing a future transit route, terminal and parking facility on the lands. Considered in conflict with proposed future land use.

c. Floodplain/Hazard lands and watercourse are present on the site and are considered significant constraints to future development.

2. Buttonville Transformer Station. This site has an existing transformer station that is owned and operated by Hydro One and is located on the east side of Rodick Road, between 16th Avenue and Hollingham Road.

a. PowerStream would be unable to be the owner and operator of a planned expansion at this site.

b. Hydro One is not interested in disposing of any surplus lands on the property at this time.

c. A proposed expansion of the existing facility would be in close proximity to residential area (potential public concerns with noise, aesthetics).

3. Rodick Road and Highway 407. This site is located in the southeast quadrant of Highway 407 and Rodick Road, immediately abutting the highway and is owned by Magna International.

a. The proposed future transitway (busway, light rail) by MTO may require the subject lands, pending the outcome of the current MTO Transitway Route Planning and Preliminary Design Study (end of 2009).

b. Access to property is considered poor and costly as a bridge underpass crossing over transitway would be required to access the property.

4. Rodick Road and Miller Avenue. This site is located on the east side of Rodick Road just north of Miller Avenue and is owned by Hydro One.

a. Hydro One is not interested in the sale or lease of the property, as they have future development plans for the site (i.e., potential transmission facility).

5. 9th Line and 14th Avenue. This property is located on the west side of 9th Line, between 14th Avenue and the CN Rail line and is currently part of the Remington Golf Country Club lands which are leased from Hydro One.

a. Property is considered incompatible with existing residential and recreational (golf course) land uses.

b. Proposed transformer station is not a permitted use on the property under its current zoning (Commercial-Recreational).

c. Site is in close proximity (approximately 80 m) to existing and future residences along east and west sides of 9th Line.


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d. Preliminary discussions suggest Hydro One is not interested in disposing of the subject property.

e. Part of property is partially within flood plain (Hazard Lands) of the Rouge River and therefore may be unsuitable for development.

4.3 Candidate Sites

Based on the site selection criteria in Section 4.1, four (4) properties were identified in the Town of Markham. Sites 1 to 3 are shown in Figure 4.2 and Site 4 is shown on Figure 4.3. In general, the subject sites are immediately adjacent to existing 230 kV transmission lines and were chosen to avoid creation of a new transmission right-of-way, including towers and conductors. Environmental information was collected for eight (8) environmental factors at each of the four (4) sites. These factors included:

• Biological/Natural Heritage Resources, including aquatic, vegetation and wildlife;

• Forestry Resources, including natural and planted;

• Agricultural Resources;

• Mineral Resources;

• Recreational Resources, including built features;

• Cultural Heritage Resources, including Archaeological and Built Heritage and Cultural Landscape;

• Appearance of the Landscape; and

• Human Settlement, including patterns and sensitivities.


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Figure 4.2: Candidate Sites 1, 2 and 3


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SITES 1, 2 & 3

Site 1

Site 2

Site 3


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Figure 4.3: Candidate Site 4


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A description of existing conditions at these sites is as follows:

Site 1 – This site owned by Landport Development Limited. It is located at 801 Rodick Road in the southeast corner of the intersection of Rodick Road and Yorktech Drive in the Town of Markham. The site is located immediately west of the Hydro One 230 kV Parkway to Buttonville to transmission line (refer to Figure 2.1, Segment E). An overhead 230 KV transmission line (tap line), approximately 80 m in length is required for connection of the Hydro One line to the site.

An estimated 20.6 Km of local overhead distribution feeder lines and 1.5 Km of underground distribution feeder lines are required for integration of the TS into the overall PowerStream distribution system. Figure 4.4 shows the preliminary overhead distribution lines required to be routed along the existing roadway corridors of Rodick Road, Miller Avenue, Woodbine Avenue and Highway 7, abutting primarily commercial/industrial land use.

The Town of Markham Official Plan (OP) designates the lands at Site 1 as “Industrial” and the property is currently subject to a zoning bylaw 2002-268, which restricts the use of these lands to parking uses only. The lands are also subject to the policies under Section 2.10 of the Town’s OP regarding “Former Waste Disposal Sites” and their potential influence areas. The lands are currently being used as a commercial parking/storage facility (Zoom Zoom Parking).

Surrounding land uses include existing commercial, industrial, open space and hazard lands (floodplain) associated with Beaver Creek to the south of the property, which is part of the Rouge River system. The property is surrounded by an earth berm that is approximately 5 to 8 m in height. The berm and the grades on the site have been created through historic fill placement. Access to the site is from Rodick Road and the site is generally flat.

No vegetation or wildlife habitat is present on the site, with the exception of the berm where an old field meadow, containing both native and introduced invasive species of grasses (e.g., brome grass, timothy, barnyard grass, and Kentucky blue grass) and herbaceous plants is providing limited habitat for birds and wildlife. A detail description of existing terrestrial features at the site is presented in Appendix C.

No watercourses are present at the property. The nearest watercourse is Beaver Creek, located approximately 100 m from the south property boundary of the site. Beaver Creek is considered to support fish habitat, with an assemblage of warmwater fish species that are tolerant of a wide spectrum of habitat and water quality conditions.

Results of the Stage 1 Archaeological Assessment (ASI, 2008) concluded that due to previous land disturbances (grading, pavement) Site 1 has no archaeological potential. Additionally, the Built Heritage and Cultural Landscape Assessment (ASI, 2008) found no built heritage features or cultural heritage landscapes are located at the site. Additional details of the archaeological and built heritage/cultural landscape assessments are provided in Appendix B.

No agricultural, forestry or aggregate/mineral resources are present at the site.


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Figure 4.4: Site 1 Feeder Distribution Lines


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Site 2 - This site is owned by Ontario 1127713 Inc. It is located in the southwest area of Rodick Road and Yorktech Drive, fronting on the west side of Rodick Road across from Site 1. The site is located approximately 300 m west of the Hydro One 230 kV Parkway to Buttonville transmission line. An overhead transmission line (tap line), supported by three steel towers (45 m in height), is required to connect the Hydro One line to the station and would span the floodplain lands of Beaver Creek. One of the towers would need to be located in the floodplain of Beaver Creek.

The estimated length and routes of local overhead distribution feeder lines and underground distribution feeder required for integration of the TS at Site 2 is same as Site 1. Figure 4.5 shows the preliminary routing of overhead distribution lines required along existing road corridors for Site 2.

The Town of Markham Official Plan (OP) designates the subject property as “Industrial” and “Hazard Lands”. Similar to Site 1, the land is also subject to the policies, under Section 2.10 of Town’s OP, regarding “Former Waste Disposal Sites” and their potential influence areas. Surrounding land use includes commercial, industrial, regional transportation corridor (Highway 407) and open space/hazard lands. The land is currently vacant.

The small area designated as Hazard Lands are considered floodplain and valley corridor lands associated with Beaver Creek and are partially within the property along its south and west limits. In this area the property extends to the toe of slope of the valley feature for Beaver Creek near the limits of the floodplain, as defined and regulated by the Toronto and Region Conservation Authority (TRCA). Beaver Creek is located approximately 40 m from the southwest property boundary. The TS is proposed to be setback from the valleylands of Beaver Creek in accordance TRCA‘s Valley and Stream Corridor Management Program (1994), which specifies development setback requirements and policies for protection of natural heritage features.

The majority of the site (tablelands) has been previously graded and exposed soils are evident with no vegetation or wildlife habitat, with the exception of the small area of the property within the valley feature. Vegetation in this area is typical of a meadow, containing old field introduced grasses (e.g., brome grass, timothy, and Kentucky blue grass) and herbaceous plants such as clover, trefoil, mayweed and garlic mustard, as well as perennial asters and goldenrods. Scattered shrubs, including common buckthorn, slender willow and red osier dogwood are present in the valley. A detail description of existing terrestrial features at the site is presented in Appendix C.

The Stage 1 Archaeological Assessment (ASI, 2008) concluded that due to previous land disturbances at Site 2 there is no archaeological potential. Additionally, there are no built heritage features or cultural heritage landscapes located at the site based on the findings from the Built Heritage and Cultural Landscape Assessment (ASI, 2008). Details of the archaeological and built heritage and cultural landscape assessments undertaken for site are presented in Appendix B.

No agricultural, forestry or mineral resources are present at the site.


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Site 3 - This site is owned by Atlas Corporation and is located immediately north of Highway 407 and west of Rodick Road in the Town of Markham. The site is located approximately 300 m west of the Hydro One 230 kV Parkway to Buttonville transmission line and is immediately south of Site 2. Beaver Creek traverses the north-eastern part of the property. An overhead transmission line (tap line) is required to connect the Hydro One line to the site and would span the floodplain lands of Beaver Creek. Two supporting towers are required for the line connection from the existing 230 kV line to the station and are proposed to be located outside the floodplain/valley corridor of Beaver Creek.

An estimated 19.6 Km of local overhead distribution feeder lines and 1.9 Km of underground distribution feeder lines are required for integration of the TS site into the overall PowerStream distribution system. Figure 4.6 shows the preliminary overhead distribution lines required for Site 3 to be routed along the existing roadway corridors of Rodick Road and Woodbine Avenue, abutting primarily commercial/industrial land use.

The Town of Markham Official Plan designates the lands as “Industrial” and “Hazard Lands”. The hazard lands designation in the north-eastern part of the property is associated with the natural valley and stream corridor (floodplain) of Beaver Creek and is regulated by the Toronto and Region Conservation Authority (TRCA). Surrounding land use includes commercial, industrial, hazard lands and regional transportation corridor (Highway 407). The land is currently vacant. Similar to Site 2, the TS is proposed to be setback and outside of the valley feature associated with Beaver Creek in accordance the development policies specified in TRCA‘s Valley and Stream Corridor Management Program (1994) and by the Town of Markham.

The majority of the terrestrial habitat within the site is disturbed and typical of cultural meadow, containing old field introduced forage grasses species (e.g., brome grass, timothy and Kentucky blue grass, etc.) and herbaceous plants (e.g. clover, trefoil, mayweed, vipers bugloss, garlic mustard, common burdock, Queen Anne’s lace, Canada thistle, as well as perennial asters and goldenrods). Scattered small individuals trees are distributed sparsely throughout the site, such as Manitoba maple, Russian olive and balsam poplar. Clusters of shrubs (e.g. common buckthorn, slender willow and Red osier dogwood) are present in the small portion of the site that within the valley corridor of Beaver Creek. Wildlife observed include blackbird, starling, and cottontail rabbit. A detail description of existing terrestrial features at the site is presented in Appendix C.

As noted previously, Beaver Creek in the area supports fish habitat, with an assemblage of warmwater fish species.

The Stage 1 Archaeological Assessment (ASI, 2008) concluded the west portion of the property has been previously disturbed and, therefore, has no archaeological potential. However, the eastern portion of the property at the proposed TS site is considered undisturbed and therefore has the potential for the recovery of archaeological remains. The Stage 1 assessment recommended that for lands identified as having archaeological potential, a Stage 2 Archaeological Assessment should be undertaken prior to any land disturbing activities. No built heritage features or cultural heritage landscapes are located at the site based on the findings from the Built Heritage and Cultural Landscape Assessment (ASI, 2008). Details of the archaeological and built heritage and cultural landscape assessments undertaken for site are presented in Appendix B.

No agricultural, forestry or mineral resources are present at the site.


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Site 4 – This site is owned by PowerStream and is located at 160 Markham Road, immediately south of Highway 407. PowerStream operates an existing transformer station (known as A.M. Walker TS/Markham TS #2) on the south part of the property. The site for proposed new TS would be located on the north half of the property and would utilize the existing 230 kV tap line connection from the Hydro One 230 kV Parkway Transmission Line (refer to Figure 2.1, Segment D) to the A.M Walker TS.

An estimated 38.1 Km of local overhead distribution feeder lines and 9.5 Km of underground distribution feeder lines are required for integration of the TS site into the overall PowerStream distribution system. Figure 4.7 shows the preliminary overhead distribution lines required to be routed along the numerous roadway corridors, abutting residential, commercial and industrial land use.

The Town of Markham Official Plan designates the subject lands as “Parkway Belt West” and, as such, the development of the lands is governed by the Parkway Belt West Plan (PBWP), which supersedes the Town’s Official Plan policies (refer to Section 3 for details). The areas surrounding the property, including the 230 kV Hydro One transmission line to the south, are designated under the PBWP for a variety of purposes including Public Open Space and Buffer Area, Utility, Electric Power Facility, Road and Inter-Urban Transit.

The PBWP specifically designates the subject lands as “Public Open Space and Buffer Area”, within the general Public Use Area land use category. The northerly portion of the property also appears to abut lands designated as “Inter-urban Transit” corridor, which include a 30 m wide right-of-way for a future planned interregional transportation facility (e.g. busway).

Surrounding land uses include the Highway 407/Transit Corridor to the north, and open space lands abutting to the south and west of the site. Single family residences are located approximately 200 m east of Markham Road across from the site.

The south area of the property around the existing TS is comprised of typical manicured lawn grasses such as Kentucky blue grass, fescue sp. and ryegrass. Landscaped tree species found within the groomed area include Lombardy poplar, blue spruce, silver maple and corkscrew willow.

The north part of the property, at the potential site for transform station, is a combination of cultural meadow and low lying wet area (small wetland-like feature). Active agriculture lands occupy the northwest area of the property. The cultural meadow area is dominated by grasses and old field species similar to those found at the other sites described above. The wetland area is dominated by common cattail and reed canary grass.

Wildlife observed (May 2007, SNC) at the property included cottontail rabbit, and raccoon. Birds observed include English sparrow, redwing blackbird, starling, and Canada goose. Wildlife species observed at the site are common to those species found in Southern Ontario.

No watercourses or aquatic resources are present at the site.

The Stage 1 Archaeological Assessment (ASI, 2008) concluded, that the agriculture lands (cornfield) evident in the northwest area of the property are considered undisturbed and have the potential for the recovery of archaeological remains. As recommended in the Stage 1, these lands would be subjected to a Stage 2 archaeological assessment prior to any land disturbing activities, if impacted by development. No built heritage features or cultural heritage landscapes are located at the site. Details of the archaeological and built


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heritage and cultural landscape assessments undertaken for site are presented in Appendix B.

No forestry or mineral resources are present at the site.


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4.4 Site Selection Analysis

A set of technical, environmental and socio-economic factors were used by the Project Team to select a preferred site. Sites were evaluated and compared based on the following factors:

• Availability of property (presence of willing seller);

• Proximity to load growth areas;

• Proximity to area residences (including and concerns about noise and visibility);

• Proximity to transmission lines and tap line connection requirements;

• Length and location of associated distribution (feeder egress) lines;

• Effects on natural environment (terrestrial, wildlife and aquatic habitats);

• Effects on socio-economic environment (land use, recreation, etc.);

• Effects to cultural heritage resources (i.e., archaeological potential, built heritage features and cultural landscapes);

• Technical and maintenance considerations; and

• Capital costs.

Table 4.1 provides an overview of the analysis and comparison of the sites. The table rates the sites on each of the technical, environmental and socio-economic factors identified. The “most preferred” rating is 5. The “least preferred” rating is 1. Sites were then ranked by totalling the rating scores assigned to each factor. The site with the highest numerical score was considered to be ranked #1 and, therefore, considered the preferred site for the transformer station. The rankings are subjective but illustrate the advantages and disadvantages of the alternative sites and provide a visual summary with respect to the supporting text in the report.


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Table 4.1: Comparison of Candidate Sites FACTOR SITE 1

Rodick Road/ Yorktech Drive (801 Rodick Road)

(Landport)

SITE 2 Rodick Road / Yorktech Drive

(Ontario Ltd.)

SITE 3 Rodick Road / Highway 407

(Atlas Corp.)

SITE 4 Markham Road/Highway 407

(PowerStream)

Availability of property (willing seller)

• Property owner is prepared to sell or enter long term lease for the entire property (5 ha), but is not willing to sell or lease portion of property needed for transformer station (TS) (approximately 1 hectare). Owner insists that purchase/lease agreement include whole property (5 hectare).

• Property owner is willing to hold long term lease or sell entire property.

• Property owner is willing to sever the property and sell a parcel (1 ha) required to accommodate the TS.

• Willing seller is not a factor as PowerStream is the owner of the subject lands.

1 4 4 5 Proximity to transmission line and tap line connection requirements

• Transmission line is in close proximity to the site (approximately 80 m) and can be directly connected through an overhead tap line supported by 1 steel lattice tower.

• Transmission line is in close proximity (approximately 300 m) to the site and can be directly connected through an overhead tap line spanning the floodplain of Beaver Creek, supported by 3 towers. One of the towers would need to be located in the floodplain of Beaver Creek.

• Transmission line is in close proximity (approximately 300 m) to the site and can be directly connected through an overhead tap line spanning Beaver Creek and its floodplain. Tap line would be supported by 2 towers that are to be located outside the floodplain/valley feature associated with Beaver Creek.

• Transmission line is in close proximity to the site. Power connection would be achieved from tapping into the existing A.M. Walker Transformer Station on the property.

4 3 3 4 Proximity to load growth areas

• Site is optimal to service primary growth area (Central - Town of Markham) and minimizes extent of distribution lines required.



• Site is adequate to service primary growth area (Central - Town of Markham). Disadvantage - extensive feeder distribution lines are required to service growth area.

4 4 4 3

Length and location of associated distribution (feeder egress) lines

• An estimated 20.6 Km of overhead distribution feeder lines are required.

• An estimated 1.5 Km of underground distribution feeder lines are required.

• Overhead lines are routed along Rodick Road, Miller Avenue, Woodbine Avenue and Highway 7 corridors, abutting primarily commercial/industrial land use.



• Overhead lines routes are the same as Site 1.



• Overhead lines are routed along Rodick and Woodbine Avenue corridors, abutting commercial/industrial land use.



• Overhead lines are routed along collector, arterial and local road corridors, abutting primarily residential, commercial and industrial land uses.

4 4 5 2 Proximity to area residences or other sensitive land uses such as schools, nursing/retirement homes, places of worship, etc. (noise/visibility)

• Closest residences (north of Highway 7 and west of Rodick Road) are located approximately 800 m away from the site. All other sensitive land uses (i.e., schools, places of worship, etc.) are located a minimum of 1 Km from the site.

• No visual/aesthetic or noise effects are anticipated to residences or other sensitive land uses, as surrounding land use is commercial/industrial.

• Closest residences (north of Highway 7 and west of Rodick Road) are located approximately 800 m away from the site. All other sensitive land uses (i.e., schools, places of worship, etc.) are located a minimum of 1 Km from the site.

• No visual/aesthetic or noise effects are anticipated to residences or other sensitive land uses, as surrounding land use is commercial/industrial.

• Closest residences (north of Highway 7 and west of Rodick Road) are located approximately 850 m away from the site. All other sensitive land uses (i.e., schools, places of worship, etc.), are located a minimum of 1 Km from the site.

• No visual/aesthetic or noise effects anticipated to residences or other sensitive land uses, as surrounding land use is commercial/industrial with abutting regional highway facility (Highway 407).

• Site is located approximately 200 m away from residences (Ribston Street). Nearest school is 830 m (Sir Richard W. Scott) and church 675 m (Chinese Alliance Church).

• Potential public concerns with visual and noise effects are expected. However, mitigation (landscaping, noise control measures) could eliminate or minimize effects.

4 4 4 2


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FACTOR SITE 1 Rodick Road/ Yorktech Drive

(801 Rodick Road) (Landport)


(Ontario Ltd.)


(Atlas Corp.)


(PowerStream)

Effects on natural environment

• The site for the station (1 ha.) is a fenced parking facility (pavement) with a vegetated berm (non-native grasses).

• No effects to terrestrial or aquatic ecosystems (i.e., vegetation, fish, wildlife) are anticipated.

• No direct impacts to the abutting natural features (i.e., Beaver Creek, its flood plain or valley) and its ecological functions, including habitats (i.e. vegetation, fish, wildlife), are anticipated.

• One (1) tower is required for connection of new overhead line from the 230 KV line to the station and would require clearing of small area of open meadow type vegetation.

• The site for the station is previously disturbed land with no vegetation present.

• No direct impacts to the abutting natural feature (i.e., Beaver Creek, its flood plain or valley) or its ecological function, including habitats (i.e. vegetation, fish, wildlife), are anticipated.

• Two of the three towers required for connection of overhead line from the 230 kV line to the station and would require clearing of a small area of open meadow vegetation and removal of some newly planted trees and shrubs on land owned by the Town of Markham.

• One of the towers is located in the flood plain and has the potential to adversely impact flooding by increasing water levels.

• The site for station would require clearing of open meadow type vegetation with some small individuals scattered trees (i.e., Manitoba maple, Russian olive and balsam poplar).

• The clearing of vegetation at site will result in a very small localized effect to wildlife (i.e., squirrel, cottontail rabbit, raccoon and birds) due to disturbance and displacement of habitat.

• No direct impacts to the abutting natural feature (i.e., Beaver Creek, its flood plain or valley) or its ecological functions, including habitats (i.e. vegetation, fish, wildlife), are anticipated.

• One of the towers required for connection of overhead line from the 230 Kv line to the station would require clearing of a small area of open meadow vegetation and removal of some newly planted trees and shrubs on land owned by the Town of Markham.

• A combination of manicured grasses, limited number of trees (i.e., sugar maple along hedgerow, scattered corkscrew willow, spruce, silver maple), old field meadow and small wetland area will be effected due to required vegetation clearing. (1 ha area).

• The clearing of vegetation at site will result in small localized effects to wildlife (i.e. observed - cottontail rabbit, raccoon and birds - English sparrow, redwing blackbird, starling, and Canada goose) due to disturbance and displacement of habitat. Area is considered attractive for bird nesting (active goose nest observed).

4 3 3 2

Effects on socio-economic environment

• No noise effects to nearby residences and other sensitive noise receptors (i.e. schools, places of worship, etc.) are anticipated.

• No aggregate or agricultural resources will be affected.

• No significant visual/aesthetic effects are anticipated as the station is compatible with the surrounding industrial/commercial land use. However, the elevated grade on the property would make the station have a greater visually effect compared to other developments in the area.

• No effects to recreational uses (e.g. cycling) are predicted.



• No significant visual/aesthetic effects are anticipated as the station is compatible with the surrounding industrial/commercial land use.

• Towers (2) in floodplain and overhead connection line from the existing 230 kV line to the station, spanning the valley feature, will have a visual/aesthetic effect.




• No significant visual/aesthetic effects are anticipated as the station is compatible with the surrounding industrial/commercial land use.

• Tower (1) near floodplain and overhead connection line from the existing 230 kV line to the station, spanning the valley feature, will have a visual/aesthetic effect.


• Potential noise effects to nearby residences.

• No aggregate resources will be affected. • A small parcel of active agricultural land

(150 m2) located in the northwest corner of property will be effected. The loss of these lands is not considered significant with respect to production.

• Some nearby residences may perceive station as having a negative visual/aesthetic effect or impact to property values.

• Overhead distribution feeder lines for site have the highest visual/aesthetic effects, as some lines are routed along local roads in residential areas, as compared to Sites 1, 2 and 3 that are through commercial/ industrial areas.


4 4 4 3


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FACTOR SITE 1 Rodick Road/ Yorktech Drive

(801 Rodick Road) (Landport)


(Ontario Ltd.)


(Atlas Corp.)


(PowerStream)

Archaeological potential and effects to cultural heritage resources (i.e., built heritage features or cultural landscapes)

• No archaeological potential is present at the site due to past land disturbance/development (parking lot).

• No built heritage features or significant cultural heritage landscapes will be affected.

• No archaeological potential is present at the site due to past grading and disturbance.


• Site displays archaeological potential. Further investigation (Stage 2) is recommended prior to any future land development.


• Archaeological potential was identified at the site. Further investigation (Stage 2) is recommended prior to any future land development.


5 5 4 4

Technical and maintenance considerations

• Good site access from Rodick Road. • Connects to Buttonville line for optimal

transmission diversity. • Soil/fill characteristics at the site may be

unsuitable (former truck/auto maintenance yard) and therefore require removal/replacement with additional engineering and environmental investigations and possible more robust foundation design. Contaminated soils are known to be present on site and are currently encapsulated with clean fill material. The site is subject to the policies and required studies under Section 2.1 of the Town’s OP regarding “Formal Waste Disposal Sites” and their potential influence areas.

• No unusual maintenance issues.

• Good site access from Rodick Road. • Connects to Buttonville line for optimal

transmission diversity. • Soil characteristics at the site may be

unsuitable and therefore require removal/replacement with additional engineering and environmental investigations. The site is subject to the policies and required studies under Section 2.1 of the Town’s OP regarding “Formal Waste Disposal Sites” and their potential influence areas.


• Good site access from Addiscott Court. • Connects to Buttonville line for optimal

transmission diversity. • No unusual maintenance issues.

• Good site access from Markham Road. • Adds another station to a transmission line

with 3 stations already connected – no improvement to diversity.

• Ground conditions (low lying wet area) at the site may be unsuitable and therefore require additional engineering investigations and more robust foundation design.


3 3 4 3 Cost

• Preliminary estimated capital cost is 43.3 million dollars. This figure does not include potential additional costs to address the above assumed technical issues associated with unknown soil characteristics at the site.

• Ongoing annual maintenance cost for station and 28 kV line is approximately 295 K.

• Preliminary estimated capital cost is comparable (within 4%) and is therefore considered equal to Site 1. This figure does not include potential additional costs to address the above assumed technical issues associated with unknown soil characteristics at the site.

• Ongoing annual maintenance cost for station and 28 kV line is the same as Site 1.

• Preliminary estimated capital cost is comparable (within 4%) to Sites 1 and 2 and is therefore considered equal.

• Site 3 has an advantage over Sites 1 and 2, as it has no known technical issues with soil conditions.

• Ongoing annual maintenance cost for station and 28 kV line is the same as Site 1.

• Site has the highest preliminary capital cost (approx. $73.5 million). The high cost is due to the extensive 28 kV feeder distribution lines required for integration to the system.

• Ongoing annual maintenance cost for station and 28 kV line are the highest at $580 thousand due anticipated greater length of line (line losses) to maintain and operate.

3 3 4 2

Total Score

36

37

39

30

OVERALL RANKING

3

2

1

4


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The preferred site , taking into account all the evaluation factors is Site 3 , located north of Highway 407, west of Rodick Road.

Site 3 was rated best in four of the ten factors. It was rated second, or a tied for second, in the other factors. With exception of Site 4, the sites were relatively equal in comparison. Site 3 was not rated the least preferred (1) in any of the factors. Based on the analysis Site 3 ranked as #1 with a total score of 39 from the ranking of the factors under consideration.

The preferred site identified by the Project Team was subject to public, federal/provincial agencies and other stakeholder consultation to receive feedback and address any concerns. As such, the final selection of the preferred site for the Markham Transformer Station #4 considered the input of these groups from the consultation, as part of the EA process. This consultation included correspondence, presentations and/or meetings with Town of Markham Staff and its Development Services Committee, and a second Public Information Centre (PIC # 2) held on July 13, 2008 and August 13, 2008. (Refer to Section 7.0 – Public and Government Consultation). No significant concerns have been expressed about the site evaluation or the preferred site by the public, provincial/federal agencies or other stakeholders from the consultation undertaken to date. Town of Markham staff was engaged throughout the site selection process and staff have provided their support and endorsement of the preferred site to the Town’s Development Services Committee.

The following provides a more descriptive summary of the advantages and disadvantages of the sites along with the rationale for rejecting Sites 1, 2 and 4.

Site 1

This site was rejected because there are insufficient benefits to out weigh technical, cost and concerns regarding property availability.

The disadvantages are:

• Property owner is not willing to sell or lease a portion (approx. 1 ha) of the property needed to accommodate proposed TS. However, the owner is prepared to sell/lease entire property (5 ha). As such, this site is not considered ideal with respect to property acquisition or lease.

• A zoning by-law amendment from the Town of Markham is required to allow for proposed transformer station. The zoning by-law currently restricts the use of these lands to parking uses only.

• The lands are subject to the policies under Section 2.10 of the Town’s OP regarding “Former Waste Disposal Sites” and their potential influence areas. As such, soil/fill characteristics at the site may be unsuitable (former truck/auto maintenance yard) and therefore require removal/replacement with additional engineering/environmental investigations and possible more robust foundation design for the TS. Contaminated soils are known to be present on site and are currently encapsulated with clean fill material.

• Distribution feeder lines (underground and overhead) are greater in length than Site 3, but are less than Site 4.


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• Capital cost for TS is comparable to Site 2 and is lower than Site 4. However, due to the above technical issues related to soil conditions, the capital cost at Site 1 is expected to exceed Site 3.

The advantages are:

• Site is flat and has good access from Rodick Road.

• There are no nearby residences or other sensitive land uses (i.e. schools) as surrounding land use is commercial/industrial. No visual/aesthetic or noise concerns/effects are predicted.

• Site is optimal to service primary growth area and connects to 230 kV Buttonville line for optimal transmission diversity in system and requires minor tap line connection.

• Transmission line is in close proximity to the site (approximately 80 m) and can be directly connected through an overhead tap line supported by one (1) steel tower.

• The site was identified as having no archaeological potential due to previous land disturbance.

• No significant effects to the natural environment.

Site 1 ranked #3 (overall score of 36) from the evaluation of candidate sites.

Site 2

This site was rejected because there are insufficient benefits to out weigh technical, potential effects to natural environment and cost concerns.


• The lands are subject to the policies under Section 2.10 of the Town’s OP regarding “Former Waste Disposal Sites” and their potential influence areas. As such, soil conditions at the site may be unsuitable and therefore may require removal and replacement with additional engineering and environmental investigations.

• Distribution feeder lines (underground and overhead) are same length as Site 2, which is less than Site 4. However, the length of feeder lines is greater than Site 3.

• Overhead connection from the 230 kV transmission line to site line would span the floodplain of Beaver Creek and requires three (3) towers to support the line. One of the towers is required to be located in the floodplain and has the potential to adversely impact flooding by increasing water levels and may also represent an aesthetic intrusion to the natural feature.

• Capital cost is comparable to Site 1 and is lower than Site 4. However, due to the above technical issues related to soil conditions, the capital cost at Site 2 is expected to exceed Site 3.


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The advantages are:

• Site is flat and has good access from Rodick Road.

• Similar to Site 1, there are no nearby residences or other sensitive land uses (i.e. schools) as surrounding land use is commercial/industrial. No visual/aesthetic or noise concerns/effects are expected.

• Site is optimal to service primary growth area and connects to Buttonville line for optimal transmission diversity in system.

• The site was identified as having no archaeological potential due to previous land disturbance.

• No significant effects to the natural environment are predicted, providing TS is setback from the natural floodplain/valley feature of Beaver Creek in accordance with the development polices of the Toronto and Region Conservation Authority and Town of Markham.

Site 2 ranked #2 (overall score of 37) from the evaluation of candidate sites.

Site 3

Site 3 is the preferred site (ranked #1 with overall score of 39) from the evaluation of candidate sites. The advantages and is advantages are described at the end of this section.

Site 4

This site was rejected because there are insufficient benefits to out weigh technical, cost and socio-economic environmental concerns.


• Ground conditions (low lying wet area) at the site may be unsuitable and therefore require additional engineering foundation investigations and more robust engineering foundation design for the TS.

• Site 4 has the most extensive distribution feeder lines (underground and overhead) required to service the primary growth area and has the highest visual/aesthetic effects, as some lines are routed along local roads in residential areas, as compared to Sites 1, 2 and 3 that are through commercial/ industrial areas.

• No improvements to diversity in the distribution system, as three (3) stations are already connected to the transmission line.

• Community concerns are expected with respect to noise and aesthetics effects due to proximity of the site to nearby residents.


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• Similar to Site 3, archaeological potential was identified on part of the property and would require a Stage 2 archaeological investigation for those lands to be impacted by the development.

• Has highest capital cost and operation/maintenance costs, due to extensive distribution lines, compared to the other sites.

The advantages are:

• Property is owned by PowerStream and therefore a “willing seller” is not a factor of concern.

• Site is relatively flat, with exception of small low lying wet area, and has good access from Markham Road.

• No significant effects to the natural environment, however a small lying area with wetland type vegetation, which is attractive for bird nesting, would be removed.

• Tap line connection for proposed TS could be easily obtained from the existing station on the property.

Site 4 ranked # 4 (least preferred site with overall score of 30) from the evaluation of candidate sites.

Site 3

Site 3 is recommended for development of the Markham Transformer Station #4 as it provides advantages not offered but the other sites and does not present the property, socio-economic and cost disadvantages identified for Sites 1, 2 and 4.

The advantages are:

• There is a willing seller.

• The site is flat with good site access from Addiscott Court.

• No visual/aesthetic or noise concerns/effects are expected as there are no nearby residences or other sensitive land uses (i.e. schools, etc.) in close proximity. Noise (hum sound) from TS would not exceed dominant noise source near site (Highway 407).

• Site is optimal to service primary growth area (Central – Town of Markham) and minimizes extent (length) of new feeder distribution lines required as well as minimizing visual impacts to the community.

• Lowest capital cost, with consideration of assumed technical issues (soil conditions) associated with Sites 1 and 2.

• No significant effect to the natural environment providing the TS is setback from floodplain/valley feature of Beaver Creek in accordance with the development polices of the Toronto and Region Conservation Authority and Town of Markham. Towers supporting the overhead connection line from the 230 kV transmission line to the TS would be outside the floodplain/valley feature.


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• Tap line overhead connection from the 230 kV line to the site would require that line span across Beaver Creek and its floodplain. Line may be viewed by some as aesthetic intrusion to the natural valley feature.

• Archaeological potential was identified in the northeast area of the property (undisturbed lands) where the transformer station is proposed and is subject to a Stage 2 archaeological assessment prior to any land disturbing activities.

An aerial view of the preferred site for the transformer station and required overhead connection line from the 230 kV transmission line is shown in Figure 4.8


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Figure 4.8: Preferred Site (Site 3)


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Conclusion

From the site selection analysis and input received from public, agencies, Town of Markham and other stakeholders, Site 3 is considered the preferred site for the proposed Markham Transformer Station #4.

Site 3 was rated most preferred in three of the ten factors evaluated by the Project Team. It was also rated second in the three of the other seven factors. With exception of Site 4, the sites were relatively equal in comparison. Site 3 was not rated the least preferred in any of the factors evaluated in the study.

Site 4 was considered the weakest site, or lowest ranked, because of key disadvantages related to the extensive distribution feeder lines (underground and overhead) required to service the primary growth area and associated visual/aesthetic effects, close proximity to residences and highest cost.

Sites 1, 2 and 3 were relatively equal in comparison with respect to the ratings under the various factors for evaluation and overall ranking (refer to Table 4.1) of the candidate sites. However, Site 3 received a higher overall ranking to Sites 1 and 2 due to its key advantages with respect to shorter length of new feeder distribution lines required, technical consideration (favourable soil characteristics), assumed willing property seller and lowest cost.


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5.0 PROJECT DESCRIPTION The proposed Markham Transformer Station (TS) #4 will step down electricity from the adjacent 230 kV transmission line (circuits P45 and P46) to 28 kV so that it can be distributed to the local customers in the PowerStream service area. In the near term, the station will improve supply and reliability directly to the Town of Markham which is experiencing significant growth in electricity demand.

The proposed new TS will occupy an area of land approximately 80 m by 110 m in size (0.8 hectares). An access road from Addiscott Court to the TS that will be approximately 200 m in length and 5 m in width is also required. Additionally, the project will also include an overhead 230 kV connection (tap) line from the existing transmission 230 kV line servicing the Buttonville TS to the Markham TS #4 site, supported by two 45 m tall steel lattice towers. The required transmission connection line is to be designed, constructed and operated by Hydro One. Figure 5.1 provide the basic layout for the new TS on the selected site. The indoor/outdoor design for TS will include the following major components:

• A switchgear and control building that is 26 m x 12 m consisting of switchgear line-up (double bus configuration, main breakers, tie breaker, feeder breakers, capacitor breakers, metering cell); and Intelligent Electronic Devices (IEDs) for protection and control as well as communications with IESO and Hydro One.

• A transformer area consisting of two (2) 230/28kV, 75/100/125MVA, power transformers (170MVA limited time rating), fire wall, transformer oil containment areas, lightning masts, support insulators; and neutral reactors;

• A high voltage area containing support insulators, instrument transformers, disconnect switches, surge arrestors and deadend structures;

• Two 20MVAR capacitor banks - outdoor arrangement;

• Protection and control equipment, Revenue Metering and associated auxiliary equipment; and

• Perimeter security fencing and site landscaping.

Twelve (12) distribution underground circuits/feeders will exit the TS to supply customers in the PowerStream service area. This includes four (4) feeders westerly along Yorktech Drive towards Woodbine Avenue, 6 (six) feeders northerly along Rodick Road towards Highway 7 and two (2) feeders southerly along Rodick Road towards 14th Avenue and Woodbine Avenue. The preliminary feeder distribution/integration plan for the TS was previously presented in Figure 4.6, as discussed in Section 4.


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Figure 5.1: Station Layout


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5.1 Design Phase

Following the Environmental Assessment (EA) approval/clearance, detailed engineering design will be completed. Concurrent with finalization of the station design, all other provincial and municipal approvals will be obtained. These approvals include Certificate of Approval for Noise from the Ministry of Environment (MOE), Site Development Plan Approval, Building Permit, etc., from the Town of Markham, a Building and Land Use Permit from the Ministry of Transportation required for developments abutting 400 series highway (i.e. Highway 407) and potential approval under Regulation 166/06 from the Toronto and Region Conservation Authority (TRCA) for the 230 kV transmission line connection. The design of the stormwater management system(s) for the site will be consistent with the MOE Stormwater Management Planning and Design Manual (2003) and will meet Town of Markham site development requirements.

Environmental mitigation/protection specifications will be prepared for the construction tender document. Environmental specifications, including any operational constraints, will provide direction to construction personnel, summarizing legislated requirements, environmental commitments set out in this report, and terms and conditions of environmental approvals. The environmental specifications will be developed based on Hydro One’s Environmental Guidelines for Construction and Maintenance Facilities (1993), which is a companion document to the Class EA for Minor Transmission Facilities (1992). The Guidelines provide a summary of best construction practices to address potential environmental effects of transmission and distribution projects. Other relevant guidelines, from other agencies/groups (i.e., MNR, TRCA and MOE), such as Erosion and Sediment Control Guidelines For Urban Construction (Conservation Authorities, 2006) and the MOE Guidelines for Evaluating Construction Activities Impacting on Water Resources (Guideline B-6) will also be considered when preparing the environmental specifications and plans for the project in the detail design phase.

Prior to construction, a licensed archaeologist will also be retained to conduct a Stage 2 Archaeological Assessment for those lands proposed for development at the site that were identified as having archaeological potential from the Stage 1 investigation conducted as part of the this EA (refer to Appendix B). The Stage 2 investigation will be undertaken in accordance with Ministry of Culture guidelines. The results of the investigation will documented in a Stage 2 Archaeological Assessment Report and will address all of the archaeological and licensing requirements outlined in the Ontario Heritage Act. Any recommendations made in the report are subject to Ministry of Culture approval.

5.2 Construction Phase

Construction of the Markham Transformer Station # 4 will involve the following activities:

• Establishment of construction/permanent access routes;

• Installation of temporary erosion and sedimentation control measures (e.g. silt fence barrier, sediment traps/ponds) for the site;


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• Site preparation including removal of open meadow type vegetation with scattered trees/shrubs, etc;

• Installation of station fencing and security systems;

• Delivery and installation of equipment;

• Installation of station underground services and drainage facilities;

• Installation of station foundations and transformers;

• Construction of Switchgear and Control Building, including internal equipment/instrumentation;

• Clean-up and site restoration; and

• Implement landscape plan.

Throughout the construction period, PowerStream, or it designated representative, will provide an environmental inspector/specialist to ensure the works are in compliance with environmental protection and mitigation measures contained in the contract document, related approval/permits and those specified in this Environmental Assessment for the project. The environmental inspector will verify the implementation and appropriateness of environmental protection and mitigation measures by conducting periodic inspections of the site during the construction phase. A verification checklist will be developed listing all mitigation measures and environmental management requirements (e.g., tree preservation, dust control, noise, waste management, etc.,) to be undertaken to ensure environmental compliance. It is anticipated that the primary focus of the inspections will be to ensure protection of vegetation and fish/wildlife habitat, associated with the adjacent Beaver Creek, through establishment and maintenance of a buffer zone (setback) from the valley feature and by implementing appropriate site erosion and sediment control measures to prevent adverse environmental effects.

Any environmental deficiencies identified during construction will be documented along with communications to the Contractor with respect to corrective or preventative actions needed to address a non-compliance issue. The environmental inspector will also ensure that additional mitigation/protection measures are provided, as required, for any unanticipated environmental issues (e.g., spills, discovery of archaeological/heritage resources) that may arise during construction and that appropriate contingency and emergency responses are followed.

Should any archaeological finds be uncovered during construction, work will stop immediately, pending assessment by a licensed archaeologist and further consultation with the Ministry of Culture.

Construction of the station and associated works (e.g., 230 kV tap line) are expected to take approximately 12 months, commencing in late fall/early winter of 2008 and be complete by December 2009, subject to securing all approvals/permits for the works.

At the completion of construction, PowerStream operation and maintenance staff will be provided with a briefing and “as constructed” documentation covering any ongoing environmental commitments, including monitoring.


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5.3 Station Operation and Maintenance Phase

The station is planned to be in-service by December 2009, subject to the timing of project approvals and successful completion of the construction phase in a timely manner, consistent with the proposed schedule.

The station will be fully equipped with spill containment facility. In the event of equipment failures, oily water will not escape from the site. An emergency response and preparedness plan, policy and procedures, as established by PowerStream, will govern spill response and other unforeseen emergency situations (e.g., fire). As a standard operating practice, spill clean-up and response equipment will be located on site. Additionally, in the event of a large electrical distribution failure in the system, PowerStream will implement its Electrical Emergency Preparedness Plan (May, 2008) to safeguard its electrical system and ensure the supply of electricity to its service area is maintained with minimal disruption to customers.


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6.0 POTENTIAL ENVIRONMENTAL EFFECTS AND MITIGATION MEASURES The following section describes the potential effects of the construction and operation of the proposed Markham Transformer Station #4 and recommended mitigation measures to reduce or eliminate potentially adverse environmental effects.

Table 6.1 documents the interaction between project activities and environmental factors and any resulting potential impacts. For each potential effect, appropriate mitigation measures have been identified to eliminate or reduce the effect, resulting in no predicted significant long term residual (net) adverse effect to the environment as a result of the undertaking.

6.1 Socio-Economic Environment

6.1.1 Human Settlement

During construction of the transformer station, adjacent property owners (commercial and industrial land uses) and passing vehicles could be affected by noise, dust, traffic disruptions and/or other construction related nuisances. These potential effects would be of relatively short duration and intensity over the approximately one (1) year construction period. Potential effects associated with the operation of the proposed station will be much less significant.

The location of the station is approximately 800 m from the nearest single family home and would not be visible. However, the station is expected to be visible to high rise condominiums along Highway 7, approximately 600 m away, commercial/industrial developments in the immediate area and road users (Rodick Road, Highway 407). Through the application of landscaping treatments, the visibility of the station is anticipated to be low. The station will be remotely operated, so vehicle traffic will be minimal, consisting of light trucks used by PowerStream staff to conduct routine maintenance/inspection visits of the station. There will be no atmospheric emissions from the station. Noise and dust related effects are not predicted to be significant.

No effects on property values (residential/commercial/industrial) are predicted because of the low station visibility, the distance from homes and the station’s compatibility with immediate surrounding industrial/commercial developments. Based on the proposed location for the station there will be no increase in electric and magnetic field (EMF) exposure to area residents associated with the station or it distribution line feeders.

As the subject area is highly urbanized and has municipal water and sanitary services, there are no local wells nearby that will be affected based on the proposed works. Station spill containment and stormwater drainage systems (which include an oil/grit separator) will ensure that there is no loss of insulating oil to the surrounding environment. The station does not use or release process waters. Therefore, there is no basis for predicting groundwater or surface water effects as a result of the station. This matter will be addressed in more detail as part of the application for Site Plan Approval to the Town of Markham.

PowerStream will continue to make available information about the project throughout Construction to those interested parties. This will include:


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• a description of construction activities and schedule;

• the status of ongoing approvals;

• the status of any applicable conditions of approval; and

• PowerStream contact name(s) and number(s) for construction phase.


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Table 6. 1: Predicted Effects, Proposed Mitigation and Net Effects

Environmental Factor or Area of

Concern Potential Effect Proposed Mitigation Residual (Net) Effect

Air Quality

There is potential for dust emission and typical combustion emissions from construction equipment/activities (e.g., excavation and earth removal, material load-out, wind erosion of stockpiles and exposed areas). There will be no atmospheric emissions from the proposed station during its operation.

If undesirable air quality impacts are identified, control measures for dust emissions, such as chemical stabilization, watering, street cleaning, covering/ stabilizing stockpiles and modified handling and transportation methods will be implemented. Construction equipment exhaust systems will be monitored to ensure they are well maintained and are functioning per standard operating standards.

No long term residual effects are predicted.

Noise

Excessive noise levels during construction. The potential exists for increased noise levels during daytime hours associated with heavy construction equipment and Worker vehicles.

Construction activities will adhere to the Town of Markham Noise By-law and will be limited to between 7 a.m. and 7 p.m. weekdays and Saturdays; no construction on Sundays and statutory holidays. Use of well-maintained construction equipment and noise silencers (as required).


Noise emissions during operation of station.

The nearest noise sensitive receptors (e.g. residences) are approximately 800 m away from the proposed station.

Traffic Disruption

Short-term disruption of traffic on Addiscott Court and possibly Yorktech Drive due to equipment and materials delivery and worker vehicular traffic during construction. Minimal vehicular traffic is anticipated during operation and will be limited to periodic visit by staff conducting routine operation activities.

A traffic plan will be reviewed with Town of Markham officials. Deliveries will be planned to minimize delays and disruption to local traffic.



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Aesthetics Effect

Waste generation and temporary stockpiling during construction.

Adherence to appropriate waste collection practices and procedures. Waste disposal in accordance with Municipal and provincial regulatory requirements. All waste material will be stored away from Beaver Creek and its valley.


The station will be visible from Rodick Road and Highway 407.

Surrounding land use is industrial/commercial. A landscaping plan will be prepared to minimize the visibility of the station and enhance the abutting natural feature (Beaver Creek valley).

Surface Water Quality

Potential for stormwater discharge/ runoff during construction causing erosion of exposed soils and sedimentation to nearby receiving watercourse (Beaver Creek).

Implementation of standard temporary erosion and sediment control measures (e.g., silt fence) during construction.


Potential for stormwater discharge/runoff during operation.

A stormwater management plan will be developed to minimize impacts associated with station (paved surfaces). Stormwater management treatment facilities (e.g. enhanced swales) will be implemented to provide appropriate treatment (e.g. Level 1 water quality treatment) of site runoff and will be integrated with the existing and proposed storm drainage systems in the area. Implementation of containment facilities to prevent release of mineral oil through leakage or equipment failure. Use of appropriate measures for containment and cleanup and of any spills.

Soils Soil erosion during construction. Implement and adhere to erosion and sediment control plan. Topsoil to be preserved and re-applied to disturbed slopes. All disturbed soils will be immediately



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stabilized with seed and mulch to minimize erosion. Implement standards practices for handling and storage of fuel and other contaminants to prevent spills during construction.

Terrestrial Vegetation removal (i.e., old field meadow and scattered isolated trees/shrubs) required for the station is negligible and will not directly impact the abutting valley feature. Displacement/disruption of nesting birds and local wildlife. The tap line connection to the station will span Beaver Creek valley. Some existing newly planted trees in floodplain of the valley may require removal in the future during operations when their height exceeds 3 m.

Only vegetation directly affected by grading for the station will be removed. A Landscape Plan will be implemented to restore areas within the construction zone where trees and other natural vegetation will be displaced. Temporary barriers for tree protection will be erected during construction for significant tree specimens not scheduled for removal. Vegetation clearing to accommodate the station will be restricted from April 15 to July 15 to minimize the effects on migratory bird nesting during the reproductive period. Any trees removed within the Hydro One tap line connection corridor for safety reason (trees greater than 3.0m) will be replanted with low growing shrubs to replace vegetation and maintain habitat and corridor linkages in the valleyland.


Aquatic (fish/fish habitat).

Accidental spills of oil, gasoline or other liquids during construction. Potential for stormwater runoff from construction or operation damaging fish habitat or degrading water quality.

Stormwater control measures will be implemented to ensure that the runoff from the station meets municipal/provincial water quality requirements/objectives. Mitigation measures as identified for surface water and soils (see above) will also be implemented. No construction equipment will be permitted to work in Beaver Creek or cross the watercourse. All equipment re-fuelling and/or maintenance or stockpiling of excess



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materials will be conducted away from the watercourse and outside the valley feature.

Effect on Endangered/ Species At Risk

No Endangered/Species at Risk are present. No effects are predicted.

Not applicable. No effects are predicted.

Effects on Environmental Significant Areas (ESA’a ANSI’s)

No Environmental Significant Area (ESA), Area of Natural or Scientific Interest (ANSI) or wetlands are present. No effects are predicted

Not applicable. No effects are predicted.

Cultural/Heritage Resources

Damage to or destruction of heritage (archaeological) resources.

Conduct Stage 2 Archaeological Assessment prior to construction for lands that exhibit archaeological potential (refer results of Stage 1 investigation in Appendix B). Should any artefacts be uncovered during construction, a licensed archaeologist will be contracted to assess significance and if necessary develop an appropriate plan of action including notification of the Ontario Ministry of Culture.


Human Health Increased exposure to Electric Magnetic Field (EMF) from station in the area is not expected. Increased exposure may occur in the vicinity of distribution lines, but well within normal exposures within homes and businesses.

No significant risk to health is predicted and therefore no mitigation is proposed.



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6.1.2 Noise and Air Quality

Effects on air quality and noise will be temporary and limited primarily to the construction period.

The construction of the proposed station has the potential for short term effects on air quality in the vicinity of the site. Emissions which are associated with construction activities are primarily dust and combustion emissions from construction equipment. As with any construction site, these emissions will be of relatively short duration and unlikely to have any effect on the surrounding airshed.

To reduce particulate emissions, effective dust suppression techniques, such as on-site application of water, via tanker truck, and street cleaning equipment will be used. During construction the practices and procedures outlined in the Environment Canada document “Best Practices for the Reduction of Air Emissions from Construction and Demolition Activities”, prepared by Cheminfo Services Inc. (2005), along with other best management practices (e.g., stabilize exposed areas, control speed of construction vehicles/haul tucks, minimize material handling, etc,) will be followed. It is anticipated that with application of the above mitigation measures, the net effects on local air quality during construction will be negligible.

There will be no atmospheric emissions from the proposed station during operation.

The transformer station will produce a humming sound during operation. The station is over 800 m from nearby homes and other sensitive noise receptors (i.e., churches, schools). Additionally, the dominant existing background noise source in the area is traffic associated with Highway 407 that is located adjacent to transformer station site.

Given the distance to nearby receptors and available technology (transformer selection and noise barriers/enclosures, if required), background noise levels in the vicinity of area residences and other known noise receptors are not anticipated to change. As previously, noted equipment at the station will operate within Environmental Protection Act requirements and will be subject to approval by the Ministry of Environment (i.e. Certificate of Approval for Noise). The application will be based on a noise assessment which will define background levels and the need, if any for specific noise controls.

Noise generated during the construction phase will be temporary and of relatively short duration. No significant impacts are predicted with implementation of appropriate mitigation. All work is expected to be completed using conventional construction methods. The noise associated with the construction of the proposed station would most likely be a result of activities such as general site grading, foundation work and construction traffic. All of these activities, which are expected to take approximately 12 months, will require the use of heavy equipment such as dozers, front-end loaders, small trucks, backhoes, bobcats, dump trucks, compactors, cement trucks and cranes. Other construction activities, such as those related to the placement of the facility components are expected to generate less noise. The movement of delivery and worker vehicles will also add to the sound levels during the 12-month equipment delivery and construction period. However, the work force during the peak construction period is anticipated to be small (less than 25 workers).

To reduce the effects of noise during construction, key mitigation measures will include:


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• Conducting all work in accordance with Provincial noise requirements and Town of Markham Noise By-law No. 2003-137 ; and

• Management of all construction equipment to ensure it is maintained and operating in good condition (e.g., mufflers), and in accordance with applicable standards, to prevent unnecessary noise.

All public noise complaints will be monitored and investigated, with implementation of corrective action if required.

6.1.3 Public Safety

The effects on public safety services such as police, fire and ambulance should be minimal. No disruption to local traffic is predicted during the construction or operation of the station. The station area will be fully secured to protect the public from hazards associated with station during its construction and operation. The station site will be fenced and locked. Warning/Hazards signs will also be posted.

The construction schedule will be discussed with the Town of Markham staff and provided to local emergency services providers.

The station design will minimize the potential for fires (e.g., fire wall, rod to prevent lightening strike of transformers, etc.) and to ensure that any fires will be contained on site.

All work will be governed by PowerStream’s Health, Safety and Environmental Management policies and procedures. Emergency preparedness and response plans will govern work during station construction and operation.

6.1.4 Appearance of the Landscape

The project will have limited effects on the local landscape and is considered compatible with the existing transmission line infrastructure and surrounding industrial and commercial land use in the area. During construction, temporary office and storage facilities will be necessary. Any alteration to the landscape associated with these facilities will be restored following construction.

A landscape plan will be developed in cooperation with Town of Markham staff and Toronto and Region Conservation Authority (TRCA) during the design phase of the project. Landscape plans are a component of the municipal Site Plan Approval process, and any required approval from TRCA, and will contain native plantings that are consistent with the species present in nearby Beaver Creek valley feature.

6.1.5 Agriculture

Historically, the property was suitable and utilized for agriculture purposes. However, the property is currently zoned “industrial” in the Town of Markham Official Plan and is now a dormant old field meadow that is not considered viable as arable crop land or pasture land due its small size and zoning which prohibits such activity. As such, the proposed station is not considered as having an impact on agricultural land.


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6.1.6 Forest Resources

No crown or forest resources are present at the proposed station and therefore no effects are predicted and no mitigation is proposed.

6.1.7 Mineral/Aggregate Resources

No mineral or aggregate resources are present at the site. As such, no effects are predicted and no mitigation is proposed.

6.1.8 Cultural Heritage Resources

As indicated in Section 3.5, a Stage 1 Archaeological Assessment of the four (4) candidate sites for the proposed transformer was carried out by a licensed archaeologist (Archaeological Services Inc., 2008). Site 3 (the preferred site) was identified as having potential for archaeological resources. This conclusion was based on the fact the site is within 200 m of a watercourse. Areas such as this have potential for Paleo-Indian, Archaic Period and Euro-Canadian archaeological sites.

In accordance with the Stage 1 Archaeological Assessment recommendations, PowerStream will conduct a Stage 2 Archaeological Assessment before construction commences. This work will be carried out by licensed archaeologists in compliance with Ontario Ministry of Culture guidelines to ensure recovery, protection and documentation of any heritage resources that may be present on the project site.

Results from the Built Heritage and Cultural Landscape Assessment (ASI, 2008) found no built heritage features or cultural heritage landscapes are located at the proposed station site. As such, no effects to these heritage resources are expected and therefore no mitigation is proposed.

6.2 Biological Environment

6.2.1 Environmentally Significant Areas

As indicated in Section 3.1.1, there are no designated Provincially Significant Wetlands, Environmental Significant Areas (ESA’s) or Areas of Natural or Scientific Interest (ANSI) located in the study area, including the station site.

6.2.2 Endangered Species, Species at Risk and Their Critical Habitat

No rare, endangered or threatened vegetation or wildlife species, as defined by Committee on the Status of Endangered Wildlife in Canada (COSEWIC) or the Committee on the Status of Species at Risk in Ontario (CASSARO), are known to be present in the study area based on the review of background information and site-specific field survey (refer to Appendix C) carried out at the station site.

As indicated in Section 3.1.2, only one aquatic species (Redside dace) in the study area is designated as nationally “Endangered” by the COSEWIC and provincially “Threatened” by the COSSARO. Redside dace (Clinostomus elongates), a cool water species is thought to be present in the Rouge River main branch, between Warden Avenue and Highway 7.


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Beaver Creek, which is adjacent to the station site, is a tributary watercourse of the Rouge River system and is located approximately 3 km upstream of the subject reach of the Rouge River where Redside dace are reported to occur.

No effects on endangered species, species at risk or their critical habitat is predicted as a result of the proposed development of the station site, including the station access road overhead 230 kV transmission connection line to the station.

6.2.3 Aquatic Resources

No watercourses, fish or other aquatic species and their habitat will be directly affected by the station or the overhead 230 kV connection line. The nearest watercourse is Beaver Creek that runs along the north and east edge of the property where the station is proposed. Beaver Creek is considered to support an assemblage of warmwater fish species. Beaver Creek will be a minimum of 70 m from the proposed station fence.

In order to mitigate any potential impacts to the watercourse during construction, a comprehensive erosion and sediment control plan will be prepared for the project. This plan will include the use of standard mitigation measures, such as silt fence barrier, temporary flow check dams and dewatering/sediment traps, as required. Temporary erosion and sediment control measures will be maintained in good working order throughout the contract; and, removed when disturbed areas have re-stabilized with respect to groundcover.

To address treatment of site surface drainage from the station during operations, a stormwater management plan will developed as part of the municipal Site Plan Approval process and will be consistent with the Town of Markham, Ministry of Environment (MOE) and Toronto and Region Conservation Authority (TRCA) guidelines and practices for water quality control. This may include oil/grit separator at any stormwater discharge outlet and/or use of enhanced swales for treatment of site runoff to meet stormwater quality control requirements (e.g. Level 1 – 80 % removal of total suspended solids). The ultimate location of discharge will be determined at Detail Design and will be subject to Town of Markham approval, and if required TRCA. Site surface drainage will likely flow to a road side ditch along the west side of Rodick Road or north side of Highway 407 that discharge to Beaver Creek.

6.2.4 Terrestrial Features

As indicated in Section 4.3, the station, access road and two supporting towers for the transmission line connection are proposed to be developed on terrestrial habitat that is typical of old field/meadow with introduced grasses, herbaceous plants (e.g., Canada thistle, asters and goldenrods) and some scattered small individuals trees and shrubs (e.g., Manitoba maple, balsam poplar). Total area to be disturbed as a result of the undertaking is approximately 1.1 hectares) and will be on the tablelands above, and setback, from the valleylands of Beaver Creek.

As part of the Hydro One’s operation and maintenance of the 230 kV connection line that spans Beaver Creek valley, it anticipated that existing newly planted trees in the floodplain, east of Rodick Road within the 40m wide permanent easement/corridor, will require removal of select species in the future (10-15 years) in order to maintain a required minimum safety clearance of 4.6 m from the transmission line conductors. The most


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severe height restriction would be at mid-span pf the line, where the vegetation may be limited to about 3 m in height. Vegetation removed in the future will be replaced with native low lying shrubs and ground cover species to maintain habitat and corridor linkages in the valleyland.

Birds and small mammals typically found in southern Ontario may also be temporarily disrupted or displaced as a result construction and development of the station.

Vegetation clearing to accommodate the station will be restricted from April 15 to July 15 to minimize the effects on migratory bird nesting during their reproductive period. Additionally, a landscaping plan will be prepared to restore areas within the construction zone where any trees and other vegetation are removed. The plan will focus on the providing a visual buffer between the station and surrounding environment and enhancement of the nearby valley feature associated with Beaver Creek along the station’s north property line, where feasible.

Given the small area for disturbance and proposed mitigation measures no significant effects to ecological functions, linkages and processes in the adjacent Beaver Creek valley, or terrestrial features at the site, are predicted.


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7.0 CONSULTATION PROCESS Consultation with the public, government agencies and other stakeholders is a key component of the Environmental Assessment (EA) process. A consultation program was conducted to ensure that all stakeholders were aware of the project and had the opportunity to provide input before final decisions were made. Additionally, the public consultation component allowed PowerStream to become fully aware of public concerns and work with stakeholders to mitigate potential issues, where necessary. Public involvement was actively encouraged from the start of the study, and included opportunities for early and frequent input.

The consultation process for Markham Transformer Station # 4 included the following elements:

• Public notices;

• Public Information Centres; and

• Stakeholder meetings and correspondence.

Input from the public and agencies was considered by the study team and incorporated into the project where appropriate.

The consultation program is summarized in the following sections. Copies of consultation program materials, public information centre displays, and correspondence from agencies and the public are included in Appendix A.

7.1 Government Agencies, Municipalities and Other S takeholders

Consultation with government agencies and municipalities was undertaken as part of consultation program. The list of government agencies and municipalities contacted during the study can be found in Appendix A. Consultation included meetings directly with the Town of Markham as all four (4) candidate sites for the station are located in Markham. Meetings were held with Town of Markham technical and administrative staff and presentations were provided to the Town of Markham Development Services Committee (Standing Committee of Council) representing local councillors and regional councillors that consider matters related to planning and transportation. Presentations to Town’s Development Services Committee were given on June 12, 2007 and June 24, 2008 to provide updates on the Class EA study. In general, Town of Markham staff and the members of the Development Services Committee were supportive of the preferred site for the transformer station recommended by the Project Team. At each milestone point, all government agencies and municipalities received letter notification.

Municipalities and municipal agencies that were notified of, or participated in this study included:

• Regional Municipality of York

o Council


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o Planning and Development Services o York Regional Police o York Region Fire Services

• Town of Markham

o Council o Commissioner of Development Services o Planning and Development Services o Fire and Emergency Services o Engineering Infrastructure and Capital Works o Utilities and Contracts

• Town of Richmond Hill

o Council (via Town Clerk) o Planning and Development Services

• City of Vaughan

o Council (via City Clerk) o Planning and Development Services o Engineering and Public Works

• Town of Aurora

o Council (via Town Clerk)

• Toronto and Region Conservation Authority

Federal and provincial government agencies/representatives that were notified of, or participated in this study included:

Federal:

• Environment Canada

• Fisheries and Oceans Canada – Fish Habitat Management

• Indian and Northern Affairs Canada – Environment & Natural Resources, Lands and Trusts Services (ENRLTS); Claims

Provincial:

• Ministry of the Environment – Central Region; York Durham District

• Ministry of Municipal Affairs and Housing

• Ministry of Energy

• Ministry of Natural Resources


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• Ministry of Culture

• Ministry of the Attorney General

• Ministry of Aboriginal Affairs

• Ministry of Transportation

• Hydro One

• Members of Provincial Parliament for Markham; Oak Ridges Markham and; Thornhill.

Correspondence, including a copy of the public notices advertised, was sent by mail to each agency to advise them of commencement of Class EA for the transformer station, to invite them to the Public Information Centres, and allow them to express any concerns or identify issues they may have with the undertaking. All information requests/ issues/concerns were addressed directly by the Project Team in a timely manner. Correspondence to, and from, government agencies and municipalities is included in Appendix A.

In addition, separate meetings were held with individual government agencies, as required, to discuss the project and components related to their areas of interest or to identify environmental and development constraints of candidate sites. This included meetings with the Ministry of Transportation (MTO), Hydro One, Ministry of Energy and Toronto and Region Conservation Authority (TRCA). Meetings were held with MTO to discuss/confirm if candidate sites and other sites of interest for the station were in conflict with Ministry’s preliminary routing of a proposed busway and associated infrastructure (e.g., bus stations) this is being undertaken as part of an EA Route Planning and Preliminary Design Study. Meetings with Hydro One were also held to resolve and discuss technical issues with respect to the required connection line from Hydro One’s 230 KV transmission line to the preferred site. Additionally, a meeting with the Toronto and Region Conservation Authority was also held to clarify permitting requirements for the preferred station and connection line and identify any preliminary environmental issues of concern regarding the candidate sites near the TRCA Regulated Area associated with Beaver Creek. No significant concerns were raised by TRCA with respect to the candidate sites under consideration for the proposed station. In general, the meetings with the agencies played an important role in confirming environmental sensitivities/concerns and development constraints during the site selection process.

Other stakeholders, such as utility/transit/rail operators and First Nations that were notified of, or participated in this study included:

• GO Transit

• Enbridge Gas

• Rogers Cable

• CN Rail

• Ontario Energy Board

• Ontario Power Authority


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• Bell Canada

• Ontario Realty Corporation

• First Nations

o Six Nations of Grand River First Nation o Mississaugas of New Credit First Nation o Chippewas of Georgina Island First Nation o Mississauga's of Scugog Island First Nation

Correspondence to these stakeholders is also provided in Appendix A. Correspondence directly from PowerStream to the each of the First Nations provided an overview of the EA process, location of the preferred site and invitation to meet with them to discuss the project, their concerns or provide clarification on the information provided. Telephone calls were also made to each of the First Nations as follow-up. No verbal or written responses have been received to date from the select Aboriginal groups contacted, which were identified as having potential concerns (e.g., land claims, treaty rights) with the proposed undertaking in the Town of Markham.

7.2 Public

Public participants included directly abutting property owners, the general public and elected representatives.

Two primary conventional mechanisms were used to ensure the appropriate level of public involvement:

• Advertised Notices at milestone points in the work:

o Study Commencement and Public Information Centre (PIC) #1 o PIC #2 o Filing of the Draft Environmental Study Report (ESR)

• Two (2) Public Information Centres

o PIC #1 to introduce the project (needs/justification, study area) and seek input on the site selection criteria for transformer station.

o PIC # 2 to obtain input on the preferred site for transformer station recommended by the Project Team, including the comparison of alternative sites and mitigation to address potential environmental impacts of the station.

The following section provides a brief summary of these mechanisms and the results of the public consultation process.


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7.2.1 Notices

Study Commencement and Public Information Centre #1

The Study Commencement and Public Information Notice was placed in the following newspapers in June 2007:

Markham Economist & Sun June 14, 2007

The Liberal June 14, 2007

Toronto Star June 12, 2007

The notice included:

• study area limits;

• description of the proposed works;

• status and planning process for the project under the Ontario Environmental Assessment Act and Class Environmental Assessment for Minor Transmission Facilities;

• information related to forthcoming formal opportunities for the public to provide input at, or prior to the Public Information Centre # 1(PIC #1), and the location and timing of the PIC;

• the purpose of the PIC;

• study contacts for the purposes of obtaining information or providing input; and

• the right to privacy/freedom of information.

In addition to advertisement of the Notice cited above, notification of Public Information Centre #1 was also sent by mail to government agencies, municipalities and other stakeholders as identified above with a covering letter.

Appendix A of this report contains a copy of the Notice of Study Commencement and Public Information Centre Notice.

Public Information Centre #2

To inform the community of the Public Information Centre #2 (PIC #2) for the project, a Notice was also published in the same local papers as noted above on the following dates:

Markham Economist & Sun June 26 and July 31, 2008

The Liberal June 26 and July 31, 2008

Toronto Star June 26 and July 31, 2008

Two sessions were held for PIC #2 - July 9, 2008 and August 13, 2008.


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The Notice or PIC# 2 was also mailed to government agencies, municipalities, other stakeholders, abutting/nearby landowners to the preferred site for the station, and to those public participants from PIC #1 who expressed an interest in the project.

The notice included a location plan showing the preferred site for the station; a description of the proposed works and study area; purpose of the PIC and typical information with respect to EA process and study contacts.

Appendix A of this report contains copies of the Notice for Public Information Centre #2.

Notice of Completion of Completion of Class Environmental Assessment

The Notice of Completion (Appendix A) of the Class Environmental Assessment Study for the Markham Transformer Station #4 has been placed in the aforementioned local newspapers at this time and provides information on locations (i.e. local public library, Town of Markham Office) for the members of the public to review this Draft Environmental Study Report (ESR) and date for submission of any comments.

The notice included:

• study purpose and project description;

• proposed preferred site for the station;

• the study process, including process to request a Part II Order (Bump–up) request from the Minister of the Environment;

• locations and addresses at which to view the ESR;

• commencement and termination dates for the review process; and

• PowerStream and consultant contacts for further information.

7.2.2 Public Information Centres

Public Information Centre # 1

Public Information Centre # 1 was held as follows:

Monday June 25, 2007

5:00 – 8:00 pm

Markham Civic Centre, Great Hall

101 Town Centre Boulevard,

Town of Markham, Ontario

The PIC displays and handout included information on the need/justification for the undertaking, study area and criteria for selection of candidate sites in the study area. Other information presented or available at the PIC included a map showing Hydro One transmission lines that represent potential opportunities where the system could be tapped to provide supply to a new station; study EA process; typical description/photo’s of a transform station; and next steps in planning/approval process. A copy of the PIC displays and handout for PIC #1 are included in Appendix A.


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Twenty four (24) people attended and signed the registration sheet for at the June 25, 2008 PIC session. Notable attendees include four (4) Town of Markham Councillor’s:

Seven (7) comment sheets were received at the PIC. A summary of the comments received included:

1. Consider showing locations of existing PowerStream and Hydro-One transformer stations in next PIC session (PIC #2).

2. Would like to see further information on candidate sites, including surrounding land use, and evaluation of sites using criteria identified at next PIC.

3. Concerns about a transformer station connection to the Segment E - 230 Kv line (referred to as Roddick line to Buttonville TS) due to the close proximity of residential.

4. Concerns expressed about the health effects of Electric Magnetic Field (EMF) and movement of ground currents associated with the proposed transformer station.

5. Concerns about impacts (i.e., aesthetics) of feeder lines in community.

6. Would like to see preference given to expansion of existing transformer station sites (PowerStream or Hydro-One) first.

7. Concerns expressed that PIC was held in Summer, limiting opportunities for public involvement.

No comments sheets/queries were received following PIC #1 session from public or other stakeholders. Subsequent to the PIC, a number of government agency representatives requested a copy of the PIC display materials for their review and files, as they were unable to attend the session. This material was provided as requested.

Comments 1, 2, 3, 5 and 6 were duly considered by the Project Team and were addressed in the site selection process of potential candidate sites and at PIC #2 (see below). This included inclusion of candidate site (Site 4) for evaluation that involved an expansion of existing transformer Station (A.M Walker TS/Markham TS #2) and recommendation that the preferred site be located in an industrial/commercial area, including feeder lines, away from residences.

A formal written response to address comment #4 regarding the potential effects of EMF and movement of ground currents are included Appendix A. The location of the station is approximately 800 m from nearby residences and there will be no measurable fields from the station. Similarly, there will be no change in fields from the transmission lines that supply the station. PowerStream takes guidance from Health Canada. To date, the advice from Health Canada has been that the heath risks from EMF exposures, associated with distribution lines and transformer stations, has not been established and, as such, it is not considered to pose a concern to public health.

As stated on Health Canada’s website (http://www.hc-sc.gc.ca/iyh-vsv/environ/magnet_e.html) “Research has shown that EMFs from electrical devices and power lines can induce weak electric currents to flow through the human body. However, these currents are much smaller than those produced naturally by your brain, nerves and heart, and are not associated with any known health risks”.


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Written responses were provided to all individuals who submitted written comments or questions at PIC #2.

Public Information Centre # 2

Two sessions were held for Public Information Centre #2 on July 9 and August 13, 2008 to ensure adequate opportunity for public input. Both sessions were held at the Markham Civic Centre, Great Hall, 101 Town Centre Boulevard, in the Town of Markham, from 5:00 PM to 8:00 PM.

The PIC displays and handout included information on:

• EA Study process;

• Site selection criteria for candidate sites in the study area;

• Overview of sites that were considered unsuitable and therefore not carried for further analysis in the study;

• Aerial view of the four (4) potential candidate sites for the station, including footprint of the development, associated 230 kV connection lines and photographs to illustrate existing environmental conditions;

• Aerial view of the feeder distribution lines through the community for each of the four (4) candidate sites;

• Summary results of site selection analysis and comparison of the candidate sites using technical, environmental and socio-economic factors for evaluation;

• Aerial view and site plan showing the recommended preferred site for the transformer station, including typical photos of similar stations;

• Project description, potential environmental effect and mitigation measures; and

• Next steps in the study.

Four (4) people attended and signed the registration sheet at the June 25, 2008 PIC #2 and six (6) people attended the August 13, 2008 session. Local and regional councillors for the Town of Markham attended both the July and August sessions held for PIC #2. Verbal comments received of at the PIC session were supportive of the proposed site location for the transformer station and considered the comparison and evaluation of candidate sites to be comprehensive.

No comment sheets were received at the July or August sessions for PIC #2. Additionally, subsequent to the PIC sessions, no comments were received, with the exception of a request from the Ministry of Environment and the Toronto and Region a Conservation Authority for an electronic copy of the PIC displays, as staff from these agencies were unable to attend the PIC.


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8.0 CONCLUSION It is the conclusion of this assessment that Site 3 located immediately north of Highway 407 and west of Rodick Road in the Town of Markham is the best available location for a new transformer station within the study area. The need for the station has been established by PowerStream as detailed in Section 1 of this report.

The Project Team, with input from stakeholders, conducted an analysis and comparison of four (4) potential candidate sites for the station as detailed in Section 4. Each site was rated using the technical, environmental and socio-economic factors identified. Site 3 was rated most preferred in three of the ten factors evaluated by the Project Team. It was also rated second in the three of the other seven factors. With exception of Site 4, the sites were relatively equal in comparison. Site 3 was not rated the least preferred in any of the factors evaluated in the study.

From the site selection analysis, it was concluded that Site 3 provides advantages not offered by the other sites.

Advantages of Site 3 include:

• A willing seller;

• No significant effects on the natural or cultural environment;

• No significant effects on the local community;

• Good access;

• Significant separation/distance from area homes;

• Low visibility to area residents;

• Compatible with surrounding industrial and commercial land uses;

• The shortest length of distribution feeders, thereby minimizing visual/aesthetics impacts to the community; and

• Lowest capital cost, with consideration of assumed technical issues (soil conditions) at other sites.

The station will supply electricity to the Town of Markham and Richmond Hill within the Regional Municipality of York that are experiencing significant growth in electricity demand. The station will also improve the reliability of electricity supply to the broader PowerStream service area including the City of Vaughan and Town of Aurora.

PowerStream throughout the EA process has worked in close consultation with Town of Markham staff during the site selection process, including their input on the recommended preferred site for the proposed transformer station. As a result, staff at the Town of Markham is supportive of the proposed site for development and provided PowerStream with opportunities to update the Town’s Development Services Committee (subcommittee of Council) on the EA study at key milestones and gain consensus on the conclusion in this assessment. Subject to the successful completion of this EA, PowerStream will be submitting a Site Plan Application to Town of Markham for review and approval.

No significant issues or concerns were raised by government agencies or other stakeholders with respect to preferred site recommended for the station or the EA process.


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Public interest regarding the proposed undertaking occurred primarily in the early stages of the study from the Notice of Study Commencement and Public Information Centre #1 (PIC #1) session. Comments and concerns expressed were generally related to aesthetics and perceived health effects from the development of the transformer station, distribution feeder lines and tap connection line in response to PIC #1, which presented general information on the project, such as need/justification, study area and selection criteria for candidate sites in the study. PIC #2 presented Site 3 as the recommended preferred site for the transformer station based on the site selection analysis, which ranked the candidate sites under technical, environmental and socio-economic factors. PIC #2 generated limited interest and no written comments were received from government agencies, public or other stakeholders as result of the Notice of PIC #2; or from participants who attended PIC #2.


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9.0 REFERENCES Rouge River State of the Watershed Report” (TRCA, 2007).

Rouge River Watershed Plan - Towards a Healthy and Sustainable Future. Report of the Rouge Watershed Task Force. Toronto and Region Conservation. Final Draft 2007.

Transformer Needs Assessment Study, Town of Richmond Hill and Town of Markham, PowerStream Inc, June 2006.

Transformer Needs Assessment Study, City of Vaughan, PowerStream Inc, June 2006.

Town of Markham Official Plan, revised 1997.

Valley and Stream Corridor Program (TRCS, 1994).

Class Environmental Assessment for Minor Transmission Facilities, (Revision 6, 1992), Hydro One.

Stage 1 Archaeological Assessment conducted by Archaeological Services Inc. (ASI), Proposed PowerStream Transformer Station Class EA, Town of Markham, 2008.

Built Heritage and Cultural Landscape Assessment (ASI) Proposed PowerStream Transformer Station Class EA, Town of Markham, 2008.

Guide to Environmental Assessment Requirements for Electricity Projects, Ministry of the Environment, March 2001.

Town of Markham Staff Report, Environmental and Transportation Committee to Mayor and Members of Council, Rodick Road/Yorktech Drive, Environmental Management Plan, April 2002. Town of Markham Staff Report, Environmental and Transportation Committee to Mayor and Members of Council, Roseport and Landport Investments, Development Agreement and Environmental Management Plan, Yorktech Drive and Rodick Road, June 2002.

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