AMENDMENT NO. 42 TO THE OFFICIAL PLAN OF THE TOWN OF GRIMSBY

Transcription

1 AMENDMENT NO. 42 TO THE OFFICIAL PLAN OF THE TOWN OF GRIMSBY INITIATED BY TOWN OF GRIMSBY

2 TABLE OF CONTENTS PART I: THE CERTIFICATION Certification Page Adopting By-law of the Town of Grimsby PART II: THE PREAMBLE 1. Title 2. Purpose of this Amendment 3. Location of this Amendment 4. Basis of this Amendment PART III: THE AMENDMENT 1. The Amendment

3 PART I: THE CERTIFICATION The enacting portion attesting the official status of the document.

4 PART I: THE CERTIFICATION AMENDMENT NO. 42 TO THE OFFICIAL PLAN OF THE TOWN OF GRIMSBY Amendment No.42 to the Official Plan of the Town of Grimsby constituting the following text, was prepared by the Town of Grimsby Planning department and was adopted by the Council of the Town of Grimsby by By-law No. XX-XX in accordance with Section 17 of The Planning Act, R.S.O. 1990, on the X day of May Mayor Town Clerk

5 PART II: THE PREAMBLE An introduction to the Amendment and a summary of its background and basis. The Preamble does not constitute part of the Amendment.

6 1. TITLE PART II: THE PREAMBLE This Amendment shall be known as: Amendment No. 42 to the Official Plan of the Town of Grimsby 2. PURPOSE OF THIS AMENDMENT The purpose of this Amendment is to the amend the Low Density Residential, Mixed Use Medium Density, and Mixed Use - High Density designations, and the Study Requirements of the Winston Road Neighbourhood Secondary Plan, Section 11 of the Official Plan to facilitate the creation of a pedestrian oriented main street neighbourhood commercial area along Winston Road and to revise the commercial permissions in the Low Density Residential and Mixed Use Medium Density designations. Schedule F of the Official Plan is amended by adding a Main Street overlay to illustrate the Winston Road Main Street area. 3. LOCATION OF THIS AMENDMENT Amendment No. 42 applies to all of the lands of the Winston Road Neighbourhood Secondary Plan area, being bound by the Hamilton- Grimsby boundary to the west, Lake Ontario to the north, the Regional water treatment plant to the east, and the Queen Elizabeth Way (QEW) to the south. 4. BASIS OF THIS AMENDMENT The Winston Road Neighbourhood is planned to be a mixed use neighbourhood offering a full range of housing opportunities complimented by a broad range of employment opportunities along the QEW frontage. The Winston Road Neighbourhood Secondary Plan calls for the neighbourhood to be a walkable place, where housing, recreation, places of work, a waterfront trail and convenience commercial are all within walking distance. As a step towards realizing this planned vision of the Winston Road Neighbourhood, the Town approved the West End Waterfront Trail Design Study and Master Plan in April 2014, which in part guides new development to ensure a strong sense of place and character. This study

7 calls for a main street retail area along Winston Road. This Amendment refines the Winston Road Neighbourhood Secondary Plan policies to achieve the following: Strengthen the Town s vision for a vibrant and pedestrian-oriented main street area along Winston Road serving a Neighbourhood Commericlal function; Move the permission for convenience commercial uses from the Low Density Residential designation to the main street area; Provide for a broader range of commercial uses in the Mixed Use - Medium Density designation along the North Service Road, and Protect the undeveloped QEW facing lands in the Mixed Use High Density designation for prestige employment-type uses.

8 PART III: THE AMENDMENT The operative part of this document which amends the original Official Plan.

9 PART III: THE AMENDMENT THE AMENDMENT The following changes are proposed to the Winston Road Neighbourhood Secondary Plan policies in Section 11 of the Official Plan. Deletions are shown in strikethrough lettering, while additions are shown in bold font. 1. Section 11.1, Development Concept second paragraph is amended through the strikeouts for deleted text and bold for new text as follows: The Winston Road Neighbourhood is intended to be a vibrant mixed use neighbourhood with a strong sense of place, offering. It offers a full range of housing opportunities from low density residential through to mixed-use high density housing along with a broad range of employment opportunities along the QEW frontage. The Neighbourhood will be designed to be a walkable place, where housing, recreation, places of work, a waterfront trail and convenience commercial are all within walking distance. Live work uses will be encouraged to locate in the Winston Road Neighbourhood. 2. Section 11.1, Development Concept is further amended through the addition of a new third paragraph as follows: A vibrant, social, and pedestrian-oriented main street area that serves the day-to-day convenience shopping needs of the surrounding residents will be located at the gateway to the community, generally along Winston Road between Hunter Road and Windward Drive. It will be the focal area for convenience commercial and personal services, and its function is to serve the weekly needs of surrounding residents for groceries, personal care products and services, but will not usurp the function or range of uses provided by the Downtown. 3. Section 11.1, Development Concept fourth paragraph is further amended by adding the bolded text as follows: Highway visibility and accessibility is optimized through the requirement for commercial and prestige employment uses along the North Service Road east of Oakes Road and lands adjacent to the Casablanca Road interchange. Prestige employment uses are intended to be employment uses whose operations are fully contained within a building, are not obnoxious and require no outdoor storage. Such properties are intended to contain higher quality site design standards, a greater amount and quality of landscaping and contain buildings exhibiting a high degree of

10 design in the type of building materials used, the location and design of entrances and loading areas, and the amount and location of fenestration. 4. Section , Principles & Objectives, is amended by the addition of subsections 5, 6 and 7 as follows: 5. To provide for a pedestrian-oriented main street commercial area on Winston Road between Hunter Road and Windward Drive, which will function as the Neighbourhood Commercial area of the Winston Road Neighbourhood Secondary Plan. 6. To promote buildings that are located close to the street and create an active and visually stimulating walking and shopping environment. 7. To protect lands in the High Density Mixed Use Area that front onto the North Service Road and the QEW for prestige employment uses. 5. Subsection b) is deleted. 6. Subsection a) Mixed Use Medium Density Permitted Uses is amended by deleting subsection xvi) and adding the following additional uses: xvi) xvii) xviii) xix) xx) xxi) xxii) xxiii) xxiv) xxv) xxvi) automobile parts store; restaurants including drive-throughs; medical and dental clinics including laboratory services and ancillary drug store; commercial recreational facilities; commercial schools; convenience stores; financial and real estate services; health clubs, dance studios and commercial fitness; specialty home products, home décor and home improvement; furniture, appliance, electronic sales and service; custom workshops; and

11 xxvii) tourism support services and tourism related retail including studios. 7. Subsection Mixed Use Medium Density Development Policies is amended by adding a new subsection m): m) Permitted employment uses shall be considered the priority land use along the North Service Road. Mixed use buildings in this area shall be designed to ensure that a full range of permitted non-residential uses can be accommodated within the buildings. 8. Section Mixed Use High Density Permitted Uses is amended by adding a new subsection c) to permit additional uses within the Winston Road Main Street overlay area as shown on Schedule F, as follows: c) In addition to the uses permitted by a) above, the following additional uses shall be permitted within the Winston Road Main Street overlay area as shown on Schedule F either in stand alone buildings or integrated as a component in a mixed use building: i) grocery stores and specialty food; ii) iii) iv) convenience stores; pharmacy; retail store; v) personal services; vi) vii) viii) banks and financial services; medical clinics; and other business services. 9. Section Mixed Use High Density Permitted Uses is further amended by adding new subsections d), e) and f), as follows: d) Notwithstanding the list of permitted uses in a) and c) above, in the Winston Road Main Street overlay area as shown on Schedule F, residential and office uses are not permitted on the ground floor. e) Drive-through facilities are not permitted in the Winston Road Main Street overlay area. f) Live-work units shall be encouraged along Hunter Road, north of

12 Winston Road. 10. Section g) Mixed Use High Density Development Policies is deleted and replaced, as follows: g) Lands immediately abutting the QEW and the portion of North Service Road east of Casablanca Boulevard shall be reserved for employment generating uses permitted in Section a). The balance of each site not immediately abutting the QEW and the North Service Road shall be permitted and encouraged to be developed for a broad mix of uses as permitted in Section a). The Town will require a comprehensive plan of each site which demonstrates how the employment generating land uses will be incorporated into the first phase of development. 11. Section h) Mixed Use High Density Development Policies is amended by adding the bolded text as follows: h) Permitted retail uses shall serve a neighbourhood commercial function and be of a scale and extent so as to not impact on the function of the downtown and shall largely serve the daily and weekly shopping needs of residents of the Winston Road neighbourhood. 12. Section Mixed Use High Density Development Policies is amended by adding new subsections n) and o) as follows: n) Prestige employment uses abutting the QEW and the North Service Road shall contribute to a high quality business park environment. Parking and loading areas shall be adequately screened and buffered in areas visible from the QEW and the North Service Road. o) Permitted employment uses shall be considered the priority land use along the North Service Road and in the Winston Road Main Street overlay area as shown on Schedule F. Mixed use buildings in this area shall be designed to ensure that a full range of permitted non-residential uses can be accommodated within the buildings. 13. Subsection d) Mixed Use High Density Design Policies, is amended by adding the bolded text as follows: Buildings shall be located close to the street. The principal entrances shall face the sidewalk and provide direct and universal access onto the public sidewalk so as to create a pleasant pedestrian shopping environment. The primary windows and signage shall also face the street. 14. Section Mixed Use High Density Design Policies is amended by

13 adding a new heading of Winston Road Main Street after subsection q). 15. Add new Section , as follows: The following design policies shall apply to mixed-use buildings within the Winston Road Main Street overlay area as shown on Schedule F: a) Building design shall be barrier free; b) Ground floors of all buildings shall be designed with windows and doors opening onto the street or public open spaces to provide eyes on the street ; c) An interesting architectural feature/treatment is encouraged on all rooftops of buildings over 4 storeys to prevent typical box shaped building forms; d) The implementing zoning by-law should include the following setback and build-within zone requirements: i) The build-within zone is located between 0 and 3 metres from the front and/or exterior side lot lines, and ii) All buildings should be sited parallel to the street. The public faces of these buildings should align with neighbouring buildings in a manner that establishes a consistent building face lining the street: iii) To achieve a consistent street wall condition, a minimum amount of building wall should be located within the build-within zone as follows: 80 percent of all block faces abutting a public street; the Town may permit minor variations in this requirement, as long as the urban design intent of the policies is maintained to the satisfaction of the Town. e) No parking, driveways or lanes shall be located between the buildings and the street. f) The Town may consider providing gateways to the Main Street area on Winston Road. In such circumstances, the following guidelines apply: i) Gateways should be either architectural features, stand-alone marker/features, public art or landscape

14 treatments that define the main entrances to the main street area; and ii) Gateways should be located on public lands. g) Transformers and other above ground utilities should be located underground, where feasible, within the building, or in other locations which are screened from public view. 16. Add a new Section as follows: On sites containing sole employment uses which are adjacent to residential uses, buffer planting and fencing shall be incorporated into the design of the site. 17. Section , Implementation and Interpretation Policy is amended by adding a new subsection c) as follows: c) Any request for expanded commercial uses within the Mixed Use Medium Density and Mixed Use High Density designations beyond the permissions in the Winston Road Neighbourhood Secondary Plan shall be accompanied by a retail market impact study. This study shall assess the impact on the planned function of existing and designated commercials and Mixed Use areas, and in particular the Winston Road Main Street area and the Downtown. The Town may retain a study peer reviewer at the applicant s expense. 18. Schedule F is amended by adding overlay mapping to illustrate the Winston Road Main Street area.