The Municipality of Lambton Shores

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TO: FROM: RE: THE MUNCIPALITY OF LAMBTON SHORES Mayor Weber and Members of Council Barry Card, Municipal Solicitor Patti Richardson, Senior Planner Grand Bend Shores Development Formerly Wintru Developments Inc. (Murray Troup) Proposed Grand Bend Development RECOMMENDATION: REPORT For Council information and direction Council at their April 4, 2011 meeting passed the following motion: Moved by: Councittor Russe// Seconded by: Councillor Scott That the Planner be instructed to prepare a further report on Option 1 from PL Report No. ' 18-201 1 and detail how the development could proceed in a manner in which the commercial development would be tied into the future development on the property and that the report include possib/e impacts and ramifications of proceeding with this option. : Option 1 Option 1 contained in Planning Report No. 18-2011 proposed the severance of a four (4) acre lot for the development of a Canadian Tire store. How the Development Could Proceed . The proposed development would require an immediate extension of the following services: sanitary servicing water servicing stormwater management 47
For the purpose of this response, it is assumed that these services have capacity and that the extension of services (both hard and soft costs) would be achieved at the expense of the developer. lt is for the applicant to demonstrate the feasibility of these assumptions. The reference to connection on a "temporary basis" means that although the land would enjoy immediate access to these services, it would ultimately be serviced in a manner that will be determined on the basis of future studies. The temporary connection allows Canadian Tire the ability to proceed before the final servicing strategy is in place and gives the Municipality the assurance that the developer will be required in the future to contribute and connect to the permanent servicing solution for the lands as has been required of other developers in the Municipality. This temporary approach is similar to what was done a few years ago with the Oakwood Condominium project on Highway #21 in South Huron. The lands were allowed to connect temporarily to the Lambton Shores collection system conditional on the lands being disconnected from the Lambton Shores system when the permanent South Huron collection system was operational. However, Council should be aware that this approach not common practice in the Municipality. A "permanent" connection should not be permitted at this time for a variety of reasons, not the least of which is that the capacity for and ultimate design for the servicing infrastructure for the land in which this development lays has yet to be determined. Permitting a "permanent" connection in advance of that design could negatively impact both the ultimate design and the performance of the "permanent" connection or both. As stated above a conditional "temporary" connection is the better solution to allow a development to proceed ahead of time on the understanding that they will have to connect and contribute to the cost of the ultimate design when it is implemented. Inteqration with Development on the Balance of the Land The Official Pldn calls for the integration of commercial development, even when this development is, undertaken by different owners. The purpose of integration is to facilitate access, multi-purpose trips, pedestrian and vehicle safety, servicing and other aspects of efficiency and planning that are in the public interest. ldeally, a concept plan would be available for the whole site before any development was undertaken. This would inform of decisions respecting external and internal site services, building placement, landscaping and other matters. In the absence of a comprehensive:plan, assumptions must be made about how the development will proceed. These assumptions may affect development of the remaining land, either by limiting its utility for certain uses, or by creating constraints that could have been avoided. The needs of the whole site must be taken into account as much as possible. For example, the primary vehicle access to the Canadian Tire parking area may, ultimately, be fl'om within the larger development. Alternatively, direct access to the Canadian Tire site may be required to serve other portions of the whole site. This could 48
Page 1 and 2: THE CORPORATION OF THE MUNICIPALITY
Page 3 and 4: 7.2 By-law 34-2011 - Zone Amendment
Page 5 and 6: Minutes of the April 4, 2011 Counci
Page 17 and 18: Dear Mayor Bill Weber and members o
Page 19 and 20: Lambton Shores Community Associatio
Page 21 and 22: L A M B T O N S H O R E S C O M M U
Page 23 and 24: should be supported by the Municipa
Page 25 and 26: Other Issues surrounding the Grand
Page 27 and 28: Summary It should be noted that the
Page 29: A copy of o Mayor Bra adley’s Not
Page 35 and 36: presented by the O.P.P., and this y
Page 37: Beautification: Our committee belie
Page 41 and 42: Grand Bend Board Minutes - April 1,
Page 43 and 44: Grand Bend Board Minutes - April 1,
Page 45 and 46: The team and its activities also co
Page 47 and 48: as the Chief Executive Officer of t
Page 49: MidWest Fire Equipment be accepted.
Page 53 and 54: Municipal Solicitor Senior Planner
Page 55 and 56: Location The subject lands are loca
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Page 86 and 87: Tractor - Transmission Min 12 forwa
Page 88 and 89: As these items were outside of the
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Page 96 and 97: The recommended fee is $ 51.20 per
Page 98 and 99: THIS LICENCE AGREEMENT is made the
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Risk if it wishes to terminate the
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THE CORPORATION OF THE MUNICIPALITY
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The Municipality of Lambton Shores

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