Driveways are to be constructed as per AS-221 or AS-222, complete with straight flares and no raised curbs within the right-of-way. Redundant curb cuts shall be removed and restored in accordance with City Standards to the satisfaction of the City Engineer.
A sightline review has been received in conjunction with the application. The content of the report is no satisfactory and will need to be resubmitted for Site Plan Control approval. Comments will be provided separately.
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.
Alley Acquisition – The owner shall agree prior to issuance of a Building Permit, to acquire any portion of the closed alley abutting the property that is not currently owned by the applicant.
Alley Closing – Prior to the issuance of a Building Permit, the owner shall apply to the Street and Alley Closing Committee to close the existing alley adjacent to the subject property.
Existing Sewers and Connections - The owner further agrees, at its entire expense and to the satisfaction of the City Engineer:
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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.
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Any redundant connections will be abandoned according to the City of Windsor Engineering Best Practice B.P.1.3.3.
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Any new connections to combined sewers will follow City of Windsor Engineering Best Practice B.P.1.1.1.
Transportation Planning:
Overall, Transportation Planning supports the subject Official Plan and Zoning By-law amendment.
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Schedule X of the Official Plan classifies Tecumseh Road West as a Class II Arterial road with a required right-of-way width of 33 metres. The current right-of-way width is 26.2 metres, and therefore a land conveyance of 3.4 metres would be required as per Section 7.2.6.21 of the Official Plan. However, since there are no plans for a future roadway widening at the moment, a land conveyance will not be requested.
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Schedule X of the Official Plan classifies Campbell Avenue Road West as a Class I Collector road with a required right-of-way width of 22 metres. The current right-of-way width is 19.6 metres, and therefore a land conveyance of 1.2 metres would be required as per Section 7.2.6.21 of the Official Plan. However, since there are no plans for a future roadway widening at the moment, a land conveyance will not be requested.