SURROUNDING LAND USE

The subject lands are within an established residential neighbourhood in the South Windsor Area. The surrounding developments in the area are commercial uses along some sections of Dougall Avenue frontage, and low density residential uses in the rest of the subject neighbourhood.

North of the subject lands, there is an existing single unit dwelling (at 3935 Dougall Avenue) abutting the subject lands. Next north, there is a commercial parking lot on Residential lands. The parking lot serves the commercial plaza at 3865 – 3893 Dougall Avenue, owned by Countryside Plaza Inc. Immediate north of 3865 – 3893 Dougall Avenue, there is another commercial plaza at the southwest corner of Dougall and Cabana, municipally known as 3833-3855 Dougall Avenue, and owned by Dougall Square Plaza Limited.

South and southwest of the subject lands, there are low density residential uses, mostly ranch-style single unit dwellings.

East of the subject lands, on the east side of Dougall Avenue R.O.W., there are commercial uses in an established commercial corridor stretching from Cabana Road E. southerly, beyond the easterly extension of Roseland Drive East R.O.W.

West of the subject lands, there are low density residential uses, mostly ranch-style single unit dwellings. Further west, there is Roseland Golf and Curling Club on Open Space lands owned by the municipality.

A list of existing commercial uses in the subject area are documented on pages 3 and 4 of the Planning Justification Report submitted by the applicant and are inserted in this report as TABLE 1; see page 7 below. Site Photos attached to this report as Appendix A, show surrounding land uses in the subject area.

MUNICIPAL INFRASTRUCTURE

• The City’s records show that there is a 525mm diameter reinforced concrete pipe storm sewer and a 200mm diameter polyvinylchloride pipe sanitary sewer available along the west side of Dougall Avenue R.O.W., abutting the subject lands. In addition, there is a 1500mm diameter reinforced concrete pipe storm sewer and a 1050mm diameter reinforced concrete pipe sanitary sewer available along the Roseland Dr. E. frontage of the subject lands. The sewers are available to service the subject lands; the municipal records show existing sanitary sewer private drain connections for the subject lands along Dougall Avenue frontage.

• Dougall Avenue is classified Class II Arterial Rd in the Official Plan.

• Cabana Road W. is classified Class II Arterial Road in the Official Plan.

• Roseland Drive East is a Local Road.

• The Dougall Avenue & Roseland Drive East intersection and Dougall Avenue & Cabana Road East intersection are both signalized.

• There are water mains, curb & gutter, concrete sidewalks, street lights, and hydro poles with overhead wires in the subject area.