Final Report Text

8/6/2019 Final Report Text

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Report

Bissett Brook / Bissett Lake Trail

Active Transportation Concept Plan

for the

Cole Harbour Parks and Trails Association

prepared byGordon Ratcliffe Landscape Architectsin association with

OHalloran Campbell Consultants Limited

March 31, 2008


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Bissett Lake / Bissett Brook Trail


Table of Contents Page

Executive Summary

1 Introduction 1

2 Context

2.1 Active Transportation 22.2 The Role of Community Trail Associations & 2

the Trans Canada Trail Federation2.3 Cole Harbour Parks and Trails Association 32.4 Trail Benefits 3

3 Assessment of Existing Conditions3.1 Proposed Trail Route 53.2 Land Ownership 83.3 Topography 93.4 Adjacent Land Use 113.5 Impact Assessment 12

4 Opportunities

4.1 Trail Connections and Destinations 154.2 Vantage Points 154.3 Wildlife and Vegetation 164.4 Archaeological Sites and Cemeteries 164.5 TPB Productions 17

5 Trail Design5.1 Trail Uses 185.2 Design Standards (Active Transportation) 185.3 Interpretive Features and Look offs 205.4 Water Access 215.5 Benches and Picnic Areas 215.6 Brook / Wetland Crossing 225.7 Barriers and Gates 225.8 Trail Signage 225.9 Proposed Modifications for Parking Area at Jennifer Place Apartments 23


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Bissett Lake / Bissett Brook Trail


Table of Contents Page

6 Trail Management and Sustainability6.1 Land Agreements 246.2 Maintenance Requirements 246.3 Security 256.4 Risk Management 256.5 Crime Prevention Through Environmental Design 266.6 Erosion / Flooding Control 26

7 Construction Plan and Cost Estimates7.1 Construction Plan 27

7.2 Construction Cost Estimates 28

8 DrawingsL-100 Trail Route Context 29L-101 Concept Plan 32Trail Construction Details (L-1 to L-21) 33


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1 Introduction

The Cole Harbour Parks and Trails Association (CHPTA) is proposing the development of a newtrail for Cole Harbour at the north end of Bissett Lake. The proposed trail will connect ColbyVillage, Cole Harbour Road, the Trans Canada Trail, Cole Harbour-Lawrencetown Coastal

Heritage Park, Bissett Park and Colby Village Elementary School as well as provide a criticallink in the HRM Regional Trail system Forest Hills and Patrick Avenue(see Drawing No. L-100).

This plan highlights a proposed link from Colby Village to Trans Canada Trail connection onBissett Road. This will be a significant Active Transportation (AT) route. HRM promoteshealthy active living by increasing opportunities for human powered movement throughout theregion. Presently, local residents in densely populated Colby Village have to drive a vehicle toaccess the Trans Canada Trail on Bissett Road or walk several kms around to reach the BissettRoad barn trail head. Two types of AT trails were considered:

1. primary spine system, and

2. secondary community system.

After discussion with HRM Trail Planning staff, it was determined that the trail will be designedto meet Active Transportation standards for a community feeder multi use trail. Primary useswill include pedestrian, wheel chair, cycling, and cross country skiing. The trail will be 10 feetin width (3.0 metres) with a crusher dust surface.

The proposed trail route will follow an existing municipal service corridor from Cole HarbourRoad to Bissett Park along the west side of Bissett Brook and will cross the Brook to follow the

shore line around the north end of the lake to connect with the former Halifax County Hospitallands (see Drawing L-101). The trail route will be integrated with possible future developmenton the former hospital lands and link with the existing trails and trail head at the Cole Harbour-Lawrencetown Coastal Heritage Park. The former Halifax County Rehabilitation land with viewplanes overlooking the Atlantic Ocean and the Cole Harbour Salt Marsh is an outstanding trailopportunity.

The Trail / Active Transportation Concept Plan was developed in consultation with staff fromHRM Real Property Planning (Regional Trails) and Engineering departments and is wellsupported by the community and other stake holders. This report includes a detailed descriptionof the trail project and associated construction and management requirements.

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2 Context2.1 HRMs Active Transportation System

HRM has established a goal of reducing green house gas emissions by 20% by the year2012. Road transportation accounts for 70% of transportation related greenhouse gas emissions

with 45% originating from light cars and trucks. Short distance motor vehicle trips are the leastfuelefficient and generate the most pollution per kilometer.

Active Transportation (AT) encourages self propelled, non-motorized transportation that relieson the use of people movement by walking and cycling to reach destinations and for regularrecreation pursuits. AT offers significant health and environmental benefits as well as enticesfurther tourism opportunities. Cities that have invested in AT infrastructure experience dramaticincrease in their level of cycling, tourism numbers and bus use.

HRM will direct capital, maintenance and operations funds on sustainable Active Transportationcorridors in annual budgets. Several community trail associations apply to the HRM Trail

Program for capital each year and funds are allocated strategically to maximize public benefits.Direction for the Regional Trails Program comes from three documents; the HRM RegionalPlan, the Active Transportation Plan and the 1997 Concept Plan for Regional Trails. All threedocuments contain a foundation strategy that supports a healthier lifestyle and active living bydeveloping walking and cycling opportunities.

2.2 The Role of Community Trail Associations

Regional trails have been built by community trail associations with assistance from HRM, the

Province, the federal government, corporate sponsors and related organizations such as the TransCanada Trail Foundation.

The Halifax Regional Trails Association (HRTA) is an association of associations representinga conglomerate of other registered trail associations whose primary responsibility is traildevelopment. Each group is involved in the planning and/or development of trails in their owncommunity. The association makes an annual recommendation to HRM trail staff on trail capitalallocations which is then reviewed by Council.

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2.3 Cole Harbour Parks and Trails Association

The Cole Harbour Parks & Trails Association is a non-profit, fully incorporated, registeredcharity organization whose aim is to promote and coordinate the construction and maintenanceof parks and trails in Cole Harbour and surrounding areas. The association has been active since1997 and have created 22.5 kilometers of multi use trails in Cole Harbour and extending east to

the West Lawrencetown Road and west to CFB Shearwater. As a community based group theywork with other community and school groups, universities, tour groups with interests inwalking, bird watching and cycling, church organizations, local businesses and all three levels ofgovernment.

The association has constructed one and a half million dollars in infrastructure which includes 12bridges, 4 of which are along the Salt Marsh Trail in a challenging tidal environment. They havesuffered the ravages of Hurricane Juan and numerous other storms that continue to present achallenge for trail management. As an advocate for the four hundred acre parcel of landbounded by the Bissett Road and the Cole Harbour Salt Marsh; the CHPTA was successful inlobbying the NS Department of Natural Resources to declare this parcel of land a Provincial

Park.

2.4 Trail Benefits

HRM Regional Trails staff has prepared the following list of benefits resulting from traildevelopment in HRM and other communities.

.1 Social

Connects people and communities. Improves the aesthetics of the community.

Creates community pride. A trail will instill lifelong use for fitness and outdoor activity. Offers affordable recreation activity. Provides a safe and quiet trail for children, seniors away from busy traffic.

. 2 Environmental

Preserves a greenway for wildlife habitat, shelter and storm water retention. Encourages activities not requiring the use of fossil fuels. Provides an outdoor classroom for nature appreciation. Reduces greenhouse gas emissions. Alleviates traffic congestion.

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. 3 Economic

Trail construction and maintenance generates jobs. Physically active populations are less dependent on the health care system. Eco-tourism is a fast growing trend in tourism. More services such as bike rentals, restaurants, accommodations will spring up in the

community with high quality trail destinations.

Alleviates cost of road maintenance.

. 4 Health Less obesity. According to the 2004 Canadian Community Health Survey (CCHS),

obesity rates for youth (aged 12-17) and adults have risen from three to nine percentand from 14% to 23% respectively from 1978/79 to 2004.

More physical activity. Twenty five percent of the population in the Halifax HealthRegion is physically active and 48% is inactive. Physical inactivity costs the NS healthcare system (estimate) 66.5 million per year with the impact.

Family recreational pursuits at close proximity to residential areas will enable more

people to be physically active. Activities such as walking, running, cycling and crosscountry skiing will be more available to more of the population.

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3 Assessment of Existing Conditions3.1 Proposed Trail Route

The proposed trail route is shown on Drawing L-101 and described below. The route consists ofthe following four areas:

.1 West Side of Bissett Brook

.2 Bissett Brook and Wetland Crossing

.3 Bissett Lake Shore Line

.4 Former Halifax County Hospital Land.

Each of these areas are described below.


Along the west side of Bissett Brook, the trail route follows an existing HRM service corridorfrom the north end of Bissett Lake Park to Cole Harbour Road (Fig. 1). The corridor providesservice access to underground sewer lines which lead to a holding tank and pumping stationlocated on Attwood Crescent (Fig. 2). The corridor is bordered on the west by the rear yards ofresidential properties and on the east by Bissett Brook.

Fig. 1 HRM Service Corridor Fig. 2 Atwood Crescent Pumping Station

At Cole Harbour Road there are two trail route options. One option is for the trail to follow the

municipal service corridor along the west side of the Jennifer Place apartment building (Fig. 3).In this option, the corridor is just over 40 feet in width and at one location is only 14 feet fromthe apartment building. A small pumping station located at the north end of the corridor limitstrail entrance opportunities.

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In a second option, the trail route passes between the apartment building parking area and thebrook along the east side of the property (Fig. 4) to align with an existing cross walk at theintersection of Perron Drive and Cole Harbour Road (see 5.9 and LSK-21).

Fig. 3 West Side of Jennifer Place Fig. 4 East Side of Jennifer Place

Parking Area

Access to the trail will be provided through the pumping station site on Attwood Crescent(Fig. 5) and two existing service easements off of Colby Drive (Fig. 6).

Fig. 5 Entrance to Pumping Station on Fig. 6 Service Easement on Colby Drive

Attwood Crescent


The trail route will cross Bissett Brook where it enters the north end of the Bissett Lake (Fig. 7).A bridge span of approximately 40 feet will be required to cross the brook. Boardwalks will berequired to provide access to the bridge across the wetlands on the east and west sides of thebrook.

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Fig. 7 Mouth of Bissett Brook Fig.8 East Shore Line of Bissett Lake


The trail route will follow the shore line along the north and east sides of Bissett Lake to connectwith the former Halifax County Hospital land (Fig. 8).

.4 Former Halifax County Hospital Land

The former Halifax County Hospital land is being considered for future redevelopment. Theformer hospital site is located on a plateau above the lake (Fig. 9). The trail route has beenproposed around the perimeter of the property so as not to compromise future developmentopportunities with connections at the north and south end of the property. A portion of the trailwill be located on the slope between the former hospital site and the lake shore (Fig. 10). A

walking path is also proposed along the lake shore in the south west corner of the property.

Fig. 9 Former Halifax County Hospital Fig. 10 Slope between Hospital Site and

Land Lake Shore

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3.2 Land Ownership


On the west side of Bisset Brook the trail route is across land owned by HRM. A possibleexception is the route option around the east side of the parking area at the Jennifer Place

Apartments which will cross privately owned land which is managed by Elk PropertyManagement Limited. The HRM property south of the Pumping Station on Attwood Crescent isdesignated as Parkland.


The property on the west side of Bissett Brook is HRM Parkland. The property on the east sideof the Brook is privately owned but HRM is currently in the process of acquiring the land as partof the Brookview Drive subdivision development agreement.


Beyond the private land at the north end of the lake, the trail route is on the former HalifaxCounty Hospital property which is owned by HRM.


The hospital has been vacant for several years and the site is currently being used by a local filmproduction company. HRM is considering redevelopment options. A recent study identified

some limitations due to servicing issues and but also some potential for residential use. Thecommunity is considering possible parkland and recreation uses. The Bissett Lake / BissettBrook Trail project will play a key role in the future planning and development of this site.

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3.3 Topography


The trail route from Bissett Lake Park to Cole Harbour Road is over an existing undergroundsewer line (Fig. 11). Most of the route is maintained grassland which provides service access to

the sewer line and a series of man holes and catch basins. In some locations, the adjacentbackyards have been extended onto the service corridor and the route passes by lawns, gardensand other residential uses. At the north end, the corridor is not maintained and a meadow hasestablished. Along the service corridor, the trail route has a gentle cross slope from west to east.In some areas the route is flat and there are local depressions areas which collect surface runoff.Trail construction will be relatively simple through this area. Some provision will have to bemade for cross drainage at several locations.


A location for the crossing of Bissett Brook was selected by the CHPTA in consultation with theNS Department of Environment and Labour and confirmed by the consultants (Fig. 12). Siteselection criteria included the lowest possible impact on the brook and wetland and the shortestpossible bridge span and length of boardwalk. The trail route crosses approximately 200 feet ofcattail marsh.

Fig. 11 HRM Service Corridor Fig. 12 Location of Proposed Brook Crossing

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At the north end of the lake the trail route passes through a low wet forested area (Fig. 13).Ground conditions vary from solid earth and root mat to wet and boggy. Further to the east theroute continues through a densely forested area. Ground conditions are drier with hummockyterrain and several large boulders. Trail construction through this area will require some infilling

in low wet areas.

The east shore line of Lake Bissett is a forested slope (Fig. 10). The gradients vary with someareas as steep as 1:2 (V:H). The steepest gradients are at the north west corner of the lake andtrail construction in this area will require extensive cut and fill, boulder retaining walls and asafety rail for a short section. Below the former hospital site, the trail route will follow anabandoned road bed. In the area of the abandoned pump house, the route passes through an openarea with gentle slope which has good parkland potential (Fig. 14).

Fig. 13 North End of Bissett Lake Fig.14 East Shore Line of Bissett Lake


The abandoned hospital site is a large open level area of approximately 10 acres. The site is aridge running from north to south. To the west the land is sloped to the lake (see 3.3.3). Thewest facing slope is a vertical drop of approximately 50 feet to the lake shore and from thehospital site there are panoramic views of the lake and Colby Village (Fig. 10). To the east theland is sloped at a constant gradient of 1:8 (V:H). The east facing slope is an open meadow.

There is a vertical drop of approximately 50 feet to the Bissett Road and from the hospital sitethere are panoramic views of the Cole Harbour Heritage Park and the salt marsh (Fig. 18).

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3.4 Adjacent Land Use


The adjacent land use along the west side of Bissett Brook is single family residentialdevelopment (Colby Village). The trail route is bordered by residential back yards (Fig. 15). Insome locations, private land owners have extended their yards onto the HRM service corridor

land. It will be necessary to work with private property owners on the development andmanagement of the trail (Fig. 16). Buffers between the trail and private residences should bemaintained and enhanced where necessary.

Fig. 15 Residential Backyards Fig. 16 Residential Backyards


Ownership of the land required for the trail route is currently being negotiated by HRM. It isintended that this property will become municipal parkland. This land is abutted by duplexresidential development. For most of the route, the trail will be over 200 feet from the rear ofthese properties and they are buffered by dense forest.


The land required for the trail route around the north end of the lake is included in the propertycurrently being negotiated for municipal parkland by HRM. Along the east shore line of thelake, the trail route will be on the former Halifax County Hospital land, currently owned byHRM.


The north end of the former hospital land is bordered by an HRM Engineering Department WorkYard. On the east, the site is bordered by Bissett Road and the Cole Harbour-LawrencetownCoastal Heritage Park. On the south the land is bordered by privately owned land (HenryBissett). This land is undeveloped forest and the CHPTA is not aware of any plans for futuredevelopment.

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3.5 Impact Assessment


Environmental Impact

On the west side of Bissett Brook the trail route has been maintained as a municipal servicecorridor so there will be very little environmental impact with the introduction of the trail.Underground storm drainage will have be provided where required to accommodate the existingsurface runoff patterns.

Social Impact

In some locations there is a wooded buffer between the trail route and the adjacent residentialproperties. In other areas, back yards will be exposed to the trail route. As noted above, whereback yards have been extended onto the HRM service corridor it will be necessary to reclaim thisland. The residents with properties abutting the route should be engaged in the planning,

development and management of the trail.



The crossing of the brook and wetland has been designed for the lowest possible environmentalimpact. The construction of the trail will involve the placement of larger sized crushed rock tobuild up a base for the trail through the low wet areas at the north end of the lake to the edge ofthe cattail marsh. In the marsh area, the trail will be a boardwalk constructed on timber piles.

Timber piles will also be used to support a steel beam bridge for the crossing of the brook (see5.6). The brook and wetland crossing will require final engineering design and the approval ofthe Nova Scotia Department of Environment and Labour (NSDEL) and the Department ofFisheries and Oceans. The project will also have to be reviewed under the Navigable WatersAct.

Social Impact

The brook and wetland crossing is located approximately 400 feet from the adjacent residentialproperties on both sides of the brook and the trail should not impose any negative impacts onthese properties. The introduction of the trail route and public use of this area should result in a

decrease in illegal dumping and unauthorized uses.

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With appropriate construction methods and procedures, the introduction of the trail should notnegatively impact the shoreline. The provision of lake access at the former pump house would

reduce the impact on more sensitive areas along the shoreline. Construction of the trail along theshoreline will require an Erosion and Sedimentation Control Plan and the installation andmaintenance of control measures to meet all requirements of the NSDEL and to completelyprevent any sediment laden water from entering the lake.

Social Impact

With the exception of the north end of the lake, the shoreline route is far removed fromresidential properties and the trail should not impose any negative impacts on these properties.At the north end, the trail route passes within 200 feet of several residential backyards. Thepreservation and management of the existing woodland in this area should provide an adequate

buffer between the trail and the houses. The introduction of the trail route and public use of thelake shore should result in a decrease in unauthorized uses.



The site is a collection of abandoned buildings and support facilities used in the operation of theformer hospital (Fig. 17). Some areas of the site have been used to store and dispose of a widevariety of equipment and materials. The site is currently in use as a film production facility

(TBP Productions, see 4.5). The clean up and remediation of this site will be a majorcomponent of any redevelopment project. The trail route has been planed for the perimeter ofthe property so as not to compromise any future development opportunities.

Along the north edge of the property, the trail route will involve construction on a wooded slope.The detailed layout of the trail route should be conducted on site to minimize the impact on theexisting vegetation. Along the eastern edge of the property, the trail route will be across an openfield. The trail will be integrated into the existing gradients with minimal earthwork and impact.Where required, drainage structures (ditching and culverts) will be required to accommodateexisting surface drainage patterns. Along the south edge of the property, the trail route will bethrough a wooded area. The detailed layout of the trail route should be conducted on site to best

suit topography and drainage patterns and to preserve selected trees and vegetation.

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Social Impact

A number of possible future uses are being considered for the property. The trail willcompliment almost any future use. If the site is developed for residential use, the trail willprovide active transportation and recreation opportunities. If the site is developed as sports fieldsand parkland, the trail will be a structure for a Park Plan.

Fig. 17 Former Halifax County Hospital

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4 Opportunities

4.1 Trail Connections and Destinations

In addition to providing access to Bissett Lake, the trail will provide a key link between ColbyVillage and the Cole Harbour-Lawrencetown Coastal Heritage Park, the Salt Marsh Trail, theTransCanada Trail and the Regional Trail network. At the north end, a trail entrance on ColeHarbour Road will provide access from Forest Hills. Along the west side of Bissett Brook, fouraccess points are proposed from Colby Village (see Fig. 5 and 6). To the south west, the trialwill link with Bissett Lake Park and Willowdale. On the east side of Bissett Brook, the trail willconnect with the Brookview Subdivision at the north end of the lake. To the east, a crossing onBissett Road will link the trail with the Cole Harbour-Lawrencetown Coastal Heritage Park. Theexisting trail system in the Park connects with the Salt Marsh Trail to the east and with theRegional Trail to Eastern Passage and Shearwater along the abandoned rail line to the west.

4.2 Vantage Points

A number of vantage points are proposed along the trail route. On the west side of BissettBrook, viewing areas are proposed near the Attwood Crescent Pumping Station and behindBowling Green Crescent (see 5.3.2). At these locations there are good opportunities forinterpretation of the riparian zone, vegetation and wildlife (see 4.3). These viewing areas couldinclude a barrier-free pathway / boardwalk, timber deck area, bench and interpretive panels. Onthe Bissett Lake shoreline, the abandoned pump house deck provides an excellent lake viewing /interpretive opportunity (see 5.3.4). There are several locations along the lake shore wheresitting / lake viewing areas could be developed. One is proposed at the south west corner of theformer hospital property, at the end of the lake shore walking path. On the plateau above thelake (former hospital site), there are scenic vistas of Cole Harbour to the east and Bissett Lakeand Colby Village to the west . A scenic vista look off is proposed on the former hospital whereit could be integrated with minimal impact on future development (Fig. 18).

Fig. 18 View from Proposed Look off Location

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4.3 Wildlife and Vegetation

Wildlife

The most common wildlife sightings involve resident and migratory birds and waterfowl (ducks)which nest in the wetlands and along the shoreline. The wetlands along the brook providehabitat for a wide range of bird species. The natural areas along the trail route provide habitat

for a wide variety of mammals which thrive in the suburban environment (raccoons, rabbits andother rodents). With the introduction of the trail route and a potentially large numbers of trialusers, control of litter and feeding will be required to avoid an increase in these populations.

VegetationThere is a wide variety of ecosystems and vegetation along the trail route. Along the west sideof Bissett Brook, the trail route consists primarily of grassland; from maintained lawns andgarden areas to open field areas covered with a variety of grass and wildflower species. Alongthe brook, there are riparian zones varying in width as the stream meanders from Cole HarbourRoad to Bissett Lake. The brook and wetland crossing passes through a cattail marsh.

The trail route along the lake shore passes through wooded areas with varying species andmaturity. At the north end of the lake, the trail route passes through a dense stand of oldconiferous forest consisting of Black Spruce, Balsam Fir, Red Maple and under storey speciestolerant of wet conditions. Along the west shoreline of the lake, the forest consists of primarilyhardwood varying in age with intermittent softwoods. Species include, Red Oak, Red MapleAmerican Beech, White Birch, White Ash, Red and White Spruce and Balsam Fir. Under storeyspecies such as Striped Maple, Witch Hazel and Witherod add special interest in this area.

In the south west corner of the former hospital land, there are some mature Red Oaks whichshould be protected. There are also several softwood windfalls which will have to be moved ordisposed of. In a natural setting, fallen trees should only be moved if they are obstructing the

trail route. If disposal is required, wood should be chipped and spread in the local area to returnnutrients to the soil.

4.4 Archeological Sites (and Cemeteries)

There are no known archeological sites or cemeteries located within the trail route corridor.

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4.5 TPB Production Facility

The former hospital site is currently being used for the production the Trailer Park Boys, apopular television series (and full length movie) with a base of dedicated followers (Fig. 19).The production site, even without production activity, attracts tourists and local visitors. Thisprovides another attraction / interpretive opportunity for the trail project. While the series is still

in production and after production ceases, the production facility will be of interest. Aninterpretive panel could be provided at the scenic vista look off, part of a larger display on localarts and culture.

Fig. 19 Set for Trailer Park Boys

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5 Trail Design

5.1 Trail UsesThe trail will be designed to accommodate a variety of uses including walking, running,bicycling and the use of other wheeled carriers. Where feasible the trail route will be designed tomeet Barrier Free standards (CAN/CSA-B651). A section of the trail along the lake shore at thesouth west corner of the former hospital property is proposed for walking only.

5.2 Design Standards (Active Transportation)The trail will be designed to meet the current standards for Active Transportation (AT) and otherstandards which have been adopted by HRM. The trail will be classified as a community feedersystem AT route. Details L-1 to L-17, attached at the end of this report, provide a description ofthe construction materials and methods required to address the varying topographic conditionsencountered along the proposed trail route.

Tread WidthTread width is the adequate space for comfortable and safe movement of the trail users. Thepreferred width for frequent AT use is 13.0 feet (4.0 metres), however in some areas this is notpossible or necessary. The actual space occupied by an operating bicycle and cyclist is typically2.25 feet (0.7 metre) wide by 6.5 feet (2.0 metres) high. The recommended minimum horizontalspace / width for a pedestrian or wheelchair is 5.0 feet (1.5 metres). Tread width does notinclude shoulders and ditches. The Bissett Brook / Bissett Lake trail will be designed to meet theAT standard for a feeder system. To accommodate two way cycling off road, the trail will havea width of 10.0 feet (3.0 metres). The walking trail along the lake shore south of the abandonedpump house will have a width of 6.5 feet (2.0 metres).

Crusher Dust SurfaceHRM trail standards require a crusher dust surface. The crusher fines are compacted andintegrated with base gravels to form a firm trail surface. The trail structure consists of a 6 inch(150mm) compacted layer of inch crushed gravel compacted and a 2 inch (50mm) layer ofcompacted crusher fines. The US Rails to Trails Conservatory, North East Regional OfficesRail Trail Maintenance and Operation Manual reports that crusher dust surfaces last anaverage of 9 years.

Paved Surface

Where the trail is to be situated on slopes along the east shore of Bissett Lake and on other areasof the former hospital property it will have a gradient of upto 8%. At steeper gradients, a crusherdust surface will be prone to erosion by surface runoff and it is proposed that the steeper portions

of the trail be surfaced with asphalt pavement.

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Vegetation Clearing and Maintenance

The recommended minimum cleared vegetation height is 8.0 to 10.0 feet (2.4m 3.0m). Thisalso allows a dump truck to unload aggregate. The minimum cleared vegetation width is 15.0feet (4.5 metres) or greater where ditching is required or CPTED principals apply (see 6.5).Mature trees along the trial route should be preserved wherever feasible. Where drainage andditching is not necessary, trees may remain within close proximity to the trail edge provided

lower limbs are removed for safe clearance and visibility is provided. Regular mowing of brushand grasses along the side of the trail will be required to control vegetation height at no greaterthan 2.0 feet. Ditches will require regular maintenance. Regular tree pruning and maintenancewill be required to remove hazardous and fallen wood and to maintain clearance and sightdistances at turns, driveways and intersections. Where required, wooded areas should bemanaged to maintain a vegetation buffer between trail and adjacent residents to provide forprivacy and noise abatement.

Cross Slope

The trail surface should have a cross slope to provide drainage. A trail may be crowned alongthe centre line or graded with a continuous cross slope. It is preferable to use a balanced cross

slope on two-way trails for drainage purposes and also to direct cyclists to the right side of theroute. But trail surfaces should be designed to suit local topography and natural drainagepatterns. Cross slopes should be 2% to 4%.

GradientsA suitable maximum grade for an off-road trail should be based on Barrier-Free Designstandards (CAN/CSA-B651). The maximum grade for an off-road trail that is intended for useby wheelchairs should be less than 3% and should not exceed a sustained 5% grade. However,in some locations with steep topography, it will not be feasible to achieve Barrier-Free standards,and steeper gradients are permitted. In consideration of general access and bicycle safety, amaximum gradient of 8% has been applied in the design of the Bissett Brook / Bissett Lake Trail.

Trail Access PointsSignage is required at all trail - roadway crossings. Signs to be provided include: trafficregulation / control (e.g. Stop, Stop Ahead), safety and hazard warnings (e.g. Trail Narrows,Barricade Ahead), trail identification (Trail Name), and Park By Laws such as animal controland trail hours. Access points for maintenance, enforcement and emergency vehicles should beidentified. Trail access maps and keys to gates and bollards should be provided to maintenanceand emergency service providers. For other trail projects, HRM has assisted community groupswith civic numbers at trail access points.

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5.3 Interpretive Features and Look-offs

The following interpretive features and look-offs are proposed for the trail route.

.1 Trail Entrance at Cole Harbour Road

A trail entrance feature is proposed at the north end of the trail route at the intersection of ColeHarbour and Perron Drive. This feature would include a small entrance plaza with a trail sign

and map, benches, and waste receptacle.

.2 Brook / Wetland Viewing DecksBrook / wetland viewing decks are proposed for two locations along the west side of BissettBrook(Fig. 20 and 21). Timber decks constructed on the bank of the brook would provideaccess and minimize damage to the sensitive environment. The deck would include benches anddisplays to interpret the vegetation, wildlife and other features of the riparian zone.

Fig. 20 Brook Viewing Location at Fig. 21 Brook Viewing Location behind

Attwood Crescent Pumping Station Bowling Green Crescent

.3 Meeting Space at Trail Intersection

A small plaza is proposed at the trail intersection at the west side of the brook / wetland crossing.This space would include benches and a trail map.

.4 Lake Viewing DeckA lake viewing deck is proposed at the site of the former pump house on the east shore of BissettLake (Fig. 22). The abandoned pump house building is simply constructed and will be easy toremove. The existing concrete deck is approximate 20 feet square with an opening in the centrewhich will have to be filled. It will also be necessary to infill a small gap between land and theconcrete deck(see Detail L-19). The existing railing is in good condition and will only requireminor repair and painting. The lake viewing deck could include a covered space with benchesand a display to interpret the ecology of the lake (see Detail L-20).

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Fig. 22 Former Pump House

.5 Look off / TPB Production SiteA look off is proposed for the high point on the plateau above the Bissett Lake (former hospitalsite). The look-off would include benches and displays to interpret the scenic vistas of ColeHarbour to the east and Bissett Lake and Colby Village to the west. A display to acknowledgethe site of TBP Productions (Sunnyvale Trailer Park) would be of interest to many visitors,tourist and local residents.

5.4 Water Access

The banks of Bissett Brook are vulnerable to impact by human access and use. In the riparianzone along the brook, the banks are easily disturbed resulting in destruction of habitat and thesiltation of the brook and lake shore. Access to the brook edge should be limited to the brook

and wetland viewing decks. Signs should be provided to request that trail users avoiddisturbance of the stream edge. The west shore line of Bissett Lake is shallow water with amarshy edge. Access to the lake is provided at the beach at Bissett Lake Park and additional lakeaccess is not feasible along this portion of the trail route. Along the eastern shore line,conditions vary from steep rocky slopes to more level areas with better access potential. Accesswill have to be controlled in this area to protect public safety and to avoid impact on the lake andshore line. Lake viewing is proposed at the former pumping station site (see 5.3.4).

5.5 Benches and Picnic Areas

There are several excellent seating and picnic area opportunities along the trail route. On thewest side of Bissett Brook, benches and picnic tables could be provided along the trail route atlocations with views of the brook which do not impose on neighbouring residential properties.Along the east shore line of Bisset Lake, benches should be located along the trail to provide reststops and lake viewing opportunities. Bench locations should be selected where topographyalong the edge of the trail is most suitable.

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5.6 Brook / Wetland Crossing

The brook and wetland crossing will consist of approximately 200 lineal feet of boardwalk and a40 feet long bridge span over Bissett Brook (see details no. L-12 to L-17). The trail through thelow lying wet area at the north end of the lake will be constructed on imported crushed rock tothe edge of the cattail marsh (see detail no. L-4). The boardwalk and bridge span will be

supported by timber piles. All work will be designed for the minimum impact on the brook andwetland and completed in accordance with the requirements of the Nova Scotia Department ofEnvironment and Labour and federal Department of Fisheries and Oceans.

5.7 Barriers and Gates

Barriers will be required at several locations to prevent unauthorized vehicle access to the trailroute. Gates will be provided where necessary to provide service and emergency access to thetrail route. Barriers will be created with boulders or bollards. Gates will designed to HRMPublic Works, Police and Fire Department access requirements (see detail no. L-18). Barriers

such as bollards or gates will require reflection tape to provide visibility at night. Warning signsshould be provided to alert trail users of obstacles ahead 150 to 300 feet in advance.

5.8 Trail Signage

Signs are an important part of the trail system. Signs will be provided to regulate trail use,inform users of potential hazards and reduce liability. Signs will be located where required toadvise trail users of conditions such as changes in trail width, steep slopes, bridges andbarricades ahead, road crossings and stop signs. (Reference the HRM Active TransportationPlan, HRM Red Book, NS Trails Manual.)

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5.9 Proposed Modifications for Parking Area at Jennifer Place

The preferred route for the trail is along the east side of the Jennifer Place Apartments, betweenthe existing parking area and the brook. The south east corner of the parking area is locatedapproximately 20 feet from Bissett Brook and in order to create sufficient space to construct thetrail through this area, it will be necessary to modify the parking area. It will also be necessary

to address winter maintenance (snow storage) and land ownership.

The following modifications are proposed for the parking area, as illustrated on the attachedsketch (Detail L-21):

1. realign existing curb along east side of parking area to create space for the trail,landscape buffer and snow storage

2. relocate 3 parking spaces which are displaced by curb realignment3. realign driveway entrance to create space for 3 new parking spaces4. prune existing pine tree to create clearance for snow storage5. modify the storm drainage system to provide drainage for the parking area

6. review property boundaries and arrange for land exchange or easement agreement sothe trail can cross over private land.

It is proposed that all capital and related costs be covered by the trail project and that the privateland owner will incur no costs related to the proposed modifications. The existing parking areamay exceed the capacity requirements for the apartment building and if the private ownerdecides that additional parking spaces are not required (and the associated realignment of theparking entrance driveway), then the costs related to this work may be reallocated to additionallandscaping / buffering along the shared boundary between the trail and the apartment property.

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6 Trail Management and Sustainability

6.1 Land Agreements


South of the Pumping Station on Attwood Crescent, the trail route is on HRM parkland. Northof the Pumping Station, the trail will be constructed on land managed by HRM EnvironmentalEngineering Services. Service access to the sewer line will be required and a managementagreement will have to be negotiated for the shared use of this property.

.2 Bissett Brook and Wetland CrossingThe west end of the boardwalk will be located on HRM Parkland. At the east end, the trail routewill be across land currently being transferred to HRM. It will be necessary to confirm propertyownership before proceeding with trail construction through this area.

.3 Lake Shore Line / Former Halifax County Hospital LandThe trail route along the eastern shore of Bissett Lake and across the former hospital propertywill have to be integrated with any plan for future development. This property is currentlyowned by HRM so the trail route could be firmly embedded in any future land use plan. If theland is to become municipal parkland, the trail route will provide a structure for future openspace planning. If the land is to be privately developed, the trail route could be negotiated as partof a future development agreement. Along the lake shore, the shore line and adjacent slopeshould be protected from disturbance by designation as parkland or lake shore protection zone.

The community recommends that the Land Use Plan for the hospital lands include a greencorridor for the trail with a minimum width of 100 feet (30.0 metres) and much wider in areaswhere slope protection and a lake buffer is required. Public accessibility for lake access forrecreation, wildlife conservation and education should be a priority for the Plan.

6.2 Maintenance Requirements

A facility used daily by the general public will require regular maintenance. The trail will bedeveloped to the highest standards of construction which will minimize maintenancerequirements. Seasonal maintenance requirements will include the repair and grading of crushedstone surfaces, vegetation control, litter collection and other requirements as determined byregular monitoring and the inspection of wood structures, railings and drainage features.

Snow Removal

The trail will be classified as a community feeder system with a crushed stone surface andwinter maintenance will not be provided. No Winter Maintenance signs should be provided.

Bridges

Bridges should be inspected yearly by a qualified structural engineer. Non-slip surfaces onwooden bridges should be reapplied on a regular basis as determined by wear.

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Amenities

Benches, railings, and litter receptacles should be inspected annually. Maintenance includingrepairs and painting should be conducted on a regular basis and whenever required.

Signs

Well maintained signs are important part of the trail system. Signage should be inspected

annually and repairs and maintenance conducted on a regular basis and whenever required.

Litter Removal

Litter receptacles should be provided at critical locations and maintained regularly. However thebasic concept for trails should be pack it in, pack it out. Signs should be provided at trailentrances to explain the goal of maintaining the trail as a clean, natural setting with fewstructures, not attracting animals and the responsibility of the trail user for his/her own litter. Petbag dispensers should also be considered. Where litter receptacles are provided, they should beemptied on a weekly basis (or more frequently where necessary). Where receptacles are locatednear maintained park areas, maintenance should be conducted in conjunction with grass cutting.

6.3 Security

As a community based project, the trail will be secured by adjacent residents and users. Alongthe west side of Bissett Brook the trail will be visible from the adjacent properties and residentswill monitor its use, as is now the case with the existing undeveloped parkland. In other areasaround the north end and along the eastern shore of Bissett Lake, the trail will not be visible fromadjacent properties and security will be provided by trail users. It is anticipated that the trail willattract a high level of use which will discourage vandalism and other antisocial behavior. Aswill other trail projects in HRM, lighting will not be provided (see 6.5) and the trail will closedfrom dusk to dawn. It is recommended that the CHPTA review security requirements with HRM

Police and that a program for the surveillance and patrolling of the trail be established. At awidth of 10 feet, the trail will be wide enough to accommodate patrol and emergency vehicles.Police bicycle patrols should also be encouraged.

6.4 Risk Management

Potential risks include personal safety on the trail, water safety, unauthorized access to adjacentresidential properties, vandalism and environmental damage. The most significant traffic hazardwill be bicycles descending the steeper gradients on the former hospital property and especiallyalong the lake shore. Trail safety should be managed by posting trail use rules and regulations at

entrances and traffic regulation signs including speed limits along the trail route. Water safetyshould be managed by limiting access to the lake to areas where there is suitable lake edgeconditions and good surveillance. Access to adjacent residential properties and vandalism willbe controlled by local residents and trail users (see 6.3). Environmental damage should becontrolled by providing information to trail users advising of wildlife habitat and other sensitivenatural environments. If and where required, barriers may have to be provided to reinforceaccess restrictions.

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6.5 Crime Prevention Through Environmental Design (CPTED)

CPTED principles should be applied to the detailed design of the trail to address issues related topersonal security and vandalism (see 6.3). To provide a safe trail environment, the trail routeshould be sufficiently cleared of vegetation to provide good visibility in all directions for trailusers. Generally this involves establishing clear sight lines at horizontal curves and by clearing

the under storey vegetation to a distance of 20 feet along the sides of the trail. CPTEDrecommends the provision of lighting only at locations which have adequate surveillance (i.e. forviewing of the lighted area). Past experience has proven that the lighting of remote areas canattract undesirable activity. It is recommended that lighting be considered only for the trailentrances at Cole Harbour Road, Attwood Crescent, Bowling Green Crescent and Colby Drive.

6.6 Erosion / Flooding Control

Erosion and sedimentation will be strictly controlled during construction by compliance with therequirements of the NS Department of Environment and Labour (i.e. zero tolerance of pollution

of lake and brook). Before commencement of construction, an Erosion and SedimentationControl Plan will have to be prepared and approved by NSDEL. During construction, erosionand sedimentation control measures will be monitored and maintained until all disturbed groundis stablized. Storm drainage features will be designed and installed to accommodate the existingsurface drainage patterns and mitigate all impact from the trail. The crossing of the brook andwetland has been designed for minimal (negligible) impact on the flooding characteristics of thebrook.

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7 Construction Plan and Cost Estimates

7.1 Construction Plan

The construction of the trail will require careful planning and management. The scheduling ofconstruction will depend upon the capital funding available. There are several distinctcomponents of the trail and construction could be phased to suit various levels of fundingsupport. For example, construction of the trail along the west side of Bissett Brook will involveconsiderably lower cost than construction on the former hospital property. By schedulingconstruction on the former hospital property to a later phase, this will allow HRM more time todevelop a land use plan for this site which could result in more efficient trail design andconstruction.

The wetlands, steep topography, and proximity of the work to the brook and lake shore willrequire careful attention to erosion and sedimentation control and environmental protection andmonitoring. The brook and wetland crossing will be a key element of the project and the permitsand approvals required for this work will require considerable time and effort. It isrecommended that this process be initiated as soon as possible.

The following construction plan is proposed:

Phase 1

Construct trail along west side of Bissett Brook from Bisett Lake Park to Cole Harbour Road,negotiate trail route across private property (Jennifer Place Apartments), andinitiate environmental permit process for brook and wetland crossing.

Phase 2Construct brook and wetland crossing with trail connection to Brookview Drive.

Phase 3

Construct trail at north end of former hospital property to connect Cole Harbour LawrencetownCoastal Heritage Park (barn and parking area) with brook and wetland crossing.

Phase 4

Construct trail along shore of Bissett Lake from north end to abandoned pump house includingconstruction access / trail link on slope behind former hospital site (abandoned road).

Phase 5

Construct trail on slope on eastern shore of Bissett Lake, along the southern boundary of the

former hospital property and along Bissett Lake Road.

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7.2 Construction Cost Estimates *

* In addition to the costs provided below, it is recommended that an allowance in the amount of10% of the construction cost be carried for detailed design, preparation of tender documents,construction management and contract administration.

Phase 1 West Side of Bissett Brook

Unit Rate/

Item Const. Requirements Quantity Allowance Amount

crushed stone trail crusher dust surface 53,250 sf $ 4.00 $213,000along service corridor earthwork / drainage allowance $ 50,000

modifications to removals / site prep. allowance $ 5,800apartment parking asphalt pavement 600 sf $ 7.00 $ 4,200

trail entrance at entrance plaza, benches, allowance $ 20,000Cole Harbour Road sign / map, planting

safety improvements safety rails allowance $ 10,000at pumping station

brook viewing / crusher dust path, allowance $ 40,000interpretation sites (2) wood deck

trail signage, maps allowance $ 20,000benches, litter containers

total $ 363,000

Phase 2 Brook and Wetland Crossing

Unit Rate/


crushed stone trail crusher dust surface 12,000 sf $ 4.00 $ 48,000through low/wet area crushed rock base 12,000 cf $ 5.00 $ 60,000

reinstate trail edges 5,000 sf $ 5.00 $ 25,000

brook crossing 40' span with abutments 400 sf $150 $ 60,000

wetland crossing boardwalk on piles 2,000 sf $80.00 $160,000


total $ 358,000

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Phase 3 - North End of Former Hospital Property

Unit Rate/


crushed stone trail crushed stone surface 9,000 sf $ 4.00 $ 36,000thru cleared area and earthwork / drainage allowance $ 20,000

along Bissett Road

asphalt pavement asphalt surface 11,300 sf $ 6.00 $ 67,800on 5% gradient earthwork / drainage allowance $ 50,000

boulder retaining walls 500 sf $50.00 $ 25,000safety rails 500 lf $30.00 $ 15,000

scenic look-off / crusher dust path, benches allowance $ 25,000interpretation site interpretive panel

trail signage, maps allowance $ 5,000

benches, litter containers

total $ 243,800

Phase 4 Lake Shore Trail: North End of Bissett Lake to Abandoned Pump House

Unit Rate/


crushed stone trail crusher dust surface 12,500 sf $ 4.00 $ 50,000along base of slope earthwork / drainage allowance $ 50,000

boulder retaining walls 5,000 sf $50.00 $250,000safety rails 1,250 lf $30.00 $ 37,500

construction access / upgrade abandoned road 4,500 sf $ 3.00 $ 13,500trail link on slope

look-off / interpretive demolition / removals allowance $ 4,000site on pump house deck repair conc. Deck 60 sf $100.00 $ 6,000

repair / paint rail allowance $ 2,000infill causeway allowance $ 10,000benches / inter. panel allowance $ 5,000

total $428,000

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Phase 5 Bissett Road to Abandoned Pump House Around South End of Hospital Property

Unit Rate/


crushed stone trail crusher dust surface 9,200 sf $ 4.00 $ 36,800

along Bissett Road earthwork / drainage allowance $ 20,000

new crushed stone trail crushed stone surface 9,000 sf $ 4.00 $ 36,000through wooded area clearing and grubbing 10,000 sf $ 2.00 $ 20,000

earthwork / drainage allowance $ 30,000

asphalt pavement asphalt surface 12,700 sf $ 6.00 $ 76,200on 5-8% gradients earthwork / drainage allowance $ 50,000south east corner boulder retaining walls 1,200 sf $50.00 $ 60,000of hosp. site safety rails 600 lf $30.00 $ 18,000

asphalt pavement asphalt surface 6,000 sf $ 6.00 $ 36,000on 8% gradients earthwork / drainage allowance $ 60,000on lake shore slope boulder retaining walls 2,400 sf $50.00 $120,000

safety rails 600 lf $30.00 $ 18,000


total $596,000

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Documents

Final Report Text