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 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 1
BACKGROUND HISTORY Port Robinson West- added to the Urban • Area in 1999 Approximately 560 hectares to • accommodate future urban residential and employment growth in the City of Thorold 2
BACKGROUND HISTORY 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 3
SECONDARY PLAN CONTEXT Intended to develop in two Phases, with development and buildout of Phase 1 to be • near complete before Phase 2 can begin 4
SECONDARY PLAN CONTEXT Comprised of five neighbourhoods, to accommodate residential growth (yellow) • Comprised of additional commercial/ mixed use and employment areas (dark red) • Intended to accommodate 14,000 to 15,000 new residents and jobs combined at full • buildout Required to achieve a minimum gross density of 50 persons and jobs per hectare over • the entire area 5
SECONDARY PLAN CONTEXT Detailed Land Use Schedule to guide development • 6
SECONDARY PLAN CONTEXT 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. Previous approvals, in the form of Draft Plans of Subdivision, were obtained for a number of developments within both Neighbourhood 1 and Neighbourhood 2 (Hansler Heights, Merritt Meadows and Port Robinson Estates) 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 7
PROJECT PURPOSE While the Secondary Plan was updated to conform to the • 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). Additionally, the way in which the ‘Neighbourhood Master • 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. These changes resulted in the need for the City to re-examine • 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. The project team of MHBC, MTE and Paradigm Transportation • Solutions were retained by the City, following an RFP process, to complete this work. 8
PROJECT PURPOSE 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: An updated servicing memorandum • A transportation analysis memorandum; and, • The implementation of Neighbourhood Plans for the remaining undeveloped lands; • 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 3: PHASE 2: PHASE 1: Background Public Consultation and Information Collection Neighbourhood Plan Finalization of and Analysis Development Neighbourhood Plan 9
PROJECT-PHASE 1-BACKGROUND REVIEW Review of existing policy, regulatory and legislative • framework PHASE 1: Background Establishment of a Technical Advisory Committee • Information Collection (TAC) to provide input on project from a variety of and Analysis technical disciplines (NPCA, Regional Planning, Regional Engineering, City Planning, City Engineering, City of Welland Planning) Interviews with developers and major landowners • 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 Empire Communities • ES Fox Limited • IBI Group (on behalf of clients) • Upper Canada Consultants (on behalf of • clients) Quartek Group (on behalf of clients) • Update to Council in December, 2019 • 10
PROJECT-PHASE 1-BACKGROUND REVIEW Landowner Consultation Rigid policy framework- density and built form • Clarification on whether mixed use development is permitted within the Commercial • areas Greater flexibility in policy criteria for retail/ commercial/ service commercial uses along • Port Robinson Road Desire to ensure an appropriate separation is provided between the existing industrial • use (E.S. Fox) and future residential uses Desire for expedited process to bring lands forward for development • 11
PROJECT-PHASE 1-BACKGROUND REVIEW Findings and Recommendations Historically, OPAs have been required due to rigid framework • Existing densities are not achieving the 50 people and jobs per hectare requirement • Natural features may further restrict development potential and density assumptions • E.S. Fox has acquired land to provide adequate separation from the industrial use • E.S. Fox does not intend to develop or sell land to developers • Remaining undeveloped lands may need to develop at higher densities to offset the • lower densities achieved within the existing developments and to account for other noted constraints Consider amending Secondary Plan to address these issues and provide greater • flexibility for development 12
PROJECT-PHASE 2-PRELIMINARY PLAN DEVELOPMENT Work collaboratively with TAC and Landowners to • PHASE 2: prepare Neighbourhood Plans using additional Neighbourhood Plan information and resources provided to the project team Development through the consultation process Review materials provided, prepare an assessment and • recommendations for neighbourhood plans and open space plans for remaining undeveloped lands in Neighbourhood 1 and Neighbourhood 2 Prepare peer review document that assesses and • reviews: Current Secondary Plan policy framework • Proposed Neighbourhood 1 Demonstration Plan • (prepared by MBTW on behalf of Empire Communities) Proposed Urban Design and Architectural Control • Guidelines (prepared by MBTW on behalf of Empire Communities) 13
PROJECT-PHASE 2-PRELIMINARY PLAN DEVELOPMENT Report Recommendations PHASE 2: Design the Neighbourhood Master Plan in conformity with • Neighbourhood Plan Land Use Schedule A-6 to avoid the need for an OPA Development Design the Neighbourhood Master Plan with flexibility for a • broader range of unit types (e.g. through the provision of multiple residential blocks) Remaining undeveloped blocks may need to develop at • higher densities to offset the lower densities achieved through approved developments. Consideration for greater building heights as well as • reinstating the medium density residential designation will assist in ensuring the targets can be achieved Policy shift towards market-based housing set out in the • 2020 PPS should be considered through policy adjustments to the Secondary Plan Consideration for ensuring sufficient buffer between • existing industrial operation and future residential uses Consider a broader range of uses at the intersection of Port • Robinson Road and Kottmeier Road Consider EIS peer review comments provided by the Region • 14
PROJECT-PHASE 3-PROPOSED PLANS AND POLICY CHANGES FOR CONSULTATION PHASE 3: Prepared the following recommended draft documents for Consultation Purposes: Public Consultation and Finalization of Neighbourhood 1 Road Block and Land Use Plan Neighbourhood Plan • Neighbourhood 1 Parks and Open Space Plan • Neighbourhood 2 Road Block and Land Use Plan • Neighbourhood 2 Parks and Open Space Plan • Draft Official Plan Amendment to update the Port Robinson • West Secondary Plan Note: Neighbourhood Plans are not statutory documents- they require endorsement of Council only. 15
PROPOSED NEIGHBOURHOOD 1 LAND USE PLAN FOR CONSULTATION 16
PROPOSED NEIGHBOURHOOD 1 PARKS AND OPEN SPACE PLAN FOR CONSULTATION 17
PROPOSED NEIGHBOURHOOD 2 LAND USE PLAN FOR CONSULTATION 18
PROPOSED NEIGHBOURHOOD 2 PARKS AND OPEN SPACE PLAN FOR CONSULTATION 19
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