Planning Report June 2018 [DRAFT]

Transcription

1 AMY CROFT SECONDARY PLAN Planning Report June 2018 [DRAFT]

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3 CONTENTS 1. INTRODUCTION CONTEXT AND EXISTING CONDITIONS... 2 Context PLANNING CONTEXT... 3 Provincial Policy Statement... 3 County of Essex Official Plan Primary Settlement Areas Natural Environment Transportation Local Official Plans... 5 Town of Lakeshore Official Plan Community Structure Land Use Transportation Natural Heritage Features and Hazards Cost Sharing of Required Infrastructure and Improvements...13 Zoning By-law...13 Town of Lakeshore Official Plan Review SUPPORTING STUDIES...16 Amy Croft Drive Transportation Study Update, September 19, Road Improvement and Development Phasing Proposed Road Classification...24 Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 (IBI Group)...25 Lakeshore School Traffic Impact Study, November 16, 2016 (IBI Group)...27 Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, Proposed Services Cost Sharing Principles Summary of Infrastructure Component Recommendations RECOMMENDATIONS...34 Amy Croft Secondary Plan Planning Report (DRAFT) June 28, 2018 i

4 Proposed Road Network and Improvements...34 Phasing in Relation to Required Transportation Improvements Interim Development Scenario...36 Land Use...37 Landowner Coordination and Cost Sharing...37 Next Steps...39 Appendix A: Draft Official Plan Amendment (Amy Croft Secondary Plan)...41 ii Town of Lakeshore WSP

5 FIGURES Figure 2.1 Amy Croft Secondary Plan Area Land Ownership... 2 Figure 3.1 Town of Lakeshore Official Plan Schedule A Community Structure... 6 Figure 3.2 Town of Lakeshore Official Plan Schedule C.7 Land Use (Amy Croft/Manning Road)...10 Figure 3.3 County Road 22 Special Planning Area - Schedule C.11 Land Use...11 Figure 3.4 Town of Lakeshore Official Plan Schedule D.2 Road Classification...13 Figure 3.5 Town of Lakeshore Zoning By-law Excerpt...14 Figure 4.1 Overview of Development Blocks (Exhibit 4-1 Transportation Study Update, 2017 (IBI Group))...18 Figure 4.2 Development Areas and Land Uses (Exhibit 4-2 Transportation Study Update, 2017 (IBI Group))...18 Figure 4.3 Suggested Internal Local Road Network Concept (Exhibit 6-5 Transportation Study Update, 2017 (IBI Group))...19 Figure 4.4 Overview of Interim Development and improvements, (Exhibit 8 Addendum to the Amy Croft Drive transportation Study Update, October 10, 2017 (IBI Group))...26 Figure 4.5 Summary of Required Infrastructure, October 10, 2017 (Stantec)...29 Figure 4.6 Summary of Proportionate Cost Sharing (Town of Lakeshore, June 27, 2018)...32 Figure 5.1 Proposed Official Plan Road Network Improvements and Road Classifications...35 Amy Croft Secondary Plan Planning Report (DRAFT) June 28, 2018 iii

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7 1. INTRODUCTION The purpose of this Planning Report is to establish the basis and planning framework for the preparation of a Secondary Plan for the Amy Croft planning area to provide more detailed policies to guide the future development of this area. The southerly portion of the lands fronting on Amy Croft Drive are designated Mixed Use in the Town s Official Plan, and permit a wide variety of commercial uses and residential uses. The northerly sliver is designated Employment and permits a variety of industrial and associated uses. In 2005, due to a number of development applications, the IBI consulting firm was retained to undertake a transportation study for the Amy Croft area. The report identified a need for significant improvements to the road network to accommodate the full build-out of the vacant commercial and employment lands. It was determined at that time that a secondary plan was necessary primarily to ensure that the road network was introduced in a timely and fair way through development phasing and cost-sharing policies. Due to the economic downturn which closely followed, in conjunction with other matters, the urgency to proceed with the Secondary Plan was reduced. Recent development proposal inquiries in the Amy Croft area prompted an update of the 2006 IBI study. The Amy Croft Transportation Study Update was completed in Essentially this report confirmed the need for the internal road improvements which are described in this Report. The Assessment for Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017, provides input into the servicing requirements for municipal water, wastewater and stormwater management facilities to service the Planning Area, in addition to a preliminary opinion of costs and cost sharing for new infrastructure and improvement to existing infrastructure within the Secondary Plan Area. The Town has determined that now is an appropriate time to undertake the preparation of the Secondary Plan, to largely introduce an improved road network, including implementation, phasing and cost-sharing policies, through a secondary plan process. Amy Croft Secondary Plan Planning Report (DRAFT) 1 June 28, 2018

8 2. CONTEXT AND EXISTING CONDITIONS Context The lands subject to the Amy Croft Secondary Plan, total 68 acres (27.5 ha) in area, and the land ownership is illustrated in Figure 2.1. The Secondary Plan area is generally bound by Manning Road to the west, Amy Croft Drive to the south, the residential neighbourhood to the east, and the CN Rail mainline to the north. The lands within the Amy Croft area, generally consist of commercial and retail uses, including restaurants, the Tecumseh Golf Centre, day spa, animal hospital, and vacant/underutilized lands. Figure 2.1 Amy Croft Secondary Plan Area Land Ownership The purpose of the Secondary Plan is essentially to update the planning framework, by identifying the planned road network and required improvements to ensure that development proceeds in a logical and phased manner, and introduce landowner cost sharing and coordination policies. The Secondary Plan will ensure that the costs associated with the required infrastructure improvements are equitably shared amongst the benefitting landowners, and allow the Town to review and respond to subsequent planning applications for the development of the Secondary Planning area. Based upon a review of proposed development within the Secondary Plan area, the development potential is summarized in Section 4.1, which was prepared in support of the Transportation Study Update, Town of Lakeshore WSP

9 3. PLANNING CONTEXT A number of planning documents will influence the nature of development within the Amy Croft Secondary Plan area and provides a rationale for the development of Amy Croft. These planning documents establish the planning framework for the development of the Amy Croft Secondary Plan and include: Ontario s Planning Act; Ontario s Provincial Policy Statement (2014); Essex County Official Plan (2014); Essex County Transportation Master Plan (2005); Town of Lakeshore Official Plan (2008/2010); o Town of Lakeshore Population, Household and Employment Forecast Study (2006) o Town of Lakeshore Water and Wastewater Master Plan (2008) o Town of Lakeshore Transportation Master Plan (2008) County Road 22 Corridor Study (2009); and Town of Lakeshore Five-Year Official Plan Review (2015, ongoing). These planning documents and supporting studies are summarized below as they relate to the future planning and development of the Amy Croft Secondary Plan area. Provincial Policy Statement Ontario s Provincial Policy Statement (2014) (PPS) outlines a broad vision for maintaining strong communities, a clean healthy environment, and a robust economy. Key elements of the PPS relative to the Amy Croft area include: The development of healthy and safe communities by avoiding development and land use patterns which may cause environmental or public health and safety concerns. Recognizing the need for efficient land development patterns that are sensitive to environmental impacts and responsive to the characteristics and needs of the individual communities. Directing new growth and infrastructure investments to existing settlement areas. Ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs to support new development. Provide transportation systems which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs. Promote economic competitiveness by providing a range of employment opportunities to meet long-term needs. Maintain protection of natural features and adequate access to public open space and parks and community facilities/services. The primary purpose of the Secondary Plan is to provide for an improved transportation system which will meet the projected needs for the development of the Amy Croft area. County of Essex Official Plan The County of Essex Official Plan establishes a policy framework for managing growth, protecting resources and providing direction on land use decisions to the lower-tier Amy Croft Secondary Plan Planning Report (DRAFT) 3 June 28, 2018

10 municipalities over the planning period to the year Local municipal official plans are required to conform to the County Official Plan, while establishing more detailed land use planning at the local level. It is the fundamental policy of the Plan to promote healthy and diverse communities where County residents can live, work and enjoy recreational opportunities. In this regard, every attempt should be made to optimize and make efficient use of existing infrastructure. The health of the County requires that long-range land use planning and infrastructure investment is properly managed in a way that will: a) Direct non-resource related growth and development to settlements where it can be serviced, with a particular emphasis on Primary Settlement Areas. b) Protect and enhance the County s natural heritage system, cultural features and heritage resources (including resources in and under water), and minerals, petroleum, and mineral aggregate resources. c) Minimize adverse effects on agricultural lands and operations and be phased in accordance with the availability of appropriate types and levels of services. d) Implement the Plans goals for a healthy County Primary Settlement Areas The Plan directs future growth to Settlement Areas, and specifically the Primary Settlement Areas (S ). Primary Settlement Areas are the largest and traditional centres of settlement and commerce in the County. Protection of these communities by focusing growth and investment is a priority of the County. In the Town of Lakeshore, the Maidstone/Belle River Urban Area and Wallace Woods are identified as a Primary Settlement Area (Schedules A1 and A2 ), which includes the Amy Croft Secondary Plan area. The Plan establishes over-arching policies to guide development within Primary Settlement Areas (S ), which include: a) Primary Settlement Areas shall be the focus of growth and public/private investment in each municipality. b) Primary Settlement Areas shall have full municipal sewage services and municipal water services and stormwater management services, a range of land uses and densities, a healthy mixture of housing types including affordable housing options and alternative housing forms for special needs groups, and be designed to be walkable communities with public transit options (or long-term plans for same). c) Local municipal Official Plans shall establish appropriate land uses in accordance with the policies of this Plan. d) All new development within Primary Settlement Areas shall only occur on full municipal water services and municipal sewage services, unless there are interim servicing policies in the local Official Plan that are in effect at the time of approval of this Plan. e) Expansions of the boundaries of a Primary Settlement Area shall only occur in accordance with the Local Comprehensive Review policies in Section of this Plan. An amendment to this Plan and the local Plan shall be required to alter the boundary of any Settlement Area. f) Downtown/Uptown areas should maintain and/or enhance the existing character of these areas. Mixed-use development and an accessible pedestrian oriented streetscape are encouraged. The preparation of Community Improvement Plans are also encouraged. g) The County encourages the redevelopment of brownfield properties. 4 Town of Lakeshore WSP

11 h) All types of land use are permitted within the Settlement Areas designation subject to the specific land use policies of the local Official Plans. i) Cost effective development patterns and those which will minimize land consumption and reduce servicing costs are encouraged. Land use patterns which may cause environmental, heritage preservation or public health and safety concerns shall be avoided. j) The County supports universal physical access and encourages the building industry to incorporate such features into new structures Natural Environment The County Official Plan affords protection to natural heritage features in accordance with provincial policy (S. 3.4), and also establishes a framework for the identification of a natural heritage systems strategy. The County Plan does not identify any Provincially Significant Wetlands or Significant Terrestrial Features within the Amy Croft Secondary Plan area Transportation The County Official Plan designates County Road 22 and County Road 19 (Manning Road) as County Roads. The policies strive to minimize conflict between local and non-local traffic by protecting the County Road system. The County shall discourage new development that would adversely impact traffic movement along the County Road system unless road improvements can be undertaken to eliminate adverse impact Local Official Plans Section 4.4, Local Official Plans, of the Essex County Official Plan affords lower-tier municipalities within the County the opportunity to modify their own local official plans and prepare more detailed secondary plans to guide development, subject to being in conformity with the policy direction of the County Official Plan. The proposed Amy Croft Secondary Plan will conform to the County policy directions for development within a Primary Settlement Area. Town of Lakeshore Official Plan Community Structure The Town s Official Plan identifies the lands as being located within the Lakeshore West / Manning Road Special Planning Area (Figure 3.1). Special Planning Studies or Secondary Plans may be prepared for the identified Special Planning Areas or other areas of the Town to comprehensively address the arrangement of the land use patterns for new development areas. The general policies of Section will apply with respect to the preparation of Secondary Plans, and the policies of Section provide more detailed policy guidance and outline the unique requirements to be addressed in the preparation of a Secondary Plan for lands within the Lakeshore West / Manning Road Special Planning Area. The Amy Croft area only comprises a small northerly portion of the Lakeshore West / Manning Road Special Planning Area, which includes the lands located on the north side of Amy Croft Amy Croft Secondary Plan Planning Report (DRAFT) 5 June 28, 2018

12 Drive, west of the existing residential neighbourhood. The balance of the Lakeshore West / Manning Road Special Planning Area is located on lands on the south side of County Road 22, primarily designated Mixed Use and Urban Reserve Area. The lands located between County Road 22 and Amy Croft Drive are located within the County Road 22 Corridor Secondary Plan and are subject to the policies of Section and Figure 3.1 Town of Lakeshore Official Plan Schedule A Community Structure Lakeshore West / Manning Road Special Planning Area The policies pertaining to the Lakeshore West/Manning Road Special Planning Area are primarily intended to provide guidance in the preparation for a Secondary Plan for the area designated as Urban Reserve Area, south of County Road 22, and the potential for designation of additional employment lands within this area. Development within the existing land use designations is permitted in accordance with the policies of Section 6.0, which includes lands designated Mixed Use and Employment in the Amy Croft Area. The policies provide that a Transportation Study will be undertaken to make recommendations on required improvements to the road network including access to the Special Planning Area. Access to Manning Road and the associated development will be undertaken in accordance with the recommendations of the Manning Road Environmental Assessment. This is particularly relevant to the preparation of the Secondary Plan for the Amy Croft Area. 6 Town of Lakeshore WSP

13 3.4.5 Lakeshore West/Manning Road Special Planning Area The following specific policies will apply to the preparation of a Secondary Plan for the Lakeshore West/Manning Road Special Planning Area: a) The policies of Section relating to the preparation of a Secondary Plan will apply. b) The policies of Section relating to the Urban Reserve Area will apply until such time as a Secondary Plan is prepared to determine the preferred land use, community design, transportation and servicing policies for these lands. c) Development within the existing land use designations is permitted in accordance with the policies of Section 6.0. A Settlement Area expansion beyond the existing Urban Area on lands designated Agriculture will be in accordance with the policies of Section or d) Through a review of this Plan or the Lakeshore West/Manning Road Special Planning Area Secondary Plan, the Town may consider an amendment to this Plan to transfer existing, vacant commercial/employment designated lands from one location, to another location outside of a Settlement Area, provided that the lands to be transferred from the existing, vacant commercial/employment designated lands will be removed from the Settlement Area, included within the Agricultural Area and designated an appropriate Land Use Designation. In doing so, the Town will be satisfied that the matters identified in Section e) are addressed for the lands where the commercial/employment designation is to be transferred. e) A Planning Rationale Report will be prepared to address the requirements of Section In addition, the study will address land use compatibility issues between the existing and proposed lands uses within the Special Planning Area and the Town of Tecumseh. f) A Transportation Study will be undertaken to make recommendations on required improvements to the road network including access to the Special Planning Area. Access to Manning Road and the associated development will be undertaken in accordance with the recommendations of the Manning Road Environmental Assessment. g) Should lands within the Lakeshore West/Manning Road Special Planning Area be identified for a new Employment Area in accordance with the Employment Lands Strategy, the policies of Section will apply. Lakeshore West Mixed Use Node The Official Plan, Community Structure Schedule conceptually identifies the Amy Croft area as part of the Lakeshore West Mixed Use Node, an area of significant strategic importance. Policy envisages this node as a major concentration of commercial, retail, office and entertainment uses serving the Town and the region. It will also function as a gateway to the Town and create a sense of community identity. Therefore the Mixed Use land use designation, the predominant land use designation in the Amy Croft area, is appropriate and it is not contemplated that the secondary plan will need to address land use, but only the policies implementing the land use. Amy Croft Secondary Plan Planning Report (DRAFT) 7 June 28, 2018

14 Lakeshore West Mixed Use Node The Lakeshore West Mixed Use Node is conceptually identified near the intersection of County Road 22 and Manning Road. The Lakeshore West Mixed Use Node is envisaged as a major concentration of commercial, retail, office and entertainment uses serving the Town and region. The node will also function as a gateway to the Town and create a sense of community identity. The following additional specific policies will apply to the Lakeshore West Mixed Use Node: a) The location of the Lakeshore West Mixed Use Node is conceptually illustrated on Schedule A and defined by the Mixed Use site-specific Designation in Section as illustrated on Schedule C. The Lakeshore West Mixed Use Node will primarily accommodate a major concentration of commercial, retail, office and entertainment uses serving the Town and the region, subject to the land use policies of Section 6.9. This may include a range and mix of commercial and retail uses including Large Format Retail, restaurants, entertainment uses, and professional offices. b) The expansion of the Lakeshore West Mixed Use Node on lands within the Lakeshore West/Manning Road Special Planning Area will only be considered through the preparation of a Secondary Plan for the Planning Area in accordance with the policies of Section c) The development of the Lakeshore West Mixed Use Node will reflect the existing character and function of the area. d) The Lakeshore West Mixed Use Node will provide a gateway to the Town and create a sense of community identity through the implementation of the community design policies of Section of this Plan, at the time of development approval Land Use The lands located in the Amy Croft Area are primarily designated Mixed Use, with the northern portion adjacent to the rail corridor being designated Employment (Figure 3.2). The Mixed Use designation (S. 6.9) permits a range of commercial and residential uses characteristic of a transit supportive and higher intensity mixed use corridor. The policies provide for a transition of density, height and built form to ensure land use compatibility with adjacent uses. Large Format Retail uses consisting of retail uses over 3,000 m 2 are permitted provided they are located within a Mixed Use Node, subject to the site specific policies of , the criteria established in 6.9 g), and implemented through a site-specific zoning by-law amendment. The Official Plan specifically delineates the extent of the Lakeshore West Mixed Use Node through a site specific land use policy in Section which is identified on Schedule C.7, and applies to the lands designated Mixed Use in the Lakeshore West/Manning Road Special Area, which includes the Mixed Use lands within the Amy Croft area. The policy permits a full 8 Town of Lakeshore WSP

15 range of commercial, retail, Large Format Retail, office and entertainment uses as permitted in the Mixed Use Designation, and provides direction for the zoning by-law to implement a holding symbol to only permit existing uses until such time as uncommitted reserve capacity for sanitary disposal, water and storm drainage is assigned to these lands(s). Section Lakeshore West Mixed Use Node The following policies apply to the lands designated Mixed Use within the Lakeshore West Mixed Use Node Site Specific Policy Area on Schedule C : a) The Lakeshore West Mixed Use Node policies of Section of this Plan will apply. b) Permitted uses will include a full range of commercial, retail, Large Format Retail, office and entertainment uses as permitted in the Mixed Use Designation. c) The specific uses permitted and accessory uses will be established in the Zoning Bylaw. The type and amount of retail commercial facilities will be limited by the policies of this Plan and the Zoning By-law provisions applicable to each specific site, including restrictions with respect to permitted uses, definitions and numerical limits. d) Where lands are zoned with a holding symbol, the holding symbol will not be removed by the Town, on any part of the land zoned with a holding symbol, until such time as uncommitted reserve capacity for sanitary disposal, water and storm drainage is assigned to these lands(s) to the satisfaction of the Town and approval authority having jurisdiction, and subject to the polices of Section and the site-specific policies of Section Such servicing arrangements must address the provision of water, storm drainage and sanitary sewage disposal. The Employment designation generally permits industrial, employment, accessory commercial and related uses, in accordance with the policies of Section 6.11 of the Official Plan. Amy Croft Secondary Plan Planning Report (DRAFT) 9 June 28, 2018

16 Figure 3.2 Town of Lakeshore Official Plan Schedule C.7 Land Use (Amy Croft/Manning Road) County Road 22 Secondary Plan and Corridor Transformation Strategy The Town of Lakeshore Official Plan identifies County Road 22 as a Special Planning Area (SPA), requiring a detailed study and secondary plan to guide future planning decisions. A Secondary Plan and Corridor Transformation Strategy has been prepared to provide a more detailed land use and urban design framework for development within the corridor. The Secondary Plan identifies County Road 22 as an Urban Arterial Road with adjacent land uses designated for mixed-use, employment, residential, and urban reserve uses. The County Road 22 Corridor Secondary Plan applies to the lands designated Mixed Use on the southside of Amy Croft Drive and fronting County Road 22 (Figure 3.3). County Road 22 Corridor Secondary Plan does not apply to lands within the Amy Croft area, but only the adjacent lands. The following policies apply to these lands: Lands designated Mixed Use should comprise a mix of land uses, which include commercial, residential, employment and institutional uses. In an effort to develop an attractive and pedestrian oriented streetscape, consideration should be given to establishing Continuous Street Frontages and Intermittent Street Frontages, whereby a certain percentage of the building frontage is located within a building setback zone. For example, areas identified as Continuous Street Frontages 10 Town of Lakeshore WSP

17 are required have a minimum of 75% of the length of the lot frontage to be occupied by building frontages within a maximum front yard setback as established by the greater of the County s minimum building setback requirement or 3.0 m. Medium profile building heights of 2 to 3 storeys are encouraged within the Mixed Use Designation, with a minimum building height of 2 storeys. Buildings are to be oriented towards County Road 22 with primary entrances facing the street and providing access to the street. A high quality of urban design along the Corridor will be promoted in accordance with the design guidelines of the Corridor Transformation Strategy. Parking areas are to be located at the rear and/or side of buildings, and primary parking areas are not to be accommodated in the front yard. The County of Essex has established an access management policy for the section of County Road 22 between County Road 19 (Manning Road) and County Road 25 (Puce Road) whereby new accesses to County Road 22 beyond those conceptually identified on Schedule D.2 of the Official Plan, will not be permitted. The Official Plan does not identify any planned road intersections with County Road 22 in proximity to the Amy Croft area, expect for the proposed extension of Commercial Blvd. on the south side of County Road 22. Figure 3.3 County Road 22 Special Planning Area - Schedule C.11 Land Use Amy Croft Secondary Plan Planning Report (DRAFT) 11 June 28, 2018

18 Transportation The Official Plan establishes the road classification within the Town (Schedule D.2 ), as shown in Figure 3.4. The existing Official Plan does not identify any planned road connections within the Amy Croft area. As a result, it is an important outcome of this Secondary Plan to identify the proposed road improvements and revised road classifications as recommended in the Transportation Study to ensure orderly growth and to accommodate the planned needs in Amy Croft. The Official Plan identifies the following road network within the Amy Croft Area: Amy Croft Drive (Urban Residential Collector Road) - is a two-lane east-west collector roadway connecting West Pike Creek Road to County Road 19 (Manning Road) operating under the jurisdiction of the Town of Lakeshore. East of Commercial Boulevard (formerly Lakeshore Blvd.), the function of the roadway changes as it continues through a residential subdivision where the posted speed limit is 40 km/hr and all-way stops are located at most of the intersecting roadways. The roadway section is designated as a Community Safety Zone to address ongoing traffic concerns west of Commercial Boulevard. The roadway operates at a speed limit of approximately 60 km/hr providing access to the existing St. Clair Shores Shopping Centre on the south side. Amy Croft Drive currently terminates at County Road 19 (Manning Road) as a signalized intersection with access to restaurants and a mall on the opposite side. Commercial Boulevard (Urban Residential Local Road) is a two-lane north-south collector roadway connecting Amy Croft Drive to County Road 22 operating under the jurisdiction of the Town of Lakeshore. The County Road 22/Commercial Boulevard intersection is presently controlled by a traffic signal. An all-way stop controlled intersection controls the intersection at Amy Croft Drive. A majority of the lands surrounding Commercial Boulevard are vacant with the exception of the lands located on the east side, which consist of the Lakeshore Movie Theatre and an Indigo/Starbucks store. County Road 22 (Urban Arterial Road) is an east-west arterial regional roadway operating under the jurisdiction of the County of Essex, and functions as a main artery for commuter traffic travelling to/from the City of Windsor. The road is four lanes through the County Road 19 (Manning Road) intersection and then condenses down to two lanes. Local traffic generated in areas such as Tecumseh, Belle River, and St. Clair Beach also use County Road 22 to access residential uses, schools, community centres and commercial uses. The posted speed limit on County Road 22 is 80 km/hr. Manning Road (County Road 19) (Rural Regional Road) is a north-south major arterial roadway operating under the jurisdiction of the County of Essex. County Road 19 (Manning Road) is four lanes within the study area with the exception of its convergence to two lanes north of and through the County Road 22 intersection. County Road 19 (Manning Road) connects to Highway 401 and provides access to several retail/commercial developments. The posted speed limit on County Road 19 (Manning Road) is 50 km/hr. 12 Town of Lakeshore WSP

19 Figure 3.4 Town of Lakeshore Official Plan Schedule D.2 Road Classification Natural Heritage Features and Hazards The Town s Official Plan does not identify any natural heritage features (Schedule B.2 ) or natural hazards (Schedule B.4 ) within the Amy Croft area, that would pose a constraint to development. Further environmental review may be required through the development approvals process Cost Sharing of Required Infrastructure and Improvements It should be noted that there are no specific policies in the Official Plan which would provide the authority to the Town to require cost-sharing of an improved road network, as these matters are intended to be addressed through a Secondary Plan for the Special Planning Areas. Zoning By-law The lands designated Employment in the Official Plan are zoned M1 General Employment in the Zoning By-law which permits a wide range of heavy and light industrial uses. Limited commercial uses and accessory retail uses are also permitted (S. 7.0). The parcel zoned M1-3 (General Employment Exception 3) permits the same range of uses as the M1 zone but adds Amy Croft Secondary Plan Planning Report (DRAFT) 13 June 28, 2018

20 an animal clinic as an additional permitted use. The Zoning By-law (S. 8.7) establishes the zone regulations for the M1 Zone. The remaining parcels are zoned MU Mixed Use, which permits the widest variety of commercial and commercial-related uses, including certain residential uses (townhouses and apartment buildings). The Zoning By-law (S. 8.6) establishes the zone regulations for the MU Zone. The MU(h-1) holding symbol means that only existing uses are permitted until the landowner can demonstrate that there is capacity available for water, sanitary and storm water trunk services. The majority of the undeveloped lands within Amy Croft are zoned with the h1 holding symbol. The zoning for the Secondary Plan area is shown in Figure 3.5. Figure 3.5 Town of Lakeshore Zoning By-law Excerpt 14 Town of Lakeshore WSP

21 Town of Lakeshore Official Plan Review The Amy Croft Secondary Plan is being undertaken concurrently with the Town s Five-Year Review of the Official Plan. In support of the Official Plan Review a number of studies are being undertaken to provide input into the Official Plan Review, which include: o Growth Forecast Update and Employment Land Needs, 2016 o Residential Intensification Strategy, 2016 o Affordable Housing Strategy, 2016 o Natural Heritage Discussion Paper, 2016 o Parks Master Plan Update, 2017 o Water and Wastewater Master Plan Update, 2017 A revised draft Official Plan was circulated for public consultation in November Amy Croft Secondary Plan Planning Report (DRAFT) 15 June 28, 2018

22 4. SUPPORTING STUDIES In support of the preparation of the Amy Croft Secondary Plan a number of technical supporting studies have been undertaken to assist in developing a more detailed planning framework for future development. These documents include the following: Manning Road/Amy Croft Commercial Area Transportation Study, July 2006 (IBI Group); County Road 19 (Manning Road)/Amy Croft Commercial Area Transportation Study Update, February 2012 (IBI Group); Amy Croft Commercial Area Transportation Study Addendum, August 25, 2016 (IBI Group); Amy Croft Drive Transportation Study Update, September 19, 2017 (IBI Group); Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 (IBI Group); Lakeshore School Traffic Impact Study, November 16, 2016 (IBI Group); and Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017 (Stantec). Amy Croft Drive Transportation Study Update, September 19, 2017 The Amy Croft Drive Transportation Study Update, September 19, 2017 provided an update to the previous Transportation Studies from 2006 and 2012, and the Transportation Study Addendum of August The existing traffic conditions needed to be reassessed to reflect recently constructed developments within the study area, while future traffic conditions also needed to be reassessed to reflect recent development proposals. The Amy Croft Drive Transportation Study Update was undertaken to confirm whether the previously identified road improvements were still required given today s traffic conditions and road improvements on Manning and County Road 22 which have occurred in the meantime. The Amy Croft Commercial Area Transportation Study Addendum was undertaken to assess the entrances to St. Clair Shores Shopping Centre and the adjacent signalized intersection at Manning Road and Amy Croft Drive, and identified the need for improvements to the commercial/retail development accesses along Amy Croft Drive and mitigation measures to help manage traffic at the entrance. The previous transportation work has been updated and consolidated in the Amy Croft Transportation Study Update, which is summarized in this section. The existing road network within and adjacent to the Planning Area includes: Amy Croft Drive is a two-lane east-west urban collector roadway operating under the jurisdiction of the Township of Lakeshore, and spanning between West Pike Creek Road and County Road 19 (Manning Road). Between Manning Road and Commercial Boulevard, the roadway serves commercial/retail developments lands to the north and south, much of which still exists as undeveloped farmland. East of Commercial 16 Town of Lakeshore WSP

23 Boulevard, the function of the roadway changes as it passes through a residential subdivision, with a number of residences fronting directly onto the road. Following concerns raised in regards to vehicles speeding through the residential area, this section of the corridor has been designated as a Community Safety Zone and a number of measures have been taken in an attempt to mitigate these concerns, including adding all-way stops at all intersections within the residential area. Additionally, the 40 km/h posted speed limit that previously only existed within the residential section has recently been extended through the commercial section as well (which had previously operated with a 60 km/h posted speed limit). The intersection between Amy Croft Drive and Manning Road comprises of the only signalized intersection on this roadway at present time. County Road 22 is an east-west urban arterial roadway that operates as a main artery for commuter traffic travelling to and from the City of Windsor. The road comprises of a four-lane cross-section through the study area, but eventually condenses to two lanes further east. Local traffic generated in areas such as Tecumseh, Belle River, and St. Clair Beach also use County Road 22 to access residential uses, schools, community centres and commercial uses. The posted speed limit on County Road 22 is 80 km/hr. Manning Road (County Road 19) is a north-south major arterial roadway operating under the jurisdiction of the County of Essex. It possesses a four-lane cross section within the study area with the exception of its convergence to two lanes north of and through the County Road 22 intersection. Manning Road to Highway 401 provides access to several retail/commercial developments. The posted speed limit on County Road 19 (Manning Road) is 50 km/hr. West Pike Creek Road (County Road 21) is a north-south two lane minor arterial roadway operating at a posted speed limit of 50 km/hr under the jurisdiction of the County of Essex. The roadway consists of several curves and mainly serves local residential traffic. Commercial Boulevard is a two-lane north-south collector roadway connecting Amy Croft Drive to County Road 22 operating under the jurisdiction of the Town of Lakeshore. The County Road 22/Commercial Boulevard intersection is presently controlled by a traffic signal. An all-way stop controlled intersection controls the intersection at Amy Croft Drive. A majority of the lands surrounding Commercial Boulevard are vacant with the exception of the lands located on the east side, which include a movie theatre and various smaller retail developments. Lanoue Street is a two-lane local roadway operating within the Town of Tecumseh. The street provides access into a residential subdivision, however adjacent to County Road 19 (Manning Road) consists of commercial/retail development. The signalized intersection at County Road 19 (Manning Road) currently operates as a full intersection with the east intersection leg comprising of a commercial access. Based on discussions with staff, recent site plan submissions and current development trends, the future development potential for the Study Area was determined and identified in the Transportation Study Update. For a number of development blocks where site plans or Amy Croft Secondary Plan Planning Report (DRAFT) 17 June 28, 2018

24 concepts plans have not been submitted, a 30% building coverage was estimated to identify the potential amount of development. Exhibit 4-1 and 4-2 from the Transportation Study Update summarizes the anticipated development potential within the Study Area, as shown in Figure 4.1 and 4.2. Figure 4.1 Overview of Development Blocks (Exhibit 4-1 Transportation Study Update, 2017 (IBI Group)) Figure 4.2 Development Areas and Land Uses (Exhibit 4-2 Transportation Study Update, 2017 (IBI Group)) 18 Town of Lakeshore WSP

25 The Transportation Study Update assessed a number of scenarios related to anticipated future traffic conditions based on the assumed full build-out of the remaining development areas in order to identify recommended road improvements within the Planning Area. These scenarios included: Existing road configuration (i.e. do nothing scenario); Improvements along Amy Croft Drive; Extension of Lanoue Street to Commercial Boulevard; and, Improvements along Amy Croft Drive and extension of Lanoue Street. This analysis, as documented in the Transportation Study Update resulted in a recommended conceptual internal road network required to accommodate the proposed build-out in the Amy Croft area, as shown in Figure 4.3. The recommended scenario for improvements to the local road network includes improvements along Amy Croft Drive in combination with an extension of Lanoue Street to provide alternate egress from the development lands north of Amy Croft Drive. For this scenario to be implemented, a number of considerations are needed in regards to access consolidation and internal road network layout within the undeveloped lands. The actual alignments of internal aisles could be flexible to the development plans of the landowners. Figure 4.3 Suggested Internal Local Road Network Concept (Exhibit 6-5 Transportation Study Update, 2017 (IBI Group)) Amy Croft Secondary Plan Planning Report (DRAFT) 19 June 28, 2018

26 If it is not possible to consolidate the driveway accesses and/or provide an internal drive aisle within the existing commercial developments to access the second access, construction of a two-way left-turn lane (TWLTL) may be preferable as opposed to signalization of the second access. The recommended road network as identified in the Transportation Study Update is summarized as follows: Intersection Control at Amy Croft Dr. and Commercial Blvd. Amy Croft Drive and Commercial Boulevard currently meet at an all-way stop controlled (AWSC) three-legged intersection, having approaches in the west, south and east legs. It is assumed that the intersection will be reconstructed as a four-legged intersection following future build-out of the development lands (particularly the proposed school on the north side of Amy Croft Drive). In the interim, Commercial Boulevard will be extended north from its existing limit at Amy Croft Road, and serve as a local access road to serve the proposed school. Ultimately, Commercial Boulevard will connect to Lanoue Street following its potential extension east from its current limit at County Road 19 (Manning Road). A signal warrant analysis was conducted at the intersection of Amy Croft Drive and Commercial Boulevard for both of these future configurations (i.e. with and without the Lanoue Street extension), and considering future background growth as well as site-generated traffic from all future development in the area. Under both scenarios, signalization of Amy Croft Drive and Commercial Boulevard intersection is warranted: Intersection Control without Lanoue Street Extension - The interim intersection configuration consists of a four-legged intersection, with the north leg acting as a local access road to serve the proposed school. As a result, traffic volumes on the new north leg are low as the access does not serve any other developments apart from the school. Traffic volumes along Amy Croft Drive are high for this interim case since they are not in part diverted onto Lanoue Street. Signalization of the Amy Croft Drive and Commercial Boulevard intersection under this interim case is warranted. Intersection control with Lanoue Street Extended to Commercial Boulevard - If Lanoue Street is ultimately extended from its current limit to the future north intersection leg to Commercial Boulevard, a significant amount of site-generated traffic will be diverted from Amy Croft Drive onto Lanoue Street, as will a small portion of throughtraffic. Signalization of the Amy Croft Drive and Commercial Boulevard intersection is also warranted. An alternative solution for intersection control at Amy Croft Drive and Commercial Boulevard may be the implementation of a roundabout. However, it is important to note that a roundabout may not sufficiently account for delays to vehicles caused by pedestrian crossings, and so operations may be worse. If the Town is interested in pursuing a roundabout, further analysis and conceptual design should be undertaken to better study pedestrian volumes/impacts/safety 20 Town of Lakeshore WSP

27 given the high numbers of children expected to be crossing the intersection when walking to/from the proposed school (located at the northwest corner of the intersection). Improvements on Amy Croft Drive A need for improvements along Amy Croft Drive has been identified by the Town and confirmed following analysis of existing conditions. The primary issue is associated with insufficient intersection spacing between County Road 19 (Manning Road) and the West Access, with less than 60 metres of storage (measured between stop bars) available between these intersections (the intersections are spaced 100 metres apart measured centreline-to-centreline). Queuing of the westbound left-turn at Amy Croft Drive and Manning Road often extends beyond the West Access in the p.m. peak hour. This results in blockages and delays to northbound traffic attempting to exit the development area, as vehicles are not able to make the left-turn onto Amy Croft Drive. Any future development in the area would greatly compound this issue as additional traffic is added to Amy Croft Drive. Improvements along Amy Croft Drive are required regardless of whether the Lanoue Street extension is pursued. Access Control To address the previously noted issues, the Transportation Study Update recommends that the West Access be converted to right-in/right-out (RI/RO), shifting inbound and outbound leftturning traffic from the West Access to the Second Access towards the east. There are a number of ways in which this can be accomplished: 1) Constructing a raised median along Amy Croft Drive from Manning Road and extending beyond the West Access. This option would prohibit all left turns including those into the development lands to the north, which at present do not have an alternative entrance along Amy Croft Drive (as is the case for the developments to the south). Ultimately, a new Second Access should be constructed for the north developments opposing that which currently exists for the developments to the south. This requires coordination of accesses and internal driveways. In the case that construction of a raised median precedes development of these lands to the north, the existing north developments would require greater use of the shared private access at the Tecumseh Golf Centre off of Manning Road in the interim. 2) Constructing right-in/right-out directional islands on the development accesses. Directional islands (or pork chop islands) could be used as opposed to a raised centre median, and represent a slightly less costly solution. Additionally, a benefit of their use is that implementation of the directional islands on the south and north approaches can be staggered allowing the south directional median can be constructed immediately, while the north access can continue operating as a fullmovement access until an alternative access is constructed on Amy Croft Drive. However, without a raised median island along Amy Croft Drive there would exist a significant potential for non-compliance with the directional islands (e.g. vehicles that exit partially to the right and then turn across the road to turn left, make a long sweeping left-turn to avoid the island and still enter). A small section of raised Amy Croft Secondary Plan Planning Report (DRAFT) 21 June 28, 2018

28 median constructed on Amy Croft Drive immediately east of the West Access may deter some of this potential non-compliance. A constraint with conversion to right-in, right-out is that the development to the north (Boston Pizza, etc) would not have left-out access to travel east (which would need to be coordinated with internal driveways to the east, to provide access to the Second Access, which is proposed to be signalized). Signalization of Second Access Given the resulting shift of left-turning traffic from the West Access to the Second Access following implementation of one of the above RI/RO control measures, signalization of the Second Access is required even for existing traffic volumes. Extension of Lanoue Street The Town has previously identified the potential for Lanoue Street to be extended east from its current limits at County Road 19 (Manning Road) to Commercial Boulevard (which will be extended north following construction of the proposed school). The Lanoue Street extension would alleviate high traffic volumes on Amy Croft Drive, as it would provide alternate egress for developments within the lands between Lanoue Street and Amy Croft Drive. Impacts to intersection operations within the study area following this potential future extension of Lanoue Street were analyzed, both with and without the Amy Croft Drive improvements implemented. Operations with Lanoue Street Extension Alone - The extension of Lanoue Street alleviates traffic volumes on the Amy Croft Drive corridor. However, westbound queueing at the Amy Croft Drive and Manning Road intersection was still shown to extend beyond the West Access. The 95th percentile queues for the westbound left-turn movement in the p.m. peak hour were output to be 98 metres, which far exceeds the 60 metre space between Manning Road and the West Access. This results in safety concerns as well as significant delays to northbound traffic attempting to exit the development lands. Operations with Lanoue Street Extension combined with Amy Croft Drive Improvements - Future conditions were also analyzed for the scenario in which Amy Croft Drive improvements are considered in combination with the extension of Lanoue Street. Under this scenario, intersection operations are much improved in comparison to the other future conditions scenarios since the demand on Amy Croft Road is reduced while the problem left-turn movements at the West Access are eliminated Road Improvement and Development Phasing The Transportation Study Update concluded that as development proceeds, the existing road network and infrastructure will not be able to successfully accommodate the additional traffic. It is recommended that proposed development be phased in conjunction with the planned road improvements and construction of the internal road network. 22 Town of Lakeshore WSP

29 The following summarizes the phasing of the internal road and intersection improvements as a function of the development blocks to be built-out. It is further recommended that the road network requirements and traffic signal warrants be examined in more detail at the transportation study level for each new development proposal. Short-Term Improvements Prior to additional development occurring along the corridor, it is recommended that a number of improvements first be completed on Amy Croft Drive. The south driveway at the West Access to the St Clair Shores shopping plaza should be converted to right-in/right-out with the use of a directional island. This improvement will allow extension of the westbound left turn bay at Amy Croft Drive and Manning Road. Left-turning traffic would be diverted from the West Access to the Second Access, and so signalization of the Second Access is needed (this will require local widening to accommodate left-turning lanes and queue storage). The north driveway can remain operating as full-movement given the absence of an alternate access to the existing north developments (i.e. Boston Pizza, etc.). However, the Town should work with developers to enable future internal circulation within the developments along the north side of Amy Croft Drive, and eventually provide a full-movements access at the proposed signalized intersection (Second Access). Once this full-movements access is provided, a centre curb median should be constructed along this section of Amy Croft Drive (between Manning Road and the Second Access). Interim Improvements (within 3 years) As further development occurs along the corridor, signalization of the Amy Croft Drive and Commercial Boulevard intersection will be required. This improvement could potentially be phased with the interim extension of Commercial Drive to the north, which is recommended in order to provide access to the proposed school. Similarly, an interim extension of Lanoue Street is also recommended to serve future development within Blocks 2 and 3. Following this interim extension of Lanoue Street, the existing mid-block accesses on Manning Road (between Lanoue Street and Amy Croft Drive) should be consolidated to a single access, which is recommended to be converted to rightin/right-out to improve operations on Manning Road. Long-Term Improvements (likely 3-5 years, depending on development levels) It is noted that despite the short-term and interim improvements recommended above, the intersection of Amy Croft Drive and Manning Road will continue to experience constrained operations along the westbound approach. Further widening at the intersection will be a challenge considering adjacent properties and utilities, and so traffic patterns suggest that diversion via Lanoue Street may be more effective by providing additional routes for traffic, compared to costly additional widening of Amy Croft Drive near the intersection. In the longer term, to enable the remaining developments along Amy Croft Drive, it is recommended that Lanoue Street be extended east to connect with Commercial Boulevard. The interim access on Lanoue Street serving Blocks 2 and 3 is recommended to be converted to right-in/right-out, while a second signalized full-movement access be constructed on Lanoue Street opposite the signalized Second Access located on Amy Croft Drive. Amy Croft Secondary Plan Planning Report (DRAFT) 23 June 28, 2018

30 In addition to the above, the Town should consider further review of active transportation needs and opportunities in the corridor including the potential for bicycle lanes and/or multi-use path, plus sidewalks on both sides of Amy Croft Drive Proposed Road Classification The Transportation Study Update proposes the following road classifications and lane configurations for the study area roads, as follows: County Road 22 Urban Arterial, with County roadway facility lane configuration. County Road 19 (Manning Road) Urban Arterial (north of County Road 22) (currently identified as a Rural Secondary Road), with County roadway facility lane configuration. Lanoue Street Extension (east of Manning Road) Urban Commercial/Employment Collector: the proposed lane requirements consist of a two-lane roadway with auxiliary turn lanes or a three-lane road with a two-way centre left turn lane. Amy Croft Drive (west of Commercial Boulevard) Urban Commercial/Employment Collector: the preferred lane requirements consist of a two-lane roadway with consolidated accesses, including one signalized full-moves access with auxiliary turn lanes and all other accesses restricted to right-in/right/out (currently identified as an Urban Residential Collector Road). A secondary option would be a three-lane roadway with a two-way centre left turn lane. Amy Croft Drive (east of Commercial Boulevard) Urban Residential Local: the proposed lane requirements consist of a narrowed two-lane residential roadway (currently identified as an Urban Residential Collector Road). Commercial Boulevard (north and south of Amy Croft) Urban Commercial/Employment Collector: the proposed lane requirements consist of a twolane roadway with auxiliary turn lanes or three-lane roadway with a two-way centre left turn lane (currently identified as an Urban Residential Local Road (between Amy Croft Drive and County Road 22). The proposed lane configurations remain unchanged from the 2012 study update, with the exception of Amy Croft Drive (Manning to Commercial) and Commercial Boulevard. The previous study update recommended that each of these streets be re-configured to accommodate a two-way centre left-turn lane. However, both Amy Croft Drive and Commercial Boulevard are too narrow (~10 metres) to accommodate a two-way centre left-turn lane without widening the entire length of these roads by 2-3 metres. Rather than undertaking a widening of the entire road (which would be costly), the existing two-lane cross-section can be maintained with auxiliary turn lanes added at major intersections necessitating localized widening only at these major intersections. However, as discussed in detail in Section 6.4 in the Transportation Study Update, the option of maintaining a two-lane cross-section on Amy Croft Drive will only operate sufficiently if the retail/commercial accesses are consolidated/limited and configured as identified in Figure 4.3 (Suggested Internal Local Road Network Concept). 24 Town of Lakeshore WSP

31 Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 (IBI Group) An Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 was prepared by IBI Group to assess a future interim development scenario that was not considered in the Transportation Study Update. This scenario evaluated only the partial build-out of the development lands and considers only the recommended improvements along Amy Croft Drive. The partial build-out of the study area lands is assumed to consist of the following proposed developments (as illustrated in Exhibit 1 of the Addendum): Valente Development: (84 condo units, 34 townhome units, and 8,000 sq.ft. retail GFA); Hotel (110 hotel suites); and School (650 elementary school students, 70 daycare students). The purpose of the Addendum was to assess whether improvements on Amy Croft Drive alone are of enough operational benefit to permit some development. This scenario was modelled given the same lane configuration as the Amy Croft Drive Improvements scenario modelled in the initial Study Update, which included: The West Access will be restricted to right-in/right-out to eliminate conflicts between leftturning vehicles entering/exiting the West Access and the westbound queuing extending from Manning Road. The left-turning traffic attempting to access the development lands is all diverted to the Second Access, which is reconfigured as a signalized intersection with auxiliary turning lanes. The extension of Lanoue Street, and the resulting diversion of traffic from Amy Croft Drive, is not considered in this interim scenario. The interim developments and improvement measures are indicated in Exhibit 8 of the Addendum (and shown in Figure 4.4 below), along with a number of other future development blocks anticipated in the area. Amy Croft Secondary Plan Planning Report (DRAFT) 25 June 28, 2018

32 Figure 4.4 Overview of Interim Development and improvements, (Exhibit 8 Addendum to the Amy Croft Drive transportation Study Update, October 10, 2017 (IBI Group)) The findings of the operational analysis are that overall level-of-service at the intersection of Manning Road and Amy Croft Drive will drop from C existing to D. The westbound through-right turn operates at level of service E, indicating average delay of 55 to 80 seconds. While the westbound through-right experiences these delays, delays remain under the worst-cast F situation (longer than 80s) and the capacity of the movement remains sufficient. Therefore the operations could be described as near capacity, though acceptable. Under the interim development scenario, the Hotel block, Valente Block, School block and Future Development Block 4 may be developed in association with the Amy Croft Drive improvements, the extension of Commercial Boulevard to culminate at a cul-de-sac at the future intersection with Lanoue Street extension, and improvements to the intersection of Amy Croft Drive and Commercial Boulevard. The development of a portion of Future Development Block 3 fronting Manning Road requires the partial extension of Lanoue Street, and the remaining portion of Future Development Block 3, requires the full build-out of the Lanoue Street extension to Commercial Boulevard. The development of Future Development Block 2 requires the full build-out of the Lanoue Street extension. The possibility of implementing a dedicated westbound right-turn at Manning Road was considered, however is not recommended given its anticipated high cost with only marginal operational benefit. If subject to an Environmental Assessment, more extensive improvements such as a double left turn (SBL or NBL) or other lane configuration may also be explored to further improve traffic operations. These could in turn trigger widening of Amy Croft Drive to four lanes. Because the study identified acceptable operations for the long term, subject to the extension of Lanoue Street, it is likely not advisable to proceed with these local improvements. 26 Town of Lakeshore WSP

33 Irrespective of the findings of the Addendum, the long-term requirements to support full-build out of the developable lands, as specified in the initial Study Update, are still recommended. Additional development within blocks 2, 3 and 4 (as labelled in Figure 4.4) will require the extension of Lanoue Street to varying degrees, as detailed in the initial Study Update. Lakeshore School Traffic Impact Study, November 16, 2016 (IBI Group) The Greater Essex County District School Board is proposing a new school on Amy Croft Drive near Commercial Boulevard. A preliminary site plan indicates that the school would access Amy Croft via the north extension of Commercial Boulevard. IBI Group was retained to prepare a Traffic Impact Study (TIS) for submittal with the Preliminary Site Plan. The proposed school and associated road improvements have been considered in the Transportation Study Update, 2017 as outlined above. Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017 The Town of Lakeshore undertook an assessment of the required infrastructure for the Amy Croft Secondary Plan area to provide an overall plan for the future anticipated servicing requirements and provide an opinion of the probable costs for new infrastructure and improvements to existing infrastructure to establish a cost sharing formulae. The Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017, was prepared by Stantec, in support of the Secondary Plan. The following provides a summary of the proposed infrastructure services to accommodate development within the Amy Croft Secondary Plan Area and cost sharing principles Proposed Services Sanitary Sewers The undeveloped areas of the St. Clair Shores Estates subdivision as well as the areas within the Amy Croft Secondary Plan Area will be serviced by connecting sanitary sewers, sized to adequately accommodate the proposed development(s), directly to the existing 300mm diameter sanitary sewer located on Amy Croft Drive and/or to the new sanitary sewer to be constructed along the Lanoue Street and Commercial Boulevard Extension, which ultimately outlets to the Amy Croft Drive trunk sanitary sewer. As outlined in the Assessment for the Infrastructure Component Memo, it is anticipated that the existing infrastructure on Amy Croft Drive has the capacity to serve as an outlet for the new sanitary sewer system Storm Sewer System and Stormwater Management As noted in the Assessment for the Infrastructure Component Memo, the available storage in the lineal drain intended to service part of the Amy Croft Secondary Plan Area is 31,772m 3 as identified in the Hanna, Ghobrial and Spencer (HGS) report. A high-level assessment undertaken by Stantec of the storage volume requirements for the entire Amy Croft Secondary Plan area results in a 50,000m 3 capacity requirement to meet current standards. Amy Croft Secondary Plan Planning Report (DRAFT) 27 June 28, 2018

34 Accordingly, it has been assumed that a stormwater management pond will be required, located in the northeast corner of the Secondary Plan Area, between the rail corridor and the St. Clair Shores Estate Subdivision (shown in Figure No. 2 of the Assessment for the Infrastructure Component Memo). Further, a portion of the previously designed linear pond will need to be converted to a storm sewer to accommodate the construction of the Lanoue Street Extension. Preliminary sizing of the storm sewer was completed for cost estimating purposes. A detailed stormwater management study will need to be undertaken to more accurately determine the stormwater management requirements for the Amy Croft Secondary Plan area and to ensure that they can be met in the proposed facility. Should the proposed stormwater management facility ultimately be the regional facility for all lands within the Amy Croft Secondary Plan area, then the detailed stormwater management report will need to be undertaken in accordance with the Municipal Engineers Association, Municipal Class Environmental Assessment Document for a Schedule B Environmental Assessment Potable Water To service the properties within the Amy Croft Secondary Plan Area, a 200mm diameter watermain and associated infrastructure is to be constructed along the Lanoue Street and Commercial Boulevard Extension. The new watermain will be directly connected to the existing 300mm diameter watermain located on Amy Croft Drive and could also be constructed to the existing 250mm diameter watermain on Manning Road to provide looping of the system. As an alternative, the watermain could be looped with the watermain along Amy Croft Drive through the Manning Development Inc. lands Roads The required road infrastructure and improvements were previously summarized in Section 4.1 of this Report, as outlined in the Transportation Study Update, Summary of Required Infrastructure As summarized by Stantec, the following table (Figure 4.5) outlines the required servicing for each development block within the Amy Croft Secondary Plan area. The blocks that front onto both Amy Croft Drive and the future Lanoue Road extension have been broken into north and south development blocks. Any development that is proposed will require stormwater management, which could possibly be accommodated on site, depending on the proposed use and available block area, however, the expansion of the existing stormwater management pond would be the preferred option. 28 Town of Lakeshore WSP

35 Roll No. Owner Required Infrastructure RKL Animal Healthcare Sanitary, water, storm, stormwater management RKL Animal Healthcare Sanitary, water, storm, stormwater management, road Manning Development Inc. and Ontario Ltd. For north half sanitary, water, storm, stormwater management, road; For south half stormwater management, and possibly water for looping if pressures are insufficient Toth Sanitary, water, storm, stormwater management, road Ont. Ltd For north half sanitary, water, storm, stormwater management, road; For south half stormwater management, and possibly water for looping if pressures are insufficient Ont. Ltd For north half sanitary, water, storm, stormwater management, road; For south half stormwater management, water, road Ont. Ltd For north half sanitary, water, storm, stormwater management, road; For south half stormwater management, possibly relocate storm sewer, water, road. Figure 4.5 Summary of Required Infrastructure, October 10, 2017 (Stantec) Cost Sharing Principles The cost sharing principles and preliminary cost sharing formulae are outlined in the Assessment for the Infrastructure Component Memo, which have been further amended based on additional discussions with the Town. The cost sharing formulae are to be fair and equitable to all participants and the capital costs for provision of infrastructure is to include all applicable construction, engineering, legal and financing costs. The total costs of providing the infrastructure is to be reduced by any subsidies or grants received for the project. Costs for new roads as well as improvement to existing roads as identified by the Town s Transportation Engineer are also included. The capital cost sharing for the new water supply system as well as for the stormwater management facility is based on the proportion of each owner s land holdings (as identified in Figure 4.2, from the Transportation Study Update) to potentially utilize the infrastructure. Amy Croft Secondary Plan Planning Report (DRAFT) 29 June 28, 2018

36 The capital cost sharing for the new wastewater collection and conveyance system will be shared by all properties within the Amy Croft Secondary Plan Area with the exception of Ontario Ltd. (east and west), which would be serviced off of the existing sanitary sewer on Amy Croft Drive. The total cost of the new sanitary sewer system will be split two ways: 50% to the properties north of the Lanoue Street Extension (RKL Animal Health Care Ltd north and south, Toth property) based on the proportion of each owner s land holdings; and 50% for the properties south of the Lanoue Extension (Manning Development Inc., Ontario Ltd., and Ontario Ltd.) based on the proportion of each owner s land holdings. New storm sewer cost sharing will be divided into two portions, one for the sewer along the Lanoue Street Extension up to the stormwater management pond and one for the sewer along the Commercial Boulevard Extension, both of which will be shared by properties abutting the appropriate sewer and the sharing is again based on the proportion of each owner s land holdings to potentially utilize the infrastructure. Costs for the construction of the Lanoue Street and Commercial Boulevard Extension is to be based on the percentage of each owner s land holdings for all properties within the Amy Croft Secondary Plan Area. Costs for upgrades to existing roadway infrastructure required to accommodate the new developments will be proportionally shared by all properties within the Amy Croft Secondary Plan Area with the exception of road modifications to Amy Croft Drive and traffic signalization at Amy Croft Drive and the Sobeys entrance, which are proposed to be funded by the Town of Lakeshore to address existing operational traffic issues on Amy Croft Drive. Furthermore, the Town has committed to contribute approximately a 15% share of the total infrastructure costs equating to approximately $1.0 million dollars towards the required servicing improvements within the Amy Croft Secondary Plan Area. The preliminary opinion of probable costs for the infrastructure required to service the developable lands includes a 10% allowance for contingencies and a 15% allowance for engineering fees, which is to be shared based on the percentage of each owner s land holdings for all properties within the Amy Croft Secondary Plan Area. Miscellaneous costs for geotechnical investigations, topographical surveys, the Amy Croft Drive Transportation Study Update and the amendment to the Amy Croft Secondary Plan will also be shared based on the percentage of each owner s land holdings for all properties within the Amy Croft Secondary Plan Area. It is recommended that the Town take on the role of facilitator with respect to cost recovery. The costs for shared infrastructure are to be recovered incrementally based on the cost sharing formula described in the Assessment for the Infrastructure Component Memo, as well as the phasing of future developments within the Amy Croft Secondary Plan Area. Compensation will be recovered during the development approval process and full compensation will be obtained upon full buildout of the sites. All costs presented in the Assessment for the Infrastructure Component Memo are preliminary opinions of probable cost and the cost sharing for these works is to be based on the final value of construction. 30 Town of Lakeshore WSP

37 Based on the foregoing, Figure 4.6 summarizes the revised breakdown of the infrastructure costs to be shared amongst the landowners, and includes the Town s contributions to a portion of the required infrastructure and Amy Croft Road improvements. The proposed implementation framework for the cost sharing is summarized as follows: Property owners convey lands to the Town required for road right-of-way. o Based on 50% of road right-of-way from each abutting property; and o Remnant lands between Lanoue Street extension and Rock Development Lands to be purchased by Rock Developments and merged with existing property. Town completes overall storm water management report, environmental study within right-of-way and detailed infrastructure design (2018/2019). Town constructs all public infrastructure required for full servicing of Amy Croft Secondary Plan Area including roadway, storm water drainage, water, sanitary, lighting, traffic signals, pedestrian facilities, etc. (goal to complete by the end of 2019). Town contributes $1,000,000 towards municipal share of road, water and storm water drainage infrastructure servicing costs. Property owners contribution schedule: o 15% of their respective assessed total servicing costs by July 1, 2018 (equates to approximately $550,000 from lands south of Lanoue Street extension); o 25% by July 1, 2019 (equates to approximately $925,000 from lands south of Lanoue Street extension); and o Balance of actual costs upon substantial completion of infrastructure works. Town carries costs assessed to lands on north side of Lanoue Street extension (approx. $1.8 million) subject to recouping through development proposals or subsequent other agreements. Amy Croft Secondary Plan Planning Report (DRAFT) 31 June 28, 2018

38 Figure 4.6 Summary of Proportionate Cost Sharing (Town of Lakeshore, June 27, 2018) 32 Town of Lakeshore WSP

39 Downstream Sanitary Pump Station Upgrade Fee Landowners within the Amy Croft Secondary Plan Area will also be obligated to pay the Town their proportionate share associated with the costs to upgrade the downstream sanitary pump station to serve development within the Planning Area. The Town has identified these upgrades to amount to approximately $12, per acre. These fees would be due at the time of building permit application. The actual amount associated with the Downstream Sanitary Pump Station Upgrade Fee will be calculated at the time of building permit application Summary of Infrastructure Component Recommendations The recommendations arising from the Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017, are that the Town of Lakeshore: Incorporate this infrastructure review and cost sharing analysis into the Amy Croft Secondary Plan. Assume the role of facilitator to allow cost recovery to occur. Costs are to be recovered during the approval process for future developments and cost sharing is to be based on the phased development of the various sites. This incremental approach will result in full compensation being achieved upon buildout of the sites. Include the proposed internal road network, improvements to existing roads and phasing contained in the IBI Draft Amy Croft Transportation Study Update, including alignment modifications included herein, in the Secondary Plan. This will allow the municipality to obtain the required rights-of-way during the site plan control process for the remaining developments. Cost sharing for these works are to be based on final costs of construction. Assess costs for construction of new roads and improvements to existing roads to the owners of the remaining developable lands within the study area. Cost apportionment is to be based on each owner s proportion of the remaining developable lands. Undertake an Environmental Site Assessment on the Toth lands prior to determining the location of the Lanoue Street extension. Undertake a stormwater management report for the entire site to confirm if the existing facility can accommodate the unrestricted runoff from the undeveloped portion of the study area assessed to Pike Creek. Since it is anticipated that the existing facility will ultimately become a regional facility, this report is to be undertaken in accordance with the Municipal Engineers Association, Municipal Class Environmental Assessment document for a Schedule B Environmental Assessment. Amy Croft Secondary Plan Planning Report (DRAFT) 33 June 28, 2018

40 5. RECOMMENDATIONS Based on the existing planning context and background work completed to date, the following summarizes the key policy directions for the preparation of the Amy Croft Secondary Plan. Proposed Road Network and Improvements The road network improvements recommended in the Transportation Study Update are outlined in Section The Secondary Plan will identify the required planned road network improvements and road classifications on Schedule D.2 to the Official Plan which are shown in Figure 5.1. The road improvements to be identified on the Schedule will generally include the planned extension of Lanoue Street to intersect with the planned extension of Commercial Boulevard Drive. The proposed internal road improvements identified in the Secondary Plan will allow the Town to obtain the required rights-of-way during the development approvals process. A number of changes to the existing road classifications are proposed to reflect the intended future use of these roads. The Official Plan (Section ) establishes the hierarchy and classification of roads, which provides guidance on their planned function, user characteristics, speed and interconnections. The proposed road classifications consist of the following: County Road 22 Urban Arterial, with County roadway facility lane configuration. County Road 19 (Manning Road) Urban Arterial (north of County Road 22) (currently identified as a Rural Secondary Road), with County roadway facility lane configuration. Lanoue Street Extension (east of Manning Road) Urban Commercial/Employment Collector: the proposed lane requirements consist of a two-lane roadway with auxiliary turn lanes or a three-lane road with a two-way centre left turn lane. Amy Croft Drive (west of Commercial Boulevard) Urban Commercial/Employment Collector: the preferred lane requirements consist of a two-lane roadway with consolidated accesses, including one signalized full-moves access with auxiliary turn lanes and all other accesses restricted to right-in/right/out (currently identified as an Urban Residential Collector Road). A secondary option would be a three-lane roadway with a two-way centre left turn lane. Amy Croft Drive (east of Commercial Boulevard) Urban Residential Local: the proposed lane requirements consist of a narrowed two-lane residential roadway (currently identified as an Urban Residential Collector Road). Commercial Boulevard (north and south of Amy Croft) Urban Commercial/Employment Collector: the proposed lane requirements consist of a twolane roadway with auxiliary turn lanes or three-lane roadway with a two-way centre left turn lane (currently identified as an Urban Residential Local Road (between Amy Croft Drive and County Road 22). 34 Town of Lakeshore WSP

41 Figure 5.1 Proposed Official Plan Road Network Improvements and Road Classifications The timing of road improvements and development will be tied to a phasing strategy which will be established in the Secondary Plan as discussed below. Phasing in Relation to Required Transportation Improvements The Transportation Study Update concluded that as development proceeds, the existing road network and infrastructure will not be able to accommodate the additional traffic. The Secondary Plan is anticipated to include general phasing policies to ensure that development proceeds in concert with the required planned road improvements and construction of the internal road network as identified in the Transportation Study Update, The following summarizes the phasing of the internal road and intersection improvements as a function of the development blocks to be built-out. It is further recommended that the road network requirements and traffic signal warrants be examined in more detail at the transportation study level for each new development proposal. Amy Croft Secondary Plan Planning Report (DRAFT) 35 June 28, 2018

42 Short-Term Improvements Prior to additional development occurring along the corridor, it is recommended that a number of improvements first be completed on Amy Croft Drive, these include: The south driveway at the West Access to the St Clair Shores shopping plaza should be converted to right-in/right-out with the use of a directional island. This improvement will allow extension of the westbound left turn bay at Amy Croft Drive and Manning Road. Left-turning traffic would be diverted from the West Access to the Second Access, and so signalization of the Second Access is needed (this will require local widening to accommodate left-turning lanes and queue storage). The north driveway can remain operating as full-movement given the absence of an alternate access to the existing north developments (i.e. Boston Pizza, etc.). However, the Town should work with developers to enable future internal circulation within the developments along the north side of Amy Croft Drive, and eventually provide a fullmovements access at the proposed signalized intersection (Second Access). Once this full-movements access is provided, a centre curb median should be constructed along this section of Amy Croft Drive (between Manning Road and the Second Access). Interim Improvements (within 3 years) As further development occurs along the corridor, signalization of the Amy Croft Drive and Commercial Boulevard intersection will be required. This improvement could potentially be phased with the interim extension of Commercial Drive to the north, which is recommended in order to provide access to the proposed school. Similarly, an interim extension of Lanoue Street is also recommended to serve future development within Blocks 2 and 3. Following this interim extension of Lanoue Street, the existing mid-block accesses on Manning Road (between Lanoue Street and Amy Croft Drive) should be consolidated to a single access, which is recommended to be converted to right-in/right-out to improve operations on Manning Road. Long-Term Improvements (likely 3-5 years, depending on development levels) In the longer term, to enable the remaining developments along Amy Croft Drive, it is recommended that Lanoue Street be extended east to connect with Commercial Boulevard. The interim access on Lanoue Street serving Blocks 2 and 3 is recommended to be converted to right-in/right-out, while a second signalized fullmovement access be constructed on Lanoue Street opposite the signalized Second Access located on Amy Croft Drive Interim Development Scenario As summarized in Section 4.2 of this Report, an Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 was prepared by IBI Group to assess a future interim development scenario that was not considered in the Transportation Study Update. This scenario evaluated only the partial build-out of the development lands (Valente Development, Hotel, and School) and considered only the recommended improvements along Amy Croft Drive. 36 Town of Lakeshore WSP

43 Under the interim development scenario, the Hotel block, Valente Block, School block and Future Development Block 4 may be developed in association with the Amy Croft Drive improvements, the extension of Commercial Boulevard to culminate at a cul-de-sac at the future intersection with Lanoue Street extension, and improvements to the intersection of Amy Croft Drive and Commercial Boulevard. The development of a portion of Future Development Block 3 fronting Manning Road requires the partial extension of Lanoue Street, and the remaining portion of Future Development Block 3, requires the full build-out of the Lanoue Street extension to Commercial Boulevard. The development of Future Development Block 2 requires the full build-out of the Lanoue Street extension. Land Use The Secondary Plan is not anticipated to result in any changes to the planned land use and Official Plan designations for the Amy Croft area. The Town s Official Plan Mixed Use and Employment designations remain appropriate to accommodate a range of commercial/retail, office, residential and employment uses. Should a development proposal come forward that does not comply with the Town s Official Plan, it is recommended that a privately initiated Official Plan Amendment be considered on a site-specific basis to evaluate the individual merits of the proposed development. Landowner Coordination and Cost Sharing The Secondary Plan should include general principles and policies for landowner coordination and implementing cost-sharing agreements for required infrastructure, including transportation improvements and municipal servicing requirements which benefit all landowners in the Secondary Plan area. This should include recognition of the contribution of those parties in relation to roads and infrastructure which will benefit other landowners in the Amy Croft Secondary Plan area. Benefitting landowners must be required to enter into a development agreement to ensure the equitable distribution of costs associated with these shared facilities. The Assessment for Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017, prepared by Stantec, outlines the preliminary opinion of probable costs for new infrastructure and improvements to existing infrastructure, and a cost sharing formula, which has been further revised to reflect the Town s contributions to a portion of the required infrastructure and Amy Croft Road improvements, which are summarized in Section 4.4. The preparation of the cost sharing agreement and associated details are not being addressed through the preparation of this Secondary Plan, but will be negotiated with the benefitting landowners prior to development approvals proceeding. The following summarizes the recommended cost sharing principles to be addressed in the Secondary Plan policies: In order to ensure the appropriate and orderly development of the Amy Croft Secondary Plan area, and to ensure the costs associated with the development of the Amy Croft Secondary Plan are equitably distributed among all benefiting landowners, development within the Amy Croft Secondary Plan area shall only be permitted to proceed when the Amy Croft Secondary Plan Planning Report (DRAFT) 37 June 28, 2018

44 Town is satisfied that an appropriate cost sharing agreement or mechanism is in place, to address the fair and equitable distribution of costs. The Town is proposed to assume the role of facilitator to allow cost recovery to occur. Costs are to be recovered during the approval process for future developments and cost sharing is to be based on the phased development of the various sites. This incremental approach will result in full compensation being achieved upon buildout of the sites. As a condition of development approval, the Town shall require that appropriate arrangements have been made between the Town and/or benefitting landowners to require the equitable payment for infrastructure or services which are required to serve the Amy Croft Secondary Plan area. This may be implemented through a condition of Draft Plan of Subdivision approval or development agreement. Notwithstanding the above, the Town may continue to process development applications, but will not approve development until such time as the required cost recovery or cost sharing agreements are in place, to the satisfaction of the Town. The Town shall be satisfied that the proposed developments are coordinated to ensure the appropriate provision and logical layout of roads, driveways and infrastructure to serve the Amy Croft Secondary Plan area, generally in accordance with the road network conceptually established in the Amy Croft Secondary Plan. The Town may require a letter of clearance from the trustee of the landowners cost sharing group to confirm that the landowner is in good standing with the landowners group, as a condition of draft plan approval. The development of individual parcels of land should generally not be permitted in the absence of participation in a cost recovery or cost sharing agreement with the Town and/or benefitting landowners, as required. The cost sharing agreements may be registered on title for each participating landowner to ensure that the covenants and obligations of the cost sharing agreement survive any transfer of ownership of the specific parcel of land. As recommended in the Assessment for Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017, the Town of Lakeshore is recommended to: Undertake an Environmental Site Assessment on the Toth lands prior to determining the location of the Lanoue Street extension; and Undertake a stormwater management report for the entire site to confirm if the existing facility can accommodate the unrestricted runoff from the undeveloped portion of the study area assessed to Pike Creek. Since it is anticipated that the existing facility will ultimately become a regional facility, this report is to be undertaken in accordance with the Municipal Engineers Association, Municipal Class Environmental Assessment document (June 2002) for a Schedule B Environmental Assessment. 38 Town of Lakeshore WSP

45 Next Steps The above recommendations have provided the basis for the preparation of the Amy Croft Secondary Plan (Official Plan Amendment). The Draft Amy Croft Secondary Plan is included in Appendix A to this Report. Consultation on the Planning Report, supporting studies, and the Draft Secondary Plan has included numerous meetings and discussions with landowners and stakeholders, as well as a Public Open House, which was held on April 25, The Secondary Plan (Official Plan Amendment) will be brought forward to Council at a Statutory Public Meeting to present the Draft Secondary Plan, and a recommendation to Town Council to adopt the Secondary Plan. Amy Croft Secondary Plan Planning Report (DRAFT) 39 June 28, 2018

46

47 Appendix A: Draft Official Plan Amendment (Amy Croft Secondary Plan) Amy Croft Secondary Plan Planning Report (DRAFT) 41 June 28, 2018

48

49 Appendix A: Draft Official Plan Amendment (Amy Croft Secondary Plan) Amy Croft Secondary Plan Planning Report (DRAFT) 41 June 28, 2018

50 AMENDMENT No. 13 TO THE OFFICIAL PLAN FOR THE TOWN OF LAKESHORE Amy Croft Secondary Plan June 2018

51 THE CORPORATION OF THE TOWN OF LAKESHORE BY-LAW NO (Adoption of OPA No. 13 to the Town of Lakeshore Official Plan) (Amy Croft Secondary Plan) WHEREAS the Planning Act permits municipal Councils to adopt amendments to Official Plans in accordance with the procedure outlined in the Act and corresponding regulations: AND WHEREAS the Council of the Corporation of the Town of Lakeshore supports amendments to the Official Plan as provided herein; NOW THEREFORE the Council for the Corporation of the Town of Lakeshore, in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, hereby enacts as follows: 1. Amendment No. 13 to the Official Plan for the Town of Lakeshore, consisting of the attached explanatory text and map, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the County of Essex for approval of Amendment No. 13 to the Official Plan for the Town of Lakeshore; 3. This By-law shall come into force and take effect on the day of the final passing thereof. READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS DAY OF, Tom Bain, Mayor Mary Masse, Clerk I, Mary Masse, Clerk of the Town of Lakeshore, certify that this is a/the original/duplicate original/certified copy of By-law for the Town of Lakeshore. Dated this day of, 2018 Mary Masse, Clerk

52 AMENDMENT NO. 13 TO THE OFFICIAL PLAN FOR THE TOWN OF LAKESHORE Amy Croft Secondary Plan I, Mary Masse, Clerk of the Town of Lakeshore, certify that this is a/the original/duplicate original/certified copy of Amendment No. 13 to the Town of Lakeshore Official Plan. Dated this day of, 2018 Mary Masse, Clerk

53 DECISION With respect to Official Plan Amendment No. 13 to the Official Plan for the Town of Lakeshore Subsection 17(34) of the Planning Act I hereby approve Amendment No. 13 to the Official Plan for the Town of Lakeshore, as adopted by By-law Dated at Essex, Ontario this day of, 2018 William J. King, MCIP, RPP Manager, Planning Services County of Essex

54 AMENDMENT NO. 13 TO THE OFFICIAL PLAN FOR THE TOWN OF LAKESHORE Amy Croft Secondary Plan INDEX PAGE The Statement of Components... 2 Part A - Preamble... 2 Purpose... 2 Basis of the Amendment... 2 Part B - The Amendment... 3 Details of the Amendment... 3 Schedules - follows... 8 Part C - Appendices... 9 Appendix 1 Amy Croft Secondary Plan Planning Report, June 2018 Appendix 2 Amy Croft Drive Transportation Study Update, September 19, 2017, and Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 Appendix 3 Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017 Appendix 4 The minutes from the public meeting held to consider this amendment attached to the Amendment Amendment No. 13 to the Official Plan of the Town of Lakeshore 1 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

55 AMENDMENT No. 13 TO THE OFFICIAL PLAN FOR THE TOWN OF LAKESHORE STATEMENT OF COMPONENTS PART A THE PREAMBLE does not constitute part of this amendment. PART B THE AMENDMENT consisting of the following text and attached Schedules constitutes Amendment No. 13 to the Official Plan for the Town of Lakeshore. PART C APPENDICES does not constitute part of this amendment. These appendices contain the background information and planning considerations associated with this amendment. Amendment No. 13 to the Official Plan of the Town of Lakeshore 2 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

56 PART A - PREAMBLE Purpose The purpose of Official Plan Amendment No. 13 is to implement the planning and land use directions resulting from the Amy Croft Secondary Plan Planning Report. The Amendment pertains to certain lands within the Lakeshore West/Manning Road Special Planning Area, being those lands generally bound by Manning Road to the west, Amy Croft Drive to the south, the residential neighbourhood to the east, and the CN Rail mainline to the north. The lands within the Amy Croft area, generally consist of commercial and retail uses, including restaurants, the Tecumseh Golf Centre, day spa, animal hospital, and vacant/underutilized lands. The lands subject to the Amy Croft Secondary Plan, total 68 acres (27.5 ha) in area, and are illustrated in Figure 1. Figure 1 Amy Croft Secondary Plan Area The purpose of the Secondary Plan is essentially to update the planning framework, by identifying the planned road network and required improvements to ensure that development proceeds in a logical and phased manner, and introduce landowner cost sharing and coordination policies. The Secondary Plan will ensure that the costs associated with the required infrastructure improvements are equitably shared amongst Amendment No. 13 to the Official Plan of the Town of Lakeshore 3 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

57 the benefitting landowners, and allow the Town to review and respond to planning applications for the development of the Secondary Planning area. Basis of the Amendment There are immediate pressures to develop existing and new properties in the Amy Croft Secondary Plan area. The increase in development interest in the Secondary Plan area has prompted the Town to undertake a detailed planning review of the area. This review has resulted in the preparation of the Amy Croft Secondary Plan. The objective of the Secondary Plan is to establish a policy framework from which to realize the Town s long term planning strategy for the study area and to provide the basis for future development to ensure the efficient use of land and infrastructure. A Secondary Plan is required to address transportation needs for the area, a servicing strategy and a framework for landowner coordination and cost sharing. The Secondary Plan will establish a connected road system to increase connectivity and guide future development. For background information, refer to the Amy Croft Secondary Plan Planning Report prepared by WSP Canada Group Limited (Appendix 1) and supporting background studies, including: the Amy Croft Drive Transportation Study Update, September 19, 2017, and Addendum to the Amy Croft Drive Transportation Study Update, October 10, 2017 prepared by the IBI Group (Appendix 2) and the Assessment for the Infrastructure Component of the Amy Croft Secondary Plan Study, August 30, 2017 (Appendix 3) prepared by Stantec Consulting Limited. Section of the Town of Lakeshore Official Plan establishes the basis for the preparation of a Secondary Plan for the Lakeshore West/Manning Road Special Planning Area. The policies pertaining to the Lakeshore West/Manning Road Special Planning Area are primarily intended to provide guidance in the preparation for a Secondary Plan for the area designated as Urban Reserve Area, south of County Road 22, and the potential for designation of additional employment lands within this area. Development within the existing land use designations is permitted in accordance with the policies of Section 6.0, which includes lands designated Mixed Use and Employment in the Amy Croft Secondary Plan Area. The policies provide that a Transportation Study will be undertaken to make recommendations on required improvements to the road network including access to the Special Planning Area. Access to Manning Road and the associated development will be undertaken in accordance with the recommendations of the Manning Road Environmental Assessment. This is particularly relevant to the preparation of the Secondary Plan for the Amy Croft Area. The amendment removes the subject lands from the Lakeshore West / Manning Road Special Planning Area and includes them within the Amy Croft Special Planning Area. Amendment No. 13 to the Official Plan of the Town of Lakeshore 4 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

58 PART B - THE AMENDMENT Details of the Amendment The Official Plan for Town of Lakeshore, as amended, is hereby further amended as follows: 1. Schedule D.1 Road Classification (Rural Area) and Schedule D.2 Road Classification (Maidstone and Belle River Urban Areas) of the Town of Lakeshore Official Plan is hereby amended by revising the Road Classifications as shown on Schedule 1 Amy Croft Secondary Plan. 2. Schedule A Community Structure, Schedule C.1 Land Use (Rural Area), and Schedule C.7 Land Use (Amy Croft / Manning Road) of the Town of Lakeshore Official Plan is hereby amended by replacing Lakeshore West / Manning Road with Amy Croft, in so much as it relates to the lands bound by Manning Road to the west, Amy Croft Drive to the south, the residential neighbourhood to the east, and the CN Rail mainline to the north. 3. Section 3.4 is hereby amended by adding g) Amy Croft Special Planning Area following item f) of the second paragraph. 4. Section 3.4 of the Town of Lakeshore Official Plan is hereby amended by adding a new Section as follows: Amy Croft Secondary Plan The Amy Croft Secondary Plan area includes those lands bound by Manning Road to the west, Amy Croft Drive to the south, the residential neighbourhood to the east, and the CN Rail mainline to the north. The following policies will provide guidance with respect to transportation, access and servicing requirements and landowner coordination and cost sharing in the Amy Croft Secondary Plan area: Transportation, Access and Servicing a) The existing and planned road network is shown on Schedule D.2 Road Classification (Maidstone and Belle River Urban Areas) and the policies of Section 7.2 apply. An Urban Commercial/Employment Collector Road (Lanoue Street extension), will be constructed to connect Manning Road to the Commercial Boulevard extension, as generally shown on Schedule D.2. Commercial Boulevard, an Urban Commercial/Employment Collector Road will be extended to connect to the Lanoue Street extension. The roads and road improvements will be constructed in phases as build out or future development in the area warrants the construction of the roads and road improvements. An Amendment No. 13 to the Official Plan of the Town of Lakeshore 5 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

59 Environmental Site Assessment shall be required to determine the location of the Lanoue Street extension. b) Future development will be phased to provide for orderly development and shall be coordinated with road and infrastructure improvements and the extension of municipal services. Development will only be permitted when applicable road improvements and internal roadway connections are made that provide the roadway capacity and road improvements to support additional traffic, to the satisfaction of the Town. A Traffic Impact Study will be required for a new development proposal. c) The need for a Traffic Impact Study to support a proposed development may be required at the discretion of the Town as outlined in the Town s Development Manual and will be in accordance with the Town of Lakeshore Corridor Management and Access Control Policy. d) The Town will consider further review of active transportation needs, and opportunities for potential bicycle lanes and/or multi-use path, in addition to sidewalks on both sides of Amy Croft Drive. e) The Secondary Plan area will continue to develop on municipal water and municipal sewage services in accordance with Table 7.1 Hierarchy of Sewage and Water Services and Section Municipal Water and Sewage Services. f) A stormwater management study for the Secondary Plan area is required to determine the stormwater management requirements to serve the Secondary Plan area. The stormwater management study shall identify stormwater quality and quantity measures as necessary to control any increase in flows in downstream watercourses, up to and including the 1:100 year design storm, to the satisfaction of the Town and the Essex Region Conservation Authority. Stormwater management measures shall be installed based upon the recommendations of the stormwater management study, to the satisfaction of the Town and the Essex Region Conservation Authority. The necessary permits or clearances from the Essex Region Conservation Authority shall be required, prior to undertaking any required site alterations and/or construction activities. g) An Environmental Impact Assessment shall be required to assess the significance of any natural heritage features, prior to development or site alterations occurring within or adjacent to natural heritage features, in accordance with the policies of this Plan. Landowner Coordination and Cost Sharing h) In order to ensure appropriate and orderly development of the Amy Croft Secondary Plan area, and to ensure the costs associated with development are Amendment No. 13 to the Official Plan of the Town of Lakeshore 6 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

60 equitably distributed among all benefiting landowners, development within the Amy Croft Secondary Plan area shall only be permitted to proceed when the Town is satisfied that an appropriate cost sharing agreement or mechanism is in place. The Town may assume the role of facilitator to allow cost recovery to occur. Costs are to be recovered during the approval process for future developments and cost sharing is to be based on the phased development of the Amy Croft Secondary Plan area. i) As a condition of development approval, the Town shall require that appropriate arrangements have been made between the Town and/or benefitting landowners to require the equitable payment for the infrastructure or services which are required to serve development within the Secondary Plan area. Notwithstanding, the Town may continue to process development applications, but will not approve development until such time as the required cost recovery or cost sharing agreements are in place, to the satisfaction of the Town. j) For those facilities not of community wide benefit, costs will only be allocated to those landowners who are benefited by the specified work. This may be implemented through a condition of development or a development agreement. k) The Town shall be satisfied that the proposed developments are coordinated to ensure the appropriate provision and layout of roads, driveways and infrastructure to serve the Amy Croft Secondary Plan area, and generally in accordance with the road network established in Schedule D.2. l) The Town may require a letter of clearance from the trustee of the landowners cost sharing group to confirm that the landowner is in good standing with the landowners group, as a condition of draft plan approval. m) The development of individual parcels of land should generally not be permitted in the absence of participation in a cost recovery or cost sharing agreement with the Town and/or benefitting landowners, as required. n) The cost sharing agreements may be registered on title for each participating landowner to ensure that the covenants and obligations of the cost sharing agreement survive any transfer of ownership of the specific parcel of land. Amendment No. 13 to the Official Plan of the Town of Lakeshore 7 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion

61 Schedules Schedule 1 Amy Croft Secondary Plan (Amendment to Schedule D.1 and D.2 of the Official Plan) Amendment No. 13 to the Official Plan of the Town of Lakeshore 8 Amy Croft Secondary Plan June 2018 Draft Issued for Discussion