city of brandon · city of brandon planning & building safety department . 638 princess avenue...

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

- 1 -

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.

- 2 -

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

- 3 -

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

- 4 -

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.

- 5 -

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.

- 6 -

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.

- 8 -

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.

- i -

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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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:



DRAWN BY:

Tel: (204) 728-7364Fax: (204) 728-4418


REVIEWED BY:



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:



DRAWN BY:

Tel: (204) 728-7364Fax: (204) 728-4418


REVIEWED BY:



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



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

.

0

1

3

9

9

.

5

6

3

9

8

.

9

4

3

9

8

.

4

3

3

9

8

.

1

1

3

9

7

.

8

7

3

9

8

.

1

1

3

9

8

.

1

3

3

9

8

.

1

1

3

9

7

.

9

3

3

9

7

.

9

5

3

9

7

.

8

3

3

9

7

.

8

8

3

9

7

.

9

0

3

9

8

.

0

2

3

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

8

3

9

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

0

3

9

7

.

8

3

3

9

8

.

3

0

3

9

8

.

3

7

3

9

8

.

4

8

3

9

8

.

6

8

3

9

8

.

8

1

3

9

8

.

8

5

3

9

9

.

0

1

3

9

9

.

6

0

3

9

9

.

6

9

3

9

9

.

5

8

3

9

9

.

2

9

3

9

9

.

3

8

3

9

9

.

2

8

3

9

9

.

3

6

3

9

9

.

6

3

3

9

9

.

8

0

3

9

9

.

4

3

3

9

9

.

3

5

3

9

9

.

1

8

3

9

9

.

3

0

3

9

9

.

4

2

3

9

9

.

3

8

3

9

9

.

2

9

3

9

9

.

1

8

3

9

9

.

2

4

3

9

9

.

3

6

3

9

9

.

2

1

3

9

9

.

2

4

3

9

9

.

5

1

3

9

9

.

7

8

3

9

9

.

3

0

3

9

9

.

2

5

3

9

9

.

6

2

3

9

9

.

7

5

4

0

0

.

0

0

4

0

0

.

2

0

4

0

0

.

2

0

3

9

9

.

9

8

3

9

9

.

9

8

3

9

9

.

8

5

3

9

9

.

6

0

3

9

9

.

2

8

3

9

9

.

3

5

3

9

9

.

0

3

3

9

8

.

9

2

3

9

8

.

7

4

3

9

8

.

7

2

3

9

8

.

6

4

3

9

8

.

3

6

3

9

8

.

4

8

3

9

8

.

6

7

3

9

9

.

0

5

3

9

9

.

1

4

3

9

9

.

3

2

3

9

9

.

4

2

3

9

9

.

6

5

3

9

9

.

8

5

4

0

0

.

0

0

4

0

0

.

0

5

4

0

0

.

1

1

3

9

9

.

9

6

3

9

9

.

7

0

3

9

9

.

5

6

3

9

9

.

4

0

3

9

7

.

9

3

3

9

7

.

9

4

3

9

7

.

5

7

3

9

7

.

5

4

3

9

7

.

6

7

3

9

7

.

3

2

3

9

7

.

5

6

3

9

7

.

4

9

3

9

7

.

7

7

3

9

7

.

9

5

3

9

7

.

7

5

3

9

8

.

0

9

3

9

8

.

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

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

±

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:



DRAWN BY:

Tel: (204) 728-7364Fax: (204) 728-4418


REVIEWED BY:



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



REVISIONS

DRAWING NO:

PLOT SIZE:

PROJECT NUMBER:

SCALE:

PROJECT START DATE:

DESIGNED BY:



DRAWN BY:

Tel: (204) 728-7364Fax: (204) 728-4418


REVIEWED BY:



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


PHASE 2

44-UNIT, 4-STOREY CONDOMINIUM

LOOPED ROADWAY

DETENTION POND

PHASE 4



PHASE 3


PHASE 5


PHASE 6


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



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:



DRAWN BY:

Tel: (204) 728-7364Fax: (204) 728-4418


REVIEWED BY:



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

city of brandon · city of brandon planning & building safety department . 638 princess avenue...

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