APPENDIX E - Consultations
CITY OF WINDSOR – ENGINEERING DEPARTMENT – RIGHT-OF-WAY DIVISION – Patrick Winters, April 20, 2020
The subject lands are located at 955 California Avenue, designated Residential on Schedule D by the City of Windsor Official Plan and zoned Residential District 1.3 (RD1.3) by Zoning ByLaw 8600. The applicant is requesting an amendment to Zoning By-law 8600 to allow a Multiple Dwelling with 6 dwelling units as an additional permitted use with 6 parking spaces in the rear yard with access from the alley and 2 parking spaces in the front yard. Requesting reduced side yard width of 1.2 m, maximum lot coverage of 50%, reduced parking area separations and exemption from front yard parking prohibition for multiple dwellings.
The site may be serviced by a 300mm PVC sanitary sewer and a 600mm vitrified clay storm sewer within California Avenue right-of-way. If possible existing connections should be utilized. Any redundant connections shall be abandoned in accordance with the City of Windsor Engineering Best Practice B.P 1.3.3. The applicant will be required to submit site servicing drawings and storm detention calculations restricting storm water runoff to pre-development levels.
Schedule X of the Official Plan classifies California Avenue as a Local Road, requiring a rightof-way width of 20.m. The current right-of-way is 15.2m; therefore, a land conveyance for 2.4m is required, but is not being requested. Driveways are to be constructed as per AS-221 or AS222, complete with straight flares and no raised curbs within the right-of-way. Public Works does not support rear yard parking as the alley is gravel and does not receive snow removal services. Redundant curb cuts shall be removed and restored in accordance with City Standards to the satisfaction of the City Engineer.
In summary we have no objection to the proposed redevelopment, subject to the following requirements (Requirements can be enforced during site plan control):
- Site Plan Control Agreement – The applicant enters into an agreement with the City of Windsor for all requirements under the General Provisions of the Site Plan Control Agreement for the Engineering Department.
Redundant Curb Cuts – The owner agrees to remove and replace the redundant curb cut on California Avenue with full height curb to the satisfaction of the City Engineer.
Existing Sewers and Connections - The owner further agrees, at its entire expense and to the satisfaction of the City Engineer:
- a) To undertake a video inspection of the mainline sewers that will be used by the subject property and all connections to the mainline sewers that service the subject property.
- b) Any redundant connections will be abandoned according to the City of Windsor Engineering Best Practice B.P.1.3.3.
- c) Any new connections to combined sewers will follow City of Windsor Engineering Best Practice B.P.1.1.1.
If you have any further questions or concerns, please contact Shannon Mills, of this department at smills@citywindsor.ca