CITY OF THOROLD PORT ROBINSON WEST SECONDARY PLAN PHASE 1 LANDS - - PowerPoint PPT Presentation
CITY OF THOROLD PORT ROBINSON WEST SECONDARY PLAN PHASE 1 LANDS NEIGHBOURHOOD PLAN ONLINE PROJECT OPEN HOUSE JUNE27-JULY 11, 2020 PRESENTATION OVERVIEW BACKGROUND HISTORY SECONDARY PLAN CONTEXT PROJECT PURPOSE PROJECT- PHASE 1- BACKGROUND
JUNE27-JULY 11, 2020
BACKGROUND HISTORY
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SECONDARY PLAN CONTEXT PROJECT PURPOSE PROJECT- PHASE 1- BACKGROUND REVIEW PROJECT- PHASE 2- PRELIMINARY PLAN DEVELOPMENT PROJECT- PHASE 3- PROPOSED PLANS AND POLICIES FOR CONSULTATION PROPOSED NEIGHBOURHOOD 1 PLANS PROPOSED NEIGHBOURHOOD 2 PLANS PROPOSED POLICY CHANGES TO THE SECONDARY PLAN NEXT STEPS
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Area in 1999
accommodate future urban residential and employment growth in the City of Thorold
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Following addition to the Urban Area, the Port Robinson West Secondary Plan* developed to guide future urban growth adopted by City Council and approved by Regional Council in 2000.
*A Secondary Plan provides a set of detailed and specific policies for a particular area of a municipality, covering the location of public spaces, parks, schools, fine grained land use categories and urban design for development in the area
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near complete before Phase 2 can begin
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buildout
the entire area
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Secondary Plan Policy B1.9.6.2 states: Prior to the approval of any new development within any Neighbourhood identified on Schedule A5- Neighbourhood Structure Plan, a Neighbourhood Master Plan* is to be prepared by development proponents and/or the City.
A Neighbourhood Master Plan provides an even finer grained level of detail than a Secondary Plan, identifying road patterns, development blocks and lots, delineated parks and open space areas, refined natural heritage features and boundaries, and specific design and architectural control guidelines for an identified neighbourhood sub-area within the Secondary Plan Previous approvals, in the form of Draft Plans of Subdivision, were
and Neighbourhood 2 (Hansler Heights, Merritt Meadows and Port Robinson Estates)
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2006 Growth Plan as part of the City’s larger Official Plan Review Project, a number of changes to the land use planning framework have occurred, including Bill 73, Bill 108, Provincial Growth Plan Updates (2017 and 2019), and Provincial Policy Statement Updates (2020).
Plans’ were being approved through individual Draft Plan of Subdivision processes did not provide for the comprehensive and holistic planning and development of the area the way that Policy B1.9.6.2 intended for.
the existing Secondary Plan framework to ensure consistency and conformity with the most recent Provincial policy and develop a Neigbourhood Master Plan that could be used to guide the development of the remaining lands within Phase 1 of the Port Robinson West area.
Solutions were retained by the City, following an RFP process, to complete this work.
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MHBC were retained in July of 2019 to undertake a review the City’s existing Port Robinson West Secondary Plan and prepare an update to the Secondary Plan, including:
and, the introduction of Urban Design Guidelines, Architectural Control Guidelines and Streetscape and Open Space Plan MTE Engineering and Paradigm Transportation Solutions were also retained as part of the project team to address the servicing and transportation matters
PHASE 1: Background Information Collection and Analysis PHASE 2: Neighbourhood Plan Development PHASE 3: Public Consultation and Finalization of Neighbourhood Plan
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framework
(TAC) to provide input on project from a variety of technical disciplines (NPCA, Regional Planning, Regional Engineering, City Planning, City Engineering, City of Welland Planning)
in the Neighbourhood 1 and 2 areas to understand their vision and any development plans/ considerations for landholdings as well as receive feedback on any policy and process issues with the in-force Secondary Plan
clients)
PHASE 1: Background Information Collection and Analysis
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Landowner Consultation
areas
Port Robinson Road
use (E.S. Fox) and future residential uses
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Findings and Recommendations
lower densities achieved within the existing developments and to account for other noted constraints
flexibility for development
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PHASE 2: Neighbourhood Plan Development
prepare Neighbourhood Plans using additional information and resources provided to the project team through the consultation process
recommendations for neighbourhood plans and open space plans for remaining undeveloped lands in Neighbourhood 1 and Neighbourhood 2
reviews:
(prepared by MBTW on behalf of Empire Communities)
Guidelines (prepared by MBTW on behalf of Empire Communities)
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PHASE 2: Neighbourhood Plan Development
Report Recommendations
Land Use Schedule A-6 to avoid the need for an OPA
broader range of unit types (e.g. through the provision of multiple residential blocks)
higher densities to offset the lower densities achieved through approved developments.
reinstating the medium density residential designation will assist in ensuring the targets can be achieved
2020 PPS should be considered through policy adjustments to the Secondary Plan
existing industrial operation and future residential uses
Robinson Road and Kottmeier Road
PROJECT-PHASE 3-PROPOSED PLANS AND POLICY CHANGES FOR CONSULTATION
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PHASE 3: Public Consultation and Finalization of Neighbourhood Plan
Prepared the following recommended draft documents for Consultation Purposes:
West Secondary Plan Note: Neighbourhood Plans are not statutory documents- they require endorsement of Council only.
PROPOSED NEIGHBOURHOOD 1 LAND USE PLAN FOR CONSULTATION
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PROPOSED NEIGHBOURHOOD 1 PARKS AND OPEN SPACE PLAN FOR CONSULTATION
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PROPOSED NEIGHBOURHOOD 2 LAND USE PLAN FOR CONSULTATION
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PROPOSED NEIGHBOURHOOD 2 PARKS AND OPEN SPACE PLAN FOR CONSULTATION
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PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Additional clarity in relation to Schools The general policies pertaining to schools within two sections of the Plan are proposed to identify that the school boards will be consulted through the Neighbourhood Master Plan process. The intent of including this is to clarify that the school boards would have further opportunity to comment
the need and precise location
schools through future Neighbourhood Plan processes (e.g. in Phase 2). Implementation of proper ministry names Through the more recent government changes, various Ministries have changed their names. Where these have been referenced in policy within the Secondary Plan. We have flagged this as optional, as this could lead to inconsistencies with references in other parts of the Plan or would require a housekeeping amendment to address throughout Flexibility for bike rack requirements (B1.9.4.2 d)) The current site development criteria includes the requirement (i.e. shall) that bicycle racks be provided at the main entrance. We are proposing to introduce more flexible policy language for this to allow for the provision
site design
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Minor revisions to phasing policies (B1.9.5) The proposed revisions to the Residential Neighbourhoods Phasing policies are primarily for clarity purposes 1. Clarify what constitutes the‘Phase 1 Lands’ 2. Provide flexibility in interpretation in a situation where a proposal may come in slightly lower than the 50 persons and jobs per hectare so as not to trigger an entire OPA process- allowing discretion while making reference to the Regional target Introducing an ‘OPA Trigger’ for development applications (B1.9.6.1) Within the land use designations section of the Secondary Plan, an additional reference to the Neighbourhood Master Plan is proposed to be included, which provides an ‘OPA Trigger’where a development application deviates from the approved NMP. A ‘Major Deviation’to the neighbourhood plan would be where a development application does not conform to the underlying land use designations set out on Schedule A6 of the Secondary Plan or the policies set out therin. A ‘Minor Deviation’ would be modifications to or relocations of portions of the road pattern and modifications to natural areas Clarification of compatibility tests (B1.9.6.2) The compatibility assessment policy has been slightly modified to provide clarity in relation to the integration of residential development
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Introduction
townhouse dwellings as an as of right permitted use within the low density residential neighbourhoods, removal of 25% townhouse and 75% single requirements, and clarification on permissions for single detached dwellings within the Medium Density Residential designation (B1.9.6.2, B1.9.6.2.1, B1.9.6.2.2) The existing policy framework provides a requirement that a minimum 25% townhouse and apartment dwellings and a maximum of 75% single detached dwellings be targeted for the PRW Community. Additionally, it includes a set
the low density residential designation (e.g. 15% of any development), Based on feedback received during the interview portion of the project, as well as the new policy framework set out in the 2020 PPS which introduces a “market-based” approach to the provision of housing, reconsideration of these requirements and modifications thereto for flexibility are warranted. Within these sections, as applicable, an additional qualifier should be included to identify that the full range of uses may not be able to develop on every property
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Harmonization
density permissions (B1.9.6.2.1, B1.9.6.2.2, B1.9.6.2.3) The current policy framework sets out a range of densities for singles and semis within the LDR designation. The proposed changes would harmonize these for a more flexible overall density range of 15-40 units per net
to better respond to market needs. Similar to the low density residential designation, the density permissions for the MDR designation should be harmonized to provide for a more flexible overall range of 40-75 units per net hectare; and, the density permissions for the Medium/High density residential designation have been harmonized to 40-160 units per net hectare Clarification
permitted residential uses within the Commercial designations (B1.9.6.3.3.1) Residential uses provided in combination with a permitted commercial use, either in the same building or on the same site is proposed to be added as a permitted use to reflect the planned function of these designations as set
Commercial areas without triggering an OPA. The density for residential uses as part of a mixed use building/site should align to be consistent with the PRW- Medium/High Density Residential Designation (40 units per net hectare to 160 units per net hectare)
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Removal
“convenience retail and service commercial uses” within the Medium Density and Medium/ High Density designations and introduction of a new “non- residential supporting land uses”section The proposed change would continue to provide opportunities for the introduction of non-residential supporting land uses within the Medium Density Residential and Low Density Residential designations; however, these are now addressed in a new section for clarity, as opposed to repeated in each respective section. Additionally, a wider range of non- residential supporting land uses is proposed to be included as permitted, which reflects the feedback received from landowners during the consultation period who indicated that the current convenience retail and service commercial use permissions were limiting and did not allow for a broader range of supportive uses within the area. Proposed non-residential supporting uses: convenience retail, service commercial, personal service uses, medical and dental clinics and retail uses Proposed criteria: demonstrating commercial need through a needs assessment, demonstrating compatibility with adjacent land uses, and locational criteria- intersection of two public roads, at least one of which is a collector main street or arterial street.
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Clarification on a trigger for a Site Master Plan for a commercial development (B1.9.6.3.2.2, B1.9.6.3.3.2 c)) The existing policy would trigger a ‘Site Master Plan’ process for commercial development without a limit on size. For clarity in interpretation and application, a minimum threshold has been introduced such that smaller properties could come forward for limited commercial development without the added requirement of a site master plan Clarification on phasing for servicing lands east of the railway A new policy is proposed to clarify that lands within Neighbourhood 1 and Neighbourhood 5 located east of the railway would require an alternative servicing plan if they are to be developed in advance of any extension of servicing contemplated by the City and the Region Clarification
future redevelopment
Neighbourhood 5 While Neighbourhood 5 is currently identified as an Existing Community in the Secondary Plan, there is potential for the possible consolidation of a number of properties and redevelopment of these lands to occur in the
in a comprehensive manner, a policy has been added to the Secondary Plan which requires consolidation
lots
portions
lots within Neighbourhood 5 prior to redevelopmet. The “Existing Community” designation is not changing as a result of this policy change, nor is there any intent for these lands to redevelop in the short or medium term.
PROPOSED POLICY CHANGES TO THE SECONDARY PLAN
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Area of Change Rationale/ Intent Clarification
Boundary Correction related to Singer’s Drain Through discussions with landowners and staff at the Region, it became apparent that the existing urban area boundary was inconsistent with the actual delineation of Singer’s Drain. Accordingly a new policy is proposed in
the boundary correction upon submission of an Environmental Impact Study which confirms the precise delineation of the boundary and through the Region’s Municipal Comprehensive Review (MCR) process. Clarity for future analysis and study of existing Open Space designation south of Neighbourhood 2 adjacent to the City of Welland Urban Boundary Through discussions at the TAC meetings, the City
Welland representatives indicate that the Open Space land is actually under
Welland is currently undertaking their own review of these lands as part of their “Northern Reach” initiative. While the current intent is for the lands to develop as a public park, the policy recognizes that the Open Space area should be comprehensively studied by Welland as part of the larger redevelopment concept for the Northern Reach to determine any potential future land uses and policies for the Open Space lands.
NEXT STEPS
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(June 27 to July 11, 2020)
(July 21, 2020)
comments (late July)
(August 4, 2020) Council will consider the final documents and make a decision on the Official Plan Amendment and endorse Neighbourhood Plans We welcome your feedback on the proposed neighbourhood plans and policy amendments! Please provide us your comments by July 11th. The project team will continue to engage with the public as best as possible during these uncertain times and remain committed and available to discuss any questions or comments through digital and electronic means, as needed.
QUESTIONS? Contact us! E-mail: kmartel@mhbcplan.com or denise.landry@Thorold.ca