St. Clair College Planning Area Introduction

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1 Introduction What is the Study Area? St. Clair College Planning Area is bounded by Highway 3 to the west, Cabana Road to the north, the residential community of South Windsor to the east and Cousineau Road to the south. Why is the area under study? A number of factors have necessitated the need for a comprehensive review and new direction for the St. Clair College Planning Area, including: the implementation of the majority of planning directions previously established for the westerly portion of the Planning Area; The planned expansion of St. Clair College's educational and residence facilities; the potential signalization of the College's entrance at Highway 3 in concert with a proposed arterial road connection to the Town of LaSalle; and development interest in the St. Clair College Environmentally Sensitive Area. Study Purpose The purpose of this study is to prepare background material necessary to support a secondary plan for the St. Clair College Planning Area. The secondary plan will detail and complement the more general planning policies of the City of Windsor Official Plan, thereby ensuring the orderly, efficient and appropriate development of the St. Clair College Planning Area.

Why is the area under study? A number of factors have necessitated the need for a comprehensive review and new direction for the St.

2 Development Intentions Development Applications 1. Southwood Park Developments Inc. Draft plan of subdivision consisting of 42 single-detached units, two future development blocks and a park Development Intentions Ontario Ltd. Three apartment buildings ranging in height from three to five storeys 3. Marathon Delco Inc. A seven storey, 49 unit apartment building is yet to be built 4. Al Fanelli Medical plaza with accessory pharmacy 5. Neal Guttman A semi-detached dwelling 6. St. Clair College 6a. Ford Centre for Excellence in Manufacturing expansion 6b. Student Residence expansion 6c. Athletic Field House improvements 6d. Additional Indoor Recreational Facilities 6e. Long-term care facility 6f. Facility expansion 6g. Corporate Training Centre 6h. College expansion (add floors) 6i. College expansion (two modules)

Three apartment buildings ranging in height from three to five storeys 3. Marathon Delco Inc. A seven storey, 49 unit apartment building is yet to be built 4.

3 Current Planning Status - Official Plan Land Use Designations Residential - uses include a broad range of housing types and complimentary services and amenities. Major Institutional - uses include largescale institutional uses and ancillary residential, commercial or public open space uses. Development s Environmental Policy Area A - corresponds to the St. Clair College Environmentally Sensitive Area (ESA), these areas may be partially developed provided the significant natural feature/function is conserved. Floodplain Areas - correspond to the Lennon and Cahill / Moon Drains, which restrict development unless adequate flood proofing measures are undertaken. Roads and Bikeways Highway 3 is designated a Controlled Access Highway, generally restricting collector, local and driveway access. Cabana Road is designated a Class II Arterial Road and Bikeway, providing for four undivided travel lanes, excluding turning lanes, as well as direct property access. Cousineau Road is designated a Class I Collector Road, providing for two undivided travel lanes, excluding turning lanes, as well as direct property access.

Clair College Environmentally Sensitive Area (ESA), these areas may be partially developed provided the significant natural feature/function is conserved.

4 Opportunities and s Land Use Planning Provide input into the provisions of the new Zoning By-law. The new draft Zoning By-law is more permissive for the College lands, which may result in decreased City/public involvement in decision making. Visual exposure along Highway 3 provides opportunity for commercial uses. Noise from Highway 3 and Cabana Road is a constraint to sensitive land use development, including residential uses. Access to Highway 3 is restricted and additional access points may not be possible. Minimize land use conflicts through a gradual density gradient between the St. Clair College and the Borelli Subdivision. Future expansion plans of the College may result in incompatibility issues with the South Windsor neighbourhood to the east. The College attempts to address conflicting issues with the adjacent neighbourhood. Capitalize on the abundance of community services and amenities within and surrounding the Planning Area. Ensure the future protection and sustainability of the St. Clair College ESA, and provide a valuable community amenity and focal point. Portions of the ESA may be undevelopable due to its environmental significance. Development in proximity to the ESA may impact its future viability. The Cabana-Division Road EA process may result in improvements to Cabana Road, offering potential streetscape enhancements and an improved transportation network. ESA is under private ownership; an acquisition strategy and funding would be required. The Cabana-Division Road EA process has not been concluded. Integrate the City park with the neighbourhood, which is currently isolated and largely inaccessible and could be a safety/security concern. Increased utilization of the park may negatively impact its ecological viability and raise liability issues. Provide an improved public access location to the park. Lennon Drain provides opportunity for an east-west trail through the Planning Area. Link the existing trail to the east. The Lennon Drain severs the Planning Area, impeding north/south vehicular and pedestrian access. Portions of the Lennon Drain are under private ownership.

Visual exposure along Highway 3 provides opportunity for commercial uses. Noise from Highway 3 and Cabana Road is a constraint to sensitive land use development, including residential uses.

5 Opportunities and s Natural Environment ESA supports a number of locally, regionally and provincially rare plant species. ESA supports a variety of mammals. ESA lacks strong physical connections to adjacent natural features due to urban development and the presence of barriers (eg. Highway 3) that prevent wildlife movement between the site and other natural areas in the surroundings. Prescribed burns are required to maintain the tallgrass prairie community. ESA is suitable for scientific research or conservation education. ESA is largely in private ownership. Development outside of the ESA should not negatively effect the natural features and functions within the woodlot. Any development within the woodlot may negatively effect the natural features and functions of the site. Woodlot provides a visual barrier between the College, residential uses and Highway 3. Physical Servicing Sufficient sewage capacity exists to accommodate new development, provided the services are in keeping with the design parameters of the trunk sewer. Extension of the water main is required for development within the St. Clair College ESA. Improvements to the Lennon Drain are required to accommodate additional development. Natural gas is available to service new development.

Highway 3) that prevent wildlife movement between the site and other natural areas in the surroundings. Prescribed burns are required to maintain the tallgrass prairie community.

6 Opportunities and s Transportation St. Clair College could install controlled accesses to the campus at the Cabana Road access to reduce traffic infiltration from the regional transportation network. Lack of a cohesive transportation network between Windsor and LaSalle could negatively effect the Planning Area by encouraging short-cutting. Controlled access at Highway 3 may be restricted due to lack of storage capacity. There is additional traffic capacity available at the existing and proposed St. Clair College access points (Cabana Road and Highway 3). Multiple access points to the St. Clair College ESA are required to enable development. Highway 3 status as a controlled access highway limits additional access points to the St. Clair College ESA to existing intersections. Extension of Borelli Drive only is insufficient for emergency service access. Additional access using the St. Clair College lands requires an agreement between the College, developer and/or City. St. Clair College is a large pedestrian and cycling destination. Connections to the City s existing and planned cycling and trail network can be accommodated at multiple points. Pedestrian and cycling connections to the Town of LaSalle are constrained by Highway 3 St. Clair College is a transit destination. There is sufficient space to permit the development of an additional east-west road to connect the Borelli Subdivision with the lands to the east. Residents have previously opposed additional east-west connections (ie. Ora Street extension). Property acquisition/dedication would be required to implement an additional eastwest connection.

Controlled access at Highway 3 may be restricted due to lack of storage capacity. There is additional traffic capacity available at the existing and proposed St.

7 Next Steps... Study Timeframe Based on your input and the opportunities and constraints identified, Limited and the City will prepare Alternative Development Concept Plans. A second Public Open House will be held in June 2002 to present the Alternative Development Concept Plans for comment. We anticipate that the St. Clair College Secondary Plan will be completed and presented to the Planning Advisory Committee and Council in October Please complete your comment sheet and deposit it in the box. Include your name and address if you would like to be involved in the Study and receive future updates. Thank-you for your participation!

A second Public Open House will be held in June 2002 to present the Alternative Development Concept Plans for comment. We anticipate that the St.

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