LITTLE CREEK WEST LANDS MUNICIPALITY OF CENTRAL ELGIN PRELIMINARY SERVICING REPORT

Transcription

1 LITTLE CREEK WEST LANDS MUNICIPALITY OF CENTRAL ELGIN PRELIMINARY SERVICING REPORT 0823D 7 January 2019

2 7 January D LITTLE CREEK WEST LANDS MUNICIPALITY OF CENTRAL ELGIN PRELIMINARY SERVICING REPORT TABLE OF CONTENTS 1. Introduction 1 2. Sanitary Sewage 2 3. Storm Drainage and Stormwater Management 3 4. Watermain 5 5. Roadways and Traffic 6 6. Grading and Geotechnical 7 7. Electrical and Utilities 7 8. Parkland 7 9. Other Related Studies 8 PAGE Appendix A - Drawings Drawing 1 Drawing 2 Drawing 3 Preliminary Servicing Plan Existing Conditions Draft Plan of Subdivision

3 7 January D LITTLE CREEK WEST LANDS MUNICIPALITY OF CENTRAL ELGIN PRELIMINARY SERVICING REPORT 1. INTRODUCTION The Little Creek West Lands consist of approximately ha (30.4 ac) of vacant development land located in the northeast area of Port Stanley, Municipality of Central Elgin. The property is legally described as Blocks 61 and 62 of Plan 11M-31, part of Block 63 of Plan 11M-31 (Part 1 of 11R-10150) and part of Lots 1, 2, 3 and 4 and part of Amelia Street of Registered Plan No. 24 (Part 1 of 11R-8280). The property is proposed for residential development by Domus Developments (London) Inc. Little Creek West Lands are bordered to the north by Hill Street residential development, east by East Road (County Road No. 23) and Little Creek Subdivision, Phases 1-4, south by Extendicare Port Stanley, and west by High Street residential development and Kettle Creek Valley ravine lands. The subject lands are located within the Urban Settlement area of the Community of Port Stanley, are designated Residential and Natural Heritage in the Official Plan and are zoned Open Space Zone 2 (OS2 and OS2-6). This report has been authored to accompany the Draft Plan and Zoning By-Law Amendment Applications for the subject lands. Proposed development includes the creation of 49 single family residential lots, 19 semi-detached residential lots (38 units), Block 69: 2.17 ha (5.4 ac) medium density residential, Block 70: 1.17 ha (2.9 ac) medium density residential, Block 71: 0.63 ha (1.6 ac) high density residential and Block 72: 1.18 ha (2.9 ac) high density residential apartment building/long term care facility/retirement home. Primary access to the site will be from East Road (County Road No. 23). Street A is proposed to intersect East Road in line with the existing intersections of Erie Heights Way and Old Field Lane, both of which will be converted from t-intersections to cross-intersections. Single family lots are proposed to front High and Hill Streets (both are single loaded at this time); however, neither street will be extended for vehicular access into the proposed subdivision. This report will propose a practical servicing concept for the Little Creek West Lands, and will indicate compliance with respect to previously completed master servicing planning and/or any points of deviation. Page 1 of 8

4 2. SANITARY SEWAGE The Port Stanley Trunk Sanitary Sewage Collection System including East Road was designed by Canadian-British Engineering Consultants Limited and constructed in 3 stages in the early 1970's. The March 2000 Dillon Water and Sanitary Servicing and Traffic/Roads Report, provided in support of OPA No. 17 concluded that, while some of the Little Creek and Little Creek West Lands can both be serviced through the existing East Road sewage collection system, the sanitary sewer has limited surplus capacity before additional flows need to be outletted westerly to the Kettle Creek Valley. Subsequently, driven by Donwest Construction s advancement of Sunset Bluffs Subdivision, Sunset Road Sanitary Sewer Extension: Tributary Service Area Analysis (CJDL, 8 September 2015) was completed to study the design sanitary servicing tributary areas to the proposed Sunset Road (County Road No. 4) sanitary sewer extension, including Sunset Bluffs Subdivision and surrounding area. In accordance with recommendations of Sewer Extension (CJDL, 2015), in Spring 2016 the trunk sanitary sewer extension on Sunset Road (County Road No. 4) was constructed to provide a sanitary sewer outlet for Sunset Bluffs Subdivision and surrounding area. A connection to this sewer was extended up the Kettle Creek ravine slope between existing 4766 and 4776 Sunset Road, through Sunset Bluffs Subdivision, and is currently stubbed as a 200mmø sewer at the north limit of existing Larry Street. This sewer has sufficient depth and capacity to be extended south to provide gravity basement sanitary service to Block 61 (11M-31) of the Little Creek West Lands, including the proposed single family lots fronting Hill Street and High Street, and existing developed areas of Emery, Larry, Beamish, Hill and High Streets. Further consultation is acknowledged to be required with the Municipality of Central Elgin regarding coordination of possible reconstruction of the existing residential streets concurrently with sanitary sewer installation. Sewer Extension (CJDL, 2015) recommended that Block 62 (11M-31) be serviced by the existing East Road sanitary sewer, which flows from southerly from the intersection of Erie Heights Way. The Municipality of Central Elgin advised at time of authoring Sewer Extension (CJDL, 2015) that sufficient downstream capacity is available in the East Road sewer for high density development on Block 62. The transfer of part of Block 63 (11M-31), being the former Stanley Street extension road allowance, from the Municipality of Central Elgin to form part of the Little Creek West Lands parcel was anticipated at time of Sewer Extension (CJDL, 2015); however, transfer was not yet completed. It was acknowledged at time of authoring that future sanitary tributary areas may include a portion of these lands, and further that the tributary areas may need to be modified from the existing block limits to suit the development proposal. Referring to the enclosed Drawing 1: Preliminary Servicing Plan, proposed high density Blocks 71 & 72 on the Draft Plan will outlet south to the East Road sanitary sewer, and the remainder of the Little Creek West Lands will be serviced north through Larry Street. It is understood through the Municipality of Central Elgin that there is sufficient sewage treatment capacity available in their existing mechanical plant. Page 2 of 8

5 3. STORM DRAINAGE AND STORMWATER MANAGEMENT Several studies addressing drainage and stormwater management in the northeast portion of Port Stanley have been put forward out over the years in anticipation of development. The Little Creek West Lands lie within the limits of lands studied on behalf of the Municipality in the "Little Creek Subwatershed Study" by Dillon Consulting Limited dated May 2000, as part of the Municipality's "Growth Management Strategy and Action Plan. The scope of the study included the Little Creek and Hepburn Creek subwatersheds, as well as a catchment area associated with Kettle Creek, with all 3 areas forming part of the larger Kettle Creek watershed. The study assessed the impact of development to the larger Kettle Creek watershed in sufficient detail to satisfy Phase 1 and 2 requirements of the Municipal Class Environmental Assessment process and produced the required background information for the various levels of government to prepare appropriate land use, resources development and implementation strategies to protect the environment. CJDL was retained by Erie Heights Properties Inc. and prepared a stormwater management report for Little Creek Subdivision, dated 29 August 2003 (revised 23 February 2004). The wet pond and storm system were designed to include all of the Little Creek lands proposed for development by Erie Heights, including the Little Creek West Lands. Approval was granted by MOE under Certificate of Approval (CofA) number UZMJA, and construction took place in late The stormwater management wet pond was designed to achieve a Level 2 quality control protection for Little Creek warm water fish habitat and to detain the run-off from a 25mm (4-hour Chicago storm) for 24 hours to provide stream bank erosion control. Generally, the stormwater management pond was designed to control post-development run-off to pre-development limits to Little Creek for up to 100-year event for all current and future developed Erie Heights lands (including Block 5 of 11M-123). Post-development run off to Kettle Creek was also restricted to pre-development limits for up to a 25-year storm event. In 2014, Block 5 in Little Creek Subdivision was no longer considered for development and ownership was transferred to the Municipality of Central Elgin. Removal of Block 5 lands from the design tributary area provided opportunity for additional lands to be routed to the SWM pond. In 2015, as outlined by Sunset Bluffs Subdivision Stormwater Management Report and Addendum to the Little Creek Subdivision, Phase 1 Stormwater Management Report (CJDL, 30 October 2015), the design tributary area of the Little Creek Subdivision SWM pond was modified to include the Sunset Bluffs Subdivision lands. SWM modelling supported the inclusion of Sunset Bluffs Subdivision lands within the design tributary area to the Little Creek SWM pond, provided that minor modifications to the existing SWM outlet control structure were completed to provide sufficient permanent pool volume and outflow rate control. Approval was granted by the MOECC under Amended Environmental Compliance Approval (ECA) number 7257-A7XJ3M, and construction took place in Stormwater management for the Little Creek West Lands will be provided by the existing Little Creek Subdivision SWM facility. The post-development drainage areas, run-off coefficients, flow routing lengths, etc. assumed by the Stormwater Management Report (CJDL, 2015) remain in general conformance with the current development proposal for the Little Creek West Lands, and therefore the existing facility is suitable for use without modification. Minor (piped) flows will be conveyed from the Little Creek West Lands to the Little Creek Subdivision SWM facility via the existing storm sewer on Erie Heights Way, through connection to existing MH ST 11 at the intersection of East Road and Erie Heights Way. This sewer has existing depth and capacity to convey flows from all of the Little Creek West Lands design tributary area. Page 3 of 8

6 The minor (piped) flow tributary area to the Little Creek SWM facility considered by Stormwater Management Report (CJDL, 2015) is proposed to include High Street (south of Hill Street). Reconstruction of the existing storm drain (status unknown) is anticipated to be required at time of possible future reconstruction of High Street to an urban cross-section (incl. curb and gutter). The existing High Street storm drain flows north and outlets west to the Beamish Street Main Drain; future reconstruction is proposed to re-direct the storm sewer south, through servicing Block 73, and connect to the proposed Street A storm sewer. Storm drainage for the Hill Street frontage of the Little Creek West Lands is currently provided by a series of existing Municipal Drains. The west portion of the frontage is currently drained by the Hill Street Municipal Drain, Branch G (south side) and Branch F (north side), both of which outlet west to the Beamish Street Municipal Drain. The east portion is drained by the Hill Street Municipal Drain, Branch E (south side) and Branch D (north side), both of which eventually outlet east to Little Creek. In post-development conditions, the total tributary area to the existing Municipal Drain branches will be reduced from that of pre-development areas, as only drainage from the front yards of lots fronting Hill Street will continue to its pre-development receptor, with the remainder of run-off from the rear yards of these lots collected and conveyed to the Little Creek SWM facility. Further consultation is acknowledged to be required with the Municipality of Central Elgin regarding a condition assessment of these existing Municipal Drain branches, and whether partial reconstruction of the drain may be required. Care must be taken in grading design to ensure that as much major storm flow as possible is directed easterly to the Little Creek SWM wet pond. There is a pre-development major overland flow route from a portion of the Little Creek West Lands easterly at the northwest corner of the Little Creek Park; due to East Road being generally elevated compared to surrounding grade, major flows are conveyed via an existing 375mmø culvert, before continuing east to the Little Creek SWM facility. Based on preliminary road grading design, the pre-development location of this overland flow route will generally be maintained in post-development conditions. It is anticipated that the existing 375mmø culvert will be required to be upsized/twinned; however, confirmation will be required at time of detailed engineering design based on calculated major flow rate. Page 4 of 8

7 4. WATERMAIN The existing Port Stanley elevated storage tank is located north of the Little Creek West Lands, at the intersection of Dexter Line and East Road. An existing 300mmø trunk watermain runs south from the Port Stanley water tower along the west side of East Road. An existing 250mmø watermain runs from East Road westerly along Hill Street and connects to an existing 200mmø watermain on Colborne Street/Sunset Drive. The 2000 Dillon Water and Sanitary Servicing and Traffic/Roads Report concluded that there is sufficient available capacity in the existing trunk watermains on Hill Street, East Road and Dexter Line to service the near-term development area which included all of Little Creek West Lands. Little Creek West Lands are proposed to be serviced by connecting to the existing 300mmø trunk watermain on East Road with a proposed 200mmø loop on Street A. The existing 150mmø watermain on High Street will be extended through 6.0m wide servicing Block 73 to the Street A watermain to improve looping of the existing distribution system. Medium density Blocks 69 and 70 will be each serviced with a connection to the Street A watermain, with individual services to each residential unit from their respective internal distribution systems. High density apartment Blocks 70 and 71 will also be serviced by a connection to the Street A watermain; the connection will be sized at time of site plan approval based on the proposed building watermain demand requirements. Individual water services will be provided to each proposed single family lot fronting High and Hill Streets, from the existing 150mmø and 250mmø watermains, respectively. There is an existing water pressure reducing chamber located at the northwest corner of East Road and Hill Street. It is understood from the Municipality of Central Elgin that consideration is being given to relocating this chamber; however, design is yet to be initiated. Further consultation with Central Elgin is acknowledged to be required, particularly prior to sizing the water service to the high density blocks. Page 5 of 8

8 5. ROADWAYS AND TRAFFIC Little Creek West Lands are bounded to the north by Hill Street (collector from East Road to Larry Street; local west of Larry Street), to the northwest by High Street cul-de-sac (local) and to the east by East Road (County Road No. 23). Hill and High Streets are a rural local cross-section (no curb) and are 9.0±m and 7.0±m asphalt width, respectively. East Road also is a rural cross-section, complete with 10.8±m asphalt width, two (2) vehicular travel lanes, two (2) cycle lanes and gravel shoulders. The March 2000, Dillon Port Stanley Proposed Development Area - Water and Sanitary Servicing and Traffic/Roads Report analyzed existing roads in regard to six (6) proposed areas totaling 70 ha (172 ac) of net developable area of which Little Creek West Lands were included. Amongst other comments at that time, Dillon recommended the extension of Stanley Street between Colborne Street/Sunset Road and East Road through Little Creek West Lands. Notwithstanding the 2000 Dillon Report, Central Elgin has since undertaken improvements on Joseph Street and the Stanley Street Extension is not required. The possible future Stanley Street extension right-of-way now forms part of the Little Creek west lands parcel (part of Block 63 of 11M-31). Primary vehicular access to the Little Creek west lands will be from East Road (County Road No. 23). Street A is proposed to intersect East Road in line with the existing intersections of Erie Heights Way and Old Field Lane, both of which will be converted from t-intersections to cross-intersections. Street A is proposed as a 20 m right-of-way to be constructed to an urban local standard in accordance with Municipality of Central Elgin design criteria. The Street A cross-section will include 1.5 m concrete sidewalk on one side of the road. This sidewalk is proposed to be extended through servicing Block 73 to provide a pedestrian connection to Hill Street from Street A. The Municipality of Central Elgin and Elgin County have collectively retained Dillon Consulting to complete an East Road Corridor Study, from Joseph Street to Sunset Road. This study will serve as an update the March 2000 Dillon report and subsequent August 2005 report from F.R Berry & Associates. It is understood that Dillon Consulting s scope of work includes updated traffic counts due to the recent development in the area, and will also include traffic projections from the Little Creek West Lands and other vacant lands proposed for development. As of the date of authoring this Servicing Report, the recommendations from the East Road Corridor Study are not yet available. The number of parking spaces provided within the proposed medium and high density blocks (Blocks 69-72) is proposed in accordance with established zoning standards; refer to individual Site Plans for further information. The Zoning By-Law Amendment applications propose an amendment to the required parking space size, from 10 (3.05 m) wide x 20 (6.10 m) deep per Port Stanley Zoning B-Law, to 2.75 m wide x 5.50 m deep. The proposed parking space size is consistent with more current standards of other neighbouring Municipalities, and is recommended to be implemented for these sites. Page 6 of 8

9 6. GRADING AND GEOTECHNICAL Little Creek West Lands Geotechnical Engineering Report (Englobe, 1 November 2018) and Geotechnical Investigation for Proposed Subdivision East Street (West Side) (Atkinson, Davies Inc., 22 March 2000) were completed in support of the proposed development. The developable portion of the Little Creek West Lands is relatively flat, with grades typically ranging in the 1-3% range. Drainage areas of the site are currently split, with the northcentral and northeast portion of the site tributary to East Road and the Little Creek Ravine, the northwest portion of the site tributary to the Hill and High Street municipal drains, and the south and southwest portion of the site tributary to the westerly ravine. There is an existing shallow draw located within the southerly wooded area. The native soil is compact to dense, brown, silty fine sand of relatively high permeability, with underlying silty clay layers found at 9±m depth. Topsoil ranges from 175 to over 600mm in low lying areas. Please refer to Geotechnical Investigation (Atkinson, Davies, March 2000) for further information regarding road construction recommendations and foundation design. The Englobe, 2018, report includes a detailed slope stability analysis to establish the Erosion Hazard Limit along the westerly ravine. The rear property line of single-family lots and Block 72 adjacent to the ravine has been set to respect the established setback. Natural heritage ravine lands west of the Erosion Hazard Limit are identified as Block 74 on the Draft Plan and are proposed to be conveyed to the Municipality of Central Elgin upon plan registration for conservation purposes. Portions of some rear yards next to the ravine slope lie within the KCCA Regulation Limit. KCCA permit will be sought prior to grading or servicing. 7. ELECTRICAL AND UTILITIES Little Creek West Lands are currently within the electrical service area of ERTH Power. It is anticipated that ERTH Power will be the electrical service provider for the subdivision. There is an existing overhead hydro line easement (PS7315) located toward the northwest corner of the site, described as Parts 2, 4 and 7 of 11R-1693, in favour of Erie Thames Power Corporation. It is anticipated that this easement will remain in place post-development; lots affected by the easement have been sized so a standard building envelope remains available. Bell, Rogers and Union Gas also provide utility service to this area Port Stanley, and it is further anticipated that they will have adequate capacity on abutting streets for Little Creek West Lands. 8. PARKLAND The Little Creek Park is an existing 0.88 ha (2.2 ac) manicured park located directly opposite the Little Creek West Lands, on the east side of East Road. This park was dedicated to the Municipality of Central Elgin as part of Little Creek Subdivision, Phase 2, and fulfilled the Developer s parkland contribution obligation for subdivision lands east of East Road. The parkland dedication for Little Creek West Lands (5%) will be cash-in-lieu, due to the close proximity of the existing Little Creek Park. Page 7 of 8

10 9. OTHER RELATED STUDIES The following other related studies have been prepared in support of the proposed Draft Plan and Zoning By-Law Amendment applications; Planning Justification Report, Barbara G. Rosser, MCIP, RPP, Professional Land Use Planning, January 2019; Archaeological Assessment, Stages 1 & 2, Wood, January 2019; Little Creek West Lands Geotechnical Engineering Report, Englobe, 1 November 2018; Geotechnical Investigation for Proposed Subdivision East Street (West Side), Atkinson, Davies Inc., 22 March 2000; Little Creek West, Port Stanley Issues Summary Report, Leonard + Associates, August 2018; Environmental Impact Study (EIS), Leonard + Associates, January 2019; Traffic Impact Assessment, Dillon Consulting, Other references of previously completed reports; Little Creek Subwatershed Study, Dillon Consulting Limited, May 2000 Sunset Bluffs Subdivision Stormwater Management Report and Addendum to the Little Creek Subdivision, Phase 1 Stormwater Management Report, CJDL, 30 October Please refer to the aforementioned reports for further information on their respective topics. All of which is respectfully submitted, DJV/sed Deren Lyle, P. Eng. Page 8 of 8

11 APPENDIX A - DRAWINGS DRAWING 1 DRAWING 2 DRAWING 3 PRELIMINARY SERVICING PLAN EXISTING CONDITIONS DRAFT PLAN OF SUBDIVISION

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