Traffic and location among concerns cited with development proposal

A site plan for a proposed development at 13 Sandwich St. S. appeared on the agenda for a planning meeting held July 13.

A development proposal for land at the corner of Sandwich St. S. and Alma St. has raised concerns from people nearby.

An application for Official Plan and zoning bylaw amendments to change the lands at 13 Sandwich St. S. from a general commercial designation in the Official Plan to General Commercial with a Special Policy area appeared on an agenda for a special planning meeting held by town council July 13. A zoning bylaw amendment, if approved, would change the lands from commercial highway in institutional/residential medium density zoning to commercial highway special provision zoning.

Manager of planning services Christopher Aspila said the proponent is looking to develop an automobile service station, a variety store and a drive-thru restaurant at the site. A traffic impact study showed the restaurant would be a Tim Hortons location. The most recent business to occupy the site was an F45 fitness location.

Armand Anderson, who lives on Sandwich St. S. just south of the proposed development, voiced concerns with the site, specifically the idea of a service station.

“The Official Plan is specifically against this,” said Anderson.

Anderson said the document guides the municipality to put in such service station developments, noting they are allowed north of Alma St. and south of Simcoe St.

“There are plenty of places you can put a gas station in Amherstburg,” said Anderson. “There are literally kilometers and kilometres for gas stations.”

Service stations are high volume businesses and that would cause additional traffic to that intersection, he added. Anderson also expressed concern over the amount of buffering that would be provided. He asked town council to turn the proposal down.

Councillor Linden Crain asked what type of development would Anderson like to see, and Anderson stated a number of things could be acceptable but not a gas station.

Councillor Diane Pouget noted the current Official Plan restriction against gas stations in that area, and had Anderson confirm that it was only the gas station he was objecting to. Councillor Don McArthur questioned whether the proposal was made under the current Official Plan or the incoming plan, that was adopted later that night. Aspila said the application was made under the existing Official Plan, adding the issue regarding a gas station is the reason for the application for an amendment.

Amherstburg resident Geoff Hibbert said there have been a lot of accidents at that corner and noted there is already a gas station across the street.

“The last thing we need is more congestion on Sandwich St.,” he said. “There are lots of other spots for a gas station. I think this is a no brainer. The answer would be no.”

Eleanor Renaud, who also lives along Sandwich St. S. near the proposed development, noted Tim Hortons restaurants draw large amounts of customers particularly when they have special promotions. She noted long lines that can form on the location in the 500 block of Sandwich St. S. 

“Traffic is going to be a problem,” said Renaud.

The proposal calls for a drive-thru to loop behind homes with Renaud also having concerns over that, though a planner for the proponent indicated they could increase fencing heights to counter that. 

“It just sounds like a fiasco,” said Renaud.

Clerk Kevin Fox read several letters into the record, many indicating similar concerns relating to traffic and a possible increase in accidents at that intersection. Jodie Bratt wrote that she manages another nearby restaurant and she has watched customers take upwards of ten minutes to pull out of the parking lot.

Anthony and Jackie Lardi, who own property near the site, wrote that a service station is what they had objections with. They suggested other types of businesses that would meet the highest and best use for the property, including some that would offer residential units as well. Their letter added there are already three gas stations within a seven kilometer span.

Pouget asked Aspila if he was obligated to bring the matter to town council. Aspila said any property owner has the right to make applications for Official Plan and zoning bylaw amendments.

Councillor Molly Allaire added she wants to see data from the Windsor Police Service – Amherstburg Detachment included in the final report when it comes to town council. 

Councillor Peter Courtney also voiced traffic concerns at the intersection, including the width of the roadway. He questioned who would pay for any intersection upgrades should any be deemed necessary and if the proposal were to go forward. Aspila responded that the proponent would have to foot the bill for intersection improvements, should any have to be undertaken.

As it was a planning meeting, all information was received and will be compiled into a future report. No decision was made at the July 13 meeting.

Traffic and location among concerns cited with development proposal

By Ron Giofu