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“The proposed Zoning By-law Amendment is appropriate and desirable within this policy framework as it will facilitate development of site while also implementing the proposals included in this Planning Justification Report October 2019.”
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”The proposed amendments to the Zoning By-law represents “good planning””.
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Transportation Impact Study, dated November 2019, was prepared by Paradigm Transportation Solutions Limited. The study analyses existing traffic conditions, proposed development, 5-year traffic forecast (2019-2024), and further analyses the forecast traffic with the proposed intersection improvements and recommends improvements to mitigate future traffic conditions. The report assessed the need for dedicated left turning lanes at the intersections within the study area, using MTO procedures, and concludes that a 15-metre southbound left-turn lane is warranted under 2024 total traffic conditions during the Saturday peak hour.
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Functional Servicing Report, dated November 6, 2019, was prepared by Aleo Associates Inc. The report was prepared to demonstrate how the proposed development will be serviced for water distribution, wastewater, and storm drainage without negatively impacting the existing municipal infrastructure. The report concludes that
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Water servicing for the development can be provided by the existing 200mm diameter municipal watermain along 7th Concession Road;
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A new sanitary sewer is proposed to be constructed along Baseline Road from 7th Concession Road to 8th Concession Road and will be used to service the property for wastewater discharge;
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Stormwater runoff from the site will drain to an existing 24” diameter municipal storm sewer along Baseline Road; and
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Stormwater management design shall follow the latest Windsor/Essex Stormwater Management Standards manual. Quality control measures must be implemented on site to effectively treat stromwater runoff from the site before it is released into the municipal storm sewer. All stormwater management measures shall provide a “Normal” level of protection in accordance with MOE standards.
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Storm Water Management Report, dated November 6, 2019, was prepared by Aleo Associates Inc. The report provided storm water management calculations for 1:2 year frequency storm.
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A Phase 1 Environmental Site Assessment Report, dated April 2018, was prepared by Coulson & Associates Ltd, Environmental Inspection & Consulting Services; the report concludes that, “Based on the information gathered and observations made during this investigation, the Phase 1 Environmental Site Assessment has revealed no significant evidence of potential or actual environmental contamination on the subject property”. No further investigation or remedial actions were required.
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Market Study [Market Impact Assessment], dated August 16, 2019, was prepared by HVS Consulting & Valuation, DBA: MM&R Valuation Services, Inc. The study