Report

Bissett Brook / Bissett Lake Trail

Active Transportation Concept Plan
for the
Cole Harbour Parks and Trails Association

prepared by
Gordon Ratcliffe Landscape Architects
in association with
O’Halloran Campbell Consultants Limited

March 31, 2008

Bissett Lake / Bissett Brook Trail
Active Transportation Concept Plan

Table of Contents Page

Executive Summary

1 Introduction 1

2 Context
2.1 Active Transportation 2
2.2 The Role of Community Trail Associations & 2
the Trans Canada Trail Federation
2.3 Cole Harbour Parks and Trails Association 3
2.4 Trail Benefits 3

3 Assessment of Existing Conditions

3.1 Proposed Trail Route 5
3.2 Land Ownership 8
3.3 Topography 9
3.4 Adjacent Land Use 11
3.5 Impact Assessment 12

4 Opportunities
4.1 Trail Connections and Destinations 15
4.2 Vantage Points 15
4.3 Wildlife and Vegetation 16
4.4 Archaeological Sites and Cemeteries 16
4.5 TPB Productions 17

5 Trail Design
5.1 Trail Uses 18
5.2 Design Standards (Active Transportation) 18
5.3 Interpretive Features and Look offs 20
5.4 Water Access 21
5.5 Benches and Picnic Areas 21
5.6 Brook / Wetland Crossing 22
5.7 Barriers and Gates 22
5.8 Trail Signage 22
5.9 Proposed Modifications for Parking Area at Jennifer Place Apartments 23
Bissett Lake / Bissett Brook Trail
Active Transportation Concept Plan

Table of Contents Page

6 Trail Management and Sustainability

6.1 Land Agreements 24
6.2 Maintenance Requirements 24
6.3 Security 25
6.4 Risk Management 25
6.5 Crime Prevention Through Environmental Design 26
6.6 Erosion / Flooding Control 26

7 Construction Plan and Cost Estimates

7.1 Construction Plan 27
7.2 Construction Cost Estimates 28

8 Drawings
L-100 Trail Route Context 29
L-101 Concept Plan 32
Trail Construction Details (L-1 to L-21) 33
1 Introduction
The Cole Harbour Parks and Trails Association (CHPTA) is proposing the development of a new
trail for Cole Harbour at the north end of Bissett Lake. The proposed trail will connect Colby
Village, 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 critical
link 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 on
Bissett Road. This will be a significant Active Transportation (AT) route. HRM promotes
healthy active living by increasing opportunities for human powered movement throughout the
region. Presently, local residents in densely populated Colby Village have to drive a vehicle to
access the Trans Canada Trail on Bissett Road or walk several kms around to reach the Bissett
Road 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 designed
to meet Active Transportation standards for a community feeder multi use trail. Primary uses
will include pedestrian, wheel chair, cycling, and cross country skiing. The trail will be 10 feet
in width (3.0 metres) with a crusher dust surface.

The proposed trail route will follow an existing municipal service corridor from Cole Harbour
Road 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 Hospital
lands (see Drawing L-101). The trail route will be integrated with possible future development
on 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 view
planes overlooking the Atlantic Ocean and the Cole Harbour Salt Marsh is an outstanding trail
opportunity.

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

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2 Context
2.1 HRM’s Active Transportation System

HRM has established a goal of reducing green house gas emissions by 20% by the year
2012. 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 least
fuel–efficient and generate the most pollution per kilometer.

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

HRM will direct capital, maintenance and operations funds on sustainable Active Transportation
corridors 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 Regional
Plan, the Active Transportation Plan and the 1997 Concept Plan for Regional Trails. All three
documents contain a foundation strategy that supports a healthier lifestyle and active living by
developing 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 Trans
Canada Trail Foundation.

The Halifax Regional Trails Association (HRTA) is an “association of associations” representing

a conglomerate of other registered trail associations whose primary responsibility is trail
development. Each group is involved in the planning and/or development of trails in their own
community. The association makes an annual recommendation to HRM trail staff on trail capital
allocations 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, registered
charity organization whose aim is to promote and coordinate the construction and maintenance
of parks and trails in Cole Harbour and surrounding areas. The association has been active since
1997 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 they
work with other community and school groups, universities, tour groups with interests in
walking, bird watching and cycling, church organizations, local businesses and all three levels of
government.

The association has constructed one and a half million dollars in infrastructure which includes 12
bridges, 4 of which are along the Salt Marsh Trail in a challenging tidal environment. They have
suffered the ravages of Hurricane Juan and numerous other storms that continue to present a
challenge for trail management. As an advocate for the four hundred acre parcel of land
bounded by the Bissett Road and the Cole Harbour Salt Marsh; the CHPTA was successful in
lobbying 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 trail
development 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 percent
and from 14% to 23% respectively from 1978/79 to 2004.
• More physical activity. Twenty five percent of the population in the Halifax Health
Region is physically active and 48% is inactive. Physical inactivity costs the NS health
care 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 cross
country skiing will be more available to more of the population.

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3 Assessment of Existing Conditions
3.1 Proposed Trail Route

The proposed trail route is shown on Drawing L-101 and described below. The route consists of
the 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.

.1 West Side of Bissett Brook

Along the west side of Bissett Brook, the trail route follows an existing HRM service corridor
from the north end of Bissett Lake Park to Cole Harbour Road (Fig. 1). The corridor provides
service access to underground sewer lines which lead to a holding tank and pumping station
located on Attwood Crescent (Fig. 2). The corridor is bordered on the west by the rear yards of
residential 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 from
the apartment building. A small pumping station located at the north end of the corridor limits
trail entrance opportunities.

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In a second option, the trail route passes between the apartment building parking area and the
brook along the east side of the property (Fig. 4) to align with an existing cross walk at the
intersection 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

.2 Bissett Brook and Wetland Crossing

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 be
required to provide access to the bridge across the wetlands on the east and west sides of the
brook.

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

.3 Bissett Lake Shore Line

The trail route will follow the shore line along the north and east sides of Bissett Lake to connect
with 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. The
former hospital site is located on a plateau above the lake (Fig. 9). The trail route has been
proposed around the perimeter of the property so as not to compromise future development
opportunities with connections at the north and south end of the property. A portion of the trail
will 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

.1 West Side of Bissett Brook

On the west side of Bisset Brook the trail route is across land owned by HRM. A possible
exception 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 Property
Management Limited. The HRM property south of the Pumping Station on Attwood Crescent is
designated as Parkland.

.2 Bissett Brook and Wetland Crossing

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

.3 Bissett Lake Shore Line

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

.4 Former Halifax County Hospital Land

The hospital has been vacant for several years and the site is currently being used by a local film
production company. HRM is considering redevelopment options. A recent study identified
some limitations due to servicing issues and but also some potential for residential use. The
community is considering possible parkland and recreation uses. The Bissett Lake / Bissett
Brook Trail project will play a key role in the future planning and development of this site.

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3.3 Topography

.1 West Side of Bissett Brook

The trail route from Bissett Lake Park to Cole Harbour Road is over an existing underground
sewer 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 adjacent
backyards have been extended onto the service corridor and the route passes by lawns, gardens
and other residential uses. At the north end, the corridor is not maintained and a meadow has
established. 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 be
made for cross drainage at several locations.

.2 Bissett Brook and Wetland Crossing

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

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

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.3 Bissett Lake Shore Line

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 the
route continues through a densely forested area. Ground conditions are drier with hummocky
terrain 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 some
areas as steep as 1:2 (V:H). The steepest gradients are at the north west corner of the lake and
trail construction in this area will require extensive cut and fill, boulder retaining walls and a
safety rail for a short section. Below the former hospital site, the trail route will follow an
abandoned road bed. In the area of the abandoned pump house, the route passes through an open
area 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

.4 Former Halifax County Hospital Land

The abandoned hospital site is a large open level area of approximately 10 acres. The site is a
ridge running from north to south. To the west the land is sloped to the lake (see 3.3.3). The
west facing slope is a vertical drop of approximately 50 feet to the lake shore and from the
hospital site there are panoramic views of the lake and Colby Village (Fig. 10). To the east the
land 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 site
there are panoramic views of the Cole Harbour Heritage Park and the salt marsh (Fig. 18).

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3.4 Adjacent Land Use

.1 West Side of Bissett Brook

The adjacent land use along the west side of Bissett Brook is single family residential
development (Colby Village). The trail route is bordered by residential back yards (Fig. 15). In
some 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 and
management of the trail (Fig. 16). Buffers between the trail and private residences should be
maintained and enhanced where necessary.

Fig. 15 Residential Backyards Fig. 16 Residential Backyards

.2 Bissett Brook and Wetland Crossing

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

.3 Bissett Lake Shore Line

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

.4 Former Halifax County Hospital Land

The north end of the former hospital land is bordered by an HRM Engineering Department Work
Yard. On the east, the site is bordered by Bissett Road and the Cole Harbour-Lawrencetown
Coastal Heritage Park. On the south the land is bordered by privately owned land (Henry
Bissett). This land is undeveloped forest and the CHPTA is not aware of any plans for future
development.

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3.5 Impact Assessment

.1 West Side of Bissett Brook

Environmental Impact

On the west side of Bissett Brook the trail route has been maintained as a municipal service
corridor 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 existing
surface runoff patterns.

Social Impact

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

.2 Bissett Brook and Wetland Crossing

Environmental Impact

The crossing of the brook and wetland has been designed for the lowest possible environmental
impact. The construction of the trail will involve the placement of larger sized crushed rock to
build up a base for the trail through the low wet areas at the north end of the lake to the edge of
the 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 (see
5.6). The brook and wetland crossing will require final engineering design and the approval of
the Nova Scotia Department of Environment and Labour (NSDEL) and the Department of
Fisheries and Oceans. The project will also have to be reviewed under the Navigable Waters
Act.

Social Impact

The brook and wetland crossing is located approximately 400 feet from the adjacent residential
properties on both sides of the brook and the trail should not impose any negative impacts on
these 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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.3 Bissett Lake Shore Line

Environmental Impact

With appropriate construction methods and procedures, the introduction of the trail should not
negatively 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 the
shoreline will require an Erosion and Sedimentation Control Plan and the installation and
maintenance of control measures to meet all requirements of the NSDEL and to completely
prevent 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 from
residential 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. The
preservation 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 the
lake shore should result in a decrease in unauthorized uses.

.4 Former Halifax County Hospital Land

Environmental Impact

The site is a collection of abandoned buildings and support facilities used in the operation of the
former hospital (Fig. 17). Some areas of the site have been used to store and dispose of a wide
variety 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 major
component of any redevelopment project. The trail route has been planed for the perimeter of
the 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 the
existing vegetation. Along the eastern edge of the property, the trail route will be across an open
field. 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 accommodate
existing surface drainage patterns. Along the south edge of the property, the trail route will be
through 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 will
compliment almost any future use. If the site is developed for residential use, the trail will
provide active transportation and recreation opportunities. If the site is developed as sports fields
and 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 Colby
Village and the Cole Harbour-Lawrencetown Coastal Heritage Park, the Salt Marsh Trail, the
TransCanada Trail and the Regional Trail network. At the north end, a trail entrance on Cole
Harbour Road will provide access from Forest Hills. Along the west side of Bissett Brook, four
access points are proposed from Colby Village (see Fig. 5 and 6). To the south west, the trial
will link with Bissett Lake Park and Willowdale. On the east side of Bissett Brook, the trail will
connect with the Brookview Subdivision at the north end of the lake. To the east, a crossing on
Bissett Road will link the trail with the Cole Harbour-Lawrencetown Coastal Heritage Park. The
existing trail system in the Park connects with the Salt Marsh Trail to the east and with the
Regional 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 Bissett
Brook, viewing areas are proposed near the Attwood Crescent Pumping Station and behind
Bowling Green Crescent (see 5.3.2). At these locations there are good opportunities for
interpretation of the riparian zone, vegetation and wildlife (see 4.3). These viewing areas could
include a barrier-free pathway / boardwalk, timber deck area, bench and interpretive panels. On
the 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 where
sitting / lake viewing areas could be developed. One is proposed at the south west corner of the
former hospital property, at the end of the lake shore walking path. On the plateau above the
lake (former hospital site), there are scenic vistas of Cole Harbour to the east and Bissett Lake
and Colby Village to the west . A scenic vista look off is proposed on the former hospital where
it 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 provide
habitat 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 and
other rodents). With the introduction of the trail route and a potentially large numbers of trial
users, control of litter and feeding will be required to avoid an increase in these populations.

Vegetation
There is a wide variety of ecosystems and vegetation along the trail route. Along the west side
of Bissett Brook, the trail route consists primarily of grassland; from maintained lawns and
garden areas to open field areas covered with a variety of grass and wildflower species. Along
the brook, there are riparian zones varying in width as the stream meanders from Cole Harbour
Road 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 and
maturity. At the north end of the lake, the trail route passes through a dense stand of old
coniferous forest consisting of Black Spruce, Balsam Fir, Red Maple and under storey species
tolerant of wet conditions. Along the west shoreline of the lake, the forest consists of primarily
hardwood varying in age with intermittent softwoods. Species include, Red Oak, Red Maple
American Beech, White Birch, White Ash, Red and White Spruce and Balsam Fir. Under storey
species 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 which
should be protected. There are also several softwood windfalls which will have to be moved or
disposed 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 return
nutrients 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, a
popular 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. This
provides 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. An
interpretive panel could be provided at the scenic vista look off, part of a larger display on local
arts and culture.

Fig. 19 Set for Trailer Park Boys

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5 Trail Design

5.1 Trail Uses

The 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 to
meet Barrier Free standards (CAN/CSA-B651). A section of the trail along the lake shore at the
south 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 other
standards which have been adopted by HRM. The trail will be classified as a community feeder
system AT route. Details L-1 to L-17, attached at the end of this report, provide a description of
the construction materials and methods required to address the varying topographic conditions
encountered along the proposed trail route.

Tread Width
Tread width is the adequate space for comfortable and safe movement of the trail users. The
preferred width for frequent AT use is 13.0 feet (4.0 metres), however in some areas this is not
possible or necessary. The actual space occupied by an operating bicycle and cyclist is typically
2.25 feet (0.7 metre) wide by 6.5 feet (2.0 metres) high. The recommended minimum horizontal
space / width for a pedestrian or wheelchair is 5.0 feet (1.5 metres). Tread width does not
include shoulders and ditches. The Bissett Brook / Bissett Lake trail will be designed to meet the
AT standard for a feeder system. To accommodate two way cycling off road, the trail will have
a width of 10.0 feet (3.0 metres). The walking trail along the lake shore south of the abandoned
pump house will have a width of 6.5 feet (2.0 metres).

Crusher Dust Surface

HRM trail standards require a crusher dust surface. The crusher fines are compacted and
integrated with base gravels to form a firm trail surface. The trail structure consists of a 6 inch
(150mm) compacted layer of ¾ inch crushed gravel compacted and a 2 inch (50mm) layer of
compacted crusher fines. The US Rails to Trails Conservatory, North East Regional Office’s
‘Rail Trail Maintenance and Operation’ Manual reports that crusher dust surfaces last an
average of 9 years.

Paved Surface
Where the trail is to be situated on slopes along the east shore of Bissett Lake and on other areas
of the former hospital property it will have a gradient of upto 8%. At steeper gradients, a crusher
dust 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). This
also allows a dump truck to unload aggregate. The minimum cleared vegetation width is 15.0
feet (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 and
ditching 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 brush
and grasses along the side of the trail will be required to control vegetation height at no greater
than 2.0 feet. Ditches will require regular maintenance. Regular tree pruning and maintenance
will be required to remove hazardous and fallen wood and to maintain clearance and sight
distances at turns, driveways and intersections. Where required, wooded areas should be
managed to maintain a vegetation buffer between trail and adjacent residents to provide for
privacy and noise abatement.

Cross Slope
The trail surface should have a cross slope to provide drainage. A trail may be crowned along
the 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 the
route. But trail surfaces should be designed to suit local topography and natural drainage
patterns. Cross slopes should be 2% to 4%.

Gradients
A suitable maximum grade for an off-road trail should be based on Barrier-Free Design
standards (CAN/CSA-B651). The maximum grade for an off-road trail that is intended for use
by 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, a
maximum gradient of 8% has been applied in the design of the Bissett Brook / Bissett Lake Trail.

Trail Access Points

Signage is required at all trail - roadway crossings. Signs to be provided include: traffic
regulation / 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 control
and trail hours. Access points for maintenance, enforcement and emergency vehicles should be
identified. Trail access maps and keys to gates and bollards should be provided to maintenance
and emergency service providers. For other trail projects, HRM has assisted community groups
with 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 Cole
Harbour 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 Decks

Brook / wetland viewing decks are proposed for two locations along the west side of Bissett
Brook (Fig. 20 and 21). Timber decks constructed on the bank of the brook would provide
access and minimize damage to the sensitive environment. The deck would include benches and
displays 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 Deck

A lake viewing deck is proposed at the site of the former pump house on the east shore of Bissett
Lake (Fig. 22). The abandoned pump house building is simply constructed and will be easy to
remove. The existing concrete deck is approximate 20 feet square with an opening in the centre
which will have to be filled. It will also be necessary to infill a small gap between land and the
concrete deck (see Detail L-19). The existing railing is in good condition and will only require
minor repair and painting. The lake viewing deck could include a covered space with benches
and 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 Site

A look off is proposed for the high point on the plateau above the Bissett Lake (former hospital
site). The look-off would include benches and displays to interpret the scenic vistas of Cole
Harbour to the east and Bissett Lake and Colby Village to the west. A display to acknowledge
the 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 riparian
zone along the brook, the banks are easily disturbed resulting in destruction of habitat and the
siltation 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 avoid
disturbance of the stream edge. The west shore line of Bissett Lake is shallow water with a
marshy edge. Access to the lake is provided at the beach at Bissett Lake Park and additional lake
access 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. Access
will have to be controlled in this area to protect public safety and to avoid impact on the lake and
shore 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 the
west side of Bissett Brook, benches and picnic tables could be provided along the trail route at
locations 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 rest
stops and lake viewing opportunities. Bench locations should be selected where topography
along 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 a
40 feet long bridge span over Bissett Brook (see details no. L-12 to L-17). The trail through the
low lying wet area at the north end of the lake will be constructed on imported crushed rock to
the 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 and
wetland and completed in accordance with the requirements of the Nova Scotia Department of
Environment 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 trail
route. Gates will be provided where necessary to provide service and emergency access to the
trail route. Barriers will be created with boulders or bollards. Gates will designed to HRM
Public 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 signs
should 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 to
advise trail users of conditions such as changes in trail width, steep slopes, bridges and
barricades ahead, road crossings and stop signs. (Reference the HRM Active Transportation
Plan, 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, between
the existing parking area and the brook. The south east corner of the parking area is located
approximately 20 feet from Bissett Brook and in order to create sufficient space to construct the
trail 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 attached
sketch (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 realignment
3. realign driveway entrance to create space for 3 new parking spaces
4. prune existing pine tree to create clearance for snow storage
5. modify the storm drainage system to provide drainage for the parking area
6. review property boundaries and arrange for land exchange or easement agreement so
the trail can cross over private land.

It is proposed that all capital and related costs be covered by the trail project and that the private
land owner will incur no costs related to the proposed modifications. The existing parking area
may exceed the capacity requirements for the apartment building and if the private owner
decides that additional parking spaces are not required (and the associated realignment of the
parking entrance driveway), then the costs related to this work may be reallocated to additional
landscaping / 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

.1 West Side of Bissett Brook

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

.2 Bissett Brook and Wetland Crossing

The west end of the boardwalk will be located on HRM Parkland. At the east end, the trail route
will be across land currently being transferred to HRM. It will be necessary to confirm property
ownership before proceeding with trail construction through this area.

.3 Lake Shore Line / Former Halifax County Hospital Land

The trail route along the eastern shore of Bissett Lake and across the former hospital property
will have to be integrated with any plan for future development. This property is currently
owned by HRM so the trail route could be firmly embedded in any future land use plan. If the
land is to become municipal parkland, the trail route will provide a structure for future open
space planning. If the land is to be privately developed, the trail route could be negotiated as part
of a future development agreement. Along the lake shore, the shore line and adjacent slope
should 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 green
corridor for the trail with a minimum width of 100 feet (30.0 metres) and much wider in areas
where slope protection and a lake buffer is required. Public accessibility for lake access for
recreation, 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 be
developed to the highest standards of construction which will minimize maintenance
requirements. Seasonal maintenance requirements will include the repair and grading of crushed
stone surfaces, vegetation control, litter collection and other requirements as determined by
regular 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 and
winter 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 on
wooden 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 including
repairs 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 the
basic concept for trails should be ‘pack it in, pack it out’. Signs should be provided at trail
entrances to explain the goal of maintaining the trail as a clean, natural setting with few
structures, not attracting animals and the responsibility of the trail user for his/her own litter. Pet
bag dispensers should also be considered. Where litter receptacles are provided, they should be
emptied on a weekly basis (or more frequently where necessary). Where receptacles are located
near 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. Along
the west side of Bissett Brook the trail will be visible from the adjacent properties and residents
will monitor its use, as is now the case with the existing undeveloped parkland. In other areas
around the north end and along the eastern shore of Bissett Lake, the trail will not be visible from
adjacent properties and security will be provided by trail users. It is anticipated that the trail will
attract a high level of use which will discourage vandalism and other antisocial behavior. As
will other trail projects in HRM, lighting will not be provided (see 6.5) and the trail will closed
from 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 a
width 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 adjacent
residential properties, vandalism and environmental damage. The most significant traffic hazard
will be bicycles descending the steeper gradients on the former hospital property and especially
along 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 safety
should be managed by limiting access to the lake to areas where there is suitable lake edge
conditions and good surveillance. Access to adjacent residential properties and vandalism will
be controlled by local residents and trail users (see 6.3). Environmental damage should be
controlled by providing information to trail users advising of wildlife habitat and other sensitive
natural environments. If and where required, barriers may have to be provided to reinforce
access 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 to
personal security and vandalism (see 6.3). To provide a safe trail environment, the trail route
should be sufficiently cleared of vegetation to provide good visibility in all directions for trail
users. 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. CPTED
recommends the provision of lighting only at locations which have adequate surveillance (i.e. for
viewing of the lighted area). Past experience has proven that the lighting of remote areas can
attract undesirable activity. It is recommended that lighting be considered only for the trail
entrances 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 the
requirements 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 Sedimentation
Control Plan will have to be prepared and approved by NSDEL. During construction, erosion
and sedimentation control measures will be monitored and maintained until all disturbed ground
is stablized. Storm drainage features will be designed and installed to accommodate the existing
surface drainage patterns and mitigate all impact from the trail. The crossing of the brook and
wetland has been designed for minimal (negligible) impact on the flooding characteristics of the
brook.

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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 of
construction will depend upon the capital funding available. There are several distinct
components of the trail and construction could be phased to suit various levels of funding
support. For example, construction of the trail along the west side of Bissett Brook will involve
considerably lower cost than construction on the former hospital property. By scheduling
construction on the former hospital property to a later phase, this will allow HRM more time to
develop a land use plan for this site which could result in more efficient trail design and
construction.

The wetlands, steep topography, and proximity of the work to the brook and lake shore will
require careful attention to erosion and sedimentation control and environmental protection and
monitoring. The brook and wetland crossing will be a key element of the project and the permits
and approvals required for this work will require considerable time and effort. It is
recommended 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), and
initiate environmental permit process for brook and wetland crossing.

Phase 2
Construct 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 – Lawrencetown
Coastal 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 including
construction 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 of
10% 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 $213,000
along service corridor earthwork / drainage allowance $ 50,000

modifications to removals / site prep. allowance $ 5,800

apartment parking asphalt pavement 600 sf $ 7.00 $ 4,200

trail entrance at entrance plaza, benches, allowance $ 20,000

Cole Harbour Road sign / map, planting

safety improvements safety rails allowance $ 10,000

at pumping station

brook viewing / crusher dust path, allowance $ 40,000

interpretation sites (2) wood deck

trail signage, maps allowance $ 20,000

benches, litter containers

total $ 363,000

Phase 2 – Brook and Wetland Crossing

Unit Rate/
Item Const. Requirements Quantity Allowance Amount
crushed stone trail crusher dust surface 12,000 sf $ 4.00 $ 48,000
through 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

trail signage, maps allowance $ 5,000

benches, litter containers

total $ 358,000

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Phase 3 - North End of Former Hospital Property

Unit Rate/
Item Const. Requirements Quantity Allowance Amount
crushed stone trail crushed stone surface 9,000 sf $ 4.00 $ 36,000
thru cleared area and earthwork / drainage allowance $ 20,000
along Bissett Road

asphalt pavement asphalt surface 11,300 sf $ 6.00 $ 67,800

on 5% gradient earthwork / drainage allowance $ 50,000
boulder retaining walls 500 sf $50.00 $ 25,000
safety rails 500 lf $30.00 $ 15,000

scenic look-off / crusher dust path, benches allowance $ 25,000

interpretation 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/
Item Const. Requirements Quantity Allowance Amount
crushed stone trail crusher dust surface 12,500 sf $ 4.00 $ 50,000
along base of slope earthwork / drainage allowance $ 50,000
boulder retaining walls 5,000 sf $50.00 $250,000
safety rails 1,250 lf $30.00 $ 37,500

construction access / upgrade abandoned road 4,500 sf $ 3.00 $ 13,500

trail link on slope

look-off / interpretive demolition / removals allowance $ 4,000

site on pump house deck repair conc. Deck 60 sf $100.00 $ 6,000
repair / paint rail allowance $ 2,000
infill causeway allowance $ 10,000
benches / 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/
Item Const. Requirements Quantity Allowance Amount

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 $ 36,000
through 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 $ 76,200

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

asphalt pavement asphalt surface 6,000 sf $ 6.00 $ 36,000

on 8% gradients earthwork / drainage allowance $ 60,000
on lake shore slope boulder retaining walls 2,400 sf $50.00 $120,000
safety rails 600 lf $30.00 $ 18,000

trail signage, maps allowance $ 15,000

benches, litter containers

total $596,000

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