Windsor Fire Service:
WFRS has no concerns regarding the rezoning of these lands for this project.
However the proposal shown does not provide adequate access for an effective fire response to the buildings in this development. A 6m clear width is required on the road surfaces for an effective fire response. With the current configuration I suggest that all structures in the development contain sprinkler systems as we cannot adequately service or access the area. The proposed road widths are 3.1 and 3.2 m as well the trucks cannot make the turn to Sandison with the current configuration. WFRS trucks are 2.9 m excluding the mirrors therefore we cannot set the truck up to perform firefighting operations.
Transportation Planning:
The existing Clara Avenue right-of-way is planned to be extended northerly from Sandison Street to Maguire Avenue. This right-of-way extension will serve as a local road providing connectivity to the existing subdivision east of Maguire Street, and to new development of the lands northerly of the subject lots. The extension of Clara Avenue will ensure that vehicle, pedestrian and bicycle traffic are efficiently accommodated at the interface with the existing road network. It is crucial that the right-of-way for Clara Avenue extension be secured and integrated with the subject proposal.
Transportation Planning recommends that a Hold (H) provision be applied to the subject lands. The hold provision may be removed subject to a gratuitously conveyance of a 20 metre right-of-way across the subject lands for the purpose of extending Clara Avenue northerly.
The following requirements will be satisfied through Site Plan Control.
The Official Plan classifies Howard Avenue as a Class 2 Arterial Road with a required right-of-way width of 42 metres. The approved Howard Avenue Environmental Assessment does not identify any additional land requirements along the frontage of the subject property for future roadway improvements.
All new exterior paths of travel must meet the requirements of the Accessibility for Ontarians with Disabilities Act (AODA).
All new accesses shall conform to the TAC Geometric Design Guide for Canadian Roads and the City of Windsor Standard Engineering Drawings AS-204.
A Transportation Impact Study, prepared in accordance with the City of Windsor TIS Guidelines and satisfactory to the City Planner, is required for this application.
ENWIN:
Hydro Engineering: No Objection to Zoning.
Water Engineering :Water Engineering has no objections to the rezoning.
There is no apparent built heritage concern with this property and it is located on an area of low archaeological potential.