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City of Brandon
Planning & Building Safety Department
638 Princess Avenue
Brandon, MB
R7A 4A9
Site Design Analysis Report 21 Willowcrest Avenue
Brandon, MB R7A 7K9
Submitted by:
Burns Maendel Consulting Engineers Ltd.
1331 Princess Ave.
Brandon, MB R7A 0R4
Tel: 204.728.7364
Fax: 204.728.4418
On behalf of:
Brandon Evergreen Enterprises Ltd.
9171 Steveston Highway
Richmond, BC V7A 1M6
February 24, 2017
Standard Limitations
This report was prepared by Burns Maendel Consulting Engineers Ltd. (BMCE) for the
account of the Brandon Evergreen Enterprises Ltd. (the Client). The disclosure of any
information contained in this report is the sole responsibility of the Client. The material in
this report reflects BMCE’s best judgment in light of the information available to it at the time
of preparation. Should this report be used by a third party, any reliance or decisions made
based on this report are the responsibility of such third party. BMCE accepts no
responsibility for damages, if any, suffered by a third party as a result of decisions made or
actions based on this report. BMCE makes no representation concerning the legal
significance of the findings or the information contained within this report.
Table of Contents
1. Project Overview ........................................................................................................... 1
1.1. Site Overview .......................................................................................................... 1
1.2. Site Zoning and Adjacent Land Use .......................................................................... 1
2. Site Development and Phasing ....................................................................................... 2
2.1. Phase 1 .................................................................................................................... 2
2.2. Phase 2 .................................................................................................................... 2
2.3. Phases 3, 4, 5 & 6 ..................................................................................................... 2
3. Wastewater Sewer System ............................................................................................. 3
3.1. Estimated Wastewater Flows ................................................................................... 3
3.2. Existing Domestic Sewer System ............................................................................. 3
3.3. Proposed Domestic Sewer Layout ........................................................................... 4
4. Potable Water System .................................................................................................... 4
4.1. Estimated Water Demand ........................................................................................ 4
4.2. Existing System ....................................................................................................... 4
4.3. Proposed System ..................................................................................................... 4
5. Storm Water Management .............................................................................................. 5
5.1. Regulatory Background ........................................................................................... 5
5.2. Typical Run-Off Determinations ............................................................................... 5
5.3. Pre-Development Conditions .................................................................................. 5
5.4. Post-Development Conditions ................................................................................. 6
5.5. Storm Water Management Plan ............................................................................... 7
5.5.1. Detention Pond ................................................................................................. 7
5.5.2. Site Drainage .................................................................................................... 7
6. Traffic Impact Study ....................................................................................................... 7
7. Conclusion ..................................................................................................................... 8
List of Tables
Table 1: Site Occupancy ........................................................................................................ 3
Table 2: Pre and Post-developed Flow Summary................................................................... 6
List of Appendices
Appendix A – Conceptual Design Drawings .......................................................................... i
Appendix B – Traffic Impact Study ........................................................................................ ii
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1. Project Overview
BMCE was retained by Brandon Evergreen Enterprises Ltd. to complete a Site Design Analysis
Report for 21 Willowcrest Avenue, in Brandon, Manitoba. The purpose of the study is to
complete the preliminary site design and conceptualize the City of Brandon (COB) services
required for this development. The COB services to be conceptualized include sanitary sewer,
potable water distribution and storm drainage systems. To address traffic concerns, BMCE
retained the services of WSP to conduct a Traffic Impact Study. This study has been included in
Appendix B.
1.1. Site Overview
The proposed development will occupy approximately 5.61 acres (2.27 ha.) of land and is
located at the south end of Brandon in SW 11-10-19 WPM. The site encompasses six parcels
of land as shown on the Site Survey Plan (C1.1, Appendix A). The six parcels will be
consolidated onto one title and are currently legally described as follows:
Parcel B, Plan No. 1547, Brandon Land Titles Office (BLTO)
Parcel 1, Plan No. 1592, BLTO
Parcels 1 and 2, Plan No. 1287, BLTO
Parcels A and B, Plan No. 1269, BLTO
The proposed development will be comprised of a mix of wood framed townhouses and
condominiums for a total of 194 units as shown on the Site Plan (C1.2, Appendix A). There
will be four, 4-storey buildings with underground parking totaling 172 condominium units.
The three-story townhouses will consist of four separate buildings; one 7-plex and three 5-
plexes for a total of 22 townhouse units.
The development will include asphalt paved residential streets with curb and gutter,
sanitary sewer service, potable water service, and a storm water management system
which includes a stormwater detention pond in the northeast corner of the development.
An interior amenities space will be provided in one of the 4-storey buildings.
The site is legally accessed via Willowcrest Avenue on the west. A secondary access, for
emergency vehicles only, will also be provided at the southeast corner of the site. A lot has
been purchased from the mobile home park to the south; it will be cleared and a gated
access will be provided through to Kelsey Bay should emergency vehicles require a
secondary path to the site.
1.2. Site Zoning and Adjacent Land Use
The site is zoned as Residential High-Density Multiple Family Zone (RHD). The site is
surrounded by Residential Moderate Density to the east, RHD to the north, Residential
Mobile/Modular Home Zone to the north and south, and Commercial Arterial (CAR) to the
west.
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The site is undeveloped except the majority of the trees and brush has been cleared to
ready the site for developing. A residence was located on one of the south parcels but has
since been removed.
The area surrounding the site was undeveloped to the east until residential development
began in 2011. The north site was previously developed with a mobile home park, but it
has been decommissioned. Mobile homes located on privately owned land lie just to the
south of the site. A gas station, a transmission center and single family dwelling units
occupy the CAR zone to the west. On the north side of Sycamore Drive and across the
public reserve to the east are single story duplex, 3-plex and 4-plex units that have been
recently constructed.
2. Site Development and Phasing
The development will occur over a four to five year period in six separate phases (reference
Proposed Phasing Plan, C1.5, Appendix A). Detailed site and building design will occur in two
phases and will be finalized before Phase 2 construction commences. The following sections
explain the proposed site design and construction sequence.
2.1. Phase 1
Phase 1 of construction will begin with the 7-plex and one 5-plex in the southwest corner.
Willowcrest Avenue will be upgraded from Lyndale Drive and extended east of the 5-plex
where it will terminate at a temporary emergency vehicle turnaround. This phase will
include all infrastructure required to service both buildings including sanitary sewer and
potable water. A temporary infiltration ditch will be constructed west of the turnaround to
manage stormwater, until Phase 2 when a permanent detention pond will be constructed at
the northeast.
Due to project unknowns, only the detailed site design required for the construction of
Phase I will be completed initially. Detailed final design for the remaining phases will be
completed during the construction of Phase1 and prior to commencement of Phase 2.
2.2. Phase 2
Phase 2 will see construction of the first 4-story condominium building which will include
the interior shared amenities space. The remaining roadways including sanitary sewer and
potable water will also be constructed during this phase. Infrastructure for the stormwater
management system will be installed with connection to the new stormwater detention
pond.
2.3. Phases 3, 4, 5 & 6
Phases 3, 4, 5 & 6 will start with the construction of the southeast condominium building; the
two remaining townhouses will be constructed during Phase 4. Phases 5 & 6 will consist of
the northwest condominium and the northeast condominium, respectively. Exterior
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amenities such as walking paths, gathering places and landscaping will be finished during
Phase 6.
3. Sanitary Sewer System
The following section provides the estimated flows from the proposed development and
describes the design criteria used to size the sanitary sewer system. Reference Preliminary
Site Servicing Plan, C1.3, Appendix A.
3.1. Estimated Wastewater Flows
The wastewater flows generated by the proposed development have been calculated for
the entire site. Calculations were based on an assumed number of people per household as
shown in Table 1: Site Occupancy.
Table 1: Site Occupancy
Using the total number of people, the average flows were calculated using an assumed
daily per capita sewer loading of 270 Litres per person, which is typically used by Manitoba
Conservation. The Average Flows were calculated to be 1.48 Litres per second (L/s). The
Harmon Peaking Factor equation was then calculated to be 3.99 and applied to the average
flow rate to get a peak flow of 5.90 L/s.
Infiltration rates, such as runoff entering manholes and groundwater leaking into sewer
pipes, were also considered and added to the average flows. Based on an assumed
infiltration rate of 23,000 Litres/hectare/day, the 2.27 ha site will have 0.60 L/s of flow
infiltrating the sewer system. Combining the average flows with the infiltration flows, the
total average flow for the entire development is 2.09 L/s. Additionally, the peak flow
including infiltration is 8.31 L/s.
3.2. Existing Domestic Sewer System
The COB’s existing system consists of a 200mm diameter sewer main running along the
public reserve to the west of the site which connects north at Sycamore Drive and up to
Manhole 94 according to the COB Utility Atlas, at which point the systems turns east and
connects in at the corner of Magnolia Drive and Maryland Avenue.
Building TypeTotal Number
of Units
Assumed People
per Household
Total
People
Townhouses 22 3 66
Condonimiums
(Two Bedrooms)108 2 216
Condonimiums
(Three Bedrooms)64 3 192
Total Units = 194 Total People = 474
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We understand that the COB has retained their domestic sewer modeling consultant to
input the proposed development loading into the sewer model and that the model shows
there is adequate capacity for this development.
3.3. Proposed Domestic Sewer Layout
The conceptual design of the sanitary sewer system within the site has been completed. The
layout and design of the domestic wastewater network connection to the existing COB
infrastructure will be completed in final design and will be in accordance with the COB
design criteria using the minimum pipe diameter of 200mm and the maximum manhole
spacing of 100m. A minimum slope of 0.4% and a minimum velocity of 0.6m/s will be used
in final design for the system.
4. Potable Water System
The following section provides the estimated water demand for the proposed development and
describes the design criteria used to size the potable water system. Reference Preliminary Site
Servicing Plan, C1.3, Appendix A.
4.1. Estimated Water Demand
The site occupancy determined in the wastewater section of this report was used to
calculate the demand on the water distribution system. An assumed water consumption of
270 L/day/capita will be used. The Harmon Peaking Factor of 3.99 calculated previously
was also used in the determination of peak hour demand. By using the values determined
above, the average daily flow requirement was found to be 1.48 L/s. When the Harmon
Peaking Factor is applied to the average flow, the peak hour demand was calculated to be
5.90 L/s.
The maximum daily demand of the system was calculated to be 351,945 Liters per day
assuming a maximum daily demand multiplier of 2.75 which was taken from the Ontario
Design Guidelines for Drinking-Water Systems (2008).
4.2. Existing System
The COB’s existing system consists of a 150mm diameter water main running to the north
along the west public reserve, east along Sycamore Drive with connection to a 300mm main
at the Magnolia Drive intersection. The 150mm water main running along the public reserve
west of the site connects to mains at Patricia Ave., Sycamore Dr., and south of the Brandon
Cemetery.
We understand that the COB has retained their potable water modeling consultant to input
the required loading for the proposed development loading into the potable water model
and that the model shows there is adequate capacity for this development.
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4.3. Proposed System
The conceptual layout of the piping network for the site has been completed and is shown
on drawing C1.3 Preliminary Site Servicing Plan in Appendix A. The Brandon Evergreen
Enterprises Ltd. development will be connected to the COB’s water distribution system
through a connection at Willowcrest Avenue and the public reserve to the west of the site.
Within the site, water will be supplied through water mains that run along the street
alignment. The looped network will promote the flow of water throughout the system. Shut
off valves and hydrants will be installed thoughout the development to meet fire regulations
and allow isolation of the pipe network. Detained design of this system will be examined
further in the final design.
5. Storm Water Management
This section of the report outlines the pre and post-development stormwater runoff
determinations, and a Storm Water Management Plan. Reference drawing C1.4, Preliminary
Drainage Design in Appendix A.
5.1. Regulatory Background
Stormwater management criteria are governed and enforced by the City of Brandon.
Stormwater requirements ensure that post-development flows are at or below those prior to
development. The use of a detention pond system is necessary to achieve this reduction on
this site.
5.2. Typical Run-Off Determinations
The COB requires that all internal land drainage conveyance systems be designed for a 5-
year design storm and detention facilities to be designed for a 100-year design storm. The
City of Brandon also has its own IDF curves which were used in the development of the
design storm. The critical case for the site is the 100-year storm which will be the basis for
evaluation in the following sections.
5.3. Pre-Development Conditions
The vast majority of the site is open grass area since the trees and brush were cleared.
There is a small gravel access road off of Willowcrest Ave. that enters the site from the
southwest corner. Through an examination of the topographical survey of the site, as shown
on the Site Survey Plan (C1.1, Appendix A), it was determined that currently most of the site
runoff flows in a northeasterly direction.
Given the proposed area of land and the development type, the tabular hydrograph
method was utilized for preliminary calculations. For the pre-development case, a curve
number of 83 was determined through a weighted area calculation for the existing site.
Rainfall intensity was calculated using the City of Brandon IDF equations for a 100-year
design storm. The time of concentration was found to be approximately 20 minutes for pre-
development conditions through the use of the velocity method for overland flow.
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The tabular hydrograph method was used to calculate the estimated peak storm water
discharge which was calculated to be 521 L/s. This flow will be the target value for the post-
development conditions in order to have no net impact on the adjacent developments.
5.4. Post-Development Conditions
The design of the site is currently only in the conceptual stage. The final site layout will
utilize curb and gutter with catch basins along the paved roadways to promote drainage
into a detention pond. The pond is expected to be located near the northeast corner of the
proposed development.
The weighted post development runoff curve number was calculated to be 92 for the 2.27
ha development once all phases are complete. This coefficient accounts for the runoff from
the rooftops, parking areas, roadways, and grassed areas. The time of concentration was
recalculated for the post-development peak to account for the increased runoff rate. The
time of concentration was calculated to be approximately 18 minutes.
The post-development stormwater peak discharge was calculated using the tabular
hydrograph method, along with the weighted runoff curve number and time of
concentration yielding a peak storm water runoff rate of 682 L/s for a 100-year storm event.
Outlined in Table 2 (below) is the summary of the calculated runoff for the pre and post-
developed storm events.
Table 2: Pre and Post-developed Flow Summary
State Pre-developed Post-developed
Storm Event
Time of Concentration
(min)19.8 18
Weighted Curve Number - CN 83 92
Runoff
(m3/s)0.521 0.682
Outlet Control Rate
(m3/s)- 0.521
100-year
- 7 -
5.5. Storm Water Management Plan
The final design for the Brandon Evergreen Enterprises Ltd. development will conform to
all requirements that the City of Brandon has to mitigate any negative downstream impacts
that may result due to an increased discharge rate from site development. In order for the
post-development peak discharge to be lowered, a storm water retention pond will be
implemented. The pond will contain an outlet control structure which will be sized for a
discharge rate equal to or less than pre-development flows for a 100-year storm.
5.5.1. Detention Pond
As part of the Storm Water Management Plan, we propose a stormwater detention
pond located in the northeast corner of the development. During preliminary
design, the detention pond was found to need a storage volume of 450m2. To
control overflow and mitigate risk to the surrounding buildings, the pond will be
sized to handle approximately 600m2, not including the additional 0.3m depth for
freeboard. The freeboard elevation coincides with the perimeter path surrounding
the pond, which also acts as a berm. For public safety, the pond will be designed
with maximum 4:1 side slopes.
A controlled outlet structure will be used to control flows from the detention pond
to the existing COB land drainage sewer (LDS) located along Tracey Street. The
outlet will be sized to maintain an outflow peak below the existing maximum flow.
5.5.2. Site Drainage
Drainage on the site will ensure that the majority of the runoff generated from the
development is contained within the site. Curb and gutter will provide drainage
along the paved streets, which will be captured by catch basins and conveyed to
the detention pond through an underground storm sewer.
The townhouse roofs will outlet to the grass areas adjacent the buildings to
promote infiltration. The larger buildings on the site including the four
condominium buildings will directly drain to the storm sewer due to the large
quantities of runoff and limited infiltration area directly adjacent the buildings.
6. Traffic Impact Study
WSP conducted a Traffic Impact Study for the site to evaluate if there was sufficient capacity at
the intersection of 18th Street and Willowcrest Avenue to accommodate existing traffic, as well
as increased traffic from the proposed development. Based on their findings, once the
development reaches final build-out stage, the existing infrastructure has capacity to handle
the additional traffic. The full report has been included in Appendix B.
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7. Conclusion
This report has demonstrated that the site servicing for the proposed development is feasible.
The sanitary wastewater produced by the new residents can be conveyed by the proposed
system to the existing City of Brandon infrastructure. The required potable and fire water flows
will be accommodated with a combination of the existing water main system currently in
operation and the new water main system being installed with the expansion of Willowcrest
Avenue. Stormwater flows have been attenuated through the use of a detention pond system to
ensure that post-development flows are less than the pre-developed conditions for a 100-year
storm.
Since all requirements for a site design analysis report have been met, and the associated
infrastructure has been assessed, it is recommended that this development is approved by the
City of Brandon. Upon receiving approval, the concept will move ahead into the final design of
the sewer, potable water, and storm water systems. As part of the final design, each site service
will be modeled to ensure that each system will perform as required.
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Appendix A – Conceptual Design Drawings
CIVIL DRAWINGSDWG NO. DRAWING NAME REV
C1.1 SITE SURVEY PLAN AC1.2 SITE PLAN CC1.3 PRELIMINARY SITE SERVICING PLAN BC1.4 PRELIMINARY DRAINAGE PLAN BC1.5 PROPOSED PHASING PLAN CC1.6 PROPOSED SUBDIVISION PLAN A
PROJECT NO:DATE
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BRANDON, MANITOBA21 WILLOWCREST AVENUE
SITE DESIGN ANALYSISENTERPRISES LTD
BRANDON EVERGREEN
BMCE-16-184FEBRUARY 24, 2017
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.
0
2
3
9
7
.
8
6
3
9
8
.
7
8
3
9
9
.
8
0
3
9
9
.
7
9
3
9
8
.
7
1
3
9
9
.
1
9
3
9
9
.
6
5
3
9
9
.
6
8
3
9
9
.
8
7
3
9
9
.
8
5
3
9
9
.
8
9
3
9
9
.
7
6
3
9
9
.
8
4
3
9
9
.
8
0
3
9
9
.
6
5
3
9
9
.
6
7
3
9
9
.
8
5
3
9
9
.
8
1
397.50
3
9
7
.5
0
3
9
8
.0
0
3
9
8
.
0
0
398.5
0
3
9
8
.
5
0
399.0
0
3
9
9
.
5
0
4
0
0
.
0
0
397.7
5
3
9
7
.
7
5
3
9
8
.
2
5
3
9
8
.
2
5
398.7
5
3
9
8
.
7
5
3
9
9
.
2
5
3
9
9
.
7
5
PP
PP
PP
M
M
EXISTING SANITARY
SEWER MANHOLE
RIM = 398.695
INV = 394.645
Ø200 EXISTING
SANITARY SEWER
Ø150 EXISTING WATERMAIN
115.8m
161.6m
172.4m
60.0m
6.1m
9.1m
62.7m
91.4m
EXISTING SANITARY
SEWER MANHOLE
RIM = 399.469
INV = 395.049
N
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
SITE SURVEY PLAN
BMCE-16-184C1.1
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
AS NOTED
SCALE:SITE SURVEY PLAN
1:500
LEGEND:
POWER POLE:
MANHOLE:
OVERHEAD POWER:
PP
FIRE HYDRANT:
WATER VALVE:
3
9
0
.
0
0
ELEVATION SHOT POINTS:
3
9
0
.0
0
CONTOUR ELEVATION LINES:
BURIED WASTE WATER LINE:
SITE BOUNDARY:
BURIED WATER LINE (APPROXIMATE):
STORM WATER LINE (APPROXIMATE):
GENERAL NOTES:
1. EXISTING FEATURE LOCATIONS, ELEVATIONS AND PROPERTY LINE
INFORMATION ARE DERIVED FROM SURVEY INFORMATION PROVIDED
BY ALTUS GEOMATICS MANITOBA, PROFESSIONAL LAND SURVEYORS.
2. DECIMALIZED NUMBERS INDICATE METERS AND WHOLE NUMBERS
INDICATE MILLIMETERS.
3. ELEVATION DATA IS GEODETIC AND ARE REFERRED TO CITY OF
BRANDON BENCHMARK PBM 18-18 ELEVATION 400.020.
A JAN 26, 2016 DAB CR ISSUED FOR INFORMATION
M
PARCEL B
PLAN NO 1547 BLTO
PARCEL A
PLAN No. 1269 BLTO
PARCEL 1
PLAN No. 1592 BLTO
PARCEL B
PLAN No. 1269 BLTO
PLAN No. 1287 BLTO
PARCEL 1 PARCEL 2
WILLOWCREST AVE
PUBLIC RESERVE
115.8m
161.6m
172.4m
6.1m
9.1m
91.4m
4.6
PARKING
PARKING
PA
RK
IN
GP
AR
KIN
G
ENTRANCE TO
UNDERGROUND
PARKING
ENTRANCE TO
UNDERGROUND
PARKING
600m³
DETENTION
POND
13.7 23.2 15.8 23.2
4.6
64.6
TYP
8.3
4.6
10.6
6.0 12.5 6.0 8.3 6.0 12.5
10.4 6.0 12.5 6.0
4.6
4.6
6.0
4.6
12.6
10.4
1
.
5
m
S
I
D
E
W
A
L
K
(
T
Y
P
)
DR
IV
EW
AY
S / LA
ND
SC
AP
IN
G
DR
IV
EW
AY
S / LA
ND
SC
AP
IN
G
DR
IV
EW
AY
S / LA
ND
SC
AP
IN
GD
RIV
EW
AY
S / LA
ND
SC
AP
IN
G
23.215.823.2
EMERGENCY
ACCESS
8.3
6.0
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
SITE PLAN
BMCE-16-184C1.2
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
AS NOTED
2-S
TO
RE
Y
TO
WN
HO
US
ES
7 U
NIT
S
2-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
SCALE:SITE PLAN
1:500
4-STOREY
40 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
N
2-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
WILLOWCREST AVE
PUBLIC RESERVE
2-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
GENERAL NOTES:
1. SITE PLAN BASED ON DETAILED PLAN PROVIDED BY EVERGREEN
DEVELOPMENTS LTD. FOR BUILDING DETAILS REFERENCE THE
EVERGREEN DEVELOPMENTS SITE PLAN.
PU
BL
IC
R
ES
ER
VE
YOUNG AVE
KELSEY BAY
SYCAMORE AVE
TR
AC
EY
S
TR
EE
T
LY
ND
AL
E D
RIV
E
18
th
S
TR
EE
T
PT
H N
o. 1
0
SCALE:SURROUNDING SITE PLAN
1:2500
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
AMENITIES
AREA
A JAN 26, 2017 DAB CR ISSUED FOR CLIENT REVIEW
B FEB 17, 2017 DAB CR ISSUED FOR SITE DESIGN ANALYSIS
WILLOWCREST AVE
SUBJECT
SITE
C FEB 24, 2017 DAB CR ISSUED FOR SUBDIVISION APPLICATION
± 3
9m
@
0
.7
%
M
E
X
I
S
T
I
N
G
L
D
S
M
H
I
N
V
±
3
9
4
.
6
0
I
N
V
±
3
9
4
.
9
PP
PP
PP
M
M
EXISTING SANITARY
SEWER MANHOLE
RIM = 398.695
INV = 394.645
Ø200 EXISTING
SANITARY SEWER
Ø150 EXISTING WATERMAIN
±
1
6
m
@
0
.
7
%
± 9
1m
@
0
.7
%
± 59m @ 0.5%
±
2
9
m
@
0
.
5
%
± 33m @ 0.5%
± 7
8m
@
0
.5
%
± 34m @ 0.5%
± 30m @ 0.5%
±
2
8
m
@
0
.
5
%
± 40m @ 0.5%± 23m @ 0.5%
M
M
MM
M
M M
M
M
M M
M
M
M
± 128m @ 0.7%
± 5
8m
@
0
.5
%
M
EXISTING SANITARY
SEWER MANHOLE
RIM = 399.469
INV = 395.049
± 7
8m
@
0
.5
%
3.03.03.0
3.0
3.0
3.0
I
N
V
±
3
9
5
.
8
I
N
V
±
3
9
6
.
4
I
N
V
±
3
9
6
.
6
I
N
V
±
3
9
7
.
0
I
N
V
±
3
9
6
.
9
I
N
V
±
3
9
7
.
0
I
N
V
±
3
9
7
.
2
I
N
V
±
3
9
5
.
2
I
N
V
±
3
9
5
.
3
I
N
V
±
3
9
5
.
5
I
N
V
±
3
9
5
.
8
I
N
V
±
3
9
6
.
2
I
N
V
±
3
9
5
.
5
I
N
V
±
3
9
5
.
0
I
N
V
±
3
9
5
.
7
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
PRELIMINARY
SITE SERVICING PLAN
BMCE-16-184C1.3
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
AS NOTED
SCALE:PRELIMINARY SITE SERVICING PLAN
1:500
N
WILLOWCREST AVE
PUBLIC RESERVE
TR
AC
EY
S
TR
EE
T
LEGENDPROPERTY LINE
±100.5
100.00
PRELIMINARY INVERT ELEVATION
EXISTING ELEVATION
PIPE SLOPE w/ DISTANCE 10.0m @ 2.0%
M
SANITARY SEWER
EXISTING MANHOLE
PROPOSED MANHOLE M
WATER LINE
STORM SEWER
PU
BL
IC
R
ES
ER
VE
GATE VALVE
HYDRANT
600m³
DETENTION
POND
B.O. POND
EL ± 396.5
A JAN 26, 2017 DAB CR ISSUED FOR CLIENT REVIEW
B FEB 17, 2017 DAB CR ISSUED FOR SITE DESIGN ANALYSIS
3
9
9
.
0
4
3
9
7
.
6
6
3
9
7
.
5
9
3
9
7
.
8
9
3
9
7
.
9
9
3
9
7
.
6
9
3
9
7
.
5
8
3
9
8
.
2
9
3
9
8
.
6
1
3
9
8
.
5
6
3
9
8
.
5
2
3
9
8
.
7
6
3
9
8
.
8
9
3
9
9
.
0
8
3
9
9
.
3
9
3
9
9
.
6
0
3
9
9
.
3
5
3
9
9
.
0
4
3
9
8
.
5
1
3
9
8
.
4
7
3
9
8
.
6
8
3
9
9
.
2
2
3
9
9
.
8
33
9
9
.
6
4
3
9
9
.
7
7
3
9
9
.
6
4
3
9
9
.
4
0
3
9
9
.
4
3
3
9
9
.
2
6
3
9
9
.
5
5
4
0
0
.
0
2
4
0
0
.
0
9
3
9
9
.
9
1
4
0
0
.
0
1
3
9
9
.
7
8
3
9
9
.
8
0
3
9
9
.
8
4
4
0
0
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0
1
3
9
9
.
5
6
3
9
8
.
9
4
3
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4
3
3
9
8
.
1
1
3
9
7
.
8
7
3
9
8
.
1
1
3
9
8
.
1
3
3
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.
1
1
3
9
7
.
9
3
3
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.
9
5
3
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7
.
8
3
3
9
7
.
8
8
3
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.
9
0
3
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8
.
0
2
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9
8
.
0
8
3
9
8
.
1
0
3
9
8
.
1
7
3
9
8
.
1
6
3
9
8
.
2
2
3
9
8
.
2
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3
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8
.
2
3
3
9
8
.
3
2
3
9
8
.
2
5
3
9
7
.
9
8
3
9
7
.
9
5
3
9
7
.
9
4
3
9
7
.
9
3
3
9
7
.
5
7
3
9
7
.
8
4
3
9
8
.
1
8
3
9
8
.
0
9
3
9
8
.
0
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3
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7
.
8
3
3
9
8
.
3
0
3
9
8
.
3
7
3
9
8
.
4
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3
9
8
.
6
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3
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.
8
1
3
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3
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9
.
0
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9
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6
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3
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9
.
5
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.
2
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3
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9
.
3
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3
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9
.
2
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3
9
9
.
3
6
3
9
9
.
6
3
3
9
9
.
8
0
3
9
9
.
4
3
3
9
9
.
3
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3
9
9
.
1
8
3
9
9
.
3
0
3
9
9
.
4
2
3
9
9
.
3
8
3
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9
.
2
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3
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9
.
1
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3
9
9
.
2
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3
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.
3
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3
9
9
.
2
1
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9
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9
.
7
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3
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3
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.
6
2
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.
7
5
4
0
0
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0
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0
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2
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0
0
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2
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9
9
.
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3
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.
9
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3
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9
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5
3
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9
.
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0
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9
.
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2
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9
.
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2
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9
.
4
2
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4
0
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0
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.
1
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9
9
.
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6
3
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.
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0
3
9
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.
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6
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.
4
0
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.
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3
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4
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.
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3
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7
.
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4
3
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7
.
6
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3
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.
3
2
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9
7
.
5
6
3
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7
.
4
9
3
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7
.
7
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3
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.
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5
3
9
7
.
7
5
3
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8
.
0
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3
9
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.
5
4
3
9
9
.
8
9
3
9
9
.
7
6
3
9
9
.
7
4
3
9
9
.
8
2
3
9
9
.
8
9
3
9
9
.
4
3
3
9
9
.
5
2
3
9
8
.
1
0
3
9
8
.
0
2
3
9
7
.
8
6
3
9
8
.
7
8
3
9
9
.
8
0
3
9
9
.
7
9
3
9
8
.
7
1
3
9
9
.
1
9
3
9
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.
6
5
3
9
9
.
6
8
3
9
9
.
8
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3
9
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8
5
3
9
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.
8
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3
9
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.
7
6
3
9
9
.
8
4
3
9
9
.
8
0
3
9
9
.
6
5
3
9
9
.
6
7
3
9
9
.
8
5
3
9
9
.
8
1
±
3
9
6
.
8
±
3
9
8
.
4
±
3
9
7
.
7
±
3
9
8
.
0
±
3
9
8
.
0
±
3
9
9
.
3
±
3
9
9
.
3
±
3
9
9
.
4
±
3
9
9
.
3
±
4
0
0
.
0
±
3
9
9
.
9
±
3
9
9
.
7
±
3
9
9
.
1
±
3
9
8
.
9
±
3
9
8
.
5
±
3
9
8
.
2
±
3
9
8
.
3
±
3
9
8
.
0
± 398.8 ± 398.8
± 400.2
± 400.1
±
3
9
7
.
9
± 399.8
± 399.8
± 400.0
±
3
9
9
.
2
±
3
9
9
.
3
±
3
9
9
.
7
±
3
9
9
.
8
±
3
9
9
.
8
±
3
9
8
.
4
±
3
9
8
.
7
± 399.8
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
PRELIMINARY
DRAINAGE PLAN
BMCE-16-184C1.4
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
AS NOTED
SCALE:PRELIMINARY DRAINAGE PLAN
1:500
H
I
G
H
P
O
I
N
T
CBCB
CB
CB
CBCB
CB CB
GR
AS
S
SW
AL
E
CB
CB
GR
AS
S
SW
AL
E
GR
AS
S
SW
AL
E
CB
N
LEGEND
MAJOR DRAINAGE ARROW
PROPOSED SWALE / DITCH
PROPERTY LINE
±101.5
100.00
±102.0
PRELIMINARY ELEVATION
EXISTING ELEVATION
T.O. SLAB ELEVATION
GENERAL NOTES:
1. DETENTION POND IS DESIGNED FOR A 100-YEAR STORM EVENT.
2. PRELIMINARY CALCULATIONS DETERMINED THAT APPROXIMATELY
450 m³ OF STORAGE IS REQUIRED.
3. PRELIMINARY POND HAS BEEN MODELED TO STORE 600 m³ OF
STORAGE, EXCLUDING FREEBOARD FOR OVERFLOW CONTROL.
± 600m³
DETENTION
POND
WILLOWCREST AVE
PUBLIC RESERVE
PU
BL
IC
R
ES
ER
VE
A JAN 26, 2017 DAB CR ISSUED FOR CLIENT REVIEW
B FEB 17, 2017 DAB CR ISSUED FOR SITE DESIGN ANALYSIS
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
PROPOSED PHASING PLAN
BMCE-16-184C1.5
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
AS NOTED
SCALE:PROPOSED PHASING PLAN
1:500
N
PHASE 1
7-PLEX TOWNHOUSE BUILDING
WILLOWCREST EXTENSION c/w TEMPORARY TURNAROUND
5-PLEX TOWNHOUSE BUILDING
PHASE 2
44-UNIT, 4-STOREY CONDOMINIUM
LOOPED ROADWAY
DETENTION POND
PHASE 4
5-PLEX TOWNHOUSE BUILDING
5-PLEX TOWNHOUSE BUILDING
PHASE 3
44-UNIT, 4-STOREY CONDOMINIUM
PHASE 5
44-UNIT, 4-STOREY CONDOMINIUM
PHASE 6
44-UNIT, 4-STOREY CONDOMINIUM
2-S
TO
RE
Y
TO
WN
HO
US
ES
7 U
NIT
S
2
-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
2-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
2-S
TO
RE
Y
TO
WN
HO
US
ES
5 U
NIT
S
DETENTION
POND
WILLOWCREST AVE
PUBLIC RESERVE
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
4-STOREY
44 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
PU
BL
IC
R
ES
ER
VE
4-STOREY
40 UNIT
CONDOMINIUM
(w UNDERGROUND
PARKING)
AMENITIES
AREA
A JAN 26, 2017 DAB CR ISSUED FOR CLIENT REVIEW
B FEB 17, 2017 DAB CR ISSUED FOR SITE DESIGN ANALYSIS
C FEB 24, 2017 DAB CR REVISED TOWNHOUSE UNITS
LOT 8
309 sq m
LOT 1
305 sq m
24.50
23.73
9.8
97
.2
17
.2
17
.2
17
.2
17
.2
11
1.0
5
24.50
10
.9
47
.2
17
.2
17
.2
17
.2
17
.2
11
2.5
2
24.50
L
=
2
.5
5
R
=
4
.4
5
23.89
12
.5
87
.2
17
.2
17
.2
11
2.5
9
23.70
L=
2
.
5
4
R=
4
.
7
9
10
.3
17
.2
17
.2
17
.2
1
24.50
24.50
24.50
24.50
24.50
LOT 12
308 sq m
LOT 9
177 sq m
LOT 10
177 sq m
LOT 11
177 sq m
LOT 7
269 sq m
LOT 5
177 sq m
LOT 2
177 sq m
LOT 3
177 sq m
LOT 4
177 sq m
LOT 6
177 sq m
LOT 13
20,112 sq m
L=
2
.
6
8
R=
4
.
5
0
1.5
6.1
9.1
63.0
91
.0
115.8
16
1.6
147.8
12
.5
2
24.50
24.50
24.50
24.50
10
.1
4
24.50
24.50
24.50
24.50
REVISIONS
DRAWING NO:
PLOT SIZE:
PROJECT NUMBER:
SCALE:
PROJECT START DATE:
DESIGNED BY:
DRAWING TITLE:PROJECT NAME:
BURNS MAENDELCONSULTING ENGINEERS LTD.
DRAWN BY:
Tel: (204) 728-7364Fax: (204) 728-4418
1331 Princess Ave.Brandon, ManitobaR7A 0R4
REVIEWED BY:
NO: DATE APP. BY DESCRIPTION
BRANDON EVERGREEN ENT. LTD.
21 WILLOWCREST AVE
BRANDON, MANITOBA
PROPOSED SUBDIVISION
BMCE-16-184C1.6
CR DAB
CR
NOVEMBER, 2016
A1 (594x841)
1:400
N
WILLOWCREST AVE
PARCEL B
PLAN NO 1547 BLTO
PARCEL A
PLAN No. 1269 BLTO
PARCEL 1
PLAN No. 1592 BLTO
PARCEL B
PLAN No. 1269 BLTO
PLAN No. 1287 BLTO
PARCEL 1 PARCEL 2
A FEB 24, 2017 DAB CR ISSUED FOR SUBDIVISION APPLICATION
8.3
12
.6
- ii -
Appendix B – Traffic Impact Study