Amenment #9 Sandwich South Planning Area

AMENDMENT NO.9
tuilt,
{fit*trft* fifi,
to,t{*itL soutL {*'n{
M.M. DILLON LIMITED
*e-
CONSULTING ENGINEEFIS & PLANNERS
NI]VEMBEFI 1S75
I
I
i
-
TABIE OF
Section
CONTENTS
Eead.ing
Page
1.
INTRODUCTION TO THE AMENDi,ENT
f'
2,
FTJNCTION OF THE
2
A.[.1EN DMET.I
T
,
i
I
i
i
I
I
3
BASIS OF THE AMENDMENT NUMBER 9
4. 1 ceneral
4
4.2
4.3
4.4
4.5
i
I
I
I
I
I
I
I
BOUNDARIES OF THE AMENDME}IT AR.EA
Population
Factors Affecting Development
Basic Development Objectives
Capacity of Services
DETAILS OF AMENDMENT Nt'i{BER
6.
9
LAND USE AND DEVELOPMENT POLICIES
6,1
6.2
6.3
6.4
6.5
Land Use Policy
4
4
5
5
6
7
9
9
Policy
servicing Policy
Roads
20
22
Implementati-on
Interpretation
28
IV
Section 1
i
i
t
I
I
INTRODUCTfON TO AMENDMENT NUI4BER
official PIan Anendment Nunber t has been prepareal by Planning
Board to provide detailed land use and developnent policies for
an area udiich wilL be subjected to an accelerateal rate of
grolrth in the nea! future. This amendment lrill guide and direet
such growth in a logical anal orderly rnanner.
The Text and Schedules iAtr, iBo and rrc'r constitute Amendment
Nurber 9. This amendnent shalI be adopted by the Tovrnship of
Sandirich South as an amendment to the Official Plan of the
Sandrrich South Planning Area and r,,i11 serve as a Secondary PLan
for the Hamlet area in the north-east sector of the Township.
Also j-ncluded with the anendrdenl are technical appendices r,rhich
do not form part of the Anen&nent but proviile backgrounal
information in support of this document.
amendment shall
Boaral anal whereve! it
be subject to continued revietrs by Planning
is found necessary to keep abreast of
changes and trends, the official PIan of the Township of
Sandvrich south shall be further amended.
This
t
I
I
I
I
I
I
I
9
1
i
i
i
i
i
i
I
i
I
t
I
I
I
t
I
sect.ion
2
FUNCTION OI' THE A}IENDMENT
This amendment establishes the policies for developnent in the
Hanlet area in the north-east section of the Township of
Sandwich south, Policies sha1l provide a framework for future
growth in a way which minimizes conflict betlreen established
The policies also provide for
anal future lanal use activities.
sufficient development !o assist in the financing of the
proposed t{rater and sanitary servicing schemes,
This amendment to the Official Plan of the to!,,nship of Sandwich
south, being a seconalary P1an, is a le9a1 docuhent, but does
not in itself control or regulate the development of ]ands by
private interests. Once in effect, however, the I{unicipality
may not pass by-1aws or undertake Publi-c \,rorks contrary to the
policies of the amendment. The Plan will guide municipal
administrators and prj-vate interests to ensure the most
desirable forn of development.
Ihis amendment !.i11 provide a basis for the prograluning of
future municj-paI services such as roads, schools, parks, $aater
supply, storm anal sanitary sewers. This planning Program will
result in the provision of more aalequate services in the most
economical nanner. Private interests in the Amendment Area will
be made a'ware of the future development policies of the
nunicipality so that private devefopnent operations can be
planned t{/ith more certainty and in accoralance hrith an overall
development strategy.
I
t
t
t
2
J
I
I
t
,
,
,
i
i
I
t
I
r
I
I
I
I
I
I
Section
3
BOUNDA.RIES OF THE A}IENDMENT ARIiA
The subject lands of this amendment, being the Secondary Plan
Area, are located in ttle north-eastern secto! of the Township
of Sandwich South in the County of Essex. The Plan Area is
approximately bounded on the north by Provincial EighlJay *2
anil the Town of Tecumsehi on the east by farn lot 153 and
East Town Line Roaal; on the south by Pike Cleek and a limit
400 feet south of Courty Road *42, and on the west by faln
lots l-47 and 148 and by a limit ofoo feet west of Banwell Road.
Section
BASIS OE
4
A.I4ENDMENT }IUMBER 9
General
I
I
I
I
I
I
I
The Policies of this Amendment Number t have been
developed to achieve a number of basic objectives.
background for the formul-ation of these objectives,
surveys of public opinion, existing land use, and
services have been unalertaken. These are contained 1n
the Appendix seclion of this amendmeot.
Population
the l4inistry of the Environment has projecteal the population of the amendment area on the basis of a fi.ve per
cent compormdeal annual growth rate. The Provincial
Sewage Works Design Report' for the amendment area
estirhates the 1974 population to be approximately 1,500
persons. Population for the amendr0ent area is forecast
in the design report as follows:
T
1,500
2 ,4oo
2,A00
3,500
4,000
197 4
L978
L9 A2
i
I
I
I
I
I
POPULATION
YEAR
1986
r990
In oraler to
sanitary
acconmodate the design populatioh of the
sewage scheme and for economic reasons. it is
necessary
to provide for additional residential develop-
ment raTithin the amendment area.
MinistvA af the Enri-"onnent, P"ooituciaL Seaage Vo"ks 1-0373-72
Desi.gn Repo"t, loanahi,p of Sandul:ch South
4
.I
4.3
4.4
Factors Affecting Developnent
(a)
is locateal irithin cohJnuting
distance of the City of Flindsor. The denand for
residential housing as l1le1l as conmelcial and light
industrial property will be influenced by the easy
access to Winalsor.
(b)
The installation of sanitary and storm water alrainage systems and the ihprovenent of the potable water
supply systen !,ill attract future development to
the amendment area.
(c)
the city of Winclsor anal surrounaling
conutrurities with the conpletion of the E. C. Row
Expressway irill be adequate to serve future tlevelopment i.n the area.
The arnenalment area
Road access from
Basic Development objectives
(a) To encourage developnent in this area of the Township r^,ithin the linits of the aftendment area as
designated on Schedule "Bn, Land Use P1an.
(b) To provide for popu]-ation grovrth to the linj-ts of
the design capacity of the available services.
(c) To encouragre the growth of collllflercia]- and light
service industrial development along County Road *42.
(d) To retain the rural, illformal character of the
Banlet by developing large lots t^'ith frontage
similar to that of existing lots,
(e) To provide for the recreation anal open space needs
of present anil future loca1 inhabitants by providing
for sufficient park lands.
4.5
Capacity
of services
Sanitary sewers j.n the
i
i
area have been designed
to servj-ce an ultinate resialential population of 5,500
Persons as well as conmelcial and industrial uses
equivalent to a population of 1,760 perons. It is
antiqipated that lands designated for residential use in
this amendment will result in an ultimate population
gros,th to approximately 5.300 persons.
amendment
The remaini.ng sewage capacity is
and commercial/industrial use.
i
I
i
I
6
available for commercial
Section
5.r
5
DETAILS OF AMENDI{ENT NUMBER
9
Schedute "A" to the Official PIan of the aowrship of
sandwich South is hereby amended by:
(a) redesignated from "Eanlets" to "Official Plan
9" the lands sholvn as "Change to
Official Plan amendment Nuinller 9" on Schedule nA.
of the Anendr0ent, attached hereto;
Anendaent Nurnber
(b)
ledesignated from "Intlustrial Arean to trOfficial
Plan Aroendnent Nunber 9" the lands shotn as nchange
to Official Plan Amendment Number 9n on schedule nArr
of the Ahendment, attached heretoi and
(c)
redesignated from "Rural Areas" to "Official Plan
Amendment Nunber 9" the Iands sholrn as "Change to
Official Plan Amendment Nurdrer 9" on Schedule {A"
of the Amendment, attached hereto.
The Official PIan of the Township of sandwich South is
hereby ahended by the addition of Schedule 'Bu, "Land
Use Plan - Official PIan Anend[rent Number 9r' anal
Schedule nC", "servicing Pfan - Official Plan Amendment
Number 9".
5.3
The Officiat Plan of the Township of Sandi,rich South is
hereby amended by the adalition of a section rt6.0n
entitl-ed "offi.cial Plan Amendment Nuhber 9 - f,anal Use
The policies aid schedules
anal Development Policies".
A, B, and C of the amendment wiII supercede those policies
and schedules of the Official Plan of the Sandwich South
Planning A-rea pertaining to the Amendment l{rea.
7
I
:=-.---_
I
t
8
I
I
I
T
I
I
I
I
I
I
I
I
I
I
:
sl4oTro] se pear lreqs
puP 0.9 uoTlcas 6urao11o, qlnos qcTApues l:o d-tqsuaoJ
oql Jo upTd Ielc-lTIo aqf 01 pappe eq TTeqs 0'9 uorlcas
I
I
I
i
i
i
I
i
i
I
t
t
t
I
I
I
t
I
a
I
I
I
Section
5.1
IAND USE AND DEVELOPI,IENT POTICIES
6
Land Use Policy
6.1.r ceneral
The land resources of the ameodment area shal1 be
developed in accorilance with Schedule "Br' rrhich forms
the Land Use Plan of this doclment and designates Lhe
Residential. Cornmercial. Commercial/Industrial, Open
Space and Environnental Protection categories of land
uses. Policies and provisions governing this use of
Iands
(rithin these designations are described in the
following sub-sections.
Existing agricultural uses shal1 be pertnitted to continue
on undevel,oped lands unti-l such time that such lanals are
developed for the designated land use. The estabLishment
of new agriculturaL practices other than crop product.ion
shaIl not be pernitted ra,ithin the amendment atea.
effect of noise from aircraft using the windsoa
Airport will be taken into consialeration in the revie!.,
of development proposals in the a[endment area. The
culrent policy of the Ministry of Housing will be used
in determining appropriate fanal uses and suitable
conditions to govern developments in the noise zone.
The
In view of the deficiency of alata concerning the future
of the runway facil"ities, noise zones cannot be included
aL this time. When the airport study and noise zone data
becomes available, it will provide part of the development review crateria for the ahendment area.
9
)
I
I
i
t
t
t
I
I
i
I
I
I
r
t
t
I
6.1.2 Residential
of land designated Residential shall
be for 1ow density residential uses, for vrhich ful1
The predoninant use
municipal services including storm drainage systens can
be hade available. In addition, such uses as serve, or
are complenentary to, the basic residential use, shall
be per-mitted on a limited and controlled basis.
The following
policies shall apply to the area designated
Residential.
(a) Permitted uses are single fanily residential units,
constructeal one per lot, home occupational uses,
public and institutional uses anal a limited nunber
of local convenience uses.
In consideri.ng rezoning applications for loca1
convenience uses, Planning Board and council will
have regaril to the following:
- that the proposed use be located on a Collecto!
per schedule "8",
- that the proposed use is necessary to the
neighbourhood and wilL not cause a surplus of
sini]ar uses in the amenalment areai
- that the proposed use nill function as a local
convenience use servicing prinarily the imediate
Road as
neighbourhood, and
- that the proposed
use be adequately buffered from
adjacent residentia.I uses by means of Landseaping
and aalequate setback.
T
I
T
f0
I
I
I
,
I
i
i
t
i
i
I
i
i
,
i
i
i
a
I
(b)
permitted, provided
they are compatib.Ie with the prealominant residentiat
uses and do not aclversely affect the residential
character by obtrusive lighting, signs. parking,
traffic, outdoor storage or other evialence of
comnercial or industriaL activity and provided that
the home occupation use remains secondary to the
llome occupation uses shalL be
residential
use.
(c) Adequate off-street parking shalL be provided for
all permitted uses.
(d) Development will generally be by Plan of Subdivision,
buL, as the development of excessively large exj.sting
lots is essential for the complete development of
the a$endment area, severance of land uDder the
provisions of Section 29 (7) of The Planning Act,
Rso 1970, sha1l be per.nitted as follows t
(i)
The frontage of a residential lot created
by consent shal1 generally not be less than
75 teeL; and the minimum lot area shalI be
10.000 square feet.
(ii)
I,lhere the 75 foot frontage requilement cannot be met, up to a 208 deviation from this
leguirement may be permitted, provided that
the lot size is not less than 10,000 square
(iii)
Notwithstanding paragraph (ii), ia,here Planning
Board aleems it necessary in the interest of
preserving the qharacter of the neighbourhood,
lots having a frontage greater than 75 feet
nay be required.
11
i
i
i
I
I
(
ft"l,
t
I
I
I
iv)
(vi
)
I
t
I
I
I
I
I
dedication of lanal or cash in lieu of Iand,
as established by the Municipality.
Council nal' esiablish impost charges for
Iot developr.lent to recover munj-cipat costs
of servicing
(e)
The following
ment of lands
/ol)
i
I
t
a severance application aloes not meet.
the requirements of the implementing Zoning
By-law, the consent !ri1l be granted only
subject to rezoning or a minor variance.
Lanal severances \,rill- be subject to a park
Where
development.
policies sha1I appLy to the developby Plan of Subdivision:
The frontage of individual l-ots created by
Plan of Su.bdivisj.on shaI1 generally be 75
feet but may be realuced below 75 feet to
acconmodate design constraints. The average
frontage of all resid.ential lots in a Plan
of Subdivision shaI1 not be J-ess than
(ii)
(iii)
75
feet.
The density of lots shall not exceeal 4lots
per acre, inclusive of roads.
ApprovaL of plans of subdivision shaLl- be
subject to the provision of a 5 per cent of
gross lancl dedication or cash in lieu thereof
to the Municipality. subject to the approval
of the I,linister, as set forther in Sections
33 (5) and (B) of The Planning Act, RSO 1970.
Where cash in 1i.eu of the required parkland
dedication is receiveil, the equivalent cash
value of the 5 per cent parkland dedication
12
i
to be paid by the developer shal1 be the
fair market value of the land as if it were
fuLly serviced and subdivided into individual
lots available for sale.
a
i
(f) Natural features and tree cover shall be retained
where possible, and incorporated into the overall
development scheme.
I
(s)
Mobile hoEes shal.l- not be permitted.
(h)
Policies \.ri11 be
by Restricted Area
By-Iaw. Regulations inctud.ing miniBlum frontage,
Iot depth, side yards, lotaea, and minimum gross
floor area r^,i11 be specified in the implenenting
impl-emerlted
Resbricted Area By-Iah,.
In the Residential designation a number of commercial
uses exist which Council r+,ishes to recognize as such.
I
These include the Pink Haven Motel, Kent Safety
Equipment anil Machinery and the She11 and Sunoco
Service Stations, a1l on County Road +42, and the
Shawnee Steak House and Tavern and tindquist Bros.
i
i
Bait. Company, both on
Shawnee Road.
These uses may be recognized. in the implementing
zoning By-lai,7, though they are in a Residential
des
I
ignation.
(i)
Building pemits \di 11 be issued in compliance with
the Building By-faw, and the Restricted A.rea (Zoning)
By-law of the Township of Sandwich South.
(i)
The cost of servicing neli developrnent shaLl be
borne by the developer.
i
I3
i
I
I
i
i
I
i
I
I
i
i
t
I
r
i
I
6.1.3
CommerciaL
The predominant use of land designated Cormerciat shall
be for the buying and selling of goods and services.
fhe policies to be considered in the development
Commercial uses are as follows:
(a) Permitted uses include those Comtercial uses \a,hich
serve primarily the amendaent area and adjacent
rural residents anal can be incorporated in a neighbourhood shopping centre. A site in the order of
15 acres is designated Cormercial on Schedule rrB,
of this plan to accoru[odate service retai-I space,
a supefinarket and other retail outlets not requiring
outcloor storage facilities.
(b)
A11 development sha1l be fully serviced by municipal
sewers, water supply and storm alrainage systems, to
be installed by the developer at hisom er<pense.
(c) To discourage the development of a shopping centre
of regional magnitude, tl'!e Cormercial area sha11 not
be developed as one unit, but rather in individual
commercial establishments or groups of retail outlets
and,/or service developments. I-ots in the Cornroercj.al
designation shal1 not exceeal 5 acres in size inclusive of parking, pedestrian access anal delivery
facilities. The maximum building coverage of a lot
shal1 not exceed 303 of the lot area.
t
(d)
J
Adequate off-street parking irill be provided foi.
uses within the Commercial designation.
(e)
Adequate
I
I
I
buffering shall be provided to adjacent
residential uses.
l4
I
(f) The Commercial Policies contained herein nill
be
inplenented by a Restricted Area By-Iavr, and by the
approval of a Site PIan by CounciL. Regulations
including minimrrm frontage, Iot depth, side yards,
lot area, minimum gross floor area, and parking anal
foading lequirements will be included in the
impfenenting Restricted Area By-lari,.
(9) Setback and parking requirernents vri1l be covered in
the implementing Restricted Area By-law.
(h)
The Building Inspector shall be satisfied that
construction methods and materiafs corply with the
Toranship Building By-law prior to the issuance of a
Buildihg Permit.
6.1.4 commercial/Industrial
of land in the area designated
Commercial/Industria.I shalt be for vTarehouse, wholesale
conrmercial and light industrial uses which are compatible
rrith adjacent uses. Heavl' manufacturing uses are not
The predominant use
permitted.
The
policies to be considered in the development of
Corunercial/Industrial uses are as fol-lo\4rs:
(a) Permltted uses include those uses vhich require
high$ray access as well as a large storage or display
area for successful operation. These incluale autonobile sales and service facilities, light nanufacturing, lrarehousing, wholesale estabLishments,
wholesale retail outlets, factory sales outlets. a
bank and building material 6upp1y.
l5
of display and storage
facilities permitted wilL be subject to the revie!,
and discretion of Planning Boaral and Council.
The location and type
Accessory
permitted.
(b)
office and conmercial uses are also
Comflercial uses
to serve the workers in this
Conmencial/lndustrial area shaI1 be permitted,
including eating establishments, service stations
anal variety stores.
(c)
industrial uses, wrecking yards, salvage yards
or construction yards requiring extensive outside
storage and generators of extensive heavy-truck
traffic, will not be perfidlted in the commercial,/
Heavl.
Inalustrial area.
(d)
fully serviced by municipal
sewers, water supply and storm drainage facilities
to be provided by the developer at his ovrn e).pense.
Where improvernents to existing ae$/ers, water supply
Development shalL be
and storn drainage are requireal, such improvements
sha1I be paid by the developer.
(e)
Adequate
off-street parking and loading space sha1l
be provided.
(f)
of uses vrhich would harmfully
pollute the air, or qrater, or create excessive noise,
or are of an obnoxious nature, or incompatible with
the surrounaling residential uses vrill not be
The establishment
permitted.
16
(S) The Conmercial/Industrial polj-cies contained herein
shalL be implemented by a Restricted Area By-Iai,,
and by the approval of a Site Plan by Council.
(h) The local Building fnspector sha1l be satisfied
that construction methoals and naterials comply lrith
the Tolvnship Building By-law prior to the issuance
of a Buj-1ding Permit.
6,1.5 open Space
of land designated Open Space shal1
be for outdool recleation, conservation, ot parkland,
anal may be developed to provide conrmunity reqreation
facilities.
The predominant use
The policies to be consialered
Space areas ale as foLlows r
in the development of
Open
(a)
Permitted uses sha11 include conservation, recreation, stolm water collection areas and the developrnent of community recreation facilities.
(b)
The establishment
(c)
Adequate off-street palking sha1I be provided
.recreat j on or open space areas.
(d)
to the i,Iunicipality of the
Township of Sandrrich South shall be required as
part of future subdivision agreements bet\,reen Council
and private developers. Such dedications shal1 not
be less than 5 per cent of the gross residential
area of the proposed plan.
of cormercial recreation facifities
shall be permitted vrhere such use \dilL benefit the
overall cornmunity.
Open Space ded.ications
t7
for
by the Torrnship in lieu of the 5 per
cent parkland dedication sha1l be used to finance
the purchase and improvement of parks anal recreation
projecLs in the Totrnship.
Cash received
(e) Palklands and recreation areas shall be integrated
irith school sites where possible so that optimum
use may be derived from pubfiqly owned Land and
facilities.
i
i
i
Policies nifl be inplemented by Restricted
Area By-Iaw and through land dedicati.ons lrhen
su-bdivision plans are approved.
(f)
Open Space
(9)
!,rhere
a 5 per cent land dediqation is provideal by
the developer as a condition of subdivision approval,
such lanal shall be landscaped and prepared to the
satisfaction of the Township at the aleveLoperrs
expense prior to the assrrmption of such lands by
the Township.
6.1.6 Environmental Protection
Ar.ea
The Environnental Protection designation inqludes land
having envj-ronmental development hazarils, including
floodplain and steep slopes. Uses permitted under such
designation are Linited to public or private parks, outdoor recreation, agricultural or forestry uses and the
conservation of soil or wildlife.
i
i
i
I
I
vlhere land is delineated as "Envilonmental Protection"
on Schedule "B", the purpose is primarily for the preservation anal conservation of the naturaf environment anal
as a protection of adjacent lanal uses from physical
hazarals or their effects.
It is the policy of this amendment that development of
permanent structures or buildings shal1 not be permitteal
in the vicinity of Pike Creek. Until such time as flootlplaih mapping has been prepared, the construction of
buildings is prohibited $rithin 50 feet. of the top of the
bank as shown on Schedule "8" of this ahendhent. This
Policy shalL be implemented by means of a Restrictecl
Developnent Zone in the implementing Restricted Area
By-l-a'.r.
within the Environnental
Protection designation, provision shalt be made for
an easement along the drain for the purpose of
periodic cleaning of the drain, as required by the
lJhere permitteal uses are developed
Tolrnship.
i
i
are considering an
applicatioD for the redesignalion of Environmental
Protection A.rea, they shaLl consult with the Ministry of
Natural Resources anal the Conservation Authority and have
consideration for the general policies of this ar0endment
and the follo$ring cr iteria:
(i)
The existing environmental anal/or physical
Where Planning Board anal Council
hazarals;
(ii)
(iii)
The
potential impact of these hazards;
The proposed methods by which these impacts may
be overcome in a manner consistent rrith accepted
engineering techniques anal resource management
practices;
(iv)
i
and
That an easement along the drain is retained
requireal by the Tovmship for the purpose of
periodic cleaning of the alrain.
as
I
!{here ner^r development is ploposed on a site, part of
\rhich has physical limitations or hazards, then such
Environmental Protection area shall not necessarily be
acceptable as part of the 5 per cent park dedication
under The Planning Act. A11 lands dedicated to the
municipality for publj-c pr.Eposes shall be conveyeal in a
physical conalition satisfaclory to the municipality,
6.1.7 ontario Hydro Right-of-way
The Ontario Hydro right-of-vray as sho\dn on Schedule nBrl
of this amendment passes through the central portion of
the amendment area,
The right-of-way is under the jurisaliction of Ontario
Hydro and use of such lands for uses other than trans-
mission lines or recreation uses is not pernitted. ?his
Hydro r.ight-of-t1,ay nay be used for reqreation activities
which do not conflict with use of this corridor for
transnission line purposes. Such uses as lralki.ng trails,
bicycle paths, active recreation areas and parklanal \ j.11
be pernitted subject to the regulations and approval of
the ontario Hydro Corporation anal the !,lunicipatity.
6.2
Roads
Policy
The road
is
baseal
(a)
pattern as shown on Schedule "8" of thj.s Plan
on following considerations t
of large volurnes of traffic through the
interior of the amendment area \diII be discouraged,
Movement
(b) The interior road pattern will facilitate the
oralerly flor,, of traffic aenerated prinarlly by
l-ocal residents.
20
I
i
i
i
a
I
(c) Adequate road access will be provided to and from
the interior of the Hamlet.
6.2.1
P.oad
Cl.asslfication
The roads which serve the a$endnent Eea are classified
on Schedule "8" of this PLan according to their pl-anned
function. Where lanal j-s required for roaals which
presently do not exist or for i{ideninfJs or extensions,
such rights-of-!,ray sha11 be obtained by neans of land
dedications made in accordance with conalitions of
approval of applications maae unaler section 33 (5) of
The Plannlng
Act,
Rso 1970.
The follor,ring desciiptions apply to the classification
of roads as shown on schedule "B" of this PIar,
I
(a)
i
I
I
I
i
I
I
Roads
Roails are designed to facilitate through
movements of medirm volumes of traffic on 2 to 4
lanes, and provide fimiteal access to adjacent
properCies. A minimuD right-of-v,ray of 86 feet is
I
I
i
Arterial
Artelia1
required.
(b)
Col-lector
Roads
colLector roads are designed to collect anal carry
Local traffic to arterial roads, d.istribute traffic
to 1ocal roads anal provide access to atljacent
properties. Generally colLectors are two lane roaals
anal have a mj-ninum right-of-rrray width of 65 feet.
nhere the nidening anal improvement of collector
roads is necessary abutting ne!"I developments, the
developer shaI1 dedicate the lequired right-of-way
2t
for
such widenings, and bear the cost
necessary improyemenls.
of the
St. Alphouse Avenue, Shavmee Road
and Intersection Road function as collector roaals
in the ameniLnent area. Rights-of-way of 66 feet
will be required for all collector roaals except
Intersection Road whi-ch shall have an 86 foot rightLesperance Road,
I
,
i
of -!,ray.
Future traffic is not considered to be of sufficieny
volune to warrant 86 foot rights-of-way for co11ectors with the exception of Intersection Road.
I
i
(c) Local
existing and proposed roads in the
amendment area function as local roads. Their
purpose is prinariLy to provide access to abutting
properties. These roaals are two-Ianes, with a
ninimum right-of-way width of 66 feet.
The remaining
i
a
I
I
Local roads will be constructed in future subdivisions by the developer to the specifications
set forth in the Subdj-vision Policy established by
Council as amendeal from time to time, subject to
Section 33 (6) of The Planning Act, RSO 1970.
a
i
a
I
a
i
i
Roads
6.3
servicing Policy
nunicipal water anal sanitary sewer services to be
provided in the amenilment area are sho\ih on Schedule "C".
The provision of services to the aflendr'dent axea is baseal
on the follo\ding consiilerations:
The
(a) Pollution abatement from existing development in
the Hamlet;
22
t
I
(b)
t
and
(d)
alevelopment
Sewers
Sanitary sewers convey sanitary r\raste and/or storm water
which.does not meet the current Ministry of the Environment standards
for
open watercourses.
sanitary sewers will be constructed in the amendment
area in two phases, Phase I will include the installation
of sanitary selrers to serve all existing development. The
cost of such services r^'il1 be f.inanced by the Tolrnship.
Phase II !,/i11 include the extension of sewers as required
for new developmenti these extensions I^rill be financed
by the developer.
i
i
Provision of over-sized trunk mains extensions to serve
areas outsiale the amendment area may be made, subject
to an amendment of the existing sewage lTorks Agreement
r
i
I
I
I
r
in the amendment area shall
be permitted only on fuI1 services, naxrely, sanitary
services, piped lvater and storm drainage facilities.
Al1 future
6.3.1 Sanitariy
t
i
i
for future growth within the
(c) Provisions for a safe potable irater supply for the
entire Eamlet and adequate water fol fire protection;
i
I
I
I
I
Adequate provision
Hamlet;
for
6
.3.2
sewage
coltection and treatment,
Stofln Drainage
Storm sewers are designed to.convey so1ely surface runoff and grounal water which meets current Ministry of the
Environment standards for open water courses.
I
I
Storm drainage syste$s may consist of storm water retention ponds alld enclosed set/ers. The developers of new
residential, comrnercial and cotunercial/industrial uses
ra,ithin the anendnent area r,/i11 be required to provide
aalequate storm drainage facilities in accordance with
current Ministry of Transportation and CoEEnunications
and Ministry of the Envirorr.nent standards, This may
require ovelsizing of trunks to accorunodate upstream
improvements, anal may also require downstreat improvements, in accoralance lrith a l,laster Plan to be prepared
by the Township. where iEprovenents to existing municipal
drains are required to facilitate adequate stolm alrainage
of new developments, the cost of such improvements shalL
be borne by the developer.
I
I
I
I
I
I
I
I
Provision shall be made in new developments for the
cleaning of open drainage channels r^ihere they exist.
Easements shaI1 be maintained along such ditches as
required by the Tolvnship for periodic cteaning of such
municipal drains.
a
of uses which by their nature tri11
increase the velocity and vohime of storm !,7ater lunoff
shalt only be permitted where provision is maale to
accommodat.e the storm \,/ater in a storm drainage systern
lrhich does not interfete with adjacent farm uses, or
their drainage systens, and where aalequate easement is
retained for cleaning and malntenance of the drain.
The establishment
I
T
I
t
r
I
I
I
6.3.
3 Water
The
witl
Supply
r^,ater supply systern in the amenalment area
be improved and expanded by the construction of he\^/
existing
supply and distribution watermains from the Torarn of
Tecunseh as described in the "Tor\,nship of sandwich south
24
t
I
water Supply from the Tecuiseh Public Utilities
coruflission" Report.
I
I
I
I
t
i
I
I
i
t
where new subdivj-sions are proposeal, the developer shall
extend trunk watemrains to the development anal construct
an internal water supPly distribution system to serve
the nelr development j-n accoralance \rith Ton nship
stanalarals.
6.4
6, 4.
Implementation
1 ceneral
This amendnent shalI be ihplemented by means of Lhe
po!,rers conferred on the ToirnshiP of Sandwich South
Planning Board, by The PLanning Act, the !4uniciPal Act,
anal such other statutes as may be apPlicable.
A Restricled Area By-Iae, d1a1I be aalopted by the toh,nship
of sandrrich Soulh for the purpose of implementing this
official PLan Anenalment. In addition, this amendment
shall be implenented by legislalion pursuant to the
Municipal Act. and by means of public works and caPital
works program as may be undertaken by the Tovmship of
Sandwich South.
a
6.4.2 Restr.icted Area (Zoning)
I
The Zoning By-Lavi
a
I
of the
:
ToenshiP
of
Sandwich South sha1l
be amended in accoralance rrlth the land designations anal
policies contained in this arendment, anal shatl establish
regulations to control the use of land, character,
use of buililings anal structures.
I
T
By-far.,
25
and
I
I
I
I
I
I
I
Holding zones under the provisions of Section 35 (a)
of The Planning Act, RSO 4970 !tray be used in the
implementing Zoning By-l-aw.
6.4.3 Subdivision and Part-Lot Control
Land alevelopment shall generally take place by Plan of
Subdivision. Under circumstances vrhere a plan of subdivision is not necessaly for the proper and orderly
development and rdhere not more than three new l-ots will
result, consent to a land severance may be granted in
accordance uith the following consent policies:
(a)
a
I
I
I
I
I
I
a
I
I
I
I
Consents sha11 be granted where
able lots may be createal by the
additional servicedivision of existing
fots having suffj.cient frontage and&pth.
(b)
Consents shall be granted cnly where the land fronts
on an existing public road ctr acceptable standard.
Where a pu-b1ic road has not been constructed, but
ls shoqTn on ScheduLe "8" of the P1an, a decisj.on on
consent rrill be held over until such time that a
public road is constructed to serve the area in
question.
(c)
shalf be granted for the trurpose of infil"ling in built-up areas nhere new lots can be created
by the division of larger lots.
Consents
(d) The number of ne\,v lots created by consent sha1l
generally be limited to three, llhere more than
three new lots would be created, the creation of
such shal1 be by Plan of Subdivision.
26
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
a
I
I
I
I
for parcels of land
adjacent to a road from irhich access is to be
obtained, vrhere a traffic hazard would ensue unless
this hazard can be eliminated.
(e)
Consents shlal-I not be granted
(f)
Where
a new roaal is lequireal to selve nenr deveLopment, such aleveloproent shal1 occur by plan of
su-bdivision rather than by way of individual land
severances, anal the required rrfaal shal1 be constructed
by the developers as a condition of the Subdivision
Agreement,
6.4.4 Plans of Subdivision
It shall be the policy of the Township of Sanilwich South
to recommend to the Uinister 6r approval only those plans
of subdivision which conply with the foLlowing policy:
The subdivider shall agree to enter into a
Subdivision Agreement with the Toi,rnship of
Sandwich South prior to reLease for regis-
tration of the PIan of Subdivisicn,
as
required by the Municipality.
Subdivision Agreements shall be registered
against the title of the property subject
of the Subdivision Agreement.
6.4.5 Public
Works and Capital works Program
of Sandwich South vrill be responsible for
the control of the development of water supply and
sanitary ser{rage works for the amendment area ahd for the
development of paiklands, roads and storm drainage
systems in order that future deveLopnent can occur.
The Iownship
27
I
I
I
lhe costs of extending services for the purpose of
serving new alevelopment in the amendfient area sha1I be
borne by the developers. Provision shalL be hade in
Subdivision Agreements for the To!,rnship to recover the
cost of works that are unalertaken by the Township to
facilitate new development.
shall, from time to time, establish subdivision
poLicy by resolution, j-ncluding impost charges for tot
development. Included in the impost charge will be an
allocation rrith respect to the sanitary services developed
CoirJrcil
$rithin the
anendment area.
6.4.6 Pubtic Information
To inforn the general public as to the poLicies and land
use designations containeal in this amendment, Council
shalI, upon recej-ving the Minister's approval of this
document, reproduce this amendment and make it available
to the public upon reguest.
6.5
Interpretation
6.5.1 Land Use Bounalaries
anal Roads
as sholrn on Schedute r'B" of this Plan
should be considered as approxiBate, and absolute only
lrhere bounded by fixed features such as colLector or
arterial roads, raj-lrrays, natural lratercourses, or other
geographiq barriers. The location of proposed roads is
apploximate. Therefore, provided the general- intent of
Lanal use boundaries
this
is satisfied, ninor adjustments to the
lanal use boundaries or roaals will be pernitted without
further amendment to the Official Plan.
amendment
2B
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
6.
5.2 Population Estimates
It should be noted that population figures contained
herein are approxinate. A reasonable variance from such
figures will be permitted subject to the availabilj-ty of
necessary services and the approval of Council.
6
.5 .
3 Accessory
Uses
is permitted in a lanal use classification,
uses, buildings or structures nornally incidental anal
accessory, but essential to that use shall also be
lvhere a use
permitted.
6.5.
4
Amendment Procedure
This rtnendment Nrmber 9 shal1 be incorporated into the
official Plan of the Township of Sandi,rich South, in
accordance with Section L7 of The Planning Act, RSO 1970.
Following the Minister's approval of this PIan, sufficient
copies shall be prepared f)r public distribution, and a
notice shall be placeal in the local nelrspaper advising
of such approval and that copies of this amendment may
be obtained from the Clerk of the Township.
I
I
I
I
I
29
VZ
6oN
IN3tlON3lrlV
Y
r-
N
srnofHcs
E3
oNlotl
E
APPENDICES
TO
THE OFFTCIAI PLAN
OF THE
SANDWICH SOUTH PLANNfNG AREA
AMENDMENT NO.
The following infonnation
is not
intended to forn part of the approved
Official Plan Amendment No.
but is included only for the purpose
of supplying supplernentary information
to support the proposals contained
lrithin the Official Plan Amendment
APPENDIC!]S
IABLE OF
CONTBNTS
Page No.
location anil Character
1
I
Pltysical Features
t
Existing Land
I
Roads Neti4ork
6
Municipal services
8
PubLic Involve[rent
IO
I
t
I
I
I
I
I
I
t
t
Use
)
4
LOCATION AND CHARACTER
Area, hereafter referred to as the "iiamlet
or Study Area" consists of the areas as shown in Figure 1,
located in the north-eastern sector of the Township of sandr^,ich
South in the county of Essex. It is approximately bounded on
the north by Highway *2 and the Town of Tecirmseh, on the east
by farm lot 153 and East Town Line Road, on the south by Pike
creek and a limit 400 feet south of county Road #42, and on
the west by farm lots 147 and 148 and by a limit 600 feet west
Ihe
Afi.endment
of Banwell
Road.
ft would appear that the Hamlet Area has developed as an
extension of the Torrn of Tecurnseh into Sandlvich South Tolrnship.
Exist.ing development is of an urban nature relative to the
remainder of the To\rrlship where land use is primarify agricultural, and although areas of non-agricultural use and other
Hamlets do exist in the Township, the study Area is by far the
largest alea of non-farm residential development. A certain
rural atmosphere is evident in the Hamlet which local residents
wish to preserve. The area is partially developed on large
lots, some of $hich are 75 x 500 feet in size. The popuLation
density presently stands at approxinately 2.1 persons per acre.
Ihe Hamlet Area appears to function as a residential community
in a rural environment, which does not exert any noticeable
influences on the surrounaling area, Uut is, in turn, influenceal
by t'he surrounding urban centres of the city of Windsor. the
Village of st. clair Beach ancl the Toirn of Tecumseh. These
centres function as a source of emploldlent, provide the necessary
goods and services, and have provided a stimulus for grotth in
the Study Area.
1
l
Present population has been established at approximately
I,600 persons for the year 1974, irL the Provincial seqrage llorks
Report for the Area'. Flrture qrowth has been estimated at the cohpounded rate of 5 per cent per annum, which is in l-ine with
the grorrth estinate for St. Clair Beach antl Tecumseh.
of the total grorrth increase in the windsor area, it is
anticipated that a large percentage of such growth will occur
in the Town of Tecrmseh, in the Townships of sandwich South
ard in Sandrrich West. Population in the Sludy Area is
anticipated to reach 2,500 persons by 1980 and 4'000 by
19901,
PflYSICAI
FEASURES
The physical
characteristics of the Study Area consist primarily
of flat topography. limited tree cover, alrainage ditches and
Pike Creek locatetl in the southern extent of the Area.
Topography:
Hamlet Area j.s reLatively flat as in
the majority of Essex County. Contours vary within a range
of I feet from north to south. and indi.cate higher points
The topography
in the
towards the northern extent of the Area, and just south of
the CPR Railway. Slopes fal1 fron these high points to\rards
Highway #2, and Pike Creek, and a sLight depression is formed
in the central portion of the Hamlet. It appears that the
flat topography r,.'oulil inpair the natural alrainage of the area.
I Design Report - Provincial
Sewage Works
Sandr.ri.ch South
2
- loia,nship of
soils:
soils in the Study Area are basically a deep, silty clay
with the upper portion being a very stiff to hard, bror,r'n silty
clay underlain by a very stiff, g!ey, silty c1ay. Soils are
very siniLar throughout the general surrounaling region. The
depth to bedrock j-s approximately 100 feet in the Study Area.
The
Drainage:
Natural drainage characteristics are generally poor in the Study
Area. The heavy clay soi1s, combined with the flat topography
tenal to restrict both ground seepage anal surface fun-off. As
a result, ponding and accumulation of surface water in local
depressions aloes occur. Pike Creek vhich forms the southern
boundary of the Study Area drains the surface run-off only in
the imtediate area. The creek does not provide proper drainage
for the rest of the Study Area due to the lihited slope of the
Iandscape and the geographic location of the creek relative to
the Study Area. Surface drainage qithin the Hamlet is primarily
by roadside dj-tches and swales.
Vegetation:
Tree cover in the Hamlet area is largely restricted to property
boundaries, anal scattereal clumps, and is of a very limited
nature. Existing tree cover should, therefore, be retained and
incorporated into the d.evelopment scheme where possible. A
woodlot is located immediately adjacent to the Study Area on
the west side, south of the CPR tracks. This area appears
suited for park or open space purposes and is not included in
the sanitary service area.
3
EXISTING LAND USE
The land uses in the Hamlet Area consist primarily of residential, and limited cor tercial, industrial, and institutional
uses. A large Percentage of the Alea is unaleveloPed, or
ineluded in the large 1ot areas characteristic of the Hamlet.
Residential:
ResldentiaL development which consists of approximately 340
single-family detached dwellings is concentrated along the
existing streets in the Hamlet Area. Resident.ial lots are
generally quite l-arge, having depths of up to 5oo feet, especially along the east siile of Lesperance Road.. These large
lots are constraints to the overall design and tleveloPment
of the Hanlet if retained in their presetlt state. Five farm
resj-alences are also located in the Study Area, although the
entire extent of accomPanying farmland is outside the Area
boundary.
conmercial:
A limited anount of cornnercial development has taken pLace in
the study Area, the most noticeable being the checker Flag
Raceuray on County Road *42. Others include a mote1, service
stati.on, greenhouses, steak house and tavern anal a sma1l
grocery store. The Checker Ftag Racevray aPparently generates
a considerable amount of undesirable noise on race daysl as
well as an increase in traff ic in the imnediate area. The
Restricted Area By-lar1' 1641 of the TownshiP of Sandwich South
1 Loca1 resident comment at Public
4
Meeting
presently provides for the continued operation of the Checker
flag Raceway, therefore provided that parking requirements are
met, the raceway is a lega1, cctforming use.
lnduslrial:
Industrial land uses are located primarj-Iy a1on9 County
+42 and include light industrial uses such as the tibby
Road
Manufacturing company Lirrrited, a cabinet nanufacturer, an
upholstering and sewing establishrnent and a woodworking shop.
It seems that additional l1ght industry and retail uses could
be suitably located along county Road *42.
Institutional:
The st. Peter's separate school, the Sand.wich south Fj"re
Ha11 and the Bssex CounLy Roads Department yard are situated
near the intersection of St, Alphonse Avenue and County
Road *42. It was determined from discussions Lrith Mr. G.D.
Dr,ryer, Superintendent of Education of the Essex County Separate
School Board that no additional separate school site ls required
to serve projected needs in the secondary Plan Area. st, Petersr
school can be expanded on the present site from U to 16
classroornsr and st. l4arkrs School close by in Maidstone Townshi.p can also be expanded to meet future area requirements.
from discussion with Mr. G.E. sequin, Director of Education of
the Essex county Board of Education it was similarLy determined
that no public school site is required in the Harolet Area to serve
ahticipated needs. A.V. Glaham School in the Town of Tecumseh
presently provides sufficient classrooEls to accommodate Hamlet
stualents, and is not filled to capacity. ALso, the Public School
5
a 30 acre site in St. clair Beach !.rhich wilt be
developed as needs dictate. fherefore. public school students
wiLl be bussed to other centres fron the Hamlet Area as population
Boaral owns
increases.
Local high school students are accomnoalated at' Essex District
High School, and in the City of windsor.
Vacant:
Approximately 262 of the total 606 a
vacant. The majority of vacant l-aryls
agricultural purposes, until suc
for residentiaL purposes-!
available in the near futu.e, it se
developed
the Study Area are
sently used. for
these Iands can be
cipal- sewers wilt be
development of
these lands woulal be appropriate.
ROADS NETI{ORK
tl.y proviiled
Iy from the
its of
city of windsor, passes aaljacent to the nort
the study Area, antl continues easterly to Belle River,
Tilbury and chatham. At present, Lesperance Avenue anal
shawnee Road provide direct access to the study Area from
Highway *2.
With the E.C. Row Expressway being built along the northern
limit of the study Area, direct access to the Expressway
from sha\dnee Roaal rrill be terminated.
6
A major interchange at the intersecLion of Lesperance Avenue
and the E.C. Row Express\{ay will pernit alirect access to
the Expressway from the llamlet Area as well as to the To\,rnship
of Tecunseh at this point. An internaf road connection to
Shawnee Road from Lesperance tiII be requireil to facil.itate
traffic movement from the northern exten! of Shawnee Road to
the Expressway interchange.
Courty Road *42 vrhich passes through the southern portion of
the Haml"et Area extends from the City of Winalsor and intersects vrith East Town Line Road, the eastern linits of Sandwich
South Township. Dilect access to the Study Area is provided
from County Road *42 by St. Alphonge Avenue, Lesperance Avenue
ahd the 12th Concession Road.
interior road pattern consists primarily of Lesperance
Roaal, St, Afphonse Avenue. St. Anne Street, and Shawnee Road,
These roaals run paraLlel to 6acfr
in a'north-south
\r
direction in a very straight mannerl Shorter. connecting
streets join the above roads at inttals to facilitate crosstraffic movenent.
The
It appears that Lesperance Roaal functions as a major interior
collector, as it runs from Highway *2 to County Road. +42, and
provides the only existing crossing of the C.P. Raihray in
the Hanlet Area. This is an at-grade, leveI crossing, and
may neeal improvement at a future date.
resulted in
fronting on
DeveLopnent a1on9 the present roads network has
a long, linear settlenent pattern with hornes
existing roads and large areas of untleveLoped land being removed
flom roaal frontage. The design and tlevelopment of a roads
7
systern to serve these areas
development of vacant lands
IN
necessary
in order to permit
the study
Area
.
I'tUNlCIPAI SERVICES
Sanitary Facilities:
In
of the
requesteal that the Ministry of
provision of Sanitary Sewers
The proposed outlet lrou1d be
the Town of Tecumseh, Lrhich
services to the Hamlet Area.
May
of
1972 the Counci.L
Works was established by the
of Sandwich South
consider the
t Area of the Townshipl.
Tovrnship
ance Road sewer rrithin
z
to accommodate
vincial Sewage
South.
I wilt provide service
consists of the construc
a purnpinq station and force
devel$ment
Phase
and
anal qollectors,
line ranges in siz
tapering
in diameter towards the southern linit of the drainage area,
and terninating in the vicinity of the sandoich south Fire
uall near Leblanc Road. The prunping station will be loqated
near the intersection of county Road *42 and st' Alphonse
Avenue. cravity floi,, can be usetl to service the majority of
the area, but the punping station is required to draw from the
collectors extending along county Road *42 and the southern
extent of the drainage area and to provide lift to the main
trunk line by means of a force main.
The trunk
M.O.E.
- Design Report, Provincial Sewage Works in the
Tor^rnship of Santlwich South
I
II wilL be constructed as required by future development
in the drainaqe area. It consists primarily of collectors
which will lead to the main trunk line.
Phase
Presently, the Hamlet Area is serviced by septic tanks. It
was found that future growth and existing conditions within
the Han1let are consialereal to be undesirable r,/ithout the
provision of sanitary sewersl.
Water Supply:
A study has been recently completed to assess the water requiretnents of the Iramfet Area in the fownship of Sandwich South
tor the 1974 to 1994, 2o-year period2.
this period, water is to be supplied to the Hamlet by
the Town of Tecunseh Public Utitities Corunission, Design
capacities are baseal on the 1974 population of 1,500 persons.
2.600 in 1984 and 4,000 in 1994. The report finds that the
plesent water supply in the HamLet Area is inadequate for
file demand, anal cannot meet peak denand requirements. A
conbination of existing anal new \i.atermains rri11 be utiLized
to serve the study Area as descxibed in the Report2.
Over
I M,O.E. - Design Report, Provincial Sewage l{orks in the
Torrnshj-p of Sandliich South
of sandwich South Water Supply From Tecumseh
Public UtiLities Comnission
Prepareal for Township of Sandwich South by laFontaine.
Township
Coirie, Burattor and Associates Liinited
9