Glebe Hill Site - Development Plan - Parcels 1-4

GLEBE HILL SITE DEVELOPMENT PLAN

AsamendedMay2013

PARCELS 1- 4, 14GLEBE HILL WEST

jberry

Text Box

Amended effective 13 February 2014

2

CONTENTS

1. Application 5

2. AimsoftheGlebeHillSiteDevelopmentPlan 5

3. SiteDevelopmentPlanStructure 5

4. Precincts 6

5. Developmentoverlays 13

6. Circulationandtrafficenvironment 18

7. Infrastructure 19

8. Staging 19

APPENDICES A. GlebeHillOutlineDevelopmentPlanMap 22

B. PlansforSubdivision 23

[Cover–PrecinctPlan,Figure2.page7]

3

FIGURES

Figure1 Planningarea,GlebeHillSiteDevelopmentPlan 4 Associatedplanningdocuments

Figure2 Precinctplan 7

Figure3 Precinctsandsubdivision 9

Figure4 Indicativedevelopmentofparks,conservationarea 11 andlocalcentre

Figure5 Deleted

Figure6 DevelopmentOverlaysonPrivateLotsPlan 14

Figure7 Indicativedevelopment,lotsadjacenttoparks 16

Figure9 RoadHierachy 20 Plan,indicativedevelopmentofroads,streetsandplaces andtypicalsections

Figure10 Staging 21

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SITE DEVELOPMENT PLAN PARCELS 1-4,14

Figure1PLANNING AREAS

EXTENT OF ASSOCIATED PLANNING DOCUMENTS

ExtentofGlebeHillOutlineDevelopmentPlan

ASiteDevelopmentPlanapplies

ParcelsareasidentifiedintheGlebeHillOutlineDevelopmentPlan,referAppendixA.

SDP forParcels 6-8,

10a - 12

Site Development Plan (SDP) for Parcels 1-4, 14

SDP forParcel 9-10

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1. APPLICATIONTheGlebeHillSiteDevelopmentPlan(Parcels1-4,14)formspartoftheClarencePlanningScheme2007.

DevelopmentandlandusewithintheParcels1-4,14PlanningArea(Refer,Figure1)istobeconsistentwiththeGlebeHillSiteDevelopmentPlan,includingessentialinfrastructure,amenityandconservationworks,subdivision,landmanagementandsomeaspectsofdevelopmentandoccupationoflots.

ThissitedevelopmentplanoverridestheprovisionsoftheClarencePlanningScheme2007totheextentofanyinconsistency.WheretheSiteDevelopmentPlanissilenttheprovisionsoftheClarencePlanningScheme2007apply.

2. AIMS OF THE GLEBE HILL SITE DEVELOPMENT PLAN(a) ToprovidecleardirectionfordevelopmentonGlebeHillabovePassRoadandMerindahStreet;

(b) TofacilitatedevelopmentandlanduseonGlebeHillconsistentwithconservationofnaturalsystemsandlandscapevaluesofGlebeHill,associatedlowerslopesandtheClarencePlainsRivulet;

(c) Tofacilitatedevelopmentundertakeninaccordancewithbestpracticeforefficientuseofresourcesandofinfrastructure;pedestrianfriendlyresidentialareasincludingacentralareadetailedforpedestrianconvenience;and,responsiblehazardminimisation;

(d) Toprovideeffectivephysical,circulationandusagelinksbetweenClarendonVale-Rokeby,CityofClarencesuburbsontheeasternsideoftheMeehanRangeandGreaterNorthWest.

3. SITE DEVELOPMENT PLAN STRUCTURE

3.1 ZonesThisSiteDevelopmentPlanassumesthattheapplicablezonesforthelandthesubjectofthisSiteDevelopmentPlanareasidentifiedintheOutlineDevelopmentPlanatAppendixA.

3.2 PrecinctsAllowablelandusesaredeterminedbyreferencetoPrecinctswhichareanadditionallevelofcontroltothezonesintheClarencePlanningScheme2007.GenerallylandusesanddevelopmentwithineachprecinctareasspecifiedinSection4oftheSiteDevelopmentPlan.

3.3 Development overlaysWhereanoverlayappliestoalot,specificrequirementsguideorcontrolhowdevelopmentwillbecarriedout.Theoverlayrequirementsareanadditionallevelofcontroltothezonesandprecincts.

3.4 Provisions of services, roads and open spaceRequirementsareaslaidoutSections6-7ofthisSiteDevelopmentPlan.

3.5 StagingItisproposedtointegratesubdivisionintheareaoftheParcels1-4,14areawithsubdivisionofParcels6-12,referSection8.

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4. PRECINCTSTheprecinctinwhichalotislocateddetermineswhatthelandcanbeusedforandcontrolssomeaspectsofdevelopment.Landusesanddevelopmentcanbespecifiedintwodifferentways.

4.1 Acceptable Solutions for Use and Development (Permitted)WhereaproposeduseordevelopmentisconsistentwithanyotherplanningrequirementsinthisSiteDevelopmentPlanincludinganyrelevantoverlays(ReferSection5)andtherelevantrequirementsoftheScheme,itistobetreatedinaccordancewithclause3.1.7oftheSchemeandapprovedsubjecttoreasonableconditions.TheAcceptableSolutionscontainedinthisSiteDevelopmentPlanareinadditiontothepermissibleusesanddevelopmentinthePlanningScheme.

4.2 Performance Criteria (Discretionary)TheperformancecriteriaallowsCounciltoapproveapplicationsforlandusesanddevelopmentthatdonotmeettheAcceptableSolutions.IfCouncildeterminesthattheapplicationcomplieswiththeintentofthatprecinctornominatedperformancecriteriaanapplicationmaybeapproved,subjecttoreasonableconditionsinaccordancewithclause3.1.8BoftheScheme.TheperformancecriteriaareinadditiontothediscretionaryusesanddevelopmentintheScheme.WhereCouncildeterminesthatanapplicationisnotconsistentwiththeintentforthatprecinctorperformancecriteriatheapplicationmayberefused.

4.3 Deleted

7

LocalCentreResidentialFormspartofParcel4

ResidentialFormspartofParcel4andParcel1

GlebeHillParkandIncidentialOpenSpacesParcel1,2,2a,2b,2c,2dand2e

Figure2GLEBE HILL SITE DEVELOPMENT PLAN

ReservoirParcel3

PRECINCT PLAN

8

4.4 Deleted

4.5 Local Centre Residential Precincts (formspartofParcel4)

Intent

Areasuitableforindependentelderlyandotherhouseholdswantingtolimitwalkinganddriving,locatedinthemidandoutersectionsoftheLocalCentreorareasalongtheparkmoresuitableforhigherdensities.

Acceptable Solutions (Permitted) Performance Criteria (Discretionary)

4.5.1 Retirement Villagewhichmeanslandcontainingmorethen2dwellingsusedoroccupiedbytheelderlyandmayincludecommunalbuildingsandfacilities.

Otherusesconsistentwithresidentialusebyindependentelderlypeopleandothers.

4.5.2 SubdivisionconsistentwithproposedsubdivisionplanatAppendixB1.

Subdivision toprovideforsmalllotsof400m2-750m2abletoaccommodatemultipledwellingsupto2units;Subdivision toprovideforlotsgreaterthan400m2upto1875m2abletoaccommodatemultipledwellingsinexcessof2unitsprovidedthatnomorethan5unitsareaccessedfromoneentrance

4.5.3 Parking inlocationsshownintheparkinfigure4.RefertoGlebeHillParkandIncidentalOpenSpacePrecinct;

PublicpurposeparkingwhichcouncildeterminescontributestotheurbancharacterandmicroclimateoftheLocalCentre;

4.6 Residential precincts (formspartofParcel1and4)

Intent

Developmentsuitableforstandarddensityresidential,inpedestrianfriendlyroadandopenspacesetting.


4.6.1 SubdivisionconsistentwithproposedsubdivisionplanatAppendixB1.

Nil.

4.6.2 Buildings consistentwithanyOverlaythatapplytothatlot,referFigure6andFigure7.

Buildings ofanalternativedesignthatmeetstheintentoftheResidentialPrecinctandtheintentoftherelevantOverlays.

4.7 Glebe Hill Park and incidental open space (Parcel1,2a,2b,2c,2d,and2e)

Intent

ToprovideapedestrianfriendlyPublicOpenSpace.ToprovidealocalmeetingareaandgardenwithintheLocalCentre.Potentialhazardsminimisedbyviewsinfrompassingtrafficandadjacenthouses.TofunctionasamodestwaterharvestingandwatertreatmentcomponentaspartofacompositeGlebeHillsurfacewaterstrategyforthewholeofthewestfaceofGlebeHill.


4.7.1 Public Recreation,andPublic UtilitiesinaccordancewithFigure4.

Otherusesconsistentwithaccepteduseandcomplementingthemintermsofsecurityandmicroclimate.

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4.7.2 Public Access Parklands and GardensGenerallyinaccordancewithFigure4.

Public Access Parklands and Gardens whichprovide:• comfortablemicroclimateinallseasons;• Definedplayareas,limitedopenareasportfacilities;• Pathsprovidingconvenientpedestriannetworkwhich

linkspartsofUpperGlebeHillstotheLocalCentre.

4.7.3 Surface water conditioning works whichmeansapipedstormwatercollectionsystemthatmitigatesagainstnegativeenvironmentaleffectsonthedownstreamwatercourse,wheretheworksalsocreateaparkwaylandscapefeatureanddetailconsistentwithminimisinghazard.

Nil

4.7.4 Parking inlocationareashowninFigure4tobeshadedbytreesinsummer,beattractivetolookatwithmidtonepaving,preferablyporous.

Public purpose parking whichcouncildeterminescontributiontourbancharacterandmicroclimateoftheLocalCentre

4.8 Glebe Hill Bushland Parkway (Parcel2)

Intent

ToprovideapedestrianfriendlyPublicOpenSpace.Toprovideaccessibleopenspacetoenjoyviewsandappreciatenaturalvalues.Potentialhazardsminimisedbyviewsinfrompassingtrafficandadjacenthouses.TofunctionasamodestwaterharvestingandwatertreatmentcomponentaspartofacompositeGlebeHillsurfacewaterstrategyforthewholeofthewestfaceofGlebeHill.


4.8.1 Public RecreationandBushland Management whichmeansworksconsistentwithconservationofbio-diversityvaluesandbushlandrehabilitation,including:groundworks,collectionofseedsandpropagationmaterial,seeding,planting,mulching,watering,weedandwasteremovalandappropriateworkstoreducefirehazard(notethisworksmayrequireseparateapprovalsfromotherauthorities)orallworksundertakeninaccordancewithaBushlandManagementPlanacceptedbyCouncil.

Otherusesconsistentwithaccepteduseandcomplementingthemintermsofsecurityandmicroclimate.

4.8.2 Public Access Bushland within a Conservation Management Regime• Walkingtrailsandpathsprovidingconvenientpedestriannetwork

whichlinkspartsofUpperGlebeHillstotheLocalCentre;• Firehazardreductionwork;• Interpretationsigns;• BushlandconservationworksconsistentwithaBushland

ManagementPlanacceptedbyCouncilforthisland.

Public Access Bushland within a Conservation Management Regime:• Otheractivitiesordevelopment

consistentwithconservation,enjoymentbythepublicandmanagementoffirerisk;

• Definedplayareas,limitedopenareasportfacilities.

4.8.3 Surface water conditioning works thatcreateaparkwaylandscapefeatureanddetailconsistentwithminimisinghazard.

Nil.

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12

Figure 5 deleted.

4.9 Residential and land conservation precinct (Parcel1)

ThislandincludesthesummitofGlebeHill-tobeprotectedaspublicspaceforenvironmentalandrecreationalpurposes,withintheLandscapeandSkylineConservationzone.ItalsoincludesthelowersouthernslopeofGlebeHillwhichincludespotentialforresidentialdevelopmentandpublicaccesstoGlebeHillconservationareaandBushlandParkway,inaccordancewiththeapprovedsubdivisionlayout(seeAppendixB1).

Intent

EffectiveconservationofthreatenedspeciesontheGlebeHillachievedbypublicaccessconservationarea.Residentialuselimitedtolowerslopes;conservationandfirehazardtobemanaged.


4.9.1 FirezonestobedeterminedinconsultationwiththeThreatenedSpeciesUnit.

Nil

4.9.2 SubdivisionconsistantwithproposedsubdivisionplanatAppendixB1.

Nil

4.9.3 Buildingsconsistentwithanyoverlaythatapplytothatlot,referFigure6andFigure7.

Nil

4.9.4 Landmanagementinaccordancewiththevegetationmanagementandbushfiremanagementplans.

Nil

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5. DEVELOPMENT OVERLAYSOverlaysapplyasoutlinedinFigure6.

5.1 Lots adjacent to Eastern Outlet, Pass Road or the entry from Pass RoadLotsalongsidemajorroadscanbeexperiencedasnoisyenvironments.GenerallychangesinlevelwillscreenresidentsofGlebeHillfromnoisefromthefuturefreewayanddistanceminimisesnoisefromtheexistingRokebyRoad.

TheDepartmentofInfrastructure,EnergyandResourcesrequiresthatthereislimitedaccessfromthesubdivisionontoadjacentroads,commonlythisleadstoa‘fencedfreeway’appearanceandlimitedsurveillanceoffreeway.

Intent

Ensurenoiseabatementforlotsadjacenttomajorroadsandtodosoinwayscompatiblewithretainingoptionsfornaturalventilationofresidences.EncourageattractivevisualpresentationofindividualresidencesandtheemergingsuburbwhenviewedfromadjacentarterialroadsandtheentryintoGlebeHill.


5.1.1 SetbackResidential Developmentistobesetback10mfromboundarywithEasternOutlet,(RokebyByPass)PassRoadorentryfromPassRoad.

AlllotstobecreatedwithaPartVagreementrequiringinstallationandmaintenanceofafenceorhedgeoralternativeboundarytreatment.

AlternativemeasurestoattenuatenoiseassessedbyCouncilasconsistentwithresponsibleuseofexistinginfrastructurecapacity.

AlternativevisualpresentationassessedbyCouncilasprovidingadequateprivacyandanappearancecomparableacceptabledevelopment.

5.1.2 Fence setin3mfromboundarytoroadandunfencedareaplantedwithtreesandshrubs(thedeveloperistoplantatleast3shrubsortreesinthearea3metresfromtheboundarywiththeroad)togiveascreen.Fencetoprovideaccessformaintenanceandtobeofapresentation(non-utilitarian)appearance,lapped,cappedorwithuppersectionoflatticeorgrowingarmatureforshrubs.Fencespermittedto2100mmwhereareaabove1800mmheightprovidedforclimbersorplanting;OR,

5.1.3 Hedge adensefastgrowinglowflammabilityhedgeonarmature-toreach1800mmwithin3years.

Ove

rlay

5.1:

Lot

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Out

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Lots

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plie

s: 3

7-38

; 43-

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99;

201;

Lot

s 1-8

in S

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22

Ove

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Lo

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appl

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98;

100

-103

; 121

-124

; 127

-130

; 140

-141

; 143

-1

44; 1

53-1

58; 1

67-1

69; 2

22-2

23; 2

32-2

34; 2

37-2

39; 2

45-2

47; 2

54; 2

58-2

59;

263-

264;

272

-275

; 278

-284

; 400

; 402

-403

; 406

-408

; Lot

s 18-

25, 2

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2 in

Sta

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5.5:

Ha

zard

Min

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App

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ts a

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84; 4

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tsLo

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appl

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400

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; 268

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; 400

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;

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appl

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178;

191

-195

; 220

-227

; 247

-260

; 264

-267

; 288

-292

; Lot

s 18

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and

30-

32 in

Sta

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5.2 Lots adjacent to the Glebe Hill Park, Incidental Parkways and Walks or adjacent to the Glebe Hill Bushland Parkway (Upper), and Glebe Hill Conservation Precinct

Areasofparklandorwalkwayscanbedangerousandisolatedifthereislittleinformalsurveillancewhichcandiscouragelegitimateuse.Whileparksandwalkwayshavebeenlocatedtoprovideinformalsurveillancefromroads,overlookingfromadjacenthousesandgardensisdesirable.Thisneedstobeprovidedinawaythatdoesnotmaketheresidencesmorevulnerabletotheft.

Intent

Provideinformalsurveillanceoftheparkland.Providesecurityforownersadjacenttoparkland.Provideanattractivepresentationaddresstotheparkland.


5.2.1 DevelopmentconsistentwithFigure7,demonstrating:Overviewing secondstoreywindowsprovidedclosetoandorientedtooverlooktheparkoropenspace.AND

OverviewingAlternativewaytoprovideoverviewingoftheparkwithoutprovidingviewsintotheresidencefromthepark.

5.2.2 Front garden appearance tobothroadfrontageboundaryandtowardsthepark.Yards elevatedaboveadjacentparklandoropenspace1350mmheightinsideand1800mmoutside.

Fence or wallAlternativefenceprovidingabalanceofsurveillance,privacyandpresentation.

5.2.3 Fence or wall Presentation(non-utilitarian)appearance;paling,cappedorwithuppersectionoflatticeorgrowingarmatureforshrubs.Fencespermittedto2100mmwhereareaabove1800mmheightprovidedforclimbersofplanting.Lockabledoororgatetothepark.WallsfacebrickorrenderedwithplantedordecorateduppersectionAND

5.2.4 Private open space provideadequateprivatespacearea,inaccordancewiththescheme

5.2.5 GlazingwindowsandanyotherglazingandfencingarerequiredtobeconsistentwithcurrentTasmanianguidelinesforpreventionofbirdstrike.

Nil

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CG Courtyard / garden private outdoor areas

DC Drying court

DC

DC

DC

CG CGCG

CG

CGCG

CG DC

CG

STRE

ET F

RON

TAG

E

PARK

FRO

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TYPICAL SECTIONS

Street frontage

Parkfrontage

Figure7INDICATIVE DEVELOPMENT, LOTS ADJACENT TO PARKS

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5.3 Midslopes and more elevated lotsTheselotsarepotentiallyvisuallyprominent.Theycouldcontributetoanappearanceofamoretreedarea.Controlsgenerallyreflectvisualprominenceplusconsistencyinapplyingtoadjacentproperties.

Intent

GentlevisualtransitiontoMeehanRangebushlandlandscapetothewestincludingtheconservedbushlandinboththeBushlandParkandadjacenttotheGlebeHillConservationPrecinct.


5.3.1 Visiblesurfacesofhouses inmidslopeareaiewallsandroofstobefinishedinnaturalcoloursinmidtoneshadesordarker.

Othermeansofreducingvisualprominenceincludingadditionaluseofshading,breakingthevisiblesurfaceintosmallerareas,coloursandtones.

5.3.2 Housesinelevatedarea(referFigure6overlay)tohavemid-darktonedsurfacesonwallsandroofsandshadedwalls.

5.3.4 Inbothareasalandscapeplanisrequiredtoaccompanyanyapplicationshowingsomevegetationsimilarincolourtonativebushscreeningwallswithnotationsshowingretentionofviewsandsunlightfromwindows,balconiesanddeckshasbeenconsidered.

5.4 South sloping lots

Intent

Ensureadequatesunlightforpassivethermalcomfortperformanceoftheresidencesonsouthslopinglots.


5.4.1 PartVagreementontitlerequiringanyhouseconstructed,renovatedorextendedtohavethermalperformanceconsistentwith5starperformanceunderNatHERSand4hoursofsunlightintolivingareasonJune23andshadingoflivingareasduringsummer.

BuildingdesignswiththermalandsolarperformanceassessedbyCouncilasconsistentwithintentofthisoverlay.

5.5 Hazard Minimisation

Intent

Buildingdesignandlandmanagementtobeconsistentwithcurrentbestpracticetominimisefirehazard.


5.5.1 Subdivision. PartVagreementontitlesrequiringlevelofmanagementoftheareabetweentheresidenceandtheadjacentbushlandareatobeconsistentwithTFSGuidelinesforBuildinginBushfireProneAreasasinterpretedforslopeandmanagementofparklandbytheTFS.

Landscapeplanaccompanyingbuildingapplicationtoshowvegetationdensityandprofileconsistentwithsatisfactoryperformanceasassessedbymodelforbushfireattackattheslope,consideringlevelofBuildingConstructionProtectionoftheproposedresidencebushfireSAANowherethemodellingisdonebyoracceptabletotheTasmanianFireService.

5.5.2 LandscapeplanaccompanyingbuildingapplicationtoshowultimatevegetationdensityandprofileconsistentwithTFSrequirements

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6. CIRCULATION AND TRAFFIC ENVIRONMENTAhierarchyofroadtypeswasestablishedwithreferencetoTasCORDbutwithmoreexplicitemphasisonapedestrianfriendlylocalareaandtobeconsistentwiththecurrentrequirementforlegalrequirementthatalllocalstreetstobe50kphandthebestpracticerequirementthatdriverspeedsare40-30kph.

TheGlebeHilldesigndevelopmenthasbeenunderpinnedbytheexplicitintentionofcreatingalowtrafficspeedenvironment,signpostedat50kphbutwithroaddesigncuesfordrivingspeedsof40kphonconnectorsand30onlocalstreets.Allowingforabusrouteprovidesthestructurefortheroadsystem.Thepedestriansystemwasbasedonlinkagesthroughthelinearparktothelocalcentre.

6.1 Connection to Pass Road

Intent

TobreakroadspeedasdriversapproachentryintothesubdivisionandprovideassafeaspracticalapedestrianlinkfromGlebeHilltotheparkwayalongClarencePlainsRivulet(10,11,12).


6.1.1 RoundaboutandsliplaneonPassRoad. AlternativeconnectionwhichslowstrafficandisacceptabletoCouncilandDIER.

6.1.2 DividedroadentryintoGlebeHill,overthresholdateachendandtreesusedtoexaggerateperspective.

AlternativeentryconfigurationwhichslowstrafficandisacceptabletoCouncilandDIER.

6.1.3 Provisionforareducedservicebus-stopatPassRoadentrytoGlebeHill.

Nil

6.2 Bus route

Intent

Toprovideforabus-servicewhileprovidingdrivercuesforlowtrafficenvironment


6.2.1 Road11mwideandbusstopsset1mintonaturestrip.

AlternativeconnectionwhichslowstrafficandisacceptabletoMetro,CouncilandDIER.

6.2.2 Pedestrianrefugesalongbusroute. AlternativeentryconfigurationwhichslowstrafficandisacceptabletoCouncilandDIER.

6.2.3 Generallyinaccordancewithfigure9. Locationofroutetoallowfor400mmaximumwalktothebusroute.

6.2.4 Provisionforareducedservicebus-stopatPassRoadentrytoGlebeHill.

Nil.

6.3 Road hierarchy

Intent

Toprovideforareadilyunderstoodtieroftrafficcues.Toprovidereadyaccessformaintenancetoservices.Toprovideopportunitiesforstreettreesandlandscapeincidentstosupportsstreetsbeingpedestrianfriendly.Sightlinestobeconsistentwithsafetyofvehiclepedestrianinteractionsandprovideinformalsurveillanceofnaturestripstodiscourageopportunisticcrime.


6.3.1 RoadhierarchygenerallyinaccordancewithFigure9.

AlternativeroadhierarchywhichslowstrafficandisacceptabletoMetro,CouncilandDIER.

19

6.4 Pedestrian Routes

Intent

Toprovideanetworkofpedestrianroutesthatencouragespeopletowalkandasignificantareawithgradesandpedestrianroutessuitableforlessmobileresidentstogotoshopsandpark.


6.4.1 Centralparkwaycrossedbypathstolinktoadjacentstreets.

Lessdirectroutesprovidedtomakealargeportionoftheparkaccessibleforlessmobilepeople.

6.4.2 Pathstobegenerallylocatedwithviewsintothepathfrompassingtraffic.

Strongalternativesurveillanceprovidedbyoverviewingfromadjacentresidences.

6.4.3 Pedestrianparkwaycrossingofmainroad,definedateachendbypedestrianrefugesandbendfordrivers.

AlternativedetailacceptabletoCouncil.

7. INFRASTRUCTUREInfrastructureprovisionwasassessedearlyinthedesignoftheGlebeHillsubdivision.

8. STAGINGSubdivisionwithintheareaoftheGlebeHillSiteDevelopmentPlanistobeintegratedwithsubdivisionoftheGrangeRoadEastarea,totakeadvantageofexistingwatercapacityupto70mcontour.

Intent

Orderlydevelopmentconsistentwithresponsibleuseofexistingwatercapability.


8.1 StaginggenerallyinaccordancewithFigure10,ProposedStaging.

AnalternativestagingassessedbyCouncilasconsistentwithresponsibleuseofexistinginfrastructurecapacity.

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30

18.0

0m W

IDE

LOC

AL

CO

LLEC

TOR

FOO

TPAT

HPA

RKIN

G

6.50

m W

IDE

CO

LLEC

TOR

ROA

D

c/L OF ROAD

STO

RMW

ATER

AN

D S

EWER

BA

RRIE

RK

ERB

ROLL

OV

ERK

ERB

FOO

TPAT

H

EXIS

TIN

G S

URF

AC

E

WAT

ER, H

YD

ROA

ND

TEL

STRA

.

2.05

2.50

0.60

0.60

1.30

1.30

6.50

m W

IDE

CO

LLEC

TOR

ROA

D

c/L OF ROAD

1.35

FOO

TPAT

HB

US

BAY

STO

RMW

ATER

AN

D S

EWER

ROLL

OV

ERK

ERB

BA

RRIE

RK

ERB

FOO

TPAT

H

EXIS

TIN

G S

URF

AC

E

WAT

ER, H

YD

ROA

ND

TEL

STRA

.2.

00

18.0

0m W

IDE

LOC

AL

CO

LLEC

TOR

TYPI

CA

L LO

CA

L C

OLL

ECTO

R C

ROSS

SEC

TIO

N

TYPI

CA

L LO

CA

L C

OLL

ECTO

R - A

S B

US

BAY

1.30

m2.

10m

0.60

0.60

m1.

30

18.0

0m W

IDE

LOC

AL

CO

LLEC

TOR

FOO

TPAT

HPA

RKIN

G

6.50

m W

IDE

CO

LLEC

TOR

ROA

D

c/L OF ROAD

STO

RMW

ATER

AN

D S

EWER

BA

RRIE

RK

ERB

ROLL

OV

ERK

ERB

FOO

TPAT

H

EXIS

TIN

G S

URF

AC

E

WAT

ER, H

YD

ROA

ND

TEL

STRA

.

2.05

2.50

0.60

0.60

1.30

1.30

6.50

m W

IDE

CO

LLEC

TOR

ROA

D

c/L OF ROAD

1.35

FOO

TPAT

HB

US

BAY

STO

RMW

ATER

AN

D S

EWER

ROLL

OV

ERK

ERB

BA

RRIE

RK

ERB

FOO

TPAT

H

EXIS

TIN

G S

URF

AC

E

WAT

ER, H

YD

ROA

ND

TEL

STRA

.2.

00

18.0

0m W

IDE

LOC

AL

CO

LLEC

TOR

TYPI

CA

L A

CC

ESS

STRE

ET C

ROSS

SEC

TIO

N

TYPI

CA

L A

CC

ESS

PLA

CE

CRO

SS S

ECTI

ON

c/L OF ROAD

EXIS

TIN

G S

URF

AC

E

2.10

m0.

600.

60m

1.30

15.0

0m W

IDE

AC

CES

S ST

REET

PARK

ING

5.50

m W

IDE

CA

RRIA

GEW

AY

STO

RMW

ATER

AN

D S

EWER

BA

RRIE

RK

ERB

ROLL

OV

ERK

ERB

FOO

TPAT

H

WAT

ER, H

YD

ROA

ND

TEL

STRA

.

c/L OF ROAD

EXIS

TIN

G S

URF

AC

E

2.10

m

12.0

0m W

IDE

AC

CES

S PL

AC

E

PARK

ING

3.5m

WID

E

STO

RMW

ATER

WAT

ER, H

YD

ROA

ND

TEL

STR

A.

AC

CES

S ST

REET

2.05

ON

E SI

DE

ON

LY

SEW

ER

2.00

TYPI

CA

L A

CC

ESS

STRE

ET C

ROSS

SEC

TIO

N

TYPI

CA

L A

CC

ESS

PLA

CE

CRO

SS S

ECTI

ON

c/L OF ROAD

EXIS

TIN

G S

URF

AC

E

2.10

m0.

600.

60m

1.30

15.0

0m W

IDE

AC

CES

S ST

REET

PARK

ING

5.50

m W

IDE

CA

RRIA

GEW

AY

STO

RMW

ATER

AN

D S

EWER

BA

RRIE

RK

ERB

ROLL

OV

ERK

ERB

FOO

TPAT

H

WAT

ER, H

YD

ROA

ND

TEL

STRA

.

c/L OF ROAD

EXIS

TIN

G S

URF

AC

E

2.10

m

12.0

0m W

IDE

AC

CES

S PL

AC

E

PARK

ING

3.5m

WID

E

STO

RMW

ATER

WAT

ER, H

YD

ROA

ND

TEL

STR

A.

AC

CES

S ST

REET

2.05

ON

E SI

DE

ON

LY

SEW

ER

2.00

Figur

e 9c

20

RO

AD

HIE

RA

CH

Y

Figur

e 10

21

App

endi

x A

Parce

lFu

nctio

nEs

timate

d Yiel

d1

Resid

entia

l and

Pub

lic op

en S

pace

37 (a

ppro

x 37 h

ouse

holds

)

2, 2a

, 2b,

2c, 2

d, 2e

Publi

c Ope

n Spa

ce

3Re

servo

ir Site

4Re

siden

tial

260 l

ots (a

ppro

x 302

poten

tial h

ouse

holds

)

6, 6a

Resid

entia

l60

lots

+ 49

lots

(app

rox 1

18 po

tentia

l hou

seho

lds)

7Re

siden

tial

52 lo

ts (a

ppro

x 52 p

otenti

al ho

useh

olds)

8 Re

siden

tial

32 lo

ts (a

ppro

x 41 p

otenti

al ho

useh

olds)

9Re

siden

tial

97 lo

ts (a

ppro

x 120

poten

tial h

ouse

holds

)

10, 1

0a, 1

1, 12

Publi

c Ope

n Spa

ce22

App

endi

x A

App

endi

x B

1

23

Documents

Glebe Hill Site - Development Plan - Parcels 1-4