HomeMy WebLinkAboutInformation Report 11-11C&r Information Report
. ReportNumber: 11-11
A mm For Public Information Meeting of
PICKERING Date: May 9, 2011
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA
Subject: Draft Plan of Subdivision SP -2011-01
Draft Plan of Condominium CP -2011-01
Zoning By-law Amendment Application A 3/11
Emery Homes Glendale Ltd.
1880, 1876 & 1872 Liverpool Road and
1863, 1865, 1871, 1875, 1871 & 1881 Glendale Drive
(Lots 19, 20, 21, 33, 34, 35, 36, 37 & 38, Plan 492)
City of Pickering
1.0 Property Location and Description
• the subject lands are located on the west side of Liverpool Road, south of
Glenanna Road and east of Glendale Drive (see Location Map — Attachment #1)
• the subject lands consist of nine residential lots with a total area of
approximately 1.24 hectares
• the lands have frontage on Liverpool Road, Glenanna Road and Glendale Drive
• the subject lands are currently occupied with nine single detached dwellings
and numerous accessory structures
• a number of mature trees are situated on the lands
• surrounding land uses are:
north - single detached residential uses across Glenanna Road
south - single detached residential uses, and a veterinary clinic
east - townhouse condominium development across Liverpool Road
west - single detached residential uses across Glendale Drive
2.0 Applicant's Proposal
• the applicant is proposing a 67 -unit common element condominium
development consisting of 3 -storey townhouses on the subject lands (see
Attachments #2 & #3)
• access for the majority of the proposed development is from two driveways off
Glendale Drive; a number of units are proposed to have direct access from
Glendale Drive
• the applicant has submitted draft plan of subdivision, draft plan of
condominium, and zoning by-law amendment applications in support of the
proposed development, all of which require a public information meeting
• the applicant has also submitted a site plan application for the proposed
development .
11
Information Report No. 11-11 Page 2
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
• the Provincial Growth Plan for the Greater Golden Horseshoe (Places to
Grow) guides infrastructure planning and strategic investment decisions to
accommodate forecasted population and employment growth within
municipalities
• the Growth Plan requires intensification of land uses within a municipality's
built-up area
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject property as "Living Areas"
• the predominant use of lands in this designation is to be housing, but limited
retailing of goods and services in appropriate locations may also be permitted
• the Plan also states that Living Areas shall be developed in compact form
through higher densities and by intensifying and redeveloping existing areas,
particularly along arterial roads
• the applicant's proposal appears to meet the intent of the Durham Regional
Official Plan
3.3 Pickering Official Plan
• the subject lands are within the Liverpool Neighbourhood and are designated
"Urban Residential Areas — Medium Density Areas" in the Official Plan
• permissible uses within the designation include, among others, residential
uses, community, cultural and recreational uses, and limited office
commercial uses
• residential development is permitted at a net density of over 30 and up to and
including 55 units per net hectare
• Schedule II - Transportation Systems designates Liverpool Road as a "Type
B Arterial Road", Glenanna Road as a "Type C Arterial Road" and Glendale
Drive as a "Local Road"
3.4 Zoning By-law 3036
• the subject lands are currently zoned "R3" — Third Density Residential by
Zoning By-law 3036
• the existing zoning permits single detached dwellings on lots with a minimum
lot frontage of 18.0 metres
• an amendment to the zoning by-law is required to allow the proposed
townhouse development
4.0 Results of Circulation
4.1 Resident Comments
0 none received in response to the circulation to date
Information Report No. 11-11 .
Page 3
13
4.2 Agency Comments
the following agencies or departments advised they have no objections to the
applications (see Attachments #4 to #8):
• Canada Post
• Rogers Cable
• Durham Catholic District School Board
• The Durham District School Board, and
• Veridian Connections
4.3 City Department Comments
Development Control
• comments pertain to grading, access, snow storage, street tree
replacement, stormwater management, road width, and other technical
issues (see Attachment #9)
4.4 Staff Comments
• the following matters have been identified by staff for further review and
consideration:
• compliance with the City's Official Plan
• ensuring that the proposed development is compatible with and sensitive
to the existing surrounding neighbourhood
• reviewing the site plan to ensure appropriate site layout, building design
and landscaping design, including appropriate lot and block widths,
pedestrian permeability, minimizing the number of driveways on Glendale
Drive, provision of private amenity space, tree preservation, and the
provision of adequate visitor parking
• consistency with the City's urban design objectives
• proposed sustainable development components
• compliance of submitted studies/plans with City standards
5.0 Procedural Information
• written comments regarding this proposal should be directed to the Planning
& Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law or approves the draft plan of subdivision or draft plan of
condominium for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
Information Report No. 11-11
Other Information
6.1 Appendix No. I
Page 4
• list of neighbourhood residents, community associations, agencies. and City
Departments that have commented on the applications at the time of writing
this report
6.2 Information Received
• full scale copies of the plans and studies listed below are available for viewing
at the offices of the City of Pickering Planning & Development Department:
• Applicant's Submitted plan
• Planning Rationale Report
• Sustainable Development Report
• Environmental Noise Assessment
• Traffic Impact Study
• Tree Preservation Report
• Phase 1 Environmental Site Assessment
• Functional Servicing Report, and
• Conceptual Site Servicing Plan
6.3 Owner/Applicant Information
• the owner of the subject lands is Emery Homes Glendale Ltd.
• the applications have been submitted by Dayna Gilbert of Sernas Associates
on behalf of Emery Homes Glendale Ltd.
OA4 ! �
Mila Yeung
Planner I
MY:Id
Attachments
Copy: Director, Planning & Development
Marg Wouters, MCIP, RPP
Manager, Development Review &
Urban Design
Appendix No. I to
Information Report NO. 11-11
Commenting Residents and Landowners .
(1) none received to date
Commenting Agencies
(1) Canada Post
(2) Rogers Cable
(3) Durham Catholic District School Board
(4) The Durham District School Board
(5) Veridian Connections
Commenting City Departments
(1) Development Control
15
16
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FULL SCALE COPIES OF THE APPULINTS
SURNITTEO PLAN ARE AVAILABLE FOR N WING AT
ME CITY OF PICKERINO P(ANNINO & OLYELOPMENT OEPARTNENT.
THIS IVP WAS PRODUCED OY THE COY OF PICKERING
PLANNING & DLY£LOPMENT OEPARMENT
INFORb rlo,, & SUPPORT SERNCES
APRIL R. 2011.
ATTACHM RNT?>_.��.TO ///'
March 31, 2011
City of Pickering
Planning & Development Department
1 The Esplanade
Pickering On L1V 6K7
Attn: Mila Yeung, Planner
19
Delivery Planning PH (416) 751-0160 ext 2018
1860 Midland Ave FX (416) 755-9800
Scarborough On M1P 5A1
RECEIVE D
MAR 3 1 2011
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Re: Draft Plan of Subdivision SP -2011-01, Draft Plan of Condominium
CP -2011-01
Zoning By-law Amendment Application A 03/11
Emery Homes Glendale Ltd.
1872,1876,1880 Liverpool Rd & 1863,1865,1871,1875,1877,1881
Glendale Dr
(Lot 19,20,22„33,34,35,36,37 & 38, Plan 492)
City of Pickering
Thank you for the opportunity to comment on the above noted application.
As a condition of draft approval, Canada Post requires that the owner/developer
comply with the following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a
statement that advises the prospective purchaser that mail delivery will be from a
designated Community Mailbox.
- The owner/developer will be responsible for notifying the purchaser of the exact
Community Mailbox locations prior to the closing of any home sale. .
- The owner/developer will consult with Canada Post Corporation to determine
suitable locations for the placement of Community Mailbox and to indicate these
locations on the appropriate servicing plans.
The owner/developer will provide the following for each Community Mailbox site
and include these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal
standards, to place the Community Mailboxes on.
HeJAU"MEN k—j�1+9
20
- Any required walkway across the boulevard, as per municipal standards.
- Any required curb depressions for wheelchair access.
The owner/developer further agrees to determine and provide a suitable
temporary Community Mailbox location(s), which may be utilized by
Canada Post until the curbs, sidewalks and final grading have been
completed at the permanent Community Mailbox locations. This will
enable Canada Post to provide mail delivery to the' new residences as
soon as the homes are occupied.
Should you require further information, please do not hesitate to contact me at
the above mailing address or telephone number.
Sincerely,
Debbie Greenwood
Delivery Planner
Canada Post
QROGERS lid=cr;� ;s n�r;a�nR
March 31, 2011
Ms. Mila Yeung
Planning and Development Department
City of Pickering,
Ontario L1V 61<7
Dear Mila:
RECEIVED21
APR 9 6 2011
CITY OF PIC KERING
PLANNING 8 DEVELOPMENT
DEPARTMENT
Re: Draft Plan of Subdivision SP -2011-01, Draft Plan of Condominium CP -2011-01
(Emery Homes Glendale Ltd.)
Rogers Communications ("Rogers") has reviewed the application for the above
Condominium and has determined that it intends to provide cable and
telecommunications services. Accordingly, we request that municipal approval
be granted subject to the following conditions:
(1) Prior to registration of the plan of Condominium, the Developer/Owner will,
at its own cost, grant all necessary easements and maintenance
agreements required by those CRTC -licensed telephone companies and
broadcasting distribution companies intending to serve the Condominium
(collectively, the "Communications Service Providers"). Immediately
following registration of the Plan of Condominium, the Developer/Owner
will cause these documents to be registered on title.
(2) Prior to registration of the plan of Condominium, the Developer/Owner will,
with consultation with the applicable utilities and Communications Service
Providers, prepare an overall utility distribution plan that shows the
locations of all utility infrastructure for the Condominium, as well as the
timing and phasing of installation.
It appears from the plan, that there may be insufficient space available for
utility service equipment i.e. enclosures etc.
In addition, we kindly request to, where possible, receive copies of the following
documents:
(1) the comments received from any of the Communications Service
Providers during circulation;
(2) the proposed conditions of draft approval as prepared by municipal
planners prior to their consideration by Council or any of its committees;
and
(3) the planners' report recommending draft approval before it goes to Council
or any of its committees.
ATTACI i' iN t 'c*L6 10.
INu'ii5ii;:
22
Page 2
Should you require further information or have any questions, please do not
hesitate to contact me at 905 436 4136. (bernie.visser@rci.rogers.com)
Sincerely,
System Planner
copy: OPE Manager
tib i��C:�;';, �..'''r'1'�%-">�.";vv! �.'•
Durham Catholic District School Board
April 1, 2011
Mila Yeung
Planner I
Planning & Development Department
City of Pickering
One The Esplanade
Pickering, Ontario. L1V 61<7
APR 0 6 2011
CITY OF PICKERING
PLANNING& DEMEL PMENT
.DEP
RE: DRAFT PLAN OF SUBDIVISION SP -2011-01,
DRAFT PLAN OF CONDOMINIUM CP -2011-01
ZONING BY-LAW AMENDMENT APPLICATION A 03/11
EMERY HOMES GLENDALE LTD.
1872,1876 & 1880 LIVERPOOL ROAD AND
1863, 1865,1871,1875, 1877 & 1881 GLENDALE DRIVE
(LOT 19, 20, 22, 33, 34, 35, 36, 37 & 38, PLAN 492)
CITY OF PICKERING
Please note that the above noted Draft Plan of Subdivision and Condominium will
be forwarded to the Durham Catholic District School Board's Board of Trustees
on May 2, 2011 for consideration. The Board of Trustees' official comments will
be sent to your department after May 2, 2011.
Planning staff at the Durham Catholic District School Board have "NO OBJECTION"
to the above noted plans.
Please notify me if you.have any questions or concerns.
Sincerely yours,
Jody'Dale
Assistant Planner,
Durham Catholic District School Board
Telephone: 905-576-6707
1-877-482-0722 ext. 2211
C.c. Gerry O'Neill, Manager Planning & Admissions
650 Rossland Road West, Oshawa, Ontario L1J 704
Tel 905 576-6150 Toll Free 1 877 482-0722
www.dcdsb.ca
Paul Pulla B. Sc., B. Ed., MSc. Ed. Director of Education I Secretary / Treasurer
A
THE
DURHAM
DISTRICT
SCHOOL
BOARD
2
Facilities Services .
400 Taunton Road East
Whitby, Ontario
LIR 2K6
Tele ie: (905) 666-5500
1-800-265-3968
Fax: (905( 666-6439
ATTACH w'r Al4 ar?
r �"r o"7 3 ? —liz !s -
April 7, 2011
The City of Pickering
Planning Dept., Pickering Civic Centre
One The Esplanade
Pickering, ON
L1 V 6K7
Attention: Mila Yeung
RE: Draft Plan of Subdivision SP -2011-01
Draft Plan of Condominium CP -2011-01
Zoning By-law Amendment Application A03/11
Emery Homes Glendale Ltd.
1872,1876 & 1880 Liverpool Road and
1863, 1865, 1871, 1875,1877 & 1881 Glendale Drive
(Lot 19, 20, 22, 33, 34, 35, 36, 37 & 38, Plan 492)
City of Pickering
APR 'i i 2011
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Staff has reviewed the information on the above noted and has the following
comments:
Approximately 34 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted plan be
accommodated within an existing school facility.
3. Under the mandate of the Durham District School Board, staff has
no objections.
Yours truly,
Christine Nancekivell,
Senior Planner
O:I PROPLAMDAT,II PLNGISUBISP20/!-0/.doc
�'4
VERIDIAN:
CONNECT 1 0'N S
F1filr'1f jl?:l�ii9r 8 7
RECEIVE',
APR 13 .201"1
PQ!i"1`OF PIGKERJr,;.
R! 4NN1AiO a UEVELOPM&n�
OVARTMENT
DEVELOPMENT APPLICATION REVIEW
A PROJECT NAME: Emery Homes Glendale Ltd.
ADDRESS/PLAN: 1872,1876 & 1880 Liverpool Road & 1863,1865,1871,1875,1877 & 1881 Glendale Drive
MUNICIPALITY: Pickering
REF NO.: SP -2011-01, CP -2011-01 &A SUBMISSION DATE: March 29, 2011
03/11
The following is an overview of the general requirements the Applicant is likely to meet in order to obtain a complete
electrical power supply system to this site and within the site where subdivision in some form is involved. The -
comments below we based on preliminary information only and we subject to revision. In all cases Veridian's standard
Conditions of Service document sets out the requirements, terms and conditions for the provision of electric service.
This review does not constitute an Offer to Connect.
1. . Electric service is currently available on the road allowance(s) directly adjacent to this property.
Servicing will be from Glendale Drive and Veridian's supply voltage will be at 13.8kV.
Within residential developments all such expansions are underground.
2. Individual metering at each unit is required.
3. A high voltage concrete encased ducted loop underground cable system is required from the designated supply
point(s) at Glendale Drive to a transformer location(s) on the property, all'at the Applicant's cost:
4. The Applicant must make direct application to Veddian for electrical servicing as soon as possible. A written
request will permit Veridian to begin the work necessary to identify specific requirements and arrangements and
related work for this project, and to make an Offer to Connect. The applicant is cautioned that tenders,
contracts, or work they may initiate prior to obtaining an Offer to Connect from Veridian may create conflicts
with the route of and details of the electrical servicing set out in the Offer to Connect for which Veridian can
bear no responsibility.
5. A Servicing Agreement must be signed with Veridiah in order to obtain servicing for this site.
6. The electrical installation from the public road allowance up to the service entrance and all metering
arrangements must comply with Veridian's requirements and specifications and may also be subject to the
requirements of the Electrical Safety Authority.
7. The Applicant will be required to grant to Veridian a standard occupation easement, registered on title, for
high voltage cable, low voltage cable and transformers.
8. Prior to obtaining a building permit, the Municipality may require the Applicant to provide evidence of having
obtained and accepted as Offer to Connect.
9. Where cranes or material handling equipment or workers must work in proximity to existing overhead wires,
where there is risk of contact or coming within the limits of approach, the Applicant shall pay all costs for the
temporary relocation, burial, or other protection of the wires, or whatever other action is deemed necessary by
Veddian to provide for worker safety and the security of the electrical system.
25
10. Landscaping, specifically trees, shrubs, other should be located/zelocated away from Ver dian's transformer to
avoid interference with equipment access.
11. Veridian will not attend scheduled City of Pickering DART Meeting for this Development.
12. Veridian has no objection to the proposed development. Please direct the Applicant to contact Veridian as soon
as servicing is contemplated. Municipality, please forward a copy of first submission civil design to Veridian.
Please note that an Offer to Connect must be completed at least six (6) months prior to the required electrical
servicing date.
Technical Representative: Fred Raininger, C.E.T.
Telephone: Ext. 3255
If
PP/df
P:\dfrizzell\Development Application Review\Pickering\2011\Emery Homes Glendale Ltd - Liverpool Road &
Glendale Drive.doc
2 roxm ;FhLUUUL
Connections Development Application Review Rev. Date —July 15, 2008
PICKERING
cant OICEN7:rNNI.L_ 20t;
To: Mila Yeung
Planner I
From: Robert Starr
Manager, Development Control
Copy: Coordinator, Development Approvals
Coordinator, Engineering Design & Systems
Subject: Draft Plan of Subdivision SP -2011-01
Draft Plan of Condiminium CP -2011-01
Zoning By-law Amendment Application A 03/11
Emery Homes Glendale Limited
1872, 1876 & 1880 Liverpool Road and
1863, 1865, 1871, 1875, 1877 & 1881 Glendale Drive
(Lot 19, 20, 22, 33, 34, 35, 36, 37, & 38, Plan 492)
City of Pickering
2/
Memo
April 12, 2011
We have reviewed the documents submitted in support of the above noted application and provide
the following comments:
Draft Plan of Subdivision
1. Provide a corner rounding at the intersection of Glendale and Glenanna..
Draft Plan of Common Elements Condominium
1. Parcel 9 and Parcel 12 have very narrow road frontage. It may be difficult to safely
maneuver a vehicle in and out of the property.
General Comments
1. The applicant will be required to enter into a Subdivision Agreement with the City to
address any offsite works, road restoration, land transfer, easements, utility relocation, cost
sharing, grading, drainage, securities, insurance, etc.
2. A Construction Management Plan will be required, during Site Plan review, that addresses
such items as road cleaning, mud/dust control; sedimentation and erosion control, hours of
work, vehicle parking, equipment and material storage, a spill response plan, etc.
3.ZThe City of Pickering's Fill & Topsoil By-law prohibits soil disturbance, removal or
importation to the site unless a permit has been issued. No on-site works prior to Site Plan
Approval is permitted without a permit. A copy of the By-law and Permit Application is
attached and should be forwarded to the applicant.
4. A Geotechnical Report will be required as part of the Site Plan Application. The report
should comment on the permeability of existing soils as it relates to any proposed
infiltration measures for stormwater management. The report is also to provide an asphalt
design including subgrade make up.
5. A Utility Coordination Plan will be required as part of the Site Plan application. Provision for
. a community mailbox will need to be addressed on this plan as well.
6. The proposed south entrance indicates the entrance opening encroaching on the lot to the
south. This is not acceptable. Revising the curb -line as per comment #3 (Conceptual
.Grading Plan) should address this issue.
7. The vet clinic to the south has recently constructed a wood privacy fence. Coordinate the
installation of the retaining wall and a fence with the vet clinic.
8. It appears that no provision for snow storage has been provided. This is a particular
concern at the south limit of the lane between Block 1 and Block 8. The lane should be a
minimum 3m from the property line to address grading and constructability.
Landscaping/fencing will need to address vehicle lighting on to the adjacent property. One
less unit on Block 8 may be necessary.
9. Replacement of the trees on Liverpool Rd and the provision of boulevard trees on Glendale
Dr. needs to be addressed.
Conceptual Grading Plan
1. Grading is to be designed so as to allow the rear of the blocks fronting the existing roads to.
, drain across the sidewalk to the existing curb and gutter.
2. Should the requirement for a retaining wall be determined, it is to be of precast concrete
only and will be required to be installed a minimum of 0.6m inside the property line.
Construction of the wall, including excavation for the foundation of the wall, is not to disturb
the adjacent property to the south. This will need to be detailed on the engineering plans
during Site Plan Application.
3. The internal roadway could be narrowed to the minimum 6.5m width with the proposed
visitor parking spaces designed as a lay-by so that there is a mountable curb and gutter at
the minimum width. It appears that there is the potential for a collision with parked cars
should an approaching vehicle cut the turn too sharply when entering the development.
There is also a concern where the road swings to the east between Block 6 and Block 7..
Emery Homes Glendale Ltd. Page 2
Zoning By-law Amendment Application A03/11
Conceptual Servicing Plan
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1. The connection of the infiltration gallery to the Glendale storm sewer should, be designed so
that there is only on maintenance hole required to be installed in the roadway. The pipe
from MH6 could be rerouted to discharge into MH2 thus eliminating the need for MH15.
2. Pipe crossing information will be required with the detailed design
3. The existing Fire Hydrant on Glendale Drive appears to be close to a proposed driveway
for Block 4. Driveways must be clear of all utilities by 1.Om or the utility will have to be
relocated at the developer's cost.
Emery Homes Glendale Ltd. Page 3
Zoning By-law Amendment Application A03/11