Functional Servicing Report. Sorensen Court Townhouses. 25 Sorensen Court, Niagara-on-the-Lake, Ontario

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1 Functional Servicing Report Sorensen Court Townhouses 25 Sorensen Court, Niagara-on-the-Lake, Ontario Prepared by: Quartek Group Inc. Engineers, Architects & Planners St. Paul Street, Suite 100 St. Catharines, ON September 2018 Quartek File # 17018

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3 Sorensen Court Townhouses Functional Servicing Report Contents 1.0 Introduction Background Water Supply and Distribution Sanitary Sewerage Drainage and Stormwater Sewerage Roadway Utility Servicing Service Locations... 5 Appendices Appendix A Proposed Site Servicing Drawing SSG Appendix B Hunter Farm Subdivision Sanitary Sewer Design Information Appendix C Existing Storm Drainage System Sorensen Court Functional Servicing Report September 2018

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5 1.0 Introduction This functional servicing report (FSR), submitted in support of an application for draft plan approval, serves to demonstrate how servicing of the subject development can be appropriately achieved and to provide the basis for detailed engineering. This FSR will discuss the following key aspects of municipal servicing design: Water Supply and Distribution Sanitary Sewerage Drainage and Stormwater Management Roadway Utility Servicing Servicing Locations 2.0 Background The 25 Sorensen Court proposal contemplates developing a single parcel of land into residential townhousing. The current plan includes seven (7) townhouse units in two (2) blocks with frontages of approximately 8.5 metres and parcel depths from the private roadway to the rear boundary line ranging from 30 metres to 35 metres. The proposal also accommodates for the required parking for each unit and for visitor parking spaces. The subject site is an infill parcel in the Virgil urban area in the Town of Niagara-on-the-Lake, surrounded by existing residential properties and the currently developing Woodcastle Acres ( The Vines ) residential subdivision to the north. The parcel has approximate width and depth of 42 metres and 73.3 metres respectively, totaling 0.29 hectares. Sorensen Court, a public roadway, will provide access and servicing for the proposed development. An aerial map highlighting the subject property is shown in Figure 1 and the proposed development servicing plan, Dwg SSG, is included as Appendix A. Sorensen Court Functional Servicing Report September 2018 Page 1 of 5

6 Figure 1 Key Plan (Source: Niagara Navigator) 3.0 Water Supply and Distribution Design for water supply and distribution is shown on Drawing SSG. The existing hydrant in front of existing Mun. #23 Sorensen Court provides coverage for the subject site. Thus, there is no additional fire hydrant required on subject site, nor is the service supplying the site required to provide capacity for fire fighting. Rather, the on-site water distribution system only supplies drinking water for the 7 townhouses. The watermain on Street A will consist of 50mm Municipex or soft copper pipe per Town standards. It is proposed to extend the existing 150mm water service stub from Sorensen Court.beyond the existing valve at the streetline, then take off new 50mm service from that point. A Blow-offs will be installed at the end of the new watermain. All townhouse units lots will be serviced by a 19mm (3/4 ) diameter type K soft copper pipe or approved equivalent. Sorensen Court Functional Servicing Report September 2018 Page 2 of 5

7 The network pressure information received from the Town of Niagara-on-the-Lake predates the development of the Woodcastle Acres subdivision, i.e. the subdivided property north of the proposed site. However, supplied pressure values suggest that sufficient capacity exists for domestic and firefighting purposes for this development, and that there will be no impediments to water supply for the development using currently existing municipal waterworks. 4.0 Sanitary Sewerage The development s sanitary sewage collection system will cater for peak domestic flows and potential infiltration for the proposed development area. There is a sanitary maintenance hole close to the new private driveway which is proposed as the sanitary drainage outlet for the development. The invert of this maintenance hole is relatively deep (3.7m cover). Accordingly, there is enough depth for gravity flow from basements in the proposed development property to the maintenance hole with proper sewer gradients. For clarification, minimum basement elevations (MBEs) are indicated on the site servicing plan. The existing sanitary sewer main from Sorensen Court connects to Annmarie Drive in the Hunter Farm Subdivision through an easement across the south limit of the subject property and subsequent easements across the rear of Lot 19, Gates of Virgil subdivision (#23 Sorensen Court) and Lots 49 and 50 of Hunter Farm subdivision. The subject development will be serviced by 200mm diameter DR-35 PVC pipe, minimum 2.4m finished cover, extending on Street A, with individual 125mm diameter DR-28 PVC laterals for each townhouse unit. Key design data for sanitary sewage servicing is as follows: No. of Dwelling Units Population Density (2016) Sanitary Design Population Mean Sewage Flow Sewage shed Area (total) 7 townhouses 2.55 persons/unit 18 persons 300 L cap/day 0.29 ha Manning s n Infiltration Rate Peaking Factor Formula L/ha s Babbitt The Hunter Farm Subdivision sanitary design brief identifies the subject parcel as the Sorensen Court property and had anticipated a future population of 90 persons, i.e. 30 units at 3 persons per unit. There are now 22 units contemplated, including 15 single family dwellings (14 already constructed and occupied), and the 7 townhouse units now proposed on the subject property. An appropriate level of occupancy for this development can be taken from the Region of Niagara 2016 forecast at 2.55 persons/unit. Since Sorensen Court as the last infill parcel represents the final Sorensen Court Functional Servicing Report September 2018 Page 3 of 5

8 development of the sewage shed, a re-evaluation at the 2.55 person/unit yields a total drainage area population of 56, considerably less than the 90 persons included for in the Hunter Farm sewage pumping station design. Thus, it is deemed that sufficient capacity exists in the receiving sewers and Hunter Farm sanitary sewage pumping station for the Sorensen Court to outlet sanitary drainage to the existing sanitary system in the Hunter Farms subdivision. Supporting drainage area plan and calculations excerpted from the Hunter Farm Subdivision Phase 2 & 3 Sanitary Design Brief (Quartek, October 22, 2002) have been provided in Appendix B. Notwithstanding the above, we understand that there may be current development constraints related to the capacity of the existing sanitary sewage treatment facility at Lakeshore Road (Regional Road 87), and that it is possible that any planning approvals may be conditional on completion of the new sewage treatment facility. 5.0 Drainage and Stormwater Management The entire proposed subject parcel has been included in the drainage area for the SWM pond system designed and built for the Hunter Farm subdivision, as shown on the Drainage Area plan included as Appendix C, catering for both quantity and quality management. The existing Gates of Virgil storm sewer on Sorensen Court connects to sewer on Annmarie Drive in the Hunter Farm subdivision through an easement across the south limit of the subject property and subsequent easements across the rear of Lot 19, Gates of Virgil subdivision (#23 Sorensen Court) and Lots 49 and 50 of Hunter Farm subdivision. Storm sewers in the Hunter Farm subdivision ultimately discharge to the stormwater management pond system located to the rear of residential development on the north side of Line 2 Road and bordering the south limit of the municipal Centennial Arena and park lands. The Line 2 Road / Concession 4 Road Development Area SWM Report (Quartek, February 18, 2000) includes the Sorensen Court / Gates of Virgil area with an anticipated impervious surface coverage of 40%. This translates into a run-off coefficient of 0.50, which is consistent with a mix of townhouse and single-family detached land use per the Niagara-on-the-Lake 2011 Engineering Standards. The proposed land use within the small subject property is townhouse dwellings, which, combined with the existing single family residential development on Sorensen Court, generally complies with the land use and impervious coverage contemplated in the design of the Line 2 Road / Concession 4 Road Development Area stormwater management facility design. Currently the topography of the subject site is generally level with slopes at roughly between 0.5% and 1% from east to west. There are some mounds of debris and soil in the north portion of the site which will require to be removed prior to construction. Road grading will direct major system flows northerly through the proposed Street A right of way northerly to the north limit of the site and thence easterly and westerly to travel between residential properties to either the new Paradise Grove roadway in the Woodcastle Acres ( The Vines ) subdivision or to Concession 4 Road. Sorensen Court Functional Servicing Report September 2018 Page 4 of 5

9 6.0 Roadway Access to the site is via the existing public thoroughfare named Sorensen Court which leads to and from Concession 4 Road. Sorensen Court terminates in a cul-de-sac to which a new private roadway with 6.0 metre wide pavement and concrete barrier curb in accordance with OPSD is to be extended through the new development, as shown on Drawing SSG in Appendix A. It is not anticipated that external improvements will be required in order to cater for traffic to and from the proposed development. 7.0 Utility Servicing Hydro, Gas, Cogeco, and Bell services are all present in the Sorensen Court right-of-way. We are not aware of any barriers which would render infeasible the extension of these services within the Woodcastle Acres subdivision. 8.0 Service Locations In general, municipal services will be located per current Town of Niagara-on-the-Lake development standards, as shown on Drawing SSG in Appendix A. Note that required connections to existing sewers will necessitate minor deviations from the locations shown in the Town s standard location plan. Report prepared by: Andy Wang Senior EIT Doug Peters, P. Eng. Senior Municipal Engineer Sorensen Court Functional Servicing Report September 2018 Page 5 of 5

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11 Functional Servicing Report Sorenson Court Condominiums 25 Sorensen Court Niagara-on-the-Lake, Ontario APPENDIX A Site Servicing Drawing

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13 Functional Servicing Report Sorenson Court Condominiums 25 Sorensen Court Niagara-on-the-Lake, Ontario APPENDIX B Hunter Farm Subdivision Sanitary Sewer Design Information

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19 Functional Servicing Report Sorenson Court Condominiums 25 Sorensen Court Niagara-on-the-Lake, Ontario APPENDIX C Existing Storm Drainage System

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21 d Ro a e St on Ni ag ar a Subject Property M ur Fo ile Ex. SWM Ponds ek Cre Ro Ex. Stm Swr ad Annmarie Dr. Appendix C-1 Drainage System Existing Storm Existing Storm Drainage System

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24 d Ro a e St on Ni ag ar a Subject Property M ur Fo ile Ex. SWM Ponds ek Cre Ro Ex. Stm Swr ad Annmarie Dr. Appendix C-1 Drainage System Existing Storm Existing Storm Drainage System