TOWN OF GRIMSBY Planning & Development Committee Agenda
Tuesday, December 12, 2017 7:00 p.m.
Town Hall, 160 Livingston Avenue
Page
1. Call to Order
2. Disclosure of Interest
3. Public Meeting
a) Official Plan Amendment GO Transit Station Secondary Plan
4. Reports
3 - 175 a) Report P.A. 17-32 - Grimsby GO Transit Station Secondary Plan Amendment No. 6 to the Town of Grimsby Official Plan
176 - 200 b) Report P.A. 17-33 - Designation Evaluation Under Part IV of the Ontario Heritage Act, the Moore House, 314 Main Street East
5. Memorandum
201 a) OMB Appeal 7 Park Road
6. Minutes
202 - 203 a) Public Meeting Minutes - 7 Park Road South
204 - 206 b) GEDAC Minutes of the Meeting Held on November 22, 2017
Page 1 of 206 Planning & Development Committee December 12, 2017 Agenda Page
7. New Business
8. Adjournment
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P.A.17-32
REPORT TO Alderman N. DiFlavio, Chair and Members of the Planning & Development Committee
RE GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN
DATE: December 12,2017
I.O RECOMMENDATION:
That Report P.A. 17-32 regarding the Grimsby GO Transit Station Secondary Plan be received;
And that the proposed changes to the Secondary Plan recommended by staff be approved, and incorporated into the Secondary Plan;
And that a by-law be passed adopting the revised Secondary Plan as Amendment No. 6 to the Town of Grimsby Official Plan;
And that Amendment No. 6 to the Town of Grimsby Official Plan, as adopted, be forwarded to the Region of Niagara for approval;
And that Council formally request that the future transit station be named "Grimsby" and that this request be forwarded to Metrolinx and Niagara Region.
2.0 BACKGROUND ln 2016, the Province announced that daily GO Train service would be extended into Niagara, with service starting in Grimsby in 2021. ln anticipation of this expansion, Niagara Region, in collaboration with the Town, initiated a secondary plan study for the transit station area. This process was paralleled in the other Niagara municipalities that would be receiving GO Train service (Lincoln, St. Catharines, and Niagara Falls).
A consultant team lead by Dillon Consulting was selected to undertake the secondary plan studies. Figure 1 illustrates the secondary planning process that has occurred thus far. As noted in this diagram, the secondary planning process is at its end stage. Subsequent to considering input at the Public Meeting, the Planning Committee will be in a position to recommend approval of the Secondary Plan.
The future GO Station will be located on lands at the southwest intersection of Casablanca Boulevard and the South Service Road. Metrolinx will be responsible for the ultimate design of the station site (including determining its geographic extent), in
Page 3 of 206 Agenda item a) Report: P.A.17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN
'L 3. Prepare 4, Primary Study 2. Prepare ,; 6. lmplementation Draft Zone S. Station Context & Site Vision & & Plann¡ng Secondary Technical Area Oesign Review Principles Framework Update Plans Analysis
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WE ARË I{ERE
Figure 1: Transit station secondary planning process overuiew (Source: Niagara Region) consultation with both the Town and the Region. The GO Station is currently referred to as "Casablanca" in all Metrolinx and Regional materials. Staff recommend that this name be changed to "Grimsby" to allow for improved station identification. Council must formally request this change to Metrolinx and Niagara Region in order for it to be considered.
3.0 GRIMSBY GO TRANS¡T STATION SECONDARY PLAN
The proposed Grimsby GO Transit Station Secondary Plan, and a number of associated amendments to the Town of Grimsby Official Plan that are required to recognize the Secondary Plan, are attached as Appendix A to this report.
The purpose of the plan is to promote intensificatíon and redevelopment in proximity to the station site. The plan provides long-range policy guidance for: o Land use; o Transportation, including walking, cycling, transit and road networks; o Urban design and public realm improvements; and, . lmplementat¡on.
Transit Oriented Development (TOD) underlies the plan. TOD is a planning approach to long-term grovuth around transit stations and along transportation routes. The Provincial Growth Plan provides a policy direction to intensify residential and employment uses around transit stations in orderto lessen auto usage and to maximize the number of transit users within walking distance of the stations. The goal of this policy direction is to create a sustainable and livable pedestrian-oriented community in proximity of transit stations.
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Page 4 of 206 Agenda item a) Report: P.A. 17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN
Figure 2: Secondary Plan Area ( Sou rce : N iag a ra Reg ion).
SECON AREA
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Boundaries
The plan area is shown in Figure 2. This area was selected because it encompasses lands that are within a 10 to 15 minute walk (approximately 800 metre radius) of the station site.
Lands within the Secondary Plan area north of the Queen Elizabeth Way are already within the Winston Neighbourhood Secondary Plan area. The Winston Neighbourhood Secondary Plan (Section 11 of the Official Plan) incorporates many of the goals and objectives that have been identified for the Grimsby GO Transit Station Secondary Plan. Staff have therefore determined that these lands should not be included in the final Grimsby GO Transit Station Secondary Plan. However, as part of the amendment to implement the Grimsby GO Transit Station Secondary Plan, it is proposed to designate lands at the south-east intersection of Casablanca Boulevard and the North Service Road "Mixed Use - High Density" (see Figure 3 for location). These lands were not previously designated in the Winston Neighbourhood Secondary Plan. lf designated "Mixed Use - High Density", development on these lands would be required to comply with the policies of the Winston Neighbourhood Secondary Plan.
Objectives
The objectives of the Secondary Plan are as follows: 1. Create a vibrant, mixed use node that provides for a full range of uses. 2. lmprove active transportation connectivity between the waterfront and station area
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Page 5 of 206 Agenda item a) Report: P.A.17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN
Change land use deslgnations to Figure 3: Lands at the south east intersection reflect Secondary Plan of Casablanca Boulevard and the North Seruice Road proposed fo be designated "Mixed Use - High Density".
Queen Ëlizabeth Way
3. Leverage waterfront development opportunities. 4. Develop new public spaces. 5. Improve Casablanca Boulevard and the South Service Road Streetscapes. 6. Ensure a high quality of design at this gateway station area. 7. Protect stable residential neighbourhoods south of the Railway and provide for appropriate transitions.
Land Use
The proposed land use schedule is shown in Figure 4. Mixed uses are focused in and around the station site. Densities are highest on lands abutting the station, and decrease moving outwards in order to provide for an appropriate transition to adjacent areas. Employment areas are located on the outer boundaries of the plan area. The majority of these employment areas are designated for office uses.
Land use designations and permissions in the existing, stable residential neighbourhoods south of the CN Rail line are not proposed to change. The plan states that these areas are expected to be maintained as is, and should not be the focus of significant intensification.
Building Heights
The proposed building height schedule is shown in Figure 5. Permitted building heights are highest (10 - 18 storeys) in and around the station site, and decrease moving outwards in order to provide for an appropriate transition to adjacent areas. Building height permissions in the existing, stable residential neighbourhoods south of the CN Rail line are not proposed to change.
Public Realm lmprovements
Key public realm improvements identified in the plan include:
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Page 6 of 206 Agenda item a) Report: P.A.17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN
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Figure 5: Proposed building heights schedule (Schedule H)
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o A major gateway area at the intersection of Casablanca Boulevard and the South Service Road that will provide a "sense of arrival" into the station area. o Streetscape improvements, including wider sidewalks, lighting and street furniture. o A number of potential new public spaces, the design and location of which will be decided as the lands in the plan area redevelop.
Trans portation I m provements
The plan identifies a number of transportation improvements for the plan area, which are intended to enhance both vehicular and pedestrian access. The concept of "Complete Streets" underlies many of these improvements. This means that they have been designed to enable safe, convenient and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation.
As noted in the Secondary Plan, many of the transportation improvements identified in the plan will be subject to further refinement through an Environmental Assessment process.
Urban Design
The plan includes a series of comprehensive design guidelines for development and redevelopment in the plan area. This includes guidelines relating specifically to tall buildings. lmplementation lmplementation of the plan will occur not only through the development application process, but also through the construction of capital works. The plan contains a phasing schedule for these capital improvements, identifying short term (5 years), mid term (10 years), and long term (20 years) priorities. Modifications to this schedule are permitted without having to formally amend the plan.
4.0 AGENCY COMMENTS
The draft Secondary Plan was circulated to the required agencies to give them an opportunity to provide comment on the proposed policies. The following is a summary of comments that were received from those agencies who responded:
District School Board of Niagara
At this time, the DSBN's enrolment projections indicate that the existing schools, and the planned secondary school for the West Niagara atea, are sufficient to serve the secondary plan areas over the long term. This includes the ability to expand existing school facilities if ever warranted in the future. Moving fonryard, the DSBN will continue to
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Page 8 of 206 Agenda item a) Report: P.4.17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN monitor school site needs throughout the Niagara Region as development information becomes available, and we will provide the respect¡ve municipality and/or Niagara Region with further comment.
Niagara Escarpment Commission
The proposed station and secondary plan area is outside of the Niagara Escarpment Plan Area. The Niagara Escarpment Commission notes that the secondary plan is in close proximity to the Niagara Escarpment Plan Area and that heights an densities may increase if policies are approved. Consideration for the impact of views throughout the NEP Area and to the Niagara Escarpment as a result of the increased heights should be undertaken.
Niagara Peninsula Conservation Authority
(tn reference to Section 12.3.1 2 - Protected Natural Environment) The wording used for the woodlot section is from the Region's Tree and Forest Conservation By-law and only discusses a small section of the by-law. The NPCA recommends that the specific wording is removed and just reference the By-law itself in order to avoid confusion. There should be a paragraph on NPCA Regulations as there are features of interests in these areas and our regulations should be referenced in the plan for future development. Here is an example of some wording: The Niagara Península Conseruation Authority (NPCA) regulates hazard lands through the Regulation of Development, lnterference with Wetlands and Atterations fo Shoreline and Watercourses" (O. Reg. 155/06). Regulation 155/06 includes hazards related to floodplarns, s/opes, erosion-prone sites and wetlands. The NPCA has developed policies to implement the Regulation, which prohibit development within fhese areas and on adjacent land. The NPCA should be contacted when development is proposed.
Staff Response: Staff are supportive of the NPCA's requested changes and recommend that the policies in Section 12.3.12 of the Secondary Plan be changed to reflect them. The recommended wording of these changes will be outlined below.
Metrolinx
Redesignating lands identified in the Greenbelt appears to contravene the Greenbelt Plan (2017), section 3.1.2, policy 2 - "Lands shall not be redesignated in official plans for non- agricultural uses. Non-agricultural uses may be permitted subiect to the policies of secfions 4.2 to 4.6. These non-agriculturaluses are generally discouraged in specialty crop areas and may only be permitted after the completion of an agricultural impact assessrnenf". Metrolinx would suggest leaving the underlying land use designations with an overlay showing Transit Station Area. This should also be considered by the Town of Grimsby in their proposed OPA 6.
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Further to above, designating land use and density on Transit Station Area lands (where possibfe) would provide a long-term vision/permissions should an area such as a parking lot be redeveloped for TOD or where there is surplus land within the Transit Station Area that is not used for transit infrastructure. This would be a similar approach to that taken in the St. Catharines Secondary Plan, where there are land use and density designations within the hatched Transit Station Area.
Staff Response: The Region is currently in dialogue with Metrolinx and the province regarding the designation of the transit station area. Since these lands are owned and controlled by either Metrolinx or the Region, staff recommend that no changes be made to their designation at this time. Any changes that may result from these discussions will be incorporated into plan during the Region's approval process (to be detailed further below).
5.0 PUBLIC COMMENTS
Open houses were held in June and October 2017 to provide members of the public with the opportunity to provide comment on the secondary planning process. Additionally, the Region provided an online survey on their website for those individuals who were unable to attend the open house sessions.
A number of comments were received through these platforms. They are attached as Appendix B to this report, along with a response from regional staff regarding how these comments have or have not been addressed in the proposed Secondary Plan.
Since the last open house at the end of October, staff have also received a number of written comments regarding the proposed Secondary Plan. These comments are provided as Appendix C to this report, along with a response from staff outlining how they should, or should not be addressed in the final Secondary Plan. This matrix only contains comments received up until Wednesday December 6th, 2017. Any further comments received will be addressed by staff separately prior to Council making a decision.
The following is a summary of the key issues that have emerged from comments received from the public:
Transit Station Design & Access
Many comments addressed the layout of the future transit station area. As stated previously, Metrolinx will be responsible for the ultimate design of the station site. Comments received on transit station design will be fonruarded to the appropriate Metrolinx staff for their consideration.
There were also a number of comments received regarding access to the future transit station area from Casablanca Boulevard and the South Service Road. The Secondary Plan identifies a number of improvements to support access to the transit station from
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Page 10 of 206 Agenda item a) Report: P.4.17-32 December 12,2017 GRIMSBY GO TRANSIT STATION SECONDARY PLAN AMENDMENT NO. 6 TO THE TOWN OF GRIMSBY OFFICIAL PLAN these roadways. These improvements will be further refined as part of an Environmental Assessment process to be undertaken by the Region before their final implementation.
Building Heights
A number of attendees at the open houses expressed concern regarding the proposed building heights within the plan area, primarily stating that they were too high. Staff note that the Provincial Growth Plan directs municipalities to provide for increased densities around transit stations. ln order to achieve those projected densities, this requires providing varying height permissions throughout the Secondary Plan area. The height permissions have therefore not been changed in response to these comments.
The Secondary Plan contains a number of comprehensive design policies that address the design of tall buildings. Staff are supportive of these policies, and believe they will work to ensure tall buildings in the plan area are designed appropriately in terms of shadow and privacy impacts.
Transitional Permissions for Existing Service Commercial Uses
Staff have received written comments from the owners of Grimsby Ford and the Superstore site regarding how the policies of the Secondary Plan will be applied when existing service commercial uses in the plan area wish to expand. They have both expressed concern that the current market will not allow them to comply with the provisions in the Secondary Plan and they will therefore be significantly disadvantaged by what is proposed until the market is more supportive.
Staff have reviewed these comments and are in agreement that the market may not immediately support the development ultimately envisioned for the plan area. Consequently, staff have inserted a transitional policy in both Section 12.3.5.4 and 12.3.6.4 ("Form of Mixed Use - Medium Density Development and Redevelopment" & "Form of Mixed Use - High Density Development and Redevelopment") of the proposed Secondary Plan that states as follows: a) The poticies of this Section apply to all development and/or redevelopment on existing vacant sifes design ated for Mixed Use Medium (High) Density. b) The poticies of this Section also apply to the development or redevelopment on existing developed sites where a residential use is proposed. c) The poticies of Section 3.6.3 (Seruice Commercial Area) of the Town of Grimsby Officiat Ptan appty to development and/or redevelopment of existing Seruice Commercral uses within the Secondary Plan Area. This policy has been worded in such a way that the policies of the Secondary Plan will only apply to these existing service commercial sites once the intended vision for the plan - i.e. the inclusion of mixed uses - is achieved. Based on additional feedback received from these parties, staff recommend that these transitional policies be moved from Section 12.3.5.4 and 12.3.6.4 ("Form of Mixed Use - Medium Density Development and Redevelopment" & "Form of Mixed Use - High Density
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Development and Redevelopment"), to Section 12.3.2 ("General Policies") at the very beginning of the plan. This move will reinforce that none of the policies of the Secondary Plán will apply to existing serv¡ce commercial uses in the plan area untilsuch time as they are redeveloped for residential purposes.
Planning for the Eventual Relocation of Automobile Dealerships
There are several automobile dealerships currently located within the plan area. The owner of Grimsby Ford has expressed concern that these businesses will be unable to relocate, since there are no other available lands nearby that allow automobile dealerships as permitted uses.
Staff agree that automotive dealerships provide an important service to local residents, however, in their traditional format, these uses are significantly land intensive and are therefore not appropriate to have in the immediate vicinity of the GO Station over the long term. Staff will endeavour to work collaboratively with the owners of these dealerships and the Region to identify possible opportunities for their relocation. Staff will be undertaking a 5-year review of the Official Plan within the next few years. A component of this review will involve exploring possible options for relocation.
Furthermore, staff propose that the following wording be added to the "Permitted Uses" sections of the Secondary Plan for Mixed Use - Medium Density and Mixed Use - High Density designations: iv) retail and seruice commercial uses including restaurants and automobile deaterships provided that such uses are internally integrated as a component of an office, hotel, institutionalor mixed use building; This change would permit automobile dealerships to continue on the lands in the Secondary Plan area, provided they are integrated as a component of a mixed use building. This has been done in other locations, including in the Toronto atea.
6.0 PROPOSED CHANGES TO BE INCOR PORATED INTO SECON DARY PLAN Based on public and agency comments, as well as further internal review, staff recommend that Council incorporate the following changes into the Secondary Plan prior to its adoption:
Recommended Chan Reasoni Change Section 12.3.12 b) as follows: This change was requested by the NPCA b) The Secondary Plan area includes a to avoid confusion when interpreting the privately owned woodlot designated as policy. an Environmental Conseruation Area, which should be protected in accordance with the policies of the Regional Official Plan and the Town of Grimsby Official Plan. ln addition, the Town shall support the protection of the woodlot
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through compliance with the regulations of Regional Municipality of Niagara By-Law No. 30-2008 (By-Law To Prohibit Or Regulate The Haruesting, Destruction Or lnjuring Of Irees ln Woodlands ln The Regional Municipality Of Niagara). Add Section 12.3.12 c) as follows: The NPCA requested this policy be c) The Niagara Peninsula Conseruation added. Authority (NPCA) regulates hazard lands through the Regulation of Development, lnterference with Wetlands and Alterations fo Shoreline and Watercourses" (O. Reg. 155/06). Regulation 1 55/06 includes hazards related to floodplarng s/opes, erosion- prone sifes and wetlands. The NPCA has developed policies to implement the Regulation, which prohibit development within fhese areas and on adjacent lands. The NPCA should be contacted when development is proposed. Remove Section 12.3.5.4 and 12.3.6.4 a), The identified policies in Section 12.3.5.4 b), and c); and 12.3.6.4 have been reworded and Add the following to Section 12.3.2 moved to the beginning of the Secondary "General Policies": Plan. This will further reinforce that none c) The policies of this plan shall apply to all of the policies of the Secondary Plan will development and/or redevelopment on apply to existing service commercial uses existing vacant sifes; in the plan area until such time as they d) The policies of this plan shall also apply are redeveloped for residential purposes. to all development or redevelopment on existing developed sifes where a residential use rs proposed; e) The policies of Section 3.6.3 (Seruice Commercial Area) of the Town of Grimsby Official Plan apply to development and/or redevelopment of exísting Service Commercral uses within fhe Secondary PIan Area. Add the following as a permitted use in Retail and service commercial uses Section 12.3.5.2 ("Mixed Use - Medium were not listed as a permitted use in the Density - Permitted Uses"): Mixed Use - Medium Density xxvii) retail and seruice commercral uses designation, but were listed as a includinq automobile dealerships provided permitted use in the Mixed Use - High
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that such uses are internally integrated as Density designation, Staff have no a component of an office, hotel, objections to including these uses as institutional or mixed use building; permitted uses in both designations. See below for discussion regarding automobile dealerships. Change Section 12.3.6.2 ("Mixed Use - This change specifies that automobile High Density - Permitted Uses") as dealerships would be permitted in the follows: Mixed Use - High Density designation, iv) retail and seruice commercial uses provided they are internally integrated as including restaurants and automobile a component of an office, hotel, dealerships provided that such uses are institutional or mixed use building. internally integrated as a component of an office, hotel, institutional or mixed use buildins: Change 12.3.5.2 ("Mixed Use - Medium Change better defines "larger format Density - Permitted Uses") as follows: retail" for clarification purposes. The d) Larger format retail commercial uses term "larger format retail" was intended shall be subject to a Market lmpact Study to refer to the following permitted use in to be prepared by the applicant. Retail Section 3.6.3. 1 (Service Commercial uses, including retail warehouses, Area) of the Official Plan: department stores, warehouse m) Subject to Section 3.6.3.3, retail membership clubs and food súores uses, including retail warehouses, having a floor area exceeding 5,000 departmenf sfores, warehouse square metres, shall be subiect to a membership clubs and food sfores Market lmpact Study to be prepared by having a floor area exceeding 5,000 the applicant. The Town will retain a square metres. peer reviewer at the applicant's Section 3.6.3.3 requires the submission expense, The retail market impact of a "retail market impact study which study shall incorporate actual sales incorporates actual sales data, data, demonstrating that the proposed demonstrating that the proposed use will use will not have a deleterious impact not have a deleterious impact on the on the planned function of the central planned function of the central core area core area resulting in a significant resulting in a significant diminution in diminution in seruice to the public or seruice to the public or in blight". in bliqht". Change 12.3.6.2 ("Mixed Use - High Density - Permitted Uses") as follows: c)
Retail uses, including retail warehouses, de p a rtm e nt sto res, wa re h o use membership clubs and food sfores having a floor area exceeding 5,000
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square metres, shall be subject to a Market lmpact Study to be prepared by the applicant. The Town will retain a peer reviewer at the applicant's expense. The retail market impact study shall incorporate actual sa/es data, demonstrating that the proposed use will not have a deleterious impact on the planned function of the central core area resulting in a significant diminution in seruice to the public or in blisht". Change Section 12.6.3 ("Potential New Change is needed to more accurately Public Spaces") as follows: reflect how parkland dedication is d) Schedule K of the secondary plan allocated. identifies a number of potential new public spaces; however, the icons depicted are for illustrative purposes only and the need, Iocation and design of public spaces shall occur ¡en pre€ess in accordance with the provisions of the Planning Act. Remove Section 12.7.5 - 12.7.7 ("Zoning Change is required for consistency. By-Law Conformity", "Amendments to Policy mirrors wording in the Winston Zoning By-Law", and "Site Plan Approval, Neighbourhood Secondary Plan Plans of Subdivision, Plans of regarding implementation through the Condominium and Severances") and development application process. replace with the following:
1 2.7.5 Development applications a) All development will be planned and zoned as per the policies and plans of this Secondary PIan and the Official Plan, and will be implemented through zoning that incorporates provisions relating to such elements as sefbacks and built to lines, height, density, mixing of uses and building siting. b) Additional study requirements may be identified by the Town during pre- submrssion consultatíon or as part of the complete application requirements set out in the Official Plan.
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7.0 CONCLUSTON
Staff recommend that the changes above be incorporated into the Secondary Plan, and the Secondary Plan be adopted. The Secondary Plan will provide a vision and policy framework that, over a 2}-year timeframe, will create a sustainable and livable pedestrian-oriented transit station hub consistent with provincial policy.
The next steps in the implementation process are as follows: o Pass a by-law adopting the Secondary Plan (with approved revisions) as Amendment No. 6 to the Official Plan. . Notify each person that made a written request that the Plan has been approved, and notify all prescribed agencies. o Within 180 days, the Region mustthen make a decision to approve, modify and approve, and refuse all or part of the Plan. They will send Notice of Decision to all parties requesting to be notified. An appeal of the Region's decision may be made to the Ontario Municipal Board (provided provincial legislation is not passed restricting appeals within higher order transit areas).
Respectfully Prepared by: Respectfully Submitted by
hanks Michael an, MCIP, RPP
Planner I Director of Planning
/as
Appendix A: Proposed Amendment No. 6 to the Town of Grimsby Official Plan (excluding revisions identified in this report) Appendix B: Comment matrix prepared by regional staff addressing all comments received prior to October 23'd,2017 Appendix C: Comment matrix prepared by staff addressing all comments received from October 24th,2017 to Wednesday December 6tn,2017
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AMENDMENT NO. 6
TO THE OFFIC OF THE TOWN IMSBY
ED
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TABLE OF CONTENTS
PART I THE CERTIFICATION Certification Page Adopting ByJaw of the Town of Grimsby
PART II: THE PREAMBLE
1. Title 2. Purpose of this Amendment 3. Location of this 4. Basis of this Amend
PART III THE AME NDMENT
1 The Amendment 2 Schedules of the
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PART l: THE CERTIFICATION
"The enacting portion attesting the official status of the document."
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AMENDMENT TO THE OF OF THE GRIMS
Amendment No.6 to the Official Town sby constituting the following text, was prepared by the Town lanni and was adopted by the Council of the Town of G accordance with Section 17 of The Planning Act, 1990,
Town Clerk
Page 20 of 206 Agenda item a)
"An introduction to the Amendment and a background and basis." The Preamble the Amendment.
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PART II: THE PREAMBLE
1. TITLE This Amendment shall be known as: Amendment No.6 to the Official Plan of the Town of GrimsbY
2. PURPOSE OFTH IS AMENDMENT The purpose of this Amendment is to the amend the Town of Grimsby Official Plan to promote intensification and redevelopment in proximity to the future Grimsby GO rail station by establishing mixed use designations and adopting new policies within a new Grimsby GO Station Secondary Plan area.
3. LOCATION OF T IS AMENDMENT Amendment No. 6 applies to all of the lands of the Grimsby GO Station Secondary Plan area, generally being bound by the Queen Elizabeth Way to the north, Hunter Road to the west, portions of Roberts Road to the east and Livingston Avenue and Main Street to south.
4 BASIS OF THIS AMENDMENT The Grimsby GO Station Secondary Plan has been prepared to provide a vision and planning framework that will guide future transit-oriented development and redevelópment around the new Grimsby GO Station at Casablanca Road. The plan provides long range policy guidance for:
. Land use; o TranSportation, including walking, cycling, transit and road networks; . Urban design and public realm improvements; and, . lmplementation.
The Secondary Plan has been prepared to align and implement a wide range of local, Regional and Provincial policies, including the policies of the Regional Official Plan, RegionalTransportation Master Plan, the Growth Plan for the Greater Golden Horseshoe, the Provincial Policy Statement and the Greenbelt Plan.
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PART III: THE AMENDMENT " The operative part of this document which amends the original Official Plan."
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PART III: THE AMENDMENT
The Amendment includes two main parts. The first parl (PART l) of the Amendment includes a number of changes to other Sections in the Town's cial Plan to recognize the Secondary Plan, itemized as changes 1 to 8. The seco (PART //) adds the Grimsby GO Transit Station Secondary Plan policies in a 12 of the Official Plan. Five Schedules and one Appendix associated GO Transit Station Secondary Plan policies in Section 12 are added as
Deletions are shown in strikethrough lettering, itions are in bold font.
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PART I
1. Section 2.3.2.6 is amended through the strikeouts fordeleted text and bold for new text as follows:
Schedule A also identifies as key structural elements, two Major lntensification Areas: the Downtown and the Winsten/Casablanea nede Gasablanca interchange area. These two areas will be the primary focus for intensification and shall be planned and designed to meet the intensification targets set out in the intensification strategy in Section2.4.6.
2. Section 2.3.2.7 is amended through the strikeouts for deleted text and bold for new text as follows:
The detailed land use direction for the Winsten/ Casablanea nede Casablanca interchange area is set out in the Winston Secondary Plan in Section 11 and the Grimsby GO Transit Station Secondary Plan in Section 12'
3. Section 2.4.6 is amended through the strikeouts for deleted text and bold for new text as follows
To achieve the target set out in Section 2.4.4, the Town shall implement the following lntensification Strategy: (... ) b) Direct the majority of intensification to two major intensification areas in the Downtown and Winsten / Gasablanea nede Casablanca interchange area; c) Set a minimum density target within the Winsten/Casablanea nede Gasablanca interchange area through the implementing Secondary Plan;
4. Schedule 'A' is amended by adding a Major lntensification Area overlay designation on the lands shown on Schedule 1 of this amendment as 'Area A'.
5. Schedule 'B' is amended by changing the designation of the lands identified on Schedule 2 of this amendment as follows: - Area 'A'- from 'service Commercial Area' to 'Employment Area' - Area 'B'- from 'service Commercial Area' to 'Residential \ Mixed Use Area' - Area 'C' - from 'service Commercial Area' to 'Transit Station Area' - Area 'D'- from 'Employment Area' to 'Utility Area' - Area 'E'- from 'Employment Area' to 'Parks and Open Space' - Area 'F' - from 'specialty Crop Area - Tender Fruit and Grape Lands' to 'Environmental Conservation Area' - Area 'G' - from no designation to 'Residential \ Mixed Use Area' - Area 'H' - from 'specialty Crop Area - Tender Fruit and Grape Lands' to 'Transit Station Area'
6. Schedule 'B-1' by changing the designation of the lands identified on Schedule 3 of this amendment as follows: - Area 'A' - from 'service Commercial Area' to 'Employment Area'
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Area 'B'- from 'service Commercial Area' to 'Residential \ Mixed Use Area' Area 'C'- from 'service CommercialArea' to 'Transit Station Area' Area 'D'- from 'Employment Area' to 'Utility Area' Area 'E' - from 'Employment Area' to 'Parks and Open Space' Area 'F'- from no designation to 'Residential\ Mixed Use Area'
7. Schedule 'C' is amended to include planned active transportation improvements outlined in Section 12.0: Grimsby Go Transit Station Secondary Plan. The changes to Schedule 'C' are identified on Schedule 4 of this
L schedule'F'is amended by changing the desig nation o ds shown on Schedule 5 of this amendment as Subject Lands from no to 'Mixed Use - High Density Area'
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PART II
9. Add Section 12.0 as follows:
12.0 GRIMSBY GO TRANSIT STATION SECONDARY PLAN
Grimsby is the gateway to Niagara Region from the Greater Toronto and Hamilton Area (GTHA), and will be the focus of significant long-term intensification, redevelopment and public realm improvement. Today Grimsby's station area is an area in transition, and is occupied by a number of highway commercial, residential and industrial uses. The area also has a number of uses, which serve members of the travelling public. However, the lands along the'waterfront to the north have recently become a focus of redevelopment interest, and a number of sites have begun to be redeveloped for higher density uses, largely waterfront condominiums (in the Winston Neighbourhood Secondary Plan area). lnvestment in higher-order transit, along with this area's proximity to the waterfront, provides the Grimsby GO Transit Station area with a unique opportunity to emerge as a complete community node. This node will primarily focus on providing the full range of uses needed to support those living and working in the area, wni¡e continuing to serve the needs of the travelling public. These uses will include the introduction of new public spaces and community facilities.
Currently, the highway provides a physical barrier between the lands along the waterfront and the station. Connectivity for active transportation modes will be significantly improved to link both areas together.
There exists inadequate public realm along Gasablanca Boulevard and the South Service Road, with these areas being dominated by vehicle traffic. The redevelopment of this area will seek to improve these streetscapes with the goal of building complete streets featuring attractive boulevards, (trees, signage, wayfinding, lighting, seating, etc.) and safe, multi-function roadways suitable for all users. Where permitted/appropriate, redevelopment along the streets will be positioned to provide a street edge and energize the streets with commercial and other active ground floor uses. The station itself will exemplify the high quality design that will define the character of the area.
The Grimsby GO Transit Station Secondary Plan Area will also continue to function as a major commercial and employment node, but will support a balance of modes, including walking, cycling, and transit. A finer grain network of streets with new mid-block connections will support connectivity and accessibility. lt will transition into an area people go to, rather than through. By 2041, the area has potential to accommodate an additional4,750 people and 1,870 employees.
12.1 Grimsby GO Transit Station Secondary Plan Objectives l) Create a vibrant, mixed use node that provides for a full range of uses
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2) lmprove active transportation connectivity between the waterfront and station area. 3) Leverage waterfront development opportunities' 4) Develop new public spaces. S) lmprove Casablanca Boulevard and the South Service Road Streetscapes. 6) Ensure a high quality of design at this gateway station area. 7) Protect stable residentiat neighbourhoods south of the Railway and provide for appropriate transitions.
12.2 Secondary Plan Area Limits The Secondary Plan Area extends approximately 800 metres around the station site and includes key properties that may redevelop as a result of the GO station as wetl as corridors that will form important transportation arteries and connections to and from the station.
12.3 Land Use Policies 12,3.1 Land Use Structure Lands within the Secondary Plan Area are designated one of the following land use categories, as depicted on Schedule G: a) Low Density Residential b) Medium Density Residential c) Mixed Use - Medium DensitY d) Mixed Use - High DensitY e) Employment - Office f) Erirployment - General lndustrial g) Rural Area h) Agriculture - Specialty Crop Area ¡) Utility Area j) Environmental Protection Area k) EnvironmentalConservationArea l) Parks and Open SPace m) Transit Station Area n) Employment OverlaY Area o) Potential New Public SPace
12.3.2 General Policies a) The following uses are permitted in all land use designations in this secondary plan:
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¡) A use which is accessory to a permitted use; ii) Replacement and expansions to existing legal uses, buildings and structures in conformity with the policies of the Official Plan and this Secondary Plan; iii) Public utilities, including water, wastewater and stormwater infrastructure (except within the Natural Open Space system); iv) Town parks, public spaces and recreational facilities; and, v) lnstitutional uses, as outlined in this Plan. b) Nothing in this Plan will prohibit the continued operation of legal non- conforming uses of land, buildings or structures within the Study Area. Please refer to the Town of Grimsby Official Plan Section 9.6 on Non' Gonforming Uses. 12.3.3 Low Density Residential
12.3.3.1 Planned Function a) The planned function of the Low Density designation is to provide opportunities for ground-'ôriented housing in a low density format. b) The intention of this designation is to recognize the existing, established low density residential neighbourhoods in the Secondary Plan Area. c) Areas which are designated for low density residential development are expected to be maintained as low density areas and should not be the focus of significant i ntensification. d) Please refer to Section 3.4.2 ol the Town of Grimsby Official Plan for additional guidance on the planned function, permitted uses and site plan control within Low Density Residential Areas.
'12.3.3.2 Permitted Uses Permitted uses include residential uses such as: a) Single detached dwellings; b) Semi-detached dwellings; and, c) Other compatible housing forms (as defined in Section 3.4.2.1 of the Town of Grimsby Official Plan).
12.3.3.3 Density The permitted density for new low density residential shall not be more than 25 units per hectare.
12.3.3.4 Design
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Alldevelopmentwithin the Low Density ResidentialArea designation shallconform to the Urban Design Policies for Residential Neighbourhoods in Section3.4.7 of the Official Plan in addition to the policies in this Secondary Plan. 12.3.4 Medium DensitY Residential
12.3.4.1 Planned Function a) The planned function of the Medium Density designation is to recognize existing medium density designations within the Study Area. A diversity of dwelling types is encouraged to support a range of housing options and intensification objectives for the Secondary Plan area. b) Please refer to Section 3.4.3 of the Town of Grimsby Official Plan for additional guidance on the planned function, permitted uses and site plan control within Medium Density Residential Areas.
12.3.4.2 Permitted Uses Permitted uses include residential uses such as: a) Townhouses; b) Stacked townhouses; c) Apartments; and di Oiner multiple dwellings (as defined in Section 3.4.3.1 of the Town of Grimsby Official Plan).
12.3.4.3 DensitY The permitted density for new medium development residential development shall range from a minimum residential density oî 25 units per hectare up to a maximum of 60 units per hectare.
12.3.4.4 Design a) All development within the Medium Density Residential Area designation shall conform to the Urban Design Policies for Residential Neighbourhoods in Section 3.4.7 of the Official Plan. b) Within stable residential neighbourhoods, the maximum height and density may be lower than this permission in order to conform to the urban design criteria in Section 3.4.7 ol the Official Plan. c)' Applications to establish a new Medium Density Residential Area designation within a stable residential neighbourhood shall only be perm-itted if it conforms to the criteria in Section 3.4.7 of the Town's Official Plan. 12.3.5 Mixed Use - Medium DensitY
12.3.5.1 Planned Function
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a) The planned function of the Mixed Use Medium Density designation is to provide a transition between low and high density areas and support opportunities for a broad range of uses in a mix of compact development forms. Uses can be mixed across a parcel and/or mixed within a building. b) Gommercial, office and institutional uses that enliven the street should be located on the ground floor of buildings close to the front property line to help frame and animate the street.
12.3.5.2 Permitted Uses a) Permitted uses include mixed use medium density residential uses such as: ¡) townhouses; ¡¡) stacked townhouses; ¡¡¡) low-rise apartments; iv) live work units; v) other multiPle housing forms; v¡) communal housing subject to the policies in section 3.4.1.3; vii) home occupations subject to the policies of section 3.4.1.5; viii) accessory structures such as garages, storage sheds, swimming pools, change rooms; ix) bed and breakfast establishments, tourist homes and other similar small-scale tourist facilities subject to the policies in Section 3.4.1.6; x) group homes; x¡) neighbourhood Parks; xii) offices; xiii) institutional uses, including government services, research and, training facilities; xiv) daycarefacilities; xv) prestige employment uses, provided all operations are conducted indoors and the operations are deemed not to be obnoxious by reason of dust, odour, fumes, particulate matter, noise and/or excessive vibrations; xvi) automobile Parts store; xvii) restaurants; xviii) medical and dental clinics including laboratory services and ancillary drug store; xix) commercialrecreationalfacilities; xx) commercial schools; xxi) conveniencestores;
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xx¡¡) financial and real estate services; xxiii) health clubs, dance studios and commercial fitness; xxiv) specialty home products, home decor and home improvement; xxv) furniture, appliance, electronic sales and service; xxvi) custom workshops; and xxvii) tourism support services and tourism-related retail including studios. b) Notwithstanding the list of permitted non-residential uses in the preceding list, the following land uses are specifically prohibited: ¡) outdoor storage, outdoor processing, and outdoor display of goods and merchandise; and ii) adult entertainment parlours. c) Restrictions on the range of permitted uses shall be identified in the implementing zoning by-law. d) Larger format retail commercial uses shall be subject to a Market lmpact Study to be prepared by the applicant.
12.3.5.3 Density a) Density on lands designated Mixed Use Medium Density shall achieve an overall minimum of 30 units per hectare. b) Where the residential development is in the form of ground related housing, the maximum density shall be 60 units per net residential hectare and the minimum density shall be 30 units per net residential hectare. c) Where the development is in the form of apartments, office, institutional or mixed use buildings, the maximum permitted gross floor area should be between 1 and 2 times the lot area.
12.3.5.4 Form of Mixed Use - Medium Density Development and Redevelopment a) The policies of this Section apply to all development and/or redevelopment on existing vacant sites designated for Mixed Use Medium Density. b) The policies of this Section also apply to the development or redevelopment on existing developed sites where a residential use is proposed. c) The policies of Section 3.6.3 (Service Commercial Area) of the Town of Grimsby Official Plan apply to development and/or redevelopment of existing Service Commercial uses within the Secondary Plan Area. d) On existing developed sites, mixed use and/or stand-alone residential, commercial and institutional infilling is permitted. On vacant sites, new development shall be in a mixed use format (either mixed within a building or across the site).
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e) A minimum of 25% oi the total area on each block within the designation shall be developed for employment generating uses. The employment generating uses shall generally be oriented to the South Service Road and the QEW exposure. The Town may consider alternative approaches, which achieve the employment target and intent of this plan, provided a comprehensive plan is prepared by the landowners within the respective block. f) Development in the designation shall be phased such that only 25% ol the residential component of any property shall be constructed prior to full servicing of the employment component. Where site conditions and/or context inhibit the ability to achieve the minirhum employment floor space standards, a transfer of the minimum employment floor space is permitted within the plan area subject to an Official Plan amendment and the use of holding provisions that prohibit the óonstruction of the building that is replacing the employment floor space until the employment building is fully framed. 12.3.6 Mixed Use - High DensitY
12.3.6.1 Planned Function a) The planned function of the Mixed Use - High Density designation is to provide opportunities for mixed use development in a high density format. Uses can be mixed across a parcel or mixed within a building. b) Commercial, office, institutional uses that enliven the street should be located on the ground floor of buildings close to the front property line to help frame and animate the street.
12.3.6,2 Permitted Uses a) Permitted uses include medium to high density residential mixed uses such as: ¡) apartments; ¡¡) townhouses integrated with apartments or mixed use buildings on the same site;
¡ ¡¡) offices; iv) retail and service commercial uses including restaurants provided that such uses are internally integrated as a component of an office, hotel, institutional or mixed use building; v) hotels and hotel/convention centres; v¡) entertainment facilities such as banquet halls, theatres, art galleries, outdoor theatre and musical facilities; vii) marinas;
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v¡¡¡) institutional uses, including government services, research and, training facilities; ix) prestige employment uses provided all operations are conducted indoors and the operations are deemed not to be obnoxious by reason of dust, odour, fumes, particulate matter, noise and/or excessive vibrations; x) daycare facilities provided that such uses are internally integrated as a component of an office, hotel, institutional or mixed use building; and x¡) parks, parkettes and public squares. b) Notwithstanding the list of permitted non-residential uses in the above list, the following land uses are specifically prohibited: i) outdoor storage, outdoor processing, and ii) outdoor display of goods and merchandise; and iii) adult entertainment parlours. c) Larger format retail commercial uses shall be subject to a Market lmpact Study to be prepared by the applicant.
12.3.6.3 Density Density on lands designated Mixed Use High Density shall achieve a minimum density of 1 times the lot area and a maximum density of 3 times the lot area.
12.3.6.4 Forni of Mixed Use - High Density Development and Redevelopment a) The policies of this Section apply to all development and/or redevelopment on existing vacant sites designated for Mixed Use Medium Density. b) The policies of this Section also apply to the development or redevelopment on existing developed sites where a residential use is proposed. c) The policies of Section 3.6.3 (Service Gommercial Area) of the Town of Grimsby Official Plan apply to development and/or redevelopment of existing Service Commercial uses within the Secondary Plan Area. d) On existing developed sites, mixed use and/or stand-alone residential, commercial and institutional infilling is permitted. On vacant sites, new development shall be in a mixed use format (either mixed within a building or across the site). e) A minimum of 25% of the total area on each block within the designation shall be developed for employment generating uses. The employment generating uses shall generally be oriented to the South Service Road and the QEW exposure. The Town may consider alternative approaches, which achieve the employment target and intent of this plan, provided a comprehensive plan is prepared by the landowners within the respective block.
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f) Development in the designation shall be phased such that only 25o/o of ihe residential component of any property shall be constructed prior to full servicing of the employment component. Where site conditions and/or context inhibit the ability to achieve the minimum employment floor space standards, a transfer of the minimum employment floor space is permitted within the plan area subject to an Official Plan amendment and the use of holding provisions that prohibit the construction of the building that is replacing the employment floor space until the employment building is fully framed. 12.3.7 Employment - Office
12-3.7.1 Planned Function a) The planned function of the Employment - Office designation is to provide a vibrant mix of transit-oriented employment and commercial development in higher density built form in proximity to established business/industrial uses and existing and planned higher order transit infrastructure. b) The Employment - Office designation provides for a transition between the general industrial areas and the mixed use designations within the Plan Area (which permit residential and other sensitive uses).
12.3.7.2 Permitted Uses Permitted uses include: a) office; b) hotel, conference centre and banquet facilities; c) community college or university; d) medical clinics; e) 'commercialschool; f) personal service uses; g) banks and financial services; h) commercial parking garage; ¡) commercial-recreational facilities; j) accessory uses to the uses permitted above; k)' complementary uses including licensed child care establishment, food service, restaurants, security services, and janitorial services may be permitted provided the uses are compatible with the development and operation of the surrounding industrial uses; and l) limited retail sales and service commercial uses as an accessory use in conjunction with a permitted use.
12.3.7.3 Form of Employment Office and Redevelopment
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a) The Employment Office area is ideally located within proximity to the QEW and provides ideal location for 'landmark' buildings that can benefit from direct highway exposure. b) The range and scale of uses are designed to be sensitive to the adjacency and compatibility with the surrounding residential neighbourhoods, and benefit from exposure to the QEW and planned GO Transit Station. c The minimum permitted gross floor area is 1 times the lot area. d) The Secondary Plan envisions a comprehensively planned and high quality business district with office and other employment uses. e) This area will serve as one of the gateways in the Town and, as such, is intended to reflect a focus towards the reinforcement of a strong sense of place, vibrancy, sustainability, and economic development'
',2.3.8 Employment - General lndustrial
12.3.8.1 Planned Function Generat Employment Areas are characterized by a range of traditional employment uses with a variety of lot sizes to provide flexibility for attracting and accommodating a wide range of industrial and associated employment uses.
12.3.8.2 Permitted Uses Permitted uses include: a) Manufacturing; b) Processing; c) Servicing; d) Storage of goods and raw materials; e) Warehousing; f) . Research and laboratories; g) Data processing and development; and h) Uses of similar nature (refer to Section 3.4.7 of the Town of Grimsby Official Plan for further direction).
12.5.A.9 Form of Employment General lndustrial and Redevelopment a) While areas designated as General Employment will continue to accommodate vehicles and trucks, development in these areas will be designed with pedestrian connectivity and amenity to serve the daily employee population and to facilitate access to public transit. b) The Secondary Ptan envisions a comprehensively planned and high quality employment node with wetl-maintained industrial and other employment uses. This area will serve as one of the gateways in the Town and, as such,
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is intended to reflect a focus towards the reinforcement of a strong sense of place, sustainability, and economic development.
12.3.9 Rural Area Please refer to Section 3.3 of the Town of Grimsby Official Plan for the planned function and permitted uses within the Rural Area. 12.3.10 Agriculture - Specialty Crop Area Please refer to Section 3.3 of the Town of Grimsby Official Plan for the planned function and permitted uses within the Agriculture'Specialty Grop Area. 12.3.11 Ut¡lity Area a) The Utility Area shown on Schedule G is the location of an existing water treatment plant, pollution control plant and other public and private utilities. b) Please refer to Section 3.9 of the Town of Grimsby Official Plan for the planned function and permitted uses within the utility Area.
12.3,12 Protected Natural Environment a) Environmental Conservation Areas and Environmental Protection Areas within the Secondary Plan have been identified on Schedule G. Please refer to Section 3.1.1 of the Town of Grimsby Official Plan for environmental policies. More specifically, please refer to the policies in section 3.1.1 for Environmental Protection Area policies and 3.1,2 for Environmental Conservation Area Policies. b) The Secondary Plan area includes a privately owned woodlot designated as an Environmental. Conservation Area, which should be protected in accordance with the policies of the Regional Official Plan and the Town of . Grimsby Official Plan. ln addition, the Town shall support the protection of the woodlot by: i) Encouraging good forestry practices and supporting the development of a Woodland Management Plan; ii) Encouraging restoration and conservation including the planting of native vegetation; and, iii) Maintaining a by-law regulating the harvesting, destruction or injuring of trees in woodlands.
12.3.13 Parks and OPen SPace a) Please refer to Section 3.8 of the Town of Grimsby Official Plan for the planned function and permitted uses within the Parks and Open Space designation. New recreation and open spaces shall be provided for based on
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the public realm poticies, as outlined in the Urban Design Guidelines of this Plan, found in Section 12.6. b) ln general, the public realm policies outlined in Section '12.6 are intended to ensure that a high quality public realm, open space, and protected environment is achieved. The policies define an open space framework that links outdoor spaces through the creation of new parks, gateways, streetscape improvements, and active transportation paths to create a unique, beautiful, and healthy complete community. The public realm guidetines also provide guidance and direction for future investment into new parks, trails, streetscapes, sidewalks, bike Íacks, water bottle refill stations and green spaces, for example, to develop pedestrian and cycling connections between the waterfront and the GO Transit Station. 12.3.14 Transit Station Area
12.3.14.1 Location a) The Gasablanca GO Transit Station Area, as designated as Transit Station Area on Schedule G of this plan, is a critical element of public infrastructure and is located west of Casablanca Boulevard at the intersection of the South Service Road. The Transit Station Area includes land on both sides of the GN rail corridor and also includes lands which are reserved for a potential future Region of Niagara Transit Terminal (West Niagara Transit Terminal). b) All public infrastructure in this locatión should be developed in accordance with Policy 4.2.1 of the Greenbelt Plan and all other applicable Provincial, Regional and Town policies.
12.3.14.2 Strategic Long'Term Transportation Needs a) The lands identified as the Transit Station Area on Schedule G: Land Use .represents new infrastructure intended to address long term transportation needs of the Region and Town. b) The new infrastructure includes facilities such as: ¡) Transit stations including bus and related passenger drop off/ pick up and commuter parking lots; ii) Related infrastructure including transit operation and maintenance facilities, passenger standing pads; iii) Pedestrian and cycling facilities; and, iv) Other public infrastructure elements intended to support the transit function of the site.
12.3.14.3 Additional GuidanceforDevelopment a) The Transit Station Area as shown in in Schedule G is further described in one or more of the following documents:
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¡) Approved environmental assessment, 2011 Niagara Rail Expansion, Environmental Study RePort; ii) Niagara Transit Service Delivery and Governance Strategy, 2017; and, iii) The Niagara Region Transportation Master Plan, 2017- b) The Region of Niagara, the local municipal transit operators , City of Hamilton, the Town of Grimsby and Metrolinx will work together to encourage the Province and the Federal Government to provide capital and operational funding and tools to support transit in West Niagara.
12.3.14.4 Phasing of DeveloPment Development of these lands as a Transit Station Area will occur in multiple phases over the long term. At the time that this secondary plan was prepared, the following items provide the understanding for the phasing of the Transit Station Area: a) The area around the Transit Station will be planned to achieve a significant levet of intensification (in accordance with the policies of this plan); b) The Region will work with the Town, Metrolinx and MTO to ensure that all of the other poticies of this plan are implemented, including policies for improving road safety, achieving the complete streets objectives as well as the supporting infrastructure improvements identified in this plan; c) The opening day concept of the Casablanca GO Transit Station will comply with the 2011 Niagara Rail Expansion Environmental Study Report; d) At such time the opening concept reaches capacity, the Region of Niagara and the Town of Grimsby will work with Metrolinx to expand the Gasablanca Gó Transit Station south of the GNR mainline; and, e) The Region will complete a Transit Terminal Feasibility Study including the evaluation of a terminal'in West Niagara, that will comply with the Provincial environmeñtal assessment process. 12.3.15 Employment OverlaY Area The Employment Overlay is shown on Schedule G and applies to lands fronting onto the OgW along the South Service Road. These lands are subject to the following policies: a) For any new development within the Overlay area, a minimum of 0.4 times the lot area will be allocated for office employment uses. b) A minimum of 50% of the total area on each block within the designation shall be developed for employment generating uses. The employment generating uses shall generally be oriented to the South Service Road and the QEW exposure. The Town may consider alternative approaches, which achieve the employment target and intent of this plan, provided a comprehensive plan is prepared by the landowners within the respective block. c) Development in the designation shall be phased such that only 25% oi the residential component of any property shall be constructed prior to full servicing of the employment component.
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12.3.16 Potential New Public Space a) Schedule G identifies a number of potential new public spaces that will be publically owned; however the icons depicted are for illustrative purposes only and the need, location and design of public spaces shall occur through the development appl ication process. b) Please see Section 12.7 of this Plan for information on the parkland dedication process. c) The icons depicted on Schedule G are not intended to be comprehensive, and additional new public spaces will be required though the development application process d) Please see Section 12.5.3 for additional guidance on the design of these Potential New Public Spaces. 12.3.17 Land Use Gompatibility
12.3.17,1 EmploymentUses a) Any new proposed development which is within 1000 metres of an existing Class 3 industrial facility, 300 metres of an existing Class 2 industrial facility or 70 metres of an existing Class I industrial facility shall be subject to Ministry of the Environment and Climate Change D-6 Guidelines for Land Use Compatibility. b) ln addition to the above, new proposed development should be oriented and designed to avoid land use compatibility and impacts on surrounding employment.uses, and may be subject to further study (air quality, noise, etc.) to ensure compatibility.
12.3.17.2 Active Rail a) No new residential development is permitted within a 30 metres setback of a rail right-of-way. b) Permitted uses within this setback include public and private roads, parkland and other outdoor recreational space including backyards, swimming pools and tennis courts, unenclosed gazebos, garages and other parking structures and storage sheds, where permitted within the policies of this Plan.
12.3.'17.3 ProvincialHighway a) ln addition to all the applicable municipal requirements, all proposed development located adjacent to and in the vicinity of a provincial highway within MTO's permit control area under the Public Transportation and Highway lmprovement Act (PTHIA) will also be subject to MTO approval. b) Earty consultation with the MTO is encouraged to ensure the integration of m unicipal plannin g initiatives with provincial transportation planni ng.
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c) Any new areas in the municipality identified for future development that are located adjacent to or in the vicinity of a provincial highway or interchange/intersection within MTO's permit control area will be subject to MTO's policies, standards and requirements. Direct access will be discouraged and often Prohibited.
12.3.17.4 AdditionalStudies The Town will determine the need for any special sensitivity studies for any proposed developments in the Secondary Plan Area as part of the pre-consultation process and in compliance with the parent Plan, based on adjacent uses and proximity to major infrastructure including, but not limited to, rail and Provincial highways. 12.3.18 Building Height a) The planned maximum building heights are shown on Schedule H. b) The heights depicted on Schedule H are intended to reflect the planned maximum number of storeys and the following policies apply: ¡) On a site-by-site basis, the Town may allow for marginally taller buildings where the findings of supporting studies, such as where an urban design study, lighUshadow study, and wind study can demonstrate that there are no negative impacts on adjacent properties or the public realm; ii) The Town may require a peer review for any studies which propose to exceed the planned building heights; and, i¡¡) All developments which are proposed to be taller than 6 storeys shall require a lighUshadow study and an urban design study to demonstrate how the development fits within the context of the site and surrounding area.
12.4 T ransportation Policies
12.4.1 Transportation Network a) The Secondary Plan Area is planned to be served by a multi-modal, integrated transportation network, which accommodates active transportation users, transit users, and automobile users. Presently, there are a number of transportation challenges in the area and the expectation is that there will continue to be challenges as the area grows. b) Accordingly, there is a need to plan for a variety of improvements to better connect people to destinations and also allow people to move through the area in a relatively safe and efficient manner. The expectation is that improvements will be required to enhance walking and cycling networks, transit service, and automobile access within and around the area to ensure that an appropriate balance of transportation options are provided. The
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transportation network must provide for a better balance of the full range of transportation modes. c) The transportation network and improvements identified in this Plan build on the Town and Region's planned transportation improvements, as outlined in a number of plans (such as the Region's Transportation Master Plan, Transportation lmpact Studies, the Regional Official Plan, etc.). The
i m plem entation of the proposed trans portation i nfrastructu re im provements should be undertaken as part of the Region's master planning process/EA process and/or development approvals process (as the case may be).
12.4.2 lmprovements and Enhancements to Transportation Network The Secondary Plan contemplates the following potential improvements to the transportation network: a) Road improvements and connections (as shown on Schedule J); b) Transit improvements; and, c) Active transportation improvements (as shovÚn on Schedule C). 12.4.3 Planned Road HierãrchY The planned road hierarchy is shown on Schedule l, illustrating Arterial Roads, Collector Roads and Local Roads. The following policies describe the general planned function for each road type.
12.4.3.1 Arterial Roads (23-30 metre ROW) a) Arterial Roads are under the jurisdiction of the Region of Niagara and are ptanned to accommodate 2 to 4 lanes of traffic within 23 to 30 metre right of wâls; b) Direct access to adjoining properties and on-street parking is generally restricted to allow for the movement of traffic through the area. c) The road allowance is planned to accommodate a complete street framework, including bicycle facilities such as bike lanes, shared use lanes, paved shoulders and bicycle parking facilities and sidewalks with high quality streetscaþing improvements on both sides of the street. d) On-street parking is generally not permitted on Arterial Roads' e) Regional Arterial Roads within Secondary Plan Area include: ¡) North Service Road (26.2 metre right of way); ii) South Service Road (26.2 metre right of way); iii) Casablanca Boulevard (26.2 metre right of way); and, iv) Livingston Avenu e (26.2 metre right of way from Gasablanca Boulevard to Main Street West and 30.5 metre right of way from Casablanca Boulevard to Oakes Road).
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12.4.3.2 Collector Roads (20 metre ROW) a) Gollector Roads are under the jurisdiction of the Town of Grimsby and are planned to accommodate 2 lanes of traffic. b) Collector Roads are undivided with a road allowance width ol 20 metres, allowing for the addition of turning lanes, bicycle lanes, landscaping, sidewalks on both sides of the street and utilities. c) On-street parking is not permitted on Gollector Roadg. d) Gollector Roads within the Secondary Plan Area include: ¡) Hunter Road; and, ii) Roberts Road.
12.4.3.3 Local Roads (20 metre ROW) a) Local Roads provide access to properties and cTry traffic predominantly of a local nature. b) Typically, roadways in this section carry low volumes of traffic short distances. c) Local roads generally are designed to accommodate on-street parking, sidewalks on both sides of the street and landscaping in the boulevards. d) Atl local road allowances are to be 20 metres in width. 12.4.4 Planned Road lmprovements and Gonnections a) Schedule J illustrates new connections, road widening and other road improvement opportunities which are intended to support the implementation of the secondary plan. b) The current road network has challenges and the forecasted travel demand resulting from intensification, as well as commuter traffic accessing/egressing the QEW and the planned GO Rail service at the Casablanca GO Station, will only increase delays in the network. This will necessitate the need for improvements to the transportation network, including modifications to the road network, introduction of transit services and improvements to the active transportation network. c) The following summarizes the key road-related improvements. An environmental assessment may be required for some of these improvements based on guidelines provided by the Ministry of Environment and Climate Change (note that a number of the improvements noted below also coincide with recommended streetscape improvements which are further addressed in Section 12.61= ¡) South Service Road Widening: Currently, the South Service Road is a 2- lane Regional Road which provides access and connectivity to lands on the south side of the QEW. The South Service Road currently experiences moderate congestion levels and the expectation is that the road will
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cont¡nue to experience capacity issues over the planning horizon. The South Service Road should be widened from 2 to 4 lanes. Additional operational improvements should also be considered. The widening should allow the road to be developed as a complete street and also provide access to the GO station area. ii) Gasablanca Boulevard Widening: The majority of Casablanca Boulevard functions as a 2-lane Regional road, connecting the western part of the Town with the QEW. ln the future, Casablanca Boulevard will provide the main access to the future GO Station Area. The road is expected to see increasing levels of congestion over the planning horizon and a future widening to 4 lanes may be required. The widening should be developed as a complete street. ¡¡¡) QEW lnterchange lmprovements: The QEWwestbound ramp experiences capacity issues during peak hours. Over the planning horizon, there may be a need to reconfigure the direct flow movements from the ramps. lt is also recommended that the Ministry of Transportation consider improving the pedestrian and cycling facilities on the interchange to address potential for conflicts between vehicles and active transportation users. This is particularly important to connect the growing residential population north of the QEW to the south (including the Casablanca GO Station), and support the Secondary Plan objective of improving connectivity between the waterfront and Transit Station. See Section 12.6 for additional details. iv) Hunter Road Flyover: Depending on the evolution of traffic patterns in the area,there may be a need to extend Hunter Road over the QEW. The Town should protect for this opportunity in the secondary plan in the event that it is required over the long term. The Hunter road flyover would support future transit as well as improve active transportation to the GO Station. v) Livingston Avenue Extension: Depending on the evolution of traffic patterns in the area, there may be a need to extend Livingston Avenue west of Casablanca Boulevard. The Region has maintained this as an opportunity for improving east-west connectivity and providing relief to the congested South Service Road. The Region should protect for this opportunity in the secondary plan in the event that it is required over the long term. The Region may also need to consider protecting the option for a second access point off of Livingston Avenue. Given the sensitive environment in this area, the road extension would undergo an Environmental Assessment and will be ecologically-designed to minimize impact on the woodlot and its habitat and hydrology. vi) Grade Separation at the CN Rail Tracks: A grade separation at GNR crossing at Casablanca Boulevard may be required to improve traffic flow, and address safety concerns for pedestrians, cyclists and automobile users on Casablanca Boulevard (where traffic has the potential to queue onto the rail corridor). The Region will work with CN and Metrolinx to determine the need for this crossing.
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vii)South Access to the Transit Station from Livingston Avenue: A local road connection from Livingston Avenue just west of Emily Street is proposed to connect the residential areas located along Livingston Avenue to the south with the future Transit Station Area to the north. This would provide an alternative access to the Station Area to service commuters south of the Station. viii) Neighbourhood Traffic lmprovements: ln order to improve traffic flow through residential areas east of Casablanca Boulevard and north of Livingston Avenue, the Town should consider future improvements to provide traffic calming and/or improved circulation through these neighbourhoods.
12.4.5 GO Transit Station Area ln addition to the policies in Section 12.3.14 oÍ this Plan, the design of the GO Transit Station should be planned to address the following elements: a) Access to the station area for pedestrians, cyclists, transit users, kiss and ride and carpool users; b) A sufficient supply of parking for commuters; c) Wayfinding solutions; d) Buffering and landscaping for adjacent natural heritage features and rural lands (where applicable); e) Pedestrian scale lighting and otlÍer safety features to support active transportation 24171' f) Opportunities for universal access and incorporation of sustainable design measures; g) Opportunities for tôurism-supportive uses, where permitted (south side of the CN rail corridor); and, h) A strong visual design for the overall station area, emphasizes the importance of the area as a major mixed use node and gateway to Niagara. '12.4.6 Active Transportation Network The existing and planned Active Transportation Network is depicted on Schedule C. The network is planned to improve connectivity for pedestrians and cyclists within the Secondary Plan Area and to surrounding areas. 12.4.7 Active Transportation lmprovements a) The active transportation network should provide direct and safe connections to the GO station, multi-use trails, public spaces and parks, schools, mixed use areas, employment opportunities and recreational facilities. Amenities for cyclists and pedestrians should be located at key points along the network.
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b) There are a number of proposed active transportation improvements proposed for the area, including the following: i) On-Road Bike Route/Lanes (on-road): Casablanca Boulevard; South Service Road; Hunter Road; and, lndustrial Drive. ii) Multi-Use Trail (off-road): Multi-use waterfront trail extension; South access to the Station; Station access from Gasablanca Boulevard; and, QEW pedestrian crossing.
12.4.8 QEW Pedestrian Crossing a) lmproving pedestrian connectivity across the QEW is of paramount importance. The Secondary Plan includes several specific measures intended to improve pedestrian connectivity, b) The first measure is noted in Section 12.4.4 and recommends sidewalk improvements to the existing Casablanca QEW interchange. c) ln addition, it is also recommended that the Town, the Region of Niagara, Metrolinx and the MTO conduct a joint feasibility study to examine the potential for adding a pedestrian crossing over the QEW to better link the GO Station with the lands on the north side of the QEW. The precise location of the crossing should be determined through the feasibility study. d) In the event that the Hunter Road flyover is constructed, there remains a third possible option for improving pedestrian linkages to the GO station area. 12.4.9 Secure Bike Parking Facilities' a) The implementing Zoning By-law may require the provision of secure bicycle parking faCil¡ties in a conspicuous location, long-term bike parking areas within buildings and onsite shower facilities and lockers for employees who bike to work. b) The Town may allow for the reduction in the number of required parking 'spaces where bicycle parking facilities are provided.
12.4.10 Transportation Demand Management a) Council shall require that development applications include a Transportation Demand Management (TDM) Plan, prepared to the satisfaction of the Town. b) The intent of the TDM Plan shall be to implement and promote measures to reduce the use of low-occupancy automobiles for trips and to cycling and walking. c) Generatty, the need for a TDM Plan is contingent upon the proposed use, size, and scale of development and general proximity to the Transit Station. 12.4.11 Traffic lmpact a) Future developments may require a Traffic lmpact Assessment. b) Any Traffic lmpact Assessment shall be subject to the Regional Traffic lmpact Assessment Guidelines where a Regional road is impacted.
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12.4.12 Parking Through the development approvals process, the Town may consider alternative parking requirements for mixed use and high density developments including shared parking standards. 12.4.13 Future Transit System a) The Town is currently in the process of exploring the potential for adding a transit system. ln the event that a transit system is launched, the Town should develop transit supportive Official Plan policies, including any revisions to the policies of this Secondary Plan. b) The Niagara Transit Service Delivery and Governance Strategy (Dillon, 20171 has recommended inter-municipal transit connections with GO Transit at the Casablanca GO station. This will be explóred further through future transit studies.
12.5 lnlrastructu re Policies 12.5.1 Water and Sanitary Servicing As part of the implementation of this Secondary Plan, the Town will work with Niagara Region to ensure that there is adequate water and sanitary servicing and capacity to accommodate the long-term planned development for the Secondary Plan Area.
12.5.2 Municipal Servicing Study As part of the implementation of this Secondary Plan and the policies of Chapter 2 of the Official Ptan, the Town will undertake an analysis of local infrastructure to ensure that adequate servicing is in place to accommodate the planned growth for the area. The Town will update its municipal master servicing strategy as required. 12.5,3 DevelopmentApplicationsandServicingRequirements The Town may also require development applications to be supported by site- specific servicing studies. 12.5.4 Sustainable Stormwater Management a) The municipality encourages innovative measures to help reduce the impacts of urban runoff and maintain base groundwater flow. Such measures may include bioswales, permeable pavers, rain barrels and green roofs. b) As part of the detailed design for the Transit Station, floodplain mapping is to be undertaken to delineate the flood hazard on the subject lands due to the upstream drainage area of the watercourse, the topography and the size of the development.
12.5.5 Coordination of Public Works
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a) The Town will work with the Region to ensure that planned public works for the area are coordinated to minimize the impacts of construction on the residents and businesses within the Secondary Plan Area. Coordination efforts will consider the phasing of streetscape improvements, any future road works and maintenance, as well as any upgrades to water and sanitary networks. b) The following section provides the urban design policies and guidelines for the Secondary Plan Area. The purpose of these policies is to provide guidance for enhancing the character of the area, including both the private ãnd public realm. The policies are intended to provide a degree of flexibility, allowing for a range of design styles and expressions which will contribute to creating a unique sense of place.
12.6 Urban Design lmprovements The urban design improvements are intended to enhance the attractiveness and functionality of the Secondary Plan Area. The planned Public Realm lmprovement Plan is depicted on Schedule K and considers the following: a) Major Gateway lmprovement areas; b) Major Streetscape lmprovement areas; c) Minor Streetscape lmprovement areas; d) Potential New Public SPaces; and, e) ActiveTransportationConnections. 12.6.1 Gateways a) Gateways are intended to function as formal entranceways into the Secondary Plan Arga and are intended to create a strong sense of place. Pr.esently, the Secondary Plan Area does not feature any prominent public space treatments at gateway locations and, accordingly, the Plan ..' contemplates two levels of improvement: ¡) Major gateway improvement areas; and, ii) Minor gateway improvement areas. b) Gateways include lands within the right-of-ways and all abutting lands. Major gateway improvements should include prominent signage, enhanced lighting, intensive landscaping (such as seasonal floral displays, tree pÍanting), public art, cycling-supportive infrastructure, and other types of public realm enhancements. Adjacent redevelopment should be designed to support the function of the gateway. c) The intersection of Casablanca Boulevard and the South Service Road has been identified as a major gateway improvement area. This intersection is planned as a key intersection in the study area. Gurrently, the intersection is not fronted by development and is dominated by vehicular traffic. The intersection has limited pedestrian facilities such âs, landscaping, pedestrian-scaled lighting or planting, or other street furniture.
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d) ln the future, this intersection is envisioned to be the major gateway to the Transit Station Area due to its direct connectivity with the QEW and the future Transit Station. ln addition, the surrounding commercial and employment uses creates a destination and draws in customers from across the region. There is an opportunity to establish a visual identity that can be carried through the study area. To achieve this, private realm signage should be consolidated and minimized, new welcome and wayfinding public signage should be introduced, and streetscape improvements shall include enhanced pavement materials, planting, and other pedestrian-scaled facilities including lighting, benches, and waste receptacles. e) Future development shall consider the overall urban design intent and vision for the gateway intersection and reflect a human-scale form to improve the pedestrian quality of the streetscape. New development should be oriented close to the street edge and designed with active frontages such as retail and other entrances for an enhanced sense of place.
12.6.2 Streetscape I m provements a) Streetscape improvements are intended to provide direction for future enhancements to the key roads within the Secondary Plan Area. Two levels of improvement area contemplated in this Plan: ¡) Major streetscape improvement areas; and, ii) Minor streetscape improvement areas. b) Streetscape improvements apply to the public land within the right'of-way.
12.6.2.1 Majqr Streetscape lmprovement Areas a) Major streetscape improvements are proposed for Casablanca Boulevard (between the South'service Road and Livingston Avenue) and the South Service Road (between Casablanca Boulevard and the planned active transportation con nection). b) 'Key improvements should include (but are not limited to) completion of sidewalk networks on both sides of the street, tree plantings on both sides of the street to provide shade and comfort for pedestrians, improved lighting, occasional street furniture and pedestrian refuge islands at key locations. c) Significant effort's should be made to consolidate access points, consolidate and minimize'private signage and improve visibility for pedestrians. d) Opportunities to break up the large blocks should be explored to support an im proved pedestrian environment. e) Future reconstruction of the roadways should consider the burying of hydro lines. f) Future active transportation connections have been identified for some of these streets and are discussed in Section 12.6.4.
12.6.2.2 Minor Streetscape lmprovement Areas
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a) Minor streetscape improvements are proposed for portions of the South Service Road and lndustrial Drive. b) Key improvements should include (but are not limited to) completion of sidewalk networks (on both sides of the street), tree plantings on both sides of the street to provide shade and comfort for pedestrians and bike lanes. c) Future active transportation connections have been identified for some of these streets and are discussed in Section 12.6.4-
'12.6.3 Potential New Public SPaces a) Where new major mixed use development or redevelopment is planned, new public spaces should be provided to enhance the pedestrian environment and provide amenities for residents, employees and visitors. b) New public spaces should be designed to be barrier free and to include a mix of design elements including, but nôt limited, to enhanced landscaping, shade trees, ample locations for se4ting, bike racks, and public art. c) New public spaces should be locãted close to the street and be connected to the pedestrian network. New public spaces should also be connected with existing or planned transit stops. d) Schedule K identifies a number of potential new public spaces; however, the icons depicted are for illustrative purposes only and the need, location and design of public spaces shall occur through the site plan application process. e) The icons depicted on Schedule K are not intended to be comprehensive, and additional'new public spaces will be required though the development application process.
12.6.4 Active Transportation Con nections a) ln addition to the existing and planned active transportation network, new active transportation connections are illustrated on Schedule C. b) The network is intended to provide a finer grain network of pedestrian and cycling connections and is provided for illustration purposes. The expectation is that improvements to the pedestrian networks be made through the redevelopment process and their location would be confirmed at that time. c) The following active transportation connections have been identified: ¡) New dedicated cycling lane along the South Service Road: The South Service Road links the Transit Station with the surrounding mixed use areas and beyond. With the redevelopment of the properties directly adjacent to the Transit Station Area, the South Service Road should be provided with a dedicated cycling lane to provide an enhanced mobility split and seamless cycling connectivity with planned active transportation routes. ii) Dedicated cycting lanes along Casablanca Boulevard: Dedicated, protected cycling lanes are recommended along both sides of
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Gasablanca Boulevard to support active transportation uses along this key corridor. iii) New cycling lane west of Emily Street: A new cycling lane has been proposed just west of Emily Street to connect the planned active transportation route along Livingston Avenue to the south with the future Transit Station Area to the north. iv) New cycling lane along lndustrial Drive: lndustrial Drive provides a key route for connecting to the South Service Road and would benefit from improved cycling infrastructure to complete the cycling network in the Secondary Plan Area. v) QEW Pedestrian Crossing: A pedestrian and cycling connection across the QEW is proposed as a means to providing safe access for pedestrians across the highway between the waterfront and the Station Area. Please refer to Section 12.4.8 for further details on this connection. 12.6.5 Adjacent Development Where new development or redevelopment is planned near a Gateway lmprovement Area, the proposed developmenUredevelopment should be designed in a manner which enhances the function of the gateway, through: a) Complementary building orientation and massing; b) Enhancedarchitecturaldetailing; c) Linked private and public pedestrian Gonnectivity; d) Enhanced private realm landscaping; and, e) Other eleménts as appropriate. 12.6.6 lmplementation of Public Realm lmprovements a) The public realm improvements depicted on Schedule K shall be ..implemented through a future Community lmprovement Plan, Public Realm . Master Plan, the redevelopment approvals process, or as part of other municipalworks. b) The improvements depicted on Schedule K are intended to support growth and intensification within the Secondary Plan Area. c) Additional public realm improvements shoutd be implemented through the development approvals process, based on the needs of the proposed development. d) Section 12.7 of this Plan provides additional details regarding implementation. 12.6.7 Urban Design Guidelines for the Public Realm
12.6.7.1 Building Public Spaces for People a) The Grimsby Secondary Plan Area and, in particular, the lands surrounding Gasablanca Boulevard, the South Service Road and the QEW suffer from an
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inadequate public realm. Large setbacks, significant surface parking lots, highway oriented development, lack of weather protection and outdoor public spaces, limited bike lanes, and small, poorly defined sidewalks result in inadequate walking and cycling conditions. The key directions in the Secondary Plan, including the following text, provide guidance towards improving this condition. b) lmproving the public realm for pedestrians, cyclists and transit users will contribute to livable and animated streets and parks. As properties within the Plan Area redevelop and the area intensifies, it will be increasingly important to improve the public realm.
12.6.7.2 Boulevard Design a) Boulevards are the component of the public right-of-way from building face to street edge. The design of the boufevard must accommodate pedestrian circulation and an attractive public realm. b) The boulevard should support its multi-purposé function: accommodating pedestrian circulation, adequate Space for healthy tree growth, plants and other landscaping, bicycle parking, public âÉ, transit shelters, street lighting, signage, street furniture, utilities and adequate space for commercial and social activity. c) The boulevard width should reflect the character and function of the street. Where insufficient space exists within the right-of-way to achieve the minimum recommended boulevard width (see cross sections in Appendix 6), a combination of measures should be explored including setting buildings back at-grade and reduced lane widths. d) Boufevards typically consist of the Patio and Marketing Zone (Transition Zonel, Pedestrian Through Zone (Sidewalk), Planting and Furnishing Zone and Edge Zone. C¡icle Tracks or Multi-Use Paths may also be part of the boulevard. Development of these zones should adhere to the following guidelines. ¡) Patio and Marketing Zone 1. Elements that may be located within this zone include private seating areas, planters, signage, and temporary retail displays. ln areas with retail at grade, this zone should be wider to accommodate active at- grade uses. 2. Elements within the patio and marketing zone should not impede the pedestrian clearway in any manner. 3. Overhanging signage and awnings can be installed if they do not impede pedestrian travel in any manner and meet local signage regulations. ii) Pedestrian Through Zone 1. Pedestrian through zones shall typically have an unobstructed width of L8 to 3.0 metres.
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2. Pedestrian through zones may include demarcated areas along sidewalks where vehicles may encounter pedestr¡ans along their route (i.e. at drive aisles, crosswalks and intersections). In this case, the use of accent paving should be followed. 3. Pedestrian through zones should be provided on both sides of the road. 4. Pedestrian through zones should be designed to meet all AODA standards and be unobstructed both horizontally and vertically. 5. Constructed of a solid, stable and textured material, such as concrete. iii) Planting and Furnishing Zone 1. The width of the planting and furnishing zone may range between 1'0 to 3.0 metres depending on available space. 2. The planting and furnishing zone will contain street furniture, street trees, street lighting and other fixed objects' 3. Tree plantings and landscaping should be optimized to provide sun protection and reduce heat islands. 4. ln hardscaped areas, trees should bê planted in continuous tree trenches utilizing soil cells to encourage longevity and viability. Soil cells can be extended under on-street parking, multi-use paths and bike facilities where soil volume is critical. S. No elements located within the planting and furnishing zone should impede travel within the adjacent pedestrian through zone. 6. The tree branch direction and growth should also be considered so as to not impact people cycling in the bike lane. 7. The planting and furnishing zone can be hardscaped or softscaped or include a mix of.both types of landscaping. B. The design of liardscapes and softscaped surface should be designed to promote low maintenance and durable materials. . g. Snow storage will likely occur in this area and all elements should be designed to accommodate and withstand snow loading. iv) Edge Zone 1. Located next to the curb. 2. Should be a hard surface contiguous with the grade of the planting and furnishing zone. Should be constructed of durable materials appropriate for snow storage and street cleaning. 3. Should not overlap with cycling facilities. 4. May be designed with decorative paving.
12.6.7.3 South Service Road a) Of all areas within the Ptan Area, intensification along the South Service Road is the most critical to developing a vibrant mixed use community. b) The Secondary Plan identifies lands fronting onto the South Service Road as primarily Mixed Use (predominantly high density with some medium
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density) with smalter areas designated Office Employment on the eastern and western sides of the Plan Area. c) Existing conditions along the South Service Road consist of large consolidated properties which, over the long term, will help facilitate redevelopment. d) Portions of the South Service Road have been identified as Major and Minor Streetscape lmprovement Areas on Schedule K. As redevelopment occurs along the South Service Road, the street should provide better balance betwóen transportation modes. This includes developing a boulevard and providing sidewalks along both sides of the road. e) Wider sidewalks will be introduced during redevelopment by requiring increased setbacks. Ð A minimum 4.2 metre boulevard is recommended along the South Service Road to enhance pedestrian mobility and accommodate street trees, landscapi ng, street furniture, etc. s) New development should be setback an average of 2.0 metres from the public right of way to provide space for the patio and marketing zone. h) Excluding the patio and marketing zone, redevelopment of the South Service Road is proposed to be accommodated within a 26 metre right-of-way as illustrated on Figure 6.1 in Appendix 6. i) The previous general boulevard recommendations apply to the South Service Road as do the following specific design recommendations: ¡) New buildings should be setback an average o12.0 metres from the public right-of-way to provide space for an enhanced patio and marketing zone. ii) Ensure a minimum pedestrian clearway/ sidewalk of 2.2 metres along both sides of the street. iii) Provide textured edges and sound assisted crosswalks to assist the visually impaired, particularly at the major gateway where the South . Service Road and Casablanca intersect. iv) Feature paving should be used to delineate areas of pedestrian priority. v) The Planting and Furnishing Zone plus Edge Zone should have a width o12.0 metres. vi) On-street protected cycling lanes shall be provided on both sides of the street with minimum widths of 1.5 metres and a 0.5m buffer to protect cyclists from traffic. vii)Two 3.3 metre travel lanes should be provided in each direction.
12.6.7.4 Casablanca Boulevard a) Casablanca Boulevard is the most important north-south road within the Plan Area. The street provides access from the Queen Elizabeth Way to the Grimsby GO Station, intersects with the South Service Road and provides both visual and physical connections to the waterfront. The intersection of Casablanca Boulevard and the South Service Road demarcates the beginning of the Town of Grimsby and is identified as a Major Gateway.
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b) The Town of Grimsby has plans to reconstruct Gasablanca as a Gomplete Street and construction of this Gateway should be coordinated as part of a total street redesign. Portions of Casablanca Boulevard have been identified as Major and Minor Streetscape lmprovement Areas on Schedule K. c) Redevelopment of Casablanca Boulevard is proposed to be accommodated within a 26 metre right-of-way, excluding the bridge over the QEW that has a planned right-of-way of 30 metres, as illustrated on Figure 6.2 (Appendix 6). it should be noted that Figure 6.2 represents a typical cross section, and additional turn tanes may be required as part of the detailed design of the road. d) The previous general boulevard recommendations apply to Casablanca Boulevard as do the following specific design recommendations: ¡) Ensure a minimum pedestrian clearway / sidewalk of 2.2 metres. i¡) Provide textured edges and sound assisted crosswalks to assist the visualty impaired, particularly at the major gateway where the South Service Road and Gasablanca.iÍrtersect. ¡¡¡) Feature paving should be used to delineate areas of pedestrian priority. iv) The Planting and Furnishing Zone plus Edge Zone should have a width of 2.O metres. v) Where trees are not irrigated already, linear tree trenches, soil cell technology, and/or structural soils should be used to ensure mature growth. v¡) Dedicated, protected on-street cycling lanes shall be provided on both sides of the street with minimum widths of 1.5 metres and a 0.5 metre buffer from traffic. vii) Vehicte parking or stopping is not permitted within cycling facilities. viii)Two 3.3 metre traúel lanes should be provided in each direction.
12.6.7.5 Gasablanca-QEW Crossing a) As it traverses the QEW, Casablanca Boulevard is to be designed within a 30 metre right-of-way (see Figure 6.3, Appendix 6). b) As described below, this right-of-way shall accommodate a pedestrian clearway, buffered bicycle lanes, two travel lanes in each direction and a centre median with buffer. Specific design recommendations include: ¡) A pedestrian clearway / sidewalk of 3.4 metres. ii) Dedicated on-street cycling lanes shall be provided on both sides of the street with minimum widths of 1.8 metres. iii) Cycling lane buffers shall be provided on both sides of the street with minimum widths of 0.8 metres. iv) Provide a landscaped median with a minimum width oi 2.0 metres and 1.0 metre median buffers on either side.
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v) Landscape materials should have particular regard for survivability, salt tolerance, and the need for consistency with landscaping on the road edge and on adjacent lands. vi) Two 3.5 metre travel lanes should be provided in each direction. vii)A bike turn box should be added for cyclists turning left into the GO Transit Station.
12.6.7.6 Street Furniture a) Street furniture consists of the benches and sêats, two-stream waste receptacles, shelters, drinking fountains, weather protection, etc. that provides the setting for resting, sitting and.eating and social encounters within the public ream. b) For future road construction or reconstruction, as identified in the transportation section (Section 12.41 of this plan, it will be important to properly locate street furniture so that they do not impede pedestrian movement. c) Preferably street furniture should be located within the Planting and Furnishing Zone. d) Other guidelines for street furniture include: ¡) The Town should select strategic locations for groupings of furniture that would benefit adjacent retail establishments and the public. For example, waste receptacles are appropriate riear food establishments and benches are welcone near public spaces and cafes and patios. These locations should inciude the Major Gateway identified on Schedule K of this Plan. ii) Groupings of benches should be located in new green/park spaces through the Plan Area. Street furniture should be designed with the aim of being accessible for all including the disabled and elderly (e.9., arms on benches). iii) Pedestrian-scaled lighting should be implemented to improve safety 2417. iv) Street furniture should be linked together, where appropriate, to stimulate social encounters.
12-6.7.7 Public Art & Heritage lnterpretation a) Public art installations can be stand-alone or integrated into buildings, street furniture and other infrastructure. b) Public art has the capacity to animate public spaces, bringing them to life. Public art can be temporary or permanent. lt can reflect an area's natural setting, spirit, unique history or aspirations and can draw attention to universal themes or local, regional, national and global issues. Public art has the ability to inspire thought and reflection. Or it can just be fun. c) The design of public art should: ¡) Be located in high-use areas such as public parks, plazas, curb extensions, multi-use paths, etc. These locations should include the
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Major Gateway, the potential public space improvement area, and potential new public spaces identified in Schedule K of this Plan. ii) Be limited near forms of traffic control (i.e. stop signs) to minimize driver distractions and sight-line obstructions. iii) Be durable and easily maintained. iv) Reflect secondary plan policy for its coordination and maintenance. d) Where new development is proposed, the Town will encourage public and private sector development to include historical signage which recognizes important aspects of the area's cultural heritage and history.
12.6.7.8 New Public OPen SPaces
The Secondary Plan recommends new public open spaces be provided at the following locations, which are also identified as potential new public spaces and potential public space improvement areas in Schedule K of this Plan: a) At the northeast corner of lndustrial Drive and the South Service Road; b) At the southwest corner of Casablanca Boulevard and the South Service Road; and c) East of Gasablanca Boulevard and South of the South Service Road.
12.6.7.9 Semi-Public Open SPaces a) The majority of open spaces within the Plan Area will be semi-public open spaces. b) Their function will be similar to that of public open spaces, but the land will be under control of agencies such as Metrolinx or private developers via condom i ni um corpgrations. c) Semi-public open spaces should be designed to: ¡) Provide direct access from adjacent public sidewalks ¡¡) Be visible from active indoor areas. iii) lnclude features (e.g. paving, seating, public art, etc.) constructed of materials equal in quality and appearance to those used in station entrances, main private buildings and nearby public spaces. iv) Maximize sun exposure through the location and massing of taller building elements. v) Use hard and soft landscaping materials that are high quality, easily replaceable and low maintenance. vi) Select site furnishings (e.g. play equipment, public art, shelters, signage, fencing, etc.). vii)Use plant materials that are low maintenance, and pest and disease resistant. d) A key series of suggested semi-public open spaces has been included within the Secondary Plan between the South Service Road and the rail line within
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the mixed use development east of Casablanca Boulevard. This area is identified as a potential new open space on Schedule K of this Plan.
12.6.7.10 Landscaping a) Providing improved landscaping, along the South Service Road and Casablanca Boulevard and within public and semi-public open spaces, will help create visual continuity throughout the Plan Area. b) Trees shall be incorporated into public street design and will frame all streets and pathways, enhanced landscaping will be priority along the major and minor streetscape improvement areas identified on Schedule K. Trees provide shade and comfort and enhance the visual and environmental qualities of the street. c) To sustain trees, planting should occur in sufficiently deep and wide planting areas backfilled with appropriate soil. Native and disease-resistant species for street trees should be used, wherever possible, to promote long-term growth. d) The following are general landscaping guidelines that should be adhered to as the Plan Area develops: ¡) To allow for full growth and to ensure their long-term viability, street trees should be planted with appropriate soil volume in continuous tree trenches. ¡¡) Where compaction of planting soil is anticipated, the use of soil cells should be. considerêd. ¡¡¡) Only species that are tolerant of urban conditions should be used. Mono-culture planting may, in the case of disease, be entirely lost and iS, therefore, strongly discouraged. Refer to Niagara Peninsula Conservation Authority's Native Plant Guide for information on appropriate native plants. iv) Plantings should be selected that require little maintenance and do not ' require the use of pesticides and fertilizers. v) Shrub and ground cover planting should be utilized in open tree pits, provided the minimum pedestrian clearway dimension is available. v¡) Careful consideration should be given to the type and location of trees. Higher branêhing trees should be positioned to ensure there is no interference with truck traffic. Sight lines should also be considered in the location of trees planted at intersections. vii) Seasonal appeal, especially for the winter months should be considered for all plantings. viii) The planting of trees as infill along existing streets where the rhythm of existing trees is interrupted should be implemented.
12.6.7.11 Low-lmpactDevelopment
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a) Low-lmpact Development is an approach to managing stormwater run-off at the source by replicating natural watershed functions. lt uses simple, cost' effective methods to capture, detain and treat stormwater. b) General guidelines that should be adhered include: ¡) Incorporate LID practices where possible and as appropriate. LID options can include: ii) Bio-swales or drainage swales; iii) Bioretention planters, units or curb extensions; iv) Perforated pipe system; v) Permeable paving; and vi) Pre-cast tree planters or soil cells. vii)Where possible, replace unnecessarily paved areas with permeable materials (medians, dedicated parking lanes / lay-bys, traffic islands). However, do not use permeable materials within the pedestrian through zone.
12.6.7.12 Cultural Heritage and Archaeology a) lt is the intent of this Plan to introduce design and interpretive elements reflective of Grimsby's Gultural Heritage and Archaeology ¡n the design of the future transit station and associated landscape environs. b) ln order to enhance the sense of place, the town will aim to incorporate ptaques, murals and public art whiih are reflective of Grimsby's cultural heritage and archaeology throughout the neighbourhood. 12.6.8 Urban Design Guidelines for the Private Realm
12.6.8.1 Site Design a) Community design includes the location and orientation of buildings. When sited and designed correctly, buildings will enhance the character of the street and neighbourhood. This can be accomplished through protecting and directing views, providing a consistent street wall and relating buildings to the street and pedestrian activities. b) The Grimsby Secondary Plan Area includes significant lands with redevelopment potential. These lands are primarily located within the following areas: i) South of the QEW, north of the South Service Road and west of Gasablanca Boulevard; ii) North of the rail line and south of the South Service Road (with the exception parcels along the Plan Area perimeter to the east and west) c) These lands are designated Mixed Use, Office Commercial, and Parks and Open Space. lt is critical that the design of these sites ensure that buildings contribute to a human scale while providing a fine-grained street and block network.
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d) Building floor plates should be appropriate to support intensification and innovative employment and tourism uses as well as transit investment. e) New buildings within the Plan Area should frame and address the street, while taller buildings and elements will be located to minimize shadow impacts and maximize solar exposure.
12.6.8.2 GatewaY Features a) One major gateway is proposed at the intersection of Casablanca Boulevard and the South Service Road. b) The demarcation of gateways are created through the provision of consistent elements such as signage and wayfinding, urban space' hardscaped or landscaped surfaces, public art and appropriate built form to provide orientation and to assist in defining a neighbourhood's distinct character. c) The design should: ¡) Create a sense of entrance and arrival, contributing to community image and identity, at a scale appropriate for the given context. Elements contributing to gateway features and design include: signage and wayfinding, trees and'ôther landscaping, feature lighting, paving, seat walls and public art. ii) Development at gateways should meet a high standard of design, recognizing their role as a gateway, and be appropriately oriented to the public realm.
12.6.8.3 Accéss and Entrances a) Vehicular access to.on-site parking, loading and servicing facilities should be located from secondary streets and rear lanes wherever possible. b) Where this is not possible, mid-block access can be considered in instances "where: ¡) The driveway is located an appropriate distance from the nearest intersection or side street; ii) Appropriate spacing between adjacent driveways is maintained resulting in no more than one driveway every 30 metres; iii) Opportunities to consolidate shared access to minimize curb-cuts are prioritized; or iv) Gonsideration is provided to contain mid-block driveways within the building massing with additional floors built above.
12.6.8.4 Parking (General) a) As the Secondary Plan Area develops, a variety of parking solutions will be appropriate to support increased densities and build out of the Station Area. b) As a general rule, surface parking should be designed to minimize its visual impact and to allow for future intensification as a development site.
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c) As such, the layout of parking should consider site access, landscaping and site servicing that will permit the eventual redevelopment of these sites.
12.6.8.5 Surface Parking Lots a) Surface parking lots should be divided into smaller "parking courts." Large areas of uninterrupted surface parking should be avoided. b) Surface parking areas should be located at the rear or side-yard of a building and should not be placed between the front face of a building and the sidewalk. c) Driveways to parking should be from rear lanes and side streets wherever possible. d) Shared parking and shared driveways between adjacent properties are encouraged. Where multiple access points currently exist, they should be consolidated where Possi ble. e) Where appropriate, permeable paving should be considered to promote drainage. f) Use planting strips, landscaped traffic islands and/or paving articulation to define vehicle routes that include pedestrian walkways, improve edge conditions and minimize the aesthetic impact of surface conditions. g) Distinctive pavement and pavement parkings should be used to indicate pedestrian crossings and create an interesting visual identity. h) Glear, 1.5 metre (minimum) dedicatéd pedestrian routes should provide direct connectións from parking aréas to building entrances. ¡) Pedestrian-scaled lighting should be provided along pathways. j) Preferentiâl parking (i,e. accessible parking stalls, bicycles, car-share, energy efficient vehicles) should be located close to building entrances. k) Parking along the GO rail tracks should be adequately screened with high- quality landscaping. l) Parking on corner lots is discouraged. However, where required, it should be screened by landscaPing.
12.6.8.6 LandscaPing for Parking a) High quality landscaping treatments should be used to define site boundaries, provide buffers between adjoining developments, and screen storage and utility areas. b) Parking should be screened from the public realm. c) Landscaped parking islands, of at least 1.5 metres wide, at the end of parking rows and pedestrian connections that contain salt tolerant shade trees are encouraged. Selection of plant materials should consider the following: d) Year-round maintenance; e) Seasonal variety; f) Hardiness and resistance to disease;
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s) Maintenance requirements; and h) Tolerance of plant materials to salt and urban conditions.
'12.6.8.T Bicycle Parking a) Bicycle parking should be provided at regular intervals along major roads such as the South Service Road, Gasablanca Boulevard, and other areas of high pedestrian activity such as the new east-west road east of Casablanca, and located close to building entrances. b) Bicycle parking should not impede pedestrian circulation. Post-and-ring and inverted 'u' parking, constructed of painted or galvanized steel, is preferred as larger units can impede pedestrian movement and Snow clearing. c) Bicycle parking and storage facilities should encourage active transportation, including parking at the GO Station, within public parks and open spaces and short term bicycle stôrage at employment areas. d) Provide secure and plentiful bicycle parking at the GO Station entrances. e) Provide sheltered bike areas that are integrated with the station design and located in highly visible areas in the vicinity of platform access points. 0 ln addition to bicycte racks, bicycle lockers are strongly encouraged especially for large office developments and at the GO Station.
12.6.8.8 Structured Parking a) While it is not expected that structured parking will be provided in early phases of the Plan, parking lots are to be designed such that as the Plan Area intensifies, surface parking lots can transition to structured parking. b) Structured parking should adhere to the following guidelines: ¡) lntegrate above:ground parking structures into the streetscape through active at grade uses, and attractive facades that animate the streetscape and enhance pedestrian safetY. ii) Locate pedestrian entrances for parking structures adjacent to station entrances, main building entrances, public streets or other highly visible locations. iii) Screen parking structures from view at sidewalk level through architectural detailing and landscaping.
12.6.8.9 Storage, Servicing and Loading a) Loading docks, outside storage and service areas are to be located in areas of low visibility such as at the side or at the rear of buildings, b) Where possible, accommodate garbage storage areas within the building. Where this is not possible, screen outdoor storage areas from public view through an attractive and integrated enclosure. c) Outside storage and servicing facilities should be constructed of materials to match or complement the building material.
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d) Service and refuse areas should be designed with a paved, impervious surface asphalt or concrete to minimize the potentialfor infiltration of human materials. e) Loading and service areas may occupy the full rear yard if adequate landscape edge and buffer treatments are provided. 0 Service and refuse areas are not to encroach into the exterior side or front- yard set-back.
12.6.8.10 Front Property Setbacks To create a consistent street wall to frame Casablanca Boulevard, North and the South Service Roads and to create an active streetscape, design should: a. Locate buildings at the front property line, or applicable set-back line. b. Provide additional setbacks in areas with retail at grade to accommodate outdoor display areas, seating and landscaping. c. Where streets have a variety of setbacks, locate new buildings at a setback distance that reflects the average of the adjacent buildings.
12.6.8.1I Rear Setbacks and Transitions Where mid-rise sites abutting stable residential areas exist, the following rear setbacks and transitions are required to minimize shadow and privacy issues on adjacent uses: a) Provide a 7.5 metre rear-yard setback from the abutting property line. b) Apply a 45-degree angular plane from the abutting property line for sites deeper than 36 metres. c) Apply a 45-degree angular plane from a height of 10.5 metres above the 7.5 mere setback line on properties less than 36 metres deep.
12.6.8.12 Sites Abutting Open Spaces Where buildings are adjacent to open spaces (i.e. Transit Plaza), apply shadow testing on a case-by-case basis to ensure a minimum of five hours of sunlight per day from spring to fall.
12.6.8.13 Built Form, Mid Rise Building Design The potential for mid-rise buildings has primarily been identified for parcels north of the rail corridor, south of the South Service Road, and in the northwest corner of the plan area. These buildings should: a) Focus residential mixed use density, consistent with the Secondary Plan, to support the feasible integration of ground floor retail and amenity spaces within the Station Area north of the rail corridor. b) Generally be located at the front property line to create a continuous streetwall.
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c) Be aligned with street frontages along corner sites. d) Minor variations in setbacks are encouraged to facilitate wider boulevards, accommodate public amenity space and create a more interesting streetscape. e) Taller buildings should have a building base (podium). f) Taller buildings should step back 3.0 metres above the building base. plane s) An additional stepback should be determined by a 45'degree angular applied at a height equivalent to 80 percent of the width of the right-of'way, as shown on Figure 6.4 (Appendix 6). h) Main building entrances should be directly aciessible from the public sidewalk. ¡) The ground floor of all buildings with commercial uses should be 4.5 metres (flooi-to-floor height) to accommodate internal servicing and loading, and future conversion to retail (where appropriate). i) Maximum building height should be no greater than the identified maximum Secondary Plan building heights and be no greater than that determined by a 1:1 ratio with the right-of-way width. ¡) G0 percent of the building frontage on the ground floor and at building base levels should be giazed to allow views of indoor uses and to create visual interest for Pedestrians. k) Glear glass is preferred over tinted glass to promote the highest level of visibility, and mirrored glass should þe avoided at street level. r) Balconies should be designed as integral parts of the building, which may include protruding balconies. Balconies should not be designed as an afterthought.
12.6.8.14 Built Form, Tall Building Design a) Tall buildings are those exceeding 12 storeys and that conform to secondary þlan policies. The potential for tall buildings has been identified for parcels west of Casablanca Boulevard between the QEW and the South Service Road. b) Talt building guidelines that are critical to the overall vision or the Secondary Plan Area include: i) Setback the tówer elements of tall buildings a minimum of 10 metres from the rear and side proPertY line. ii) Where two towers can be located within a single development, or on adjacent properties, provide a 25 metre separation distance between the towers. iii) Apply shadow testing on a case-by-case basis to ensure adjacent sidewalks, residential areas, and open spaces receive a minimum of five hours of sunlight per day from the spring to the fall. iv) Undertake a wind study to demonstrate that there are no negative impacts on adjacent properties or the public realm;
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v) Where buildings exceed the applicable mid-rise building height, apply stepbacks to create a gradual transition from the tower to adjacent lower buildings.
12.6.8.15 Built Form, Podiums and Stepbacks a) A clear building podium, defined by a front stepback, reinforces a consistent streetwall, helps to integrate new development into an existing lower building fabric, and helps create a human-scaled street. b) As no established streetwall height exists within the Secondary Plan Area, the height of the podiums should range between 3 to 6 storeys. c) Above this height, buildings should include a minimum building stepback of 2.5 metres. ln special circumstances (i.e. to protect views), a setback of 5 metres may be appropriate.
12.6.8.16 Built Form, Employment Office a) Employment Office uses are primarily identified towards the eastern and western boundaries of the Secondary Plan Area along the South Service Road. b) Development of Employment Office uses should adhere to the following design guidelines: ¡) Buildings should be located to address the principal public street, in particular the South Service Roád, but may incorporate setbacks that provide attiactive landscapi n g and tree-planti ng. ii) The prihcipal facades should incorporate large glazed areas and entrances, providing visibility between the building and the street. iii) Parking should not be located between the principal facade and the adjacent street / sidewalk. iv) Main entrances should be directly accessible from public sidewalks. v) Where possible, shared driveways should be provided. vi) Open storage should be minimized. Where permitted, it should be screened from public view. vii)Site design must define a well-organized system of entrances, driveways and parking areas that minimizes conflicts between pedestrians, bicycles and vehicles. Roof top units should be screened from view. viii) On large, flat roofs, opportunities for green roofs and / or patios should be incorporated to create green spaces and usable outdoor amenity areas for employees.
12.6.8.17 Built Form, Employment - General lndustrial a) Employment - General lndustrial uses are located between the South Service Road and the rail corridor along Roberts Road.
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b) Development of Employment - General lndustrial uses should adhere to the following urban design guidelines: ¡) lndustrial buildings should address the street to define a more urban street edge. ii) The highest quality of building design should be applied to the building facades facing the public street or open space. iii) corner buildings should address both street frontages. iv) Minimum amounts of parking should be located in the front yard. Where large parking fields are necessary, landscape elements should be introduced to break up large asphalt areas and identify pedestrian access to buildings. v) Outdoor storage should generally not be visible from the public street or open space. Where outdoor storage ié required, it should be screened with fencing and /or landscaPing. vi) Office components of the building should address the street.
12.6.8.18 Built Form, Facade Design The aesthetic qualities of a building's façade are a vital factor in how the public perceives the building and how that building impacts their experience of the street. tne design of a building's façade should adhere to the following guidelines: a)' Façades facing streets, sidewalks and public open spaces should be composed of large areas of glazing to encourage pedestrian interaction and enhance safety. b) Extend firiishing materials to all sides of the building, including building projections and mechánical penthouses. c) Avoid blank wafls,.or unfinished materials along property lines, where new developments are adjacent to existing smaller'scaled buildings. d) Articulate the façades of large buildings to express individual commercial or residential units through distinct architectural detailing, including entrance and window design. e) Utilize a design and material quality that is consistent and complementary. f) Where lots have frontages on an open space, provide dual façades that address both frontages with an equal level of material quality and articulation. s) Emphasize the focal nature of corner buildings through elements such as projections, recesses, special materials, and other architectural details. h) Provide weather protection through architectural details such as vestibules, recessed entrances, covered walkways, canopies and awnings.
12.6.8.19 Built Form, Sustainable Building Design a) Buildings account for approximately 40 percent of greenhouse gas (GHG) emissions in North America. Adopting sustainable practices in building
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design not only decreases the amount of GHG emissions released, but also lower operating costs. b) Key considerations for achieving sustainable building design include: ¡) Building orientation; ¡¡) Sustainable landscape design; ¡¡¡) Urban heat island mitigation; iv) Stormwater management; v) Alternatetransportationoptions; v¡) Renewable energy; vii) Green roofs; viii) Building envelope design; ix) Natural ventilation; x) Daylight design; x¡) Dark sky design; xii) Bird friendly design; xiii) Waste management; and xiv) Water use reduction and waste water technologies. c) Sustainability goals and guidelines are included throughout the document, but the key guidelines are outlined in the following sub-sections.
12.6.8.20 Built Form, Passive Solar Design a) The locations of buildings to each other and to open spaces influences the amount of energy they consume as well as comfort and quality of interior and exterior spaces. b) New development within the Secondary Plan Area should be massed to maximize opportunities for access to natural light and heating, cooling, security and views. c) Building design should analyze site characteristics and address existing conditions. For example: ¡) lntended uses within buildings should be arranged to make the best of natural conditions. ii) The following climatic conditions should be analyzed when designing block layout, buildings and open spaces: 1. Solar loss and gain; 2. Temperature; 3. Air quality; 4. Wind conditions 5. Gloud cover; and 6. Precipitation. iii) Within new developments, residential uses should maximize indirect natural light.
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iv) Within new developments, retail or office uses that employ heat- producing machinery should face north. v) Trees and vegetation, operable windows, treated glass, roof coverings and other building elements should be selected to take advantage of natural means of regulating interior temperature, lighting and other environmental variables.
12.6.8.21 Built Form, Energy Efficiency a) As mentioned, buildings use a significant amount óf energy and contribute to the production of GHG. Reducing energy use in buildings is, therefore, an important strategy to reduce the environmental impact of urban development. b) Design should utilize life-cycle cost analysis to take long-term energy costs into account. This will lead to adjustments in the orientation of buildings and the configuration of internal spaces to make the best use of natural processes to control interior environmental variables. c) Life-cycle cost analysis should be used to evaluate mechanical, electrical and plumbing systems. d) Buildings and windows should be oriented and designed to optimize natural means of heating, cooling, ventilating and lighting interior spaces. e) Street and pedestrian-scaled lighting systems should incorporate LED technology to reduce energy and maintenance demand. f) Development proposals are encouraged to explore the potential use of geothermaltechnology to reduce grid energy dependency. g) lnventories of all plumbing fixtures and equipment, as well as all heating, ventilation and air conditioning systems, should be summarized in building packages as well as a strategy for minimizing water demand. h) Canada Mortgage and Housing Corporation standards and design .guidetines should be implemented and exceeded where appropriate. ¡) Buildings should consume energy at a rate that is at least 10 percent lower than specified by the Commercial Building lncentive Program (CBIP) administered by Natural Resources Canada. 12.6.9 Design lntegration
'12.6.9.1 Developing Accessibleand ComfortableCommunities a) The transformation of the Secondary Plan Area from a landscape dominated by low density industrial and commercial buildings, vacant lots and surface parking to a vibrant, transit supportive community will be measured by transit ridership, the number of people on the streets, the vitality of new businesses including a mix of uses, an urban built form for new industrial and office commercial buildings that directly addresses the Station Area and primary roads such as the South Service Road, and an improved public realm.
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b) The successful design of buildings, streets and open spaces will be reinforced by new comfortable, welcoming, weather protected and accessible connections between buildings that promote an inviting community atmosphere. c) The guidelines in this section outline key considerations to support the development of accessible and comfortable communities.
12.6.9-2 Accessibility a) Complete Communities are accessible for all residents. While this includes ensuring that residents have access to jobs and transit, it also includes designing buildings and public spaces that allow for ease of movement for people of all ages and abilities. b) A key to providing a high quality public realm is making it accessible to all people. The guidelines and requirements in the following documents provide more detailed information with respect to creating and promoting accessible environments and should be referred to in the design of all public and private spaces: ¡) Ontario Building Code; ii) Accessibility for Ontarians with Disabilities Act; and iii) Principles of Universal Design. c) As well, recent changes to the Planning Act enable the Town of Grimsby to secure facilities designed to have regard for accessibility for persons with disabilities through Site Plan Control.
12.6.9.3 Grime Prevention Through Environmental Design a) All publicly accessible areas, including streetscapes, parks, parkettes, mid- block connections,'forecourts and patios, should conform to the provisions recommended through GPTED (Crime Prevention Through Environmental .'Design). b) The application of GPTED principles should address items such as: ¡) Providing clear views to sidewalks and public areas. ii) Taking advantage of passing traffic surveillance as a deterrent for unwanted activities. iii) ldentifying point of entry locations. iv) Placing amenities such as seating and lighting in areas where positive activities are desired and expected.
''12.6.9-4 Microclimate and Shadows a) The design of buildings should be informed by their context including their impact on adjacent properties.
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b) The design of buildings within the Plan Area will be informed by shade and micro-climatic studies that examine wind mitigation, solar access and shadow impacts on adjacentstreets, open spaces, buildings and associated properties. c) Building massing should allow ample sunlight to penetrate to the sidewalk and adjacent public spaces, and should mitigate the impact of high winds to support pedestrian comfort. d) Where existing and future open spaces are adjacent to development sites, the scate of development will be restricted as determined through wind and shadow studies. e) Building and site design will provide semi-weather protected spaces that blend indoor and outdoor uses including deep canopies, overhangs, sheltered terraces, roof terraces, courtyards, forecourts and gardens that optimize active use throughout the year. f) Building heights above four storeys will incorporate step backs to mitigate the perception of building height from the surrounding areas. s) Shadow studies for blocks and individual buildings should be undertaken on the equinoxes and solstices.
12.7 lmplementation and Phasing 12.7.1 Phasing and General Timeline for Capital lmprovements a) This Secondary Plan identifies a number of capital improvements to the public realm and transportation network. b) Table 12.1 (Appendix 6) outlines the short, medium and long-term priorities to implement the capital improvements within the Secondary Plan area. c) Short-term priorities are intended to be implemented within a 5 year timeframe. d),' Mid-term priorities are intended to be implemented within a 1O-year timeframe. e) Long-term priorities are intended to be implemented within a 20'year timeframe. 0 Modifications to Table 12.1 may be required due to shifts in capital planning, funding, or strategic priorities, and can be made without an amendment to the Secondary Plan.
12.7.1.1 MunicipalCapitallmprovements a) The Town will prepare a phasing strategy as to assist with the implementation of this Secondary Plan. The Phasing Strategy should consider the following: ¡) The capital improvement priorities identified in Table 12.1 of this Secondary Plan;
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ii) The expected timing of development, including the expected build-out of vacant lands and redevelopment of existing areas; iii) The timing of any potential transportation, infrastructure and public realm improvements; and, iv) Any other projects or initiatives which may impact the timing of development. b) Priority should be given to improvements in the generalTransit Station Area, as identified on the Transportation lmprovement Plan and Public Realm lmprovement Plan, that support transit- orientêd development and intensification in these areas.
12.7.2 General lmplementation The Grimsby GO Transit Station Secondary Plan shall be implemented through a variety of tools, including but not limited to: a) The planning and development application process, through tools such as site ptan approval, plans of subdivision and condominium and consents to sever; b) Town of Grimsby Transportation Master Plan; c) The Town Grimsby Zoning by law; d) Community lmprovement Plan; and, e) Other tools as described in this Chapter. 12.7.3 Municipal Works within the Secondary Plan All future municipal works undertaken by the Town of Grimsby within the Secondary Plan Area shall bê consistent with the policies of this Plan.
12.7.4 Official Plan Amendments a) Unless otherwise stated in this Plan or the Town's Official Plan, applications for development which do not align with the Policies or Maps of this Plan shall require an Official Plan Amendment. b) Amendments to the Official Plan shall be subject to policies of the Official Plan and shall require a planning justification report, along with any other supporting studies identified through the pre-consultation process. 12.7.5 Zoning By-Law ConformitY The Town will update its zoning by-law to ensure that the land use and design policies for this Secondary Plan are reflected in the Town's zoning by-law. 12J.6 Amendments to Zoning By-Law a) Applications for development within the Secondary Plan Area shall be subject to the polieies of this Secondary Plan and the Town's Official Plan (where applicable).
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b) Amendments to the zoning by-law shall be subject to policies of the Official Plan and shall require a planning justification report, along with any other supporting studies identified through the pre-consultation process.
12.7.7 Site Plan Approval, Plans of Subdivision, Plans of Condominium and Severances Applications for site plan approval, plans of subdivision, plans of condominium and consents to sever shall be consistent with the policies of this Secondary Plan and the Town of Grimsby Official Plan. 12.7.8 Community lmprovement Plan a) To assist and accelerate redevelopment and facilitate further public realm improvements within identified areas within the Secondary Plan Area, the Town will consider modifying its Community lmprovement Plan programs (ClP), creating a new CIP for intensification areas and preparing a Public Realm Master Plan for key areas within the Secondary Plan Area. b) The rationale for compteting a Community lmprovement Plan and Public Realm Master Plan as part of the Secondary Plan's implementation is to ensure that: ¡) The proposed public realm improvement projects are appropriately -ncludingplanned and accounted for in the Town and Regional capital budget, any property acquisitions which may be required to complete the proposed streetscaping, public space and gateway improvements; ii) Location of the proposed improvements can be confirmed through additional detailed analysis and site level review; and, iii) There is a competitive suite of financial incentives to promote intensification and redevelopment such as, but not limited, to incentives for greyfield and brownfield redevelopment, lot consolidation/assembly, residential infilling and/or mixed use intensification, etc.
12.7.9 Signage and Wayfinding StrategY a) Upon adoption of the Secondary Plan and the completion of the Community lmprovement Plan, the Town will prepare a signage and wayfinding strategy for the Town of Grimsby. b) The purpose of the signage and wayfinding strategy is to reduce visual pollution and improve wayfinding. c) The Town may also refer to the Niagara Region's Transportation Master Plan Bikeway ldentification and Destination Wayfinding Signage for Gyclists document for further guidance. 12.7.10 Goordination with the Regional Municipality of Niagara a) The Town will work with Niagara Region, who is the approval authority for this Plan, to ensure that the policies of this Plan are implemented, including
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any opportun¡t¡es to implement the urban design and public realm improvements through any future Regional works. b) The Town also encourages Niagara Region to consider opportunities for affordable housing development within the Secondary Plan area.
12.7.11 GO Transit Service a) The Town of Grimsby will work collaboratively with Niagara Region and other appropriate agencies (including Grimsby Transit and the Niagara Peninsula Conservation Authority) to ensure that the planning, design and implementation of expanded GO transit service and development of the GO Transit Station Area to addresses the vision and policies of this Plan. b) lt is expected that the Town will collaborate with the Region and agencies to ensure that: ¡) The station area includes attractive, active-transportation friendly and transit supportive public spaces and connections; ii) The station area is planned to address integrated and a diversity of mobility options and seamless access; and, iii) The station area is designed to help support the mixed-use vision for the Secondary Plan. 12.7.12 West Niagara Transit Terminal ln conjunction with Niagara Region and other appropriate agencies, the Town will consider future opportunities to locate a Regional Transit Terminal in the lands south of the Station Área, to provide connectivity to transit across the Region. 12.7.13 Development Gharges The Town will include any growth-retated infrastructure identified in this plan as part of the next Development Charges By-law update' 12J.14 Parkland Dedication a) Where the Town accepts cash-in-lieu of parkland dedication, the Town will dedicate the funding to the develoþment of the public space program for the Secondary Plan area. b) The Town will prioritize development which contributes to the enhancement of the public realm and transportation. c) The policies pertaining to parkland dedication as outlined in Section'11.3.4.2 of the Town's Official Plan will apply. ln addition, parks within the Secondary Plan Area should meet a minimum of 0'5 hectares in size. d) Please refer to "Potential New Public Space" locations shown on Schedule G and Schedule K, and to Section 12.6.7.9 Potential New Public Space in this Plan for additional guidance. 12.7.15 OpportunitiesforMunicipalPropertyAcquisition
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a) ln order to facilitate the implementation of the plans and policies of this Secondary Plan, property acquisition may be required by the municipality. b) Should property acquisition be required, the municipality shall undertake a fair and equitable process that minimizes effects on landowners and tenants. 12.7.16 Monitoring Program a) The Town will prepare a monitoring program to track the implementation of the Secondary Plan and report on the progress of its implementation. The monitoring program witl primarily be undertaken as þart of the 5-year review of Official Plan (please refer to Section 9.19 of the Town's Official Plan). b) The Monitoring program should identify development statistics for residential intensification and the status of the various actions identified in this Plan (such as the Community .lmprovement Plan and various streetscape projects). c) Monitoring of market conditions should be incorporated into the monitoring program to maintain the competitiveness of the Downtown relative to the Secondary Plan area. 12.7.17 Updating the Plan The Town will comprehensively review the policies of this Secondary Plan at the 5- year review of the Town's Official Plan. Depending on the outcomes of the review, the Town may decide to update the Plan. '12.7.18 Conflicts with Official Plan ln the event of a,conflict between the Official Plan and this Secondary Plan, the Policies of the Secondary Plan shall prevail.
12.7.19 Boundaries a) The boundaries shown on the Secondary Plan Maps are approximate, except where they meetwith existing roads, Niagara Escarpment Conservation Area or other clearly-defined physical features. b) Where the general intent of this Secondary Plan is maintained to the satisfaction of the Town of Grimsby, minor boundary adjustments will not require an amendment to this Secondary Plan'
10. Add Schedule 'G' as shown in Schedule 6 of this amendment.
1 1 . Add Schedule 'H' as shown in Schedule 7 of this amendment.
12. Add Schedule 'l' as shown in Schedule 8 of this amendment.
13. Add Schedule 'J' as shown in Schedule 9 of this amendment.
Page 74 of 206 Agenda item a)
14. Add Schedule 'K' as shown in Schedule 10 of this amendment.
15. Add 'Appendix 6' (includes Figure 6.1: Cross Section - South Service Road between lndustrial Drive and Casablanca Boulevard; Figure 6.2: Cross Section - Casablanca Boulevard (Typical Cross Section); Figure 6.3: Cross Section - Casablanca Boulevard (Bridge over QEW - Subject to the Casablanca Environmental Assessment); Figure 6.4: Schematic Represe ntation of Building Stepback for a Mid-Rise Building; and Table 12.1: Phasing Plan for Capital lmprovements, referenced in text of Section l2'0 Grimsby Go Transit Station Secondary Plan). Appendix 6 is as Schedule 11 of this amendment.
Page 75 of 206 oU) oØ I - om om t-c ct- m T CN -l o SCHEDULE A: MUNICIPAL STRUCTURE o 11
m Legend zm I I Municipal Eoundary o uru"n s"ttlement Area Eoundary m fJ t m z T tlallt arittgound"* z U -{ f] oo*n,o*n D¡strict Boundary m aa a z _ _' Greenbelt Plân Area - Protected Countryside z I E6E I -J ¡ o Niagara Escârpment Plan Area o) I 6o o Streams o-ï T n Roads T - -{ -f* CN Railway I I - m I Urban Seltlement Arèa I -l i llf l" u",¡ot rnt"nsification Areã o I CN R; o"rtgn.t"d Greenf¡etd Area ã I ffi z I fl xamtets o'Tl t ! n"tur"l Heritage sr¡:tem I o t we€ Countrys¡de Ð p Lands shown as A: o Major lntensification Area extended to Ø Page 76 of206 a include Mixed-Use High DensiÇ lands @ þ south of QEW
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T Agenda itema) t- z oØ I m cU Legend t- m #l CNRailway SCHEDULE B: LAND USE N Streân6 -.1 Greenbelt Plen Area Boundâty Designations to be changedr l--l- o Arca Boundary A- Service CommercialArea to Employment Area ! urban Settleme¡¡t B - Service Commerciãl Area to Residentie[Mixed t.fl o-rnto*n Dísrritt Boundary m u9ê Aree HamletArea Bouodary C- Service Commerc¡al Area to Trånsit station Area ! z Hazard Land tuea (Ont Reg. 155/061 Ð- Employment Aree to Ut¡lity Area I 0 E- Employment Areã to Perks end Open Spece f Escarpment Natural Atea m f- Speciålty Crop Aree-Tender Fruít and Grâpe Lands ! Escarpment Protectiofl A¡eð to En\,¡ronmental Conservât¡on Areã z i. . ¿56¡¡p¡¡s¡¡Runtnrea -{ G - No Des¡gnation to Resldent¡al\Mixed Use w¡nston Road Neighbourhood H-spériâlty crop Area-Tpnder Fruit ãnd Grape Lends ! Envirooraental Protediórr Arêâ z Secondery Plan Areä to Trens¡t Stâtion Aree Environmentãl conservation Ar€a I (See s{åëdule F} ! þw Density Resident¡al Areâ o) Med¡um D€ns¡ty ttesidertial Area o-ï to land use des¡tn.tions ctanged ffi llltlr Density Res¡dent¡¡lArea refl€ct emendmènts I Resldential / M¡xed Usê Arêr J- I Parts and Open Space m I Doìnnftwn - Mà¡n Stre€t o I Dow'rtoürn - lntensification ã I oourr*own - Trâns¡tion z Neithbourhood cornmêrc¡al Areã I o-Tl f Marine Commercial Atea f Serûce Commercial Area o I €mploymentAree n I lnst¡tut¡onal Area Ø
Page 77 of206 n UrilityArea (D mS Agf¡cultutalAtêa RüralA,rea o T I Spec¡elty Crop Are¿ - T€nder Fruit and Grape lands T Hamlet Rcsidêntial Area o
ll Agenda itema) t- z oCN I m cC] Designations to be changed: t- SCHEDULE B-1: LAND USE URBAN SETTLEMENT AREA (WEST) A- Service Commerc¡al Area to €mployment Area m B - serv¡ce Commercial Area to Res¡dent¡a\M¡xed Use G) Area W¡nston Road Neighbourhood c - Serv¡ce Commercial Area to Transit Station Area -l I D Employment Area to Ut¡lity Area o I Secondary Plan Area (See - E - Êmployment Area to Parks and Open Space I Schedule F) ì F - No Designâtion to Res¡dential\M¡xed Use Area m I Land use designations changed t Legend z to reflect amendments U #cN Railway I Streams m fl- urban 5ettlement Area Eoundary z til! oo*nto*n Distr¡ct Boundary -l ¡- jseconoary elan Eoundary z T Roads .l I i - o, !_o_fh S+q noa¡ Low Density Res¡dential Area 8. Roäã*:-: Medium Dens¡ty Res¡dential Areå o-n High Dens¡ty Res¡dential Area -l I Residential/ Mixed Use Area T t Parks and Open Space m Mrrfi :e:,:bþ I Downtown - Ma¡n Street -{ ,*", EìùFno","r-r""* N ! -ll o .: AOermny Avæue Downtom - lntensificat¡on ã blmqsto rÅv!ÛÉ-.*-.. Gll Downtown - Trônsit¡on z ð I Neighbourhood Comme¡cial Area 3 rlE I ! o-Tt I ? ô¡E I lR'rx lL Service Commercial Area Eg ,.o#'"on"" a I €mployment Areå o s Eier S!Þd o< o: + ð F lnstitutional Area n Uti[ty Area : tnn eug_sl.d tr . ... Ø c 9*.. I Environmental Protection Area Page 78 of206 @ o I Environmental conservat¡on Areð EZ Hazard Land Area {Ont. Reg. 155/06} o I Escarpment Naturôl Area -t] T] I Escarpment Protect¡on Area o t-F -u t- Agenda itema) z ocn I m co SCHEDULE C: TRANSPORTATION & TRAILS ms Legend o-{ fl] ruunicipal Boundary +...- CN Railway zm I rrr. BikeRoutes o t I -"- BruceTrail m I z ¡ r-i¡ ulretedront Tre¡l z-.{ Provincial Highwry I ¡ - Reg¡onalArterial o) o - Town Arterial T1 - Collector Road --.t - Local Road m -{ -rrr ft63d Extensions o I zã Addition to Multi UseTrail based on o r¡.. ective trsnsportat¡on network shown in -n Schedule 6 of GO SP o 7 . . . o Addition to Bike Routes based on active transportet¡on network shown Ø Page 79 of206 in Schedule 6 of GO SP (E
t o-Ìl TI o --¡ltftttt' r -u 1- Agenda itema) z oCN I om ct- m ()l SCHEDULE F: LAND USE WINSTON ROAD NEIGHBOURHOOD SECONDARY PLAN - o-l Lêgend
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SCHEDULE 6 TO AMENDMENT NO, 6 OF THE TOWN OF GRIMSBY OFFICIAL PLAN
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SCHEDULE 8 TO AMENDMENT NO. 6 OF THE TOWN OF GRIMSBY OFFICIAL PLAN
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Page 83 of 206 Ø Schedule J: Planned Road Connections and lmprovements - o m- GO Transit Station Secondary Plan U ct- m (o o-l LE6END
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¡ I | âlñ Sr t.t û.ã Sr Sñ 3.3o 33a ô.! u Sñ llr, Page 87 of206 !-- I I ¡ .4 !! rç' ¡ 5. ic il .¡è! -ÈE '".'ê l: Ér Y ,ZZ e¡ Í i.r'Ë | ! 1 Éi iåËÈ É: ëi !ã Eñ.Éir .ltù-+ rl_¡jil .,.1. , . ------LrÊÃ.------' -' Ê¡B r -- Agenda itema) Boul+rrd I Fordrø¡ BølsErr ¡ i I
I I Figure 6.3: Oross $estion - Gasablanca Boulevard (Bridgç over QEW - Subject to the Casablanca Environmental Assessment) GO Transit Station Secondary Plan
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I witft iou¡ travel lanes and dedicated cyclirg lanes Agenda itema) a I I Figure 6.4: Schematic Representation of Building Stepback for a Mid-Rise Building GO Transit $tation $econdary Plan Page 89 of206
íi BulHing ¡etback/ t-J nrarketlng zone ;*_____ 80qú of\¡vidth of Hightof Way Wdthof Agenda itema) Rlghlof Way Agenda item a)
Table 12.1: Phasing for Capital lmprovements - Grimsby GO Transit Station Secondary Plan
Priority (short-, Capital lmprovement Details/Extent mid- or long- term)
New Gonnections and Roadway lmprovements
South Service Road Widening Widen from 2 to 4 lanes and develop as á complete Mid-Term street Casablanca Boulevard Widening Short-Term
QEW I nterchange lmprovements Short-Term
Hunter Road Flyover Potential extension over the QEW Long-Term
Livingston Avenue Extension Subject to an Assessment Long-Term
Grade Separation at Railway To segregate road traffic from Railwhere the CN Rail Mid-Term track crosses Casablanca BouleVard
South Station Access via Livingston Short-Term Avenue
Bike Route/Lane (On-Road)
Casablanca Boulevard Between North Service Road and Main Street West Short-Term
South Service Road Between Hunter Road and Roberts Road Short-Term lndustrial Drive Between Hunter Road and the South Service Road Mid-Term
Hunter Road Between North Service Road and Livingston Avenue Long-Term
Roberts Road Between the South Service Road and Livingston Long-Term Avenue
Trail
South Access to the Station Trail linkage to the station from the south extending Short-Term from Livingston Road
Station Access from Casablanca Trail linkage from Casablanca Boulevard to the Short-Term Boulevard station
QEW Pedestrian Crossing From South Service Road to Windward Drive Mid-Term
Streetscape lmprovements
South Service Road and Casablanca From the proposed AT crossing to Casablanca Boulevard Major Streetscape Boulevard, continuing south along Casablanca Short-Term lmprovement Boulevard to Livingston Avenue
South Service Road Minor Streetscape Between Casablanca Boulevard and Roberts Road Short-Term lmprovement
Page 90 of 206 Agenda item a)
Priority (short-, Gapital lmprovement Details/Extent mid- or long- term)
South Service Road Minor Streetscape Segment of the South Service Road between the AT Short-Term lmprovement crossing and Hunter Road lndustrial Drive Minor Streetscape From Hunter Road to the South Service Road Mid-Term lmprovement
Casablanca Boulevard Minor From the South Service Road to tne Mid-Term Streetscape lmprovement ï9nt
Neighbourhood Traffic lmprovements Local road configuration ln Long-Term East of Casablanca and North of residential neighbourhoods Livingston Avenue
Gateway Features Major Gateway at the South Service \ Road and Gasablanca Boulevard ( ^ô. K,' Public Space
New Public Space at the South Service Mid-Term Road and lndustrial Drive è-\ New Public Space at the South Service Short-Term Road and Casablanca Boulevard
New Puþrrc space East ot cÉ#Ñ Mid-Term ::*:xs_:" soutn or4lF7sõìTE
Page 91 of 206 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Table l-: Comments received through public consultation (themed)
Name Event Comment Project Team Response
Brian Malone Ptc 1 Disappointed by finding that the site has been The Casablanca site was identified as the
(June 29, 2016) selected at Casablanca with no public input. I preferred location in the Niagara Rail Expansion, would like to know why the "Downtown" Station 2011- ESR completed by GO Transit. That process Area has been eliminated. Has it simply been included a public process. trumped by development potential? - As opposed to serving the entire community?
N/A Ptc 2 Winston Secondarv Plan Winston Secondarv Plan (June 22,2017) - High rise is not good along the waterfront The Winston Secondary Plan includes height - Lakefront Greenbelt now becoming private!?! designations for properties along the Written comments - How much square feet is approved (in waterfront. The Grimsby GO Transit Station on "Land Use Plan" relation to the Winston Road Main Street Secondary Plan does not alter the Council table plots Overlay) approved height permissions for the Winston Secondary Plan. The Winston Secondary Plan area was included in the Grimsby GO Transit Station studv area to illustrate the current and future development that would need walkable and road connections to the GO transit station
Transportation lmprovements Tra nsportation lmprovements - lmprovements to the street grid - more A transportation analysis was completed as part connectivity of the secondary plan work. Road network Livingston is necessary have been in Page 92 of206 - extension not improvements identified the - lmplement traffic lights at the following implementation section of the secondary plan. intersections: o Casablanca Blvd. @ Livingston Ave. The Livingston extension is represented as a o Casablanca Blvd. @ Vine Rd. potential connection between Hunter Road and Vine Road @ Casablanca Boulevard needs a Casablanca Boulevard. The need for the
traffic light Livingston extension will be assessed in the Agenda itema) Make the Casablanca bridge/highway future through an Environmental Assessment interchange safe for pedestrians and cyclists process.
Page 1 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Casablanca (near Highway 8) should be two lanes, needs traffic calming, no enforcement. ln early 2018, the Region will commence an Look at need for a vehicle bridge / underpass Environmental Assessment for Casablanca at the Casablanca rail crossing. Boulevard and a portion of Livingston Avenue Are you widening Casablanca?
Transit Station Design Transit Station Design - Plant double layer of evergreens between the Comments received on transit station design Transit Station Area and the houses along will be forwarded to the appropriate Metrolinx Rosedale Street and Emily Street. staff for their consideration. - Noise, lighting, would be difficult for rural neighbours to the station - Make sure transit station design keeps lights from our backyards. Need buffers.
Land Use Land Use - Will this area draw retail away from the Land use designations identified within the Downtown core? secondary plan are designed to ensure that - Concerned with additional retail being added there is an appropriate mix of uses between to secondary plans. lt is going to take away retail, employment, and residential within the from the Downtown BlA. secondary plan area. - Make more employment opportun¡t¡es to attract better variety of iobs. N/A Ptc2 Buildine Heishts Buildins Heiehts (June preserved Page 93 of206 22,2017\ - Make sure that the waterfront is The Grimsby GO transit Secondary Plan has for the public been developed with a 25-year vision in mind. Written comments - Density will block view of the Lake. The Provincial Growth Plan directs on "Building - 18 storeys seems too high municipalities to provide for increased densities Heights" table plots - 18 storeys is too high around transit stations. ln order to achieve - 18 storeys north of the station - what about those projected densities, this requires
privacy for people here? providing varying height permissions Agenda itema) - This should be residential (3 storeys or less) throughout the Secondary Plan Area. A policy or parkland (west of Roberts Road). has been included in the secondary plan which
Page 2 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response No super high rises! This is not Mississauga or states" oll developments which ore proposed to Burlington. be taller than 6 storeys sholl require o No thank you to high storeys x14-x1-8.. light/shodow study ond on urbon design study maximum x6 or xLO or else it is ugly to demonstrate how the development fits within the context of the site ond surrounding oreo."
The tallest height permissions (1-8 storeys) have been permitted on the north of side of the South Service (across from the proposed transit station). The intent is to have the highest densities and taller building heights centralized around the transit station, transitioning to lower densities and building heights closer to existing residentia I comm unities.
Transoortation lm orovements Transportation lm provements Traffic calming and volume considerations Agree. Necessary improvements to the are needed along the portion of Livingston intersection of Livingston and Casablanca have Avenue between Roberts Road and been identified through the transportation Casablanca Boulevard. analysis that was completed as part of the secondary plan work. The Casablanca Road EA will determine what the required ultimate intersection improvements will be (for example -4 way stoplights). Page 94 of206
N/A PIC 2 Woodlot Policies Woodlot Policies (June 22,20t7\ No extension of Livingston Avenue. Save the The Grimsby GO Transit Station Secondary Plan woodlot! includes policy which protects the woodlot Written comments Do not extend Livingston Avenue. Severe through good forestry management practices
on "Road impact to ecology of greenspace and supporting the development of a Woodlot Agenda itema) lmprovements" Management Plan. table plots
Page 3 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
The need for the Livingston extension will be assessed in the future through an Environmental Assessment process.
Tra nsportation lmprovements Tra nsportation lmprovements - lmprovements to Roberts Road to add A transportation analysis was completed as part sidewalks. lt is currently a rural road with of the secondary plan work. Road network ditches. improvements have been identified in the - Hunter Road flyover - pedestrian bridge implementation section of the secondary plan. crossing is necessary. - Widen the lanes (on Casablanca) and put a Road improvements have been identified to turning lane at Vine Road - no 4 lane road! Roberts Rd, Casablanca Blvd, Livingston Rd, and - How are the homes (east of Casablanca, west Hunter Rd. A Section titled "Phasing and of Roberts Road) going to be impacted by the General Timeline for Capital lmprovements" has widening of Casablanca? What will happen to been included in the secondary plan. These Vine Road? capital improvements have been identified to - Truck traffic is an issue on Casablanca. be as either short, medium or long term capital - Livingston for traffic flow is urgent ! | road work projects. These road improvements - Livingston extension is vital for emergency will require future capital planning and funding. and active transportation purposes.
Station Desisn Station Design Page 95 of206 Parking (on the station site) seems very Comments received on transit station design inadequate will be forwarded to the appropriate Metrolinx Parking garage / stacked parking on the staff for their consideration. station site? Parking is inadequate, especially with Fifty
Road development opening in late 2017. Agenda itema) Need to look at run-off. Make sure it does not affect homes on Emily Street.
Page 4 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment
GO Service Plan GO Service Plan What is the travel time from the Grimsby Although GO service has been confirmed by the station to the Union by train? Province to commence in Grimsby by 2021, the levels of service for the service have yet to be announced.
N/A Ptc2 Tra nsportation lmprovements Transoortation lm orovements (June 22,20L7) - Please review the traffic study after Fall2OtT A transportation analysis was completed as part when Fifty Road Costco plus is live - likely of the secondary plan work. Road network Written comments Nov 201-7 phase. improvements have been identified in the on "Active - Bike lanes and sidewalks will provide safe implementation section of the secondary plan. Transportation access via Livingston Avenue extension Connections" table - A roundabout is needed at Highway 8 and Road improvements will be designed with plots Casablanca Boulevard - or a traffic signal/3 Complete Street concepts in mind. Street way stop.. whichever will minimize elements and right-of-ways will be determined encroachment. through design concepts during appropriate - Keep bike lanes off the roadl Environmental Assessment processes. - Bike lanes and sidewalks are needed along: o South Service Road (east of Casablanca to There is an existing unopened road allowance to Roberts Road) the south of Emily Street and Rosedale. The o Roberts Road (from South Service Road secondary plan has not identified a need to to Livingston Avenue) open this allowance. o Bike lanes along Casablanca.
Page 96 of206 - ls there an unopened road allowance off of An Environmental Assessment will be Casablanca, connecting to south end of Emily undertaken for Casablanca Boulevard in early Street and Rosedale Street? 2018. lt will be a public process with statutory - Don't widen Casablanca without talking to notice being distributed. Residents will be the residents. informed of all open houses related to the - Traffic will increase in residential areas. At Casablanca EA.
this time, there is no other access to Agenda itema) Casablanca from Livingston in the area surrounded Chestnut, Livin n, Elgin,
Page 5 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response and Tulip. We need more access to Casablanca to avoid high traffic on Livingston
GO Service Plan GO Service Plan So!!l Trains have to run on tracks - what's Metrolinx as indicated that improvements will wrong with buses??? need to be undertaken on existing rail infrastructure to ensure reliable service timing, as it is a dedicated right of way. Metrolinx will be coordinating the service delivery of both GO Bus and GO Train systems. N/A Ptc2 Transit Station Design Transit Station Desien (June 22,2OL7) - Sufficient parking in the train station, not Comments received on transit station design residentialarea will be forwarded to the appropriate Metrolinx Written comments - Make sure no run-off into the creek from the staff for their consideration. on "Public Realm parking lot lmprovement" - There is natural run-offfrom the Escarpment table plots through farms (south of the station) - Biggest concern: how are we going to enter the park (in reference to the proposed public space west of Casablanca on South Service Road) - Swales are needed between residents in Livingston neighbourhood (west of Casablanca) to mitigate flooding of
Page 97 of206 backyards. - Concerned with the lights that will be used for the GO Train parking lot.
Livineston Extension Livinsston Extension - lf there is a connection (to the station off of The need for a Livingston Extension will be
Livingston) when/if L¡vingston Avenue is assessed through a future environmental Agenda itema) extended, move it a fair distance from Emily assessment process. Street.
Page 6 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
Woodlot Policies Woodlot Policies - Extension would be very bad for the woodlot. The Grimsby GO Transit Station Secondary Plan includes policy which protects the woodlot through good forestry management practices and supporting the development of a Woodlot Management Plan.
N/A Ptc 2 Station Desisn Transit Station Desien (June 22,2017\ Very sensitive environment. Make sure there Comment will be forwarded to the appropriate is no run-off and proper storm water Metrolinx staff for consideration during draft Written comments protection. station design concepts. on "Demonstration Plan - Build to 2O4t" table plots Drainage Ditch Drainase Ditch - Willthe drainage d¡tch (east of Casablanca, The drainage ditch will be assessed through the north of Vine Road, and south of the rail) be Casablanca Environmental Assessment process piped? lt goes along 6 Vine Road. which willoccur in 20L8.
Buildins Heishts Buildine Heiehts Noted. - A few higher buildings ok, not too many and
Page 98 of206 not high rise.
Public Realm lmprovements Public Realm lmorovements Noted Landscaping to the interchange lands (east of Casablanca along South Service Road) is needed to improve visual aesthetic. Agenda itema)
Page 7 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
Secondarv Plan Secondarv Plan - The Plan will change the character of the area The arrival of GO Train service to Grimsby is expected to have a large influence within the area. This secondary plan process is designed to allow for desirable and appropriate developments to occur in the area, that support the significant investment of GO Transit lnfrastructure while protecting existing stable residential neighbourhoods. N/A Ptc 2 How much money has the region spent on The Niagara GO Rail service expansion is a (June 22,2017) proposed GO service? Government of Ontario funded initiative. The How much are we /they willing to spend prior Grimsby GO Transit Station Secondary Plan (part Comment Form to service actually starting? of the Niagara GO Hub and Transit Stations Studv) is funded bv the Niagara Region. N/A Ptc2 Transoortation lmorovements Transportation lm provements (June 22,2017) Perhaps a traffic circle / round about at #8 As part of the Casablanca EA, an option of a Highway + Casablanca potential traffic circle at Highway 8 and Comment Form Casablanca will be reviewed.
Waterfront Waterfront - Please maintain accessibility to waterfront for ln 20L5, the Town of Grimsby completed The all residents Grimsby Waterfront Master Plan and Trail Plan with the intent to make the waterfront accessible to all residents.
Page 99 of206 N/A Ptc2 How will you work with the consulting Metrolinx (an agency of the Province) is the lead (June 22,2017\ company so that the timeline won't take as authority in relation to GO transit station design long as the Burlington station is? Will the concepts and construction. lt is expected that Comment Form train function all day or only at peak times? the station will be complete and in operation for the announced GO Train service arrival. Garth Plc 2 Do we want growth so we can have train The 20L7 Growth Plan forecasts growth to Stevenson (June 22,2017) service or do we want train service so we can Niagara Region to 2041. Part of that growth will Agenda itema) have growth? be distributed to the Town of Grimsby. One of
Page 8 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment Comment Form Keeping in mind that growth will change the the main principles of the 2017 Provincial character of the neighbourhood, do we want Growth Plan, is "the achievement of complete train service enough to be able to accept communities that are designed to support that? healthy and active living and meet people's It is important to remember that many needs for daily living throughout an entire (perhaps most?) of us came to Grimsby lifetime." Complete Communities a lso supports because its small-town atmosphere. lf it ends climate change mitigation by increasing the up resembling Oakville or Mississauga, will modal share for trans¡t and active we want to stay here? transportation and by minimizing land The main purpose of GO Transit is to connect consumption through compact built form. all parts of the region with downtown Toronto. How important a priority is that for Currently the Town of Grimsby is not served by people who live here? Transit. A GO Transit Station provides an There is already a strong case for a grade opportun¡ty for those living within the separation between Casablanca and the community and outside the area to access railroad, whether we get GO train service or travel through an alternative mode beyond not vehicle. the QEW is often congested, providing One problem with extending GO train service alternatives modes to travel to the GTHA will to Niagara is the very slow travel time help with the existing congestion. through downtown Hamilton and around the bay. Given that, how attractive will the GO Also, included within the Growth Plan are Train service be to commuters policies on integration of land use planning with infrastructure investment. Given the GO Transit lnvestment in Casablanca it is important to plan
Page 100 of206 the area around the transit station to have increased densities to capitalize on the investment.
The updated Draft of Metrolinx's Regional Transportation Plan sees the future of the GO
Transit service as allowing the user an Agenda itema) alternative way to travel through the Greater
Page 9 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project Golden Horseshoe, it is not just about getting users to downtown Toronto.
The potential Casablanca grade separation w¡ll be assessed through the Casablanca EA, which is scheduled to start in 2018.
Gord Anderson Ptc 2 Transportation lm provements Transoortation lm orovements (June 22,2017) - Casablanca widening: An Environmental Assessment will be o How wide now? undertaken for Casablanca Boulevard in early Comment Form o How wide at finish? 2018. lt will be a public process with statutory - Noise barriers along Casablanca: not¡ce being distributed. Residents will be o For residents on Rosedale back on informed of allopen houses related to the Casablanca. Casablanca EA. Specific design details, such as o Barriers towards the 'GO' station lands noise barrier mitigation practices, will be explored during this EA process.
Transit Station Design Transit Station Desien - Light pollution from 'GO'station? Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft station design concepts. N/A Ptc 2 Tra nsoortation lmorovements Tra nsportation lmprovements (June 22,20\7) ls there any provision for a marine terminal The secondary plan does not include a provision Page 101 of206 for cross lake ferries or hovercraft to make it for a marine terminal. Comment Form more multi-modal The Casablanca site was identified as the Victoria Ave. has a much better N-S corridor preferred location in the Niagara Rail Expansion, and connects to Welland. Was it considered? 20L1 ESR completed by GO Transit.
Transit Station Design Transit Station Desien
- W¡ll there be parking areas for food trucks? Comment will be forwarded to the appropriate Agenda itema) Metrolinx staff for consideration during draft station design concepts.
Page 10 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
George Ptc 2 Left hand turns on Casablanca into private An Environmental Assessment will be Wagenaar (June 22,2017) homes will impede through traffic on undertaken for Casablanca Boulevard in early widened road 201-8, turning movements will be analyzed as Comment Form part ofthe EA process. N/A PIC 2 Tra nsportation lmprovements Tra nsoortation lm orovements (June 22,2017) - Stop light at Livingston & Casablanca right An Environmental Assessment will be away before GO station begins "way to busy undertaken for Casablanca Boulevard in early Comment Form now" 201-8. lntersection signalization and confíguration at the Casablanca and Livingston intersection will be assessed during this process.
Transit Station Design Transit Station Design - Lights on parking lot will not interfere with Comment will be forwarded to the appropriate subdivision Metrolinx staff for consideration during draft station design concepts. N/A Ptc 2 Against more retailexpansion will draw Land use designations identified within the (June 22,2OI7) people away from downtown secondary plan are designed to ensure that there is an appropriate mix of uses between Comment Form retail, employment, and residential within the secondary plan area. N/A Ptc2 We live in the "Grimsby on the lake"- and are A transportation analysis was completed as part (June 22,20t71 very excited about this GO Station + service. of the secondary plan work. Road network This opens up job opportunities + better improvements have been identified in the Comment Form transit to us for the Burlington - Toronto implementation section of the secondary plan, Page 102 of206 area. Since we've been here for four years this includes the QEW interchange ramps. our concerns are: o Changing the on+off ramps offthe An Environmental Assessment will be highway undertaken for Casablanca Boulevard in early o lf you will be building an overpass for the 2018. This process will explore the option of train or traffic like Centennial parkway having a grade separation at the rail crossing
the trains now close Casablanca multiple located on Casablanca Blvd. Agenda itema) times a day. o Love the hunter overpass idea!
Page 11 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment o The environmental impact to the The Grimsby GO Transit Station Secondary Plan "woodlot" includes policy which protects the woodlot Thank you for all your hard work + dealing through good forestry management practices with angry residents! and supporting the development of a Woodlot Management Plan. Stuart Rothstein Online Survey Why are the objectives you selected important to The Provincial Growth Plan directs (May - June, 2017) you? municipalities to provide for increased densities - I live within a longish walk from the proposed around transit stat¡ons. ln order to achieve station those projected densities, this requires providing varying height permissions What other objectives should be considered in throughout the Secondary Plan Area. the planning of the GO station area? - New developments should be low-rise in The secondary plan permits the highest nature densities and taller building heights centralized around the transit station, transitioning to lower densities and building heights closer to existing residentia I comm unities.
Robert Ribaric Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - lt will draw people to Grimsby more so than the other options
What other objectives should be considered in Comment will be forwarded to the appropriate Page 103 of206 the planning of the GO station area? Metrolinx staff for consideration during draft - Ample parking for users. station design concepts. Mary McLaren Online Survey Why are the objectives you selected ¡mportant to (May - June, 20L7) you? Noted - We love European focus on low rise building with public space and a focus on pedestrian and public transit. Agenda itema)
Page 12 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment What other objectives should be considered in Comment will be forwarded to the appropriate the planning of the GO station area? Metrolinx staff for consideration during draft - Bicycle parking, public washrooms, stations station design concepts. for booking Uber and taxis, outlets for refreshments. Kyle Hendsbee Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - This will make the area better for everyone.
What other objectives should be considered in the planning of the GO station area? The Town and Region are exploring - ln town transit in Grimsby to/from Go Station opportunities to establish and connect local and regional transit services to the GO station site. N/A Online Survey Why are the objectives you selected important to (May - June, 201-7) you? ln 2015, the Town of Grimsby completed The - I want to see a waterfront park the size of Grimsby Waterfront Master Plan and Trail Plan spencer smith park in Burlington, I do not with the intent to make the waterfront want Livingston avenue to extend into or too accessible to all residents. close to the lrish Woodlot, I do not want to see the station or parking lot built on or The need for the Livingston extension will be adjacent to greenbelt 'specialty crop' assessed in the future through an designated lands. There are other options, Environmental Assessment process. the service road is a better location beside superstore. I can't imagine how much the go Page 104 of206 stat¡on at Casablanca will affect those existing homes on Emily or Rosedale or Hunter Rd if go is built at Casablanca. ln June of 2016, the Province had confirmed What other objectives should be considered in that Grimsby (part of the Niagara GO Rail the planning of the GO station area? Service Expansion)will be receiving GO Rail - The town and region should not invest too service by 2O2I. The Casablanca site was Agenda itema) much money into the go station until we identified as the preferred location in the actuall the station 100% confirmed, I
Page 13 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment
think there is still a reasonable chance that go Niagara Rail Expansion,20Lt ESR completed by will stop at Costco at 50 road, and that would GO Transit. not be a terrible thing. We could drive to 50 Rd, or HSR could extend bus service to Casablanca at a much smaller cost than creating transit in Grimsby. N/A Online Survey Why are the objectives you selected important to The Town and Region are exploring (May - June ,2OL7l you? opportunities to establish and connect local and - Preserve Grimsby's character while providing regional transit services to the GO station site. affordable public transit that works. While fares are unknown at this point in time, it is desired to have affordable fares accompanied What other objectives should be considered in with reliable service. the planning of the GO station area? - Make sure it is easy to use for all. The Provincial Growth Plan directs municipalities to provide for increased densities around transit stations. ln order to achieve those projected densities, this requires providing varying height permissions throughout the Secondary Plan Area.
The secondary plan permits the highest densities and taller building heights centralized around the transit station, transitioning to lower densities and building heights closer to existing
Page 105 of206 residential comm unities. Judith Bullis Online Survey Why are the objectives you selected important to (May- June,2017) you? Noted. - I'll be a user and I live here.
What other objectives should be considered in
the planning of the GO station area? Agenda itema) - Area transportation to station
Page 14 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response N/A Online Survey (May Why are the objectives you selected important to - June,2OI7) you? - None were important to me Prior to GO Train service arriving in Grimsby, What other objectives should be considered in Metrolinx will be undertaking extensive rail the planning of the GO station area? infrastructure work along the Niagara rail - How about improving the travel time. lt's expansion corridor to enable rail service crazy that a 25 minute drive is an hour on the operate at an optimized efficiency. GO N/A Online Survey Why are the objectives you selected important to The secondary plan includes many policies and (May - June ,20t7) you? provisions that improve the walkability of the - I walk many places. study area. Some of these elements include Complete Street concepts and new active What other objectives should be considered in transportation connections (such as new trails) the planning of the GO station area? - Appearances. Parking. Accessibility. Comments will be forwarded to the appropriate Metrolinx staff for consideration during draft station design concepts. Tom Spicer Online Survey What other objectives should be considered in The Town and Region are exploring (May - June, 2017) the planning of the GO station area? opportunities to establ¡sh and connect local and - Transportation from downtown area. regional transit services to the GO station site. This would include connections to and from the Downtown area. Jimmy Rintjema Online Survey Why are the objectives you selected important to The secondary plan prioritizes modes of active Page 106 of206 (May - June, 201-7) you? transportation over automobile. Road - ln a nutshell, to deemphasize the use of cars improvements that have been identified within in the Niagara region and encourage robust the secondary plan area will consider Complete foot and bike traffic accessibility. Street concepts. This allows for street to better accommodate alternative modes of What other objectives should be considered in transportation travelling along road to have safe
the planning of the GO station area? and convenient travel to and from the GO Agenda itema) - Common-sense access for non-vehicular station. traffic. 1.e., think about how one would walk
Page 15 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment from Casablanca/Livingston and actually get The secondary plan identifies several new and to the door of the station - not simply to the improved active transportation accesses around street address at the curb. Bike lockers, the secondary plan area. These connections can perhaps? At the very least, a shaded, be viewed within the "Planned Active sheltered, secure area to park a bicycle. Transportation Network" schedule within the Grimsby GO Transit Station Secondary Plan. Suggestions to incorporate elements such as bike lockers, into station design elements will be passed along to Metrolinx (the entity leading stat¡on design and construction). Ross Crompton Online Survey Why are the objectives you selected important to (May - June, 20L7) you? Noted - Quality of life The secondary plan identifies many different What other objectives should be considered in opportunities to improve access for all modes of the planning of the GO station area? travel both within the secondary plan area and - Ease of access to and from the GO station. William Online Survey Why are the objectives you selected important to Noted Richardson (May - June, 201-7) you? - live in the same area Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - I live nearby.
Page 107 of206 What other objectives should be considered in the planning of the GO station area? - Environmental Shawn Goode Online Survey Why are the objectives you selected important to The secondary plan prioritizes modes of actíve (May - June ,20t7) you? transportation over automobile. An - As a resident who lives at the waterfront near Environmental Assessment will be undertaken Casablanca, having a nice walk to the new GO for Casablanca Boulevard in early 2018. Active Agenda itema) stat¡on is highly important to me transportation street elements such as widened
Page 16 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response sidewalks, andlor dedicated cycling, will be What other objectives should be considered in considered during this process. the planning of the GO station area? - Ample parking, evening trains into Toronto Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft station design concepts and service planning. N/A Online Survey Why are the objectives you selected important to The Provincial Growth Plan directs (May - June, 20L7) you? municipalities to provide for increased densities - l'd like to see some more dense, modern, around transit stations. ln order to achieve bustling hubs of activ¡ty in Grimsby and the those projected densities, this requires surrounding area. providing varying height permissions throughout the Secondary Plan Area. The What other objectives should be considered in secondary plan permits the highest densities the planning of the GO station area? and taller building heights centralized around - Forget pedestrian access from the waterfront the transit station, transitioning to lower area, there are few sidewalks in the densities and building heights closer to existing surrounding area. How are people who live in residentia I comm unities. "Old Grimsby" supposed to get to the station? Car? Bike? Shuttle? Connecting all residents of Grimsby to the transit station is important. Network improvements within the study area have been identified. Also, the Town and Region are exploring opportunit¡es to establish and connect local and regional transit services to the GO
Page 108 of206 station site. N/A Online Survey Why are the objectives you selected important to The Town and Region are exploring (May - June ,2017) you? opportunities to establish and connect local and - good community planning regionaltransit services to'the GO station site.
What other objectives should be considered in Furthermore, the secondary plan identifies
the planning of the GO station area? several new and improved active transportation Agenda itema) - easy station access for all types of travellers accesses throughout the secondary plan area. These connections can be viewed within the
Page 17 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment "Planned Active Transportation Network" schedule within the Grimsby GO Transit Station Secondary Plan Dan Lessard Online Survey Why are the objectives you selected important to Noted (May - June, 20L7) you? - lt would be beneficialto add new development in this area that will improve and beautify the area. Comment will be forwarded to the appropriate Metrol¡nx staff for consideratÍon during draft What other objectives should be considered in station design concepts and service planning. the planning of the GO station area? - Adequate parking. And ease of access N/A Online Survey Why are the objectives you selected important to The secondary plan identifies several road (May - June, 2017) you? improvement areas, as well as new and - To ensure good traffic flow in this rapidly im proved active transportation connections developing area. throughout the secondary plan area. N/A Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - Modernize Suzy Caiger Online Survey Why are the objectives you selected important to One of the key objectives of the secondary plan (May - June ,2017) you? is to develop new public spaces. A schedule for - The area needs to be improved and mixed Public Realm lmprovements will be included in public space gets community involved the secondary plan. This schedule identifies potential new public spaces. Page 109 of206 What other objectives should be considered in the planning of the GO station area? - Parking, traffic volume, Jasmine Fawcey Online Survey Why are the objectives you selected important to Noted (May - June ,20L7) you? - Because I want to see grimsby grow The Town and Region are exploring opportunities to establish and connect local and Agenda itema) regional transit services to the GO station site.
Page 18 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project What other objectives should be considered in the planning of the GO station area? Furthermore, the secondary plan identifies - Accessible to everyone several new and improved active transportation accesses throughout the secondary plan area. These connections can be viewed within the "Planned Active Tra nsportation Network" schedule within the Grimsby GO Transit Station Secondary Plan.
Accessibility policies have been included within the secondary plan. N/A Online Survey Why are the objectives you selected important to (May- June,20t7) you? Comment will be forwarded to the appropriate - Parking at the go station Metrolinx staff for consideration during draft station design concepts and service planning. What other objectives should be considered in the planning of the GO station area? - Parking N/A Online Survey Why are the objectives you selected important to Noted (May - June, 201-7) you? - Maintaining Grimsby as a beautiful and friendly place. N/A Online Survey Why are the objectives you selected important to The secondary plan identifies several new and (May - June, 20L7) you? im p roved active tra nsportatio n accesses a ro u nd Page 110 of206 - The station should be accessible to as many the secondary plan area. These connections can people as possible. be viewed within the "Planned Active Transportation Network" schedule within the What other objectives should be considered in Grimsby GO Transit Station Secondary Plan. the planning of the GO station area? The purpose ofthese connections and - Building a track that goes over the canal improvements is to enhance the access, beside the skyway convenience, and safety that all modes of Agenda itema) transportation experience when travelling throughout the secondary plan area.
Page 19 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
Accessibility policies have been included within the secondary plan.
Comment will be forwarded to the appropriate Metrolinx staff for consideration during service planning. N/A Online Survey Why are the objectives you selected important to (May- June,2017) you? Noted - Because it's necessary to include these elements Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft What other objectives should be considered in station design concepts. the planning of the GO station area? - Liehtine N/A Online Survey Why are the objectives you selected important to Noted (May - June,2OL7) you? - To integrate transit and the environment for The Town, Region, and Metrolinx working aesthetic and function. together to ensure the design of the GO transit station effectively allows for opportunities to What other objectives should be considered in connect with future loca l/regiona l/Hamilton the planning of the GO station area? transit. Also incorporates good design for - Linking other transit options as much as parking, passenger pick-up and drop-off, cycling, possible, for example, car parking short and and pedestrian movement. Page 111 of 206 Iong term, GO bus, and local transit, and shuttles to Via station as well. N/A Online Survey Why are the objectives you selected important to Comments will be forwarded to the appropriate (May - June,2Ot7) you? Metrolinx staff for consideration during draft - For efficient travel in a good looking station station design concepts.
What other objectives should be considered in Agenda itema) the planning of the GO station area? - Free parking
Page 20 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response N/A Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - We need the station
What other objectives should be considered in the planning of the GO station area? - Parking Robert Alton- Online Survey Why are the objectives you selected important to Noted. Phillips (May- June,2Ot7) you? - The charm and character of the town must be considered as a high priority while allowing better access to the area. The Go Train will promote more trade and commerce and encourage visitors for both recreational and investment reasons but the town and it's residents have to be taken into consideration. Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft What other objectives should be considered in station design concepts. the planning of the GO station area? - Accessibility to all types of vehicle and ample 'efficient' parking on site must be made available so the site does not affect the town with overcrowding and traffic congestion.
Page 112 of206 N/A Online Survey What other objectives should be considered in Noted. (May - June, 2017) the planning of the GO station area? - Just make it fast to hit the highway. Nothing else matters. Karyn Alexy Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you?
- To create an efficient, and value added Agenda itema) com prehensive experience
Page 21 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response What other objectives should be considered in the planning of the GO station area? - Destination Versatility of Go lines and frequency of trips N/A Onlíne Survey Why are the objectives you selected important to (May - June, 201-7) you? Accessibility policies have been included within - They were the choices that benefited the the secondary plan. entire community rather than focused on a specific la kefront condo development.
What other objectives should be considered in the planning of the GO station area? - Making it accessible and convenient for commuting into the GTA. Online Survey Why are the objectives you selected important to (May - June, 20L7) you? Noted - Overall balance in needs & wants as province mandates increases in population. Bound by NEC and Greenbelt, we can only grow "up"
What other objectives should be considered in the planning of the GO station area? - Why did you only ask for three ? Angela Smith Online Survey Why are the objectives you selected important to Page 113 of206 Krogman (May - June, 201-7) you? Noted - Town growth and transportation to Toronto for work and leisure
What other objectives should be considered in the planning of the GO station area? - Future development and expansion Agenda itema)
Page22 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment N/A Online Survey Why are the objectives you selected ¡mportant to (May - June, 2017) you? Noted - Because I live in grimsby and don't want to see it get uglier
What other objectives should be considered in the planning of the GO station area? - More housing available Brandee Gale Online Survey Why are the objectives you selected important to (May - June ,20t7) you? Noted - I live there. lt's my community
What other objectives should be considered in the planning of the GO station area? - While construction is being made protecting small businesses that might suffer due to lack of N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? As part of the Casablanca EA project, - Casablanca is already so busy! intersection improvements will be assessed at Casablanca Blvd and Highway 8. What other objectives should be considered in the planning of the GO station area? - Traffic lights or round about at Casablanca Page 114 of206 and highway N/A Online Survey Why are the objectives you selected important to (May- June,2Ol7j you? Noted - I would like more community spaces in the a rea
What other objectives should be considered in Agenda itema) the planning of the GO station area?
Page 23 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Food and beverage services around the station Sharon Brown Online Survey Why are the objectives you selected important to Noted (May - June, 20L7) you? - They are related to the general public as opposed to one sector
What other objectives should be considered in Comment will be forwarded to the appropriate the planning of the GO station area? Metrolinx staff for consideration during draft - Parking is the biggest issue. Burlington has station design concepts. increased their parking capacity and it is still not enough. We have to park in the Walmart lot. N/A Online Survey Why are the objectives you selected important to Land use designations identified within the (May - June ,20L7) you? secondary plan are designed to ensure that - Grimsby needs more restaurants, stores, there is an appropriate mix of uses between options for residents. retail, employment, and residential within the secondary plan area. What other objectives should be considered in the planning of the GO station area? Comment will be forwarded to the appropriate - Lots of parking available and ways to make it Metrolinx staff for consideration during draft easy to get in and out of stat¡on design concepts. N/A Online Survey Why are the objectives you selected important to Noted. (May - June, 201-7) you? Page 115 of206 - ln my opinion, having a convenient and efficient GO transit hub is essential for the success of the GO train in Grimsby. Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft What other objectives should be considered in station design concepts. the planning of the GO station area? - Adequate parking space Agenda itema)
Page 24 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response N/A Online Survey Why are the objectives you selected important to Noted (May- June,2Ot7) you? - Curb appeal.
What other objectives should be considered in the planning of the GO station area? - Nothing now. Veronica Pitt Online Survey Why are the objectives you selected important to The Town and Region are exploring (May - June, 20L7) you? opportunities to establ¡sh and connect local and - no public transit in Grimsby regional transit services to the GO station site.
What other objectives should be considered in Noted the planning of the GO station area? - pedestrian traffic Rod Blake Online Survey Why are the objectives you selected ¡mportant to (May - June, 2017) you? Noted - Up to date planning Comment will be forwarded to the appropriate What other objectives should be considered in Metrolinx staff for consideration during draft the planning of the GO station area? station design concepts. The secondary plan - Lots of parking and accessible services also includes accessibility policy. N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - Want a high quality useable area that this Page 116 of206 town can be proud of!
What other objectives should be considered in the planning of the GO station area? - Timeline - Lets get it done earlier! N/A Online Survey Why are the objectives you selected ¡mportant to (May- June,2O!7) you? Noted Agenda itema)
Page 25 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
I commute from Niagara on the Lake to Hamilton. Essentially I am looking for the closest and most convenient access from the QEW and lfeelthe Grimsby location meets this need best. Nellie Drozd Online Survey Why are the objectives you selected important to (May - June ,2OL7) you? Noted - Connectivity with Toronto. Take care off qew
What other objectives should be considered in Comment will be forwarded to the appropriate the planning of the GO station area? Metrolinx staff for consideration during draft - Good parking facilities station design concepts. Jim Walker Online Survey Why are the objectives you selected important to Comment will be forwarded to the appropriate (May - June, 2017) you? Metrolinx staff for consideration during draft - A station that is easily accessible that station design concepts. The secondary plan provides more uses would be used by a also includes accessibility policy. broader group of residents and nearby communities. The secondary plan identifies several new and improved active transportation accesses around What other objectives should be considered in the secondary plan area. These connections can the planning of the GO station area? be viewed within the "Planned Active - A proper expandable parking facility, so that Transportation Network" schedule within the issues such as the Fairview GO site foes not Grimsby GO Transit Station Secondary Plan. occur. The purpose ofthese connections and Page 117 of206 improvements is to enhance the access, convenience, and safety that all modes of transportation experience when travelling throughout the secondary plan area. N/A Online Survey Why are the objectives you selected important to An objective of the Grimsby GO Transit Station (May - June, 2017) you? Secondary Plan was to protect existing stable - Keep existing neighbourhoods intact, make residential neighbourhoods. Land use Agenda itema) sure that new developments lakeside can permission and height designations have been easily access transit so that they use it and by determined with this considered.
Page 26 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response making it a hub of multiuses, become an efficient locale. The Town and Region are exploring opportunities to establish and connect local and What other objectives should be considered in regional transit services to the GO station site. the planning of the GO station area? - Safety for young people and women, Policies on "crime prevention through convenience to encourage use. environmental design" have been included within the secondary plan. N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted. - lmportant to improve access but also respect the residents. Comment will be forwarded to the appropriate Metrolinx staff for consideration during draft What other objectives should be considered in station design concept a noise mitigation the planning of the GO station area? practices. - Noise levels Paul Piggott Online Survey Why are the objectives you selected important to The Casablanca site was identified as the (May - June ,2OL7) you? preferred location in the Niagara Rail Expansion, - The station should be located at the original 201"1 ESR completed by GO Transit. station on Ontario St
What other objectives should be considered in the planning of the GO station area? - Put the new station in a central location for
Page 118 of206 all users please reconsider Ontario Street as the right place to have the station and keep the down town alive Samantha Online Survey Why are the objectives you selected important to North service road has been identified for public Chung (May - June, 2017) you? realm improvements, which include sidewalks. - I would like to walk to the GO train. Right Also, the secondary plan includes provisions in
now the area around the north service road relation to accessibility policy. Agenda itema) to Casablanca has no sidewalks.
Page 27 of 68 APPENDIX B * Regional Staff Comment Matrix (Comments received up until October 23,2017)
Response Name Event Comment Project Team What other objectives should be considered in The Town, Region, and Metrolinx working the planning of the GO station area? together to ensure the design of the GO transit - Senior friendly & accessibility for all. For station effectively allows for opportunities to example - use ramps instead of stairs. connect with future local/regional/Hamilton Connections with niagara airbus & other tour transit. Also incorporates good design for bus stops. parking, passenger pick-up and drop-off, cycling, and pedestrian movement. N/A Online Survey Why are the objectives you selected important to Land use designations identified within the (May - June, 20L7) you? secondary plan are designed to ensure that - We need employment opportunities around there is an appropriate mix of uses between the GO Train station. retail, employment, and residential within the secondary plan area. What other objectives should be considered in the planning of the GO station area? The Livingston extension is represented as a - Livingston needs to be extended or potential connection between Hunter Road and Casablanca will be a traffic nightmare. Casablanca Boulevard. The need for the Livingston extension will be assessed in the future through an Environmental Assessment process. N/A Online Survey Why are the objectives you selected important to Noted (May - June ,20t7) you? - They were the least objectional. This survey is horrible.
Page 119 of206 What other objectives should be considered in the planning of the GO station area? - Plenty of parking. N/A Online Survey Why are the objectives you selected important to (May - June,2OL7) you? Noted. - lmprovement to the Town of Grimsby Agenda itema)
What other objectives should be considered in the planning of the GO station area?
Page 28 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Response Name Event Comment Project Team
Ease of parking and access Trevor Cornfield Online Survey Why are the objectives you selected ¡mportant to Comment will be forwarded to the appropriate (May - June, 2017) you? Metrolinx staff for consideration during draft - I want the station to be useful and an station design concept. interesting place to be. lt should be inviting.
What other objectives should be considered in The Town and Region are exploring the planning of the GO station area? opportunities to establish and connect local and - Local transit to minimize the parking regional transit services to the GO station site. requirements. N/A Online Survey Why are the objectives you selected important to The Town, Region, and Metrolinx working (May - June, 2017) you? together to ensure the design of the GO transit - To gain access to a variety of transpertation station effectively allows for opportun¡ties to sources in and out. Directly to major Hudson connect with future local/regional/Hamilton with out having to transfer. Getting to tra nsit. Toronto or the border in one ride. Comment will be forwarded to the appropriate What other objectives should be considered in Metrolinx staff for consideration towards draft the planning of the GO station area? station design concept and service planning. - Access to washrooms and light foods and beverages for travelers waiting and transfering. Weather shelters and rout maps Wendy Fletcher Online Survey Why are the objectives you selected important to The GO Transit expansion in Niagara offers (May - June, 201-7) you? residents of Niagara an opportunity to move Page 120 of206 - There are many people moving to Grimsby within Niagara as well as access the GTHA. The and into the waterfront development. We Region of Niagara is continually working with need to integrate this area into the rest of our local transit operators to improve and Grimsby and at the same time have excellent increase service connections in Niagara. transportation systems to get to and from Toronto and also to an from the Niagara-on- the-Lake region. Agenda itema) The secondary plan identifies several new and im p roved active tra nspo rtatio n accesses a rou nd
Page 29 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project What other objectives should be considered in the secondary plan area. These connections can the planning of the GO station area? be viewed within the "Planned Active - Cycling to and from the station, walking to Transportation Network" schedule within the and from and driving to and from. Grimsby GO Transit Station Secondary Plan. Kevin Pankhurst Onlíne Survey Why are the objectives you selected important to (May - June, 201-7) you? Noted - its important to preserve this area and have the GO station here which will open up more business opportunities here.
What other objectives should be considered in the planning of the GO station area? - easy access for all modes of transport. N/A Online Survey Why are the objectives you selected important to Noted (May - June ,20L7) you? - Want the best for everyone Alex Coldwell Online Survey What other objectives should be considered in The secondary plan identifies several new and (May- June,2OI7) the planning of the GO station area? improved active transportation accesses around - Needs to be pedestrian friendly from the the secondary plan area. These connections can north and south resident¡al areas. There are be viewed within the "Planned Active no sidewalks and the roads need widening to Transportation Network" schedule within the accommodate people, bikes and cars Grimsby GO Transit Station Secondary Plan. The purpose of these connections and improvements is to enhance the access, Page 121 of206 convenience, and safety that all modes of transportation experience when travelling throughout the secondary plan area. N/A Online Survey Why are the objectives you selected important to Noted (May - June, 201-7) you? - Want to be able to use the hub other than taking the train. Be sure we can take Agenda itema) advantage ofthe waterfront as a non
Page 30 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response resident and ensure the homes are not affected by the changes
What other objectives should be considered in the planning of the GO station area? - Noise and traffic N/A Online Survey What other objectives should be considered in (May- June,2017) the planning of the GO station area? Noted - Easy access to regional transit Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - Style and function
What other objectives should be considered in the planning of the GO station area? - Traffic from off ramps Adam Haynes Online Survey Why are the objectives you selected important to The secondary plan identifies several new and (May - June, 20L7) you? improved active transportation accesses around - They're not. The objective of the hub should the secondary plan area. These connections can be to make it easy for commuters to get to be viewed within the "Planned Active the station, whether they live in the South or Transportation Network" schedule within the north side of the QEW. lt should also be easy Grimsby GO Transit Station Secondary Plan. for pedestrians and cyclists to get to as that The purpose ofthese connections and would reduce reliance on cars. The station improvements is to enhance the access, Page 122 of206 should be easy to navigate. convenience, and safety that all modes of tra nsportation experience when travelling What other objectives should be considered in throughout the secondary plan area. the planning of the GO station area? - The objective of the hub should be to make it A transportation analysis was completed as part easy for commuters from the south and of the secondary plan work. Road network north side of the QEW. Also, it should be easy improvements have been identified in the Agenda itema) for pedestrians and cyclists to get to, in order implementation section of the secondary plan. to reduce reliance on cars.
Page 31 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Brenda Keating Online Survey Why are the objectives you selected ¡mportant to (May - June, 201-7) you? Noted. - To bring new people to the area and the convenience to connect to the people who work in the city
What other objectives should be considered in the planning of the GO station area? - Giving those who don't have a car the ability to travel Nick Bowles Online Survey Why are the objectives you selected important to (May - June, 20L7) you? Noted - This is my home
What other objectives should be considered in the planning of the GO station area? - Don't let Grimsby become over developed Paul Lindblad Online Survey Why are the objectives you selected important to (May- June,2017) you? Noted - Extend GO access to improve commute (Toronto) and avoid adding to highway and Skyway congestion
What other objectives should be considered in Page 123 of206 the planning of the GO station area? - Expansion and scalability for future population growth Wilson Online Survey Why are the objectives you selected important to A Section titled "Phasing and General Timeline (May - June, 201-7) you? for Capital lmprovements" has been included in - I live in Grimsby the secondary plan. These capital improvements have been identified to be as either short, Agenda itema) What other objectives should be considered in medium or long term capital road work the planning of the GO station area?
Page 32 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response The existing infrastructure capability to projects. These road improvements will require handle increases in traffic ln the town. future capital planning and funding. Consider funding for any required/needed expansion. N/A Online Survey Why are the objectives you selected important to (May - June, 201-7) you? Noted - I want to be able to more easily get to the upcoming train station and outside areas.
What other objectives should be considered in the planning of the GO station area? - Not sure N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - We live in Grimsby and want to see the community grow, while protecting the communites along Casablanca and Livingston and the elementary schools
What other objectives should be considered in A transportation analysis was completed as part the planning of the GO station area? of the secondary plan work. Road network - Ease of traffic flow exiting and entering the improvements have been identified in the highway and GO station. Design that does not implementation section of the secondary plan. encourage traffic through town; make better Page 124 of206 use of service roads instead. Consider traffic back up at the train tracks Peter Wloch Online Survey Why are the objectives you selected important to (May - June, 20L7) you? Noted. - GO regional transit should be extended from Hamilton through the mid-peninsula corridor
completely away from the world recognized Agenda itema) heritage biosphere of the Niagara Escarpment to the lake so that the shoreline
Page 33 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project
DOES NOT end up looking as it does from Mississauga to Burlington N/A Online Survey Why are the objectives you selected important to (May- June,2Ot7) you? The Town and Region are exploring - There still needs to be a way for people to opportunities to establish and connect local and the Go station. I chose to leave close to bus regional transit services to the GO station site. and train services 2Oyears ago. Now it is gone and the new proposed station will be where the new residents from Toronto will be residing.
What other objectives should be considered in the planning of the GO station area? - Location. Somehow it needs to connect for the down core residents that lost their transportation. The via station should be used for local downtowners and perhaps the gatewav as the main hub with parking. N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - to continue to enjoy this area of ontario
What other objectives should be considered in the planning of the GO station area? Page 125 of206 - safety, easy accessibility and respectful to greenspace Nicole Menard Online Survey Why are the objectives you selected important to (May - June ,20t7\ you? The Town and Region are exploring - With the current and projected growth in opportunities to establish and connect local and Grimsby, I feel it is necessary that we provide regional transit services to the GO station site. the transit capabilities that will be needed. Agenda itema)
Page 34 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project What other objectives should be considered in A transportation analysis was completed as part the planning of the GO station area? of the secondary plan work. Road network - Traffic control; as this area will see massive improvements have been identified in the amounts of car traffic during peak hours. implementation section of the secondary plan. Must be located to allow for several access points to cope with the peak times of cars leaving and coming to the station. Terri Online Survey Why are the objectives you selected important to MacDonald (May - June, 2017) you? Noted - I have been taking the GO from Burlington to Toronto for a number of years for work purposes. lt takes me 45 min minimum to get to the GO due to the high volume of traffic. We have a railway track that goes right through Grimsby. lt would be a real plus to be able to access the GO from a much closer point. Bringing the GO to the Niagara region will really boost the economy of this region and see significant growth in our region.
What other objectives should be considered in the planning of the GO station area? - The number of people that have to use the train or travel Burlington to catch the GO. Page 126 of206 N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? The secondary plan identifies several new and - lt's dangerous and unpleasant to walk or improved active transportation accesses around cycle to that area right now the secondary plan area. These connections can be viewed within the "Planned Active What other objectives should be considered in Transportation Network" schedule within the the planning of the GO stat¡on area? Grimsby GO Transit Stat¡on Secondary Plan. Agenda itema) - Safety and connectivity to local transit The purpose ofthese connections and improvements ¡s to enhance the access,
Page 35 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Project Team Response Name Event Comment convenience, and safety that all modes of transportation experience when travelling throughout the secondary plan area. N/A Online Survey Why are the objectives you selected ¡mportant to (May - June, 20L7) you? Noted - mix the old and the new without destroying the historical sites
What other objectives should be considered in the planning of the GO station area? - have lockers in each station area. N/A Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - Because I am a resident and future GO Train, user N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? The Town and Region will be working with - Lack of connectivity reduces the possibility of Metrolinx to coordinate any future local transit more commercial prospects operations with the arrival and departure times of GO Train service. What other objectives should be considered in the planning of the GO station area? - Security and the ability to connect with other transit options for both arrivals and Page 127 of206 departures N/A Online Survey Why are the objectives you selected important to Good urban design is an important aspect of the (May - June, 20L7) you? secondary plan. Policies have been included to - To keep the area desirable rather than it just ensure over the long-term that the station area being the spot where the trains stop. is more than just a train stop. N/A Online Survey Why are the objectives you selected important to (Mav - June, 2017) you? Noted Agenda itema)
Page 36 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Give people around the station more options to do things
What other objectives should be considered in the planning of the GO station area? - Buildine a theme park Sa ra Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - lt's central and nice to share the view Comment will be forwarded to the appropriate What other objectives should be considered in Metrolinx staff for consideration towards draft the planning of the GO station area? station design concept. - Lots of parking, and over night too N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted. - The station should be appealing and easy to use. I don't think pedestrian traffic or public transit will be an issue in grimsby at this time.
What other objectives should be considered in the planning of the GO station area? - Parking is a massive issue at the Burlington station. DO NOT underestimate how many people will be using this station. Page 128 of206 N/A Online Survey Why are the objectives you selected important to Noted (May - June, 2017) you? - I live in the area Stephen Online Survey Why are the objectives you selected important to H a rgrave (May- June,2017) you? Noted - To ensure quality development in the area. Agenda itema)
Page 37 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response
What other objectives should be considered in the planning of the GO station area? - The need for an expidited station development. Brianna Online Survey Why are the objectives you selected important to Wodabek (May - June, 2017) you? Noted - To ensure no overcrowding of the current town as well as improving transit
What other objectives should be considered in the planning of the GO station area? - Avoid street congestion Liam MacCarron Online Survey Why are the objectives you selected important to (May - June ,2017) you? Noted - Ease of travel; lessen congestion on QEW; lmproving area and amenities for families. Niagara GO Transit service delivery is unknown What other objectives should be considered in at this point in time. The Town and Region will the planning of the GO station area? continue to advocate for frequent train service - Ability to have frequent trains to and from in Grimsby. Grimsby at a reasonable cost N/A Online Survey What other objectives should be considered in (May - June, 20L7) the planning of the GO station area? Noted - Connecting all of the town with Page 129 of206 transport/pedestrian options to get there David Tigchelaar Online Survey Why are the objectives you selected important to (May- June,2OI7) you? Noted. - Development and beautification
What other objectives should be considered in
the planning of the GO station area? Agenda itema) - Parking
Page 38 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Lorraine Online Survey Why are the objectives you selected important to Alexander (May - June ,20L7\ you? Noted. - Need a fully accessible station to accommodate the influx of people to the area and decrease the number of cars on the Niagara GO Transit service delivery is unknown QEW every day. at this point in time. The Town and Region will continue to advocate for frequent train service What other objectives should be considered in in Grimsby. the planning of the GO station area? - Parking and express train. Neil Newbery Online Survey Why are the objectives you selected important to (May - June, 2017) you? - I live in Grimsby and Casablanca is the most Niagara GO Transit service delivery is unknown direct route to the highway and Go station at this point in time. The Town and Region will for me. continue to advocate for frequent train service in Grimsby. The Town and Region will continue What other objectives should be considered in to advocate for GO Train users from Grimsby to the planning of the GO station area? not be forced to switch trains in Hamilton - Frequent trains and direct routes to Union (Confederation Station). Station without having to change trains. Jill Dakin Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - Preserve beautifultown but make it more accessible. Page 130 of206
What other objectives should be considered in the planning of the GO station area? - Ability to get around town once you arrive. Linda Tremblay Online Survey Why are the objectives you selected important to (May- June,2OI7) you? Noted
- Serve the people, not developers Agenda itema)
Page 39 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response What other objectives should be considered in the planning of the GO station area? - Access, parking, year-round schedule Victoria Coates Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - We have to protect our environment and Grimsby has no transit so driving is the only form of transportation to get to the Go train or downtown Coach Canada
What other objectives should be considered in the planning of the GO station area? - Environment,accessibility,frequency, dependability N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - Make most sense
What other objectives should be considered in the planning of the GO station area? - Convienent times of travel Lori Bennett Online Survey Why are the objectives you selected important to The Secondary Plan re-designates the gateway (May - June, 2017) you? plaza as Mixed Use High Density. The planned - The gateway plaza is an under utilized space function of the Mixed Use - High Density Page 131 of206 that could be much more of a destination for designation is to provide opportunities for local residents. Better restaurants and mixed use development in a high density commercial tenants would create a purpose format. Uses can be mixed across a parcel or for people to go there mixed within a building. Commercial, office, institutional uses that enliven the street should What other objectives should be considered in be located on the ground floor of buildings close the planning of the GO station area? to the front property. Agenda itema) - easy access, adequate parking and useful amenities
Page 40 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Team Response Name Event Comment Project The secondary plan is a long-term plan. Redevelopment of properties such as the gateway plaza will occur over time and when the land owner is looking to make a change. The Secondary plan policy of Mixed Use High density for the gateway plaza provides the guidance at such time a development application is submitted to the Town of Grimsby. N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted - They are not we need parking for cars.
What other objectives should be considered in the planning of the GO station area? - Parking for cars. Faniel Long Online Survey Why are the objectives you selected important to The Grimsby GO Transit Station offers residents (May - June ,20L7) you? an opportunity for another way to travel - lmprovements must be done to connect the through the Region of Niagara as well as region to other large communities, but we connect with other municipal centres (i.e. should be responsible and do our best to not Hamilton, Burlington, Toronto, etc). The Region negatively effect the surrounding area. and Town will be working together to create additional connections at the transit station. For What other objectives should be considered in example, potential new transit connections may the planning of the GO station area? include a Hamilton Street Railway connection. Page 132 of206 - Traffic flow N/A Online Survey Why are the objectives you selected important to (May - June,2Ot7) you? Noted. - as a resident of Grimsby for 25 years the growth has been magnificent! And being able to walk to the station, enjoy the surrounding cafes and businesses with safe passage there Agenda itema) and back will only make things better and more vibrant. We should not have to go in to
Page 41 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response other Cities for great eats, and culture when they can be right at our door step
What other objectives should be considered in the planning of the GO station area? - community involvement and the residential area near by N/A Online Survey Why are the objectives you selected important to The Grimsby GO transit Secondary Plan has (May - June, 2017) you? been developed with a 25-year vision in mind. - they don't make grimsby a new Burlington The Provincial Growth Plan directs and being too busy for our small town but municipalities to provide for increased densities also give local residents more options for around transit stations. ln order to achieve traveling those projected densities, this requires providing varying height permissions and land What other objectives should be considered in uses throughout the Secondary Plan Area. the planning of the GO station area? - parking and not making everything Height and land use permissions outlined within congested. the secondary plan will help to support the case to increase GO Train service frequency, as well as potentially establish new transit services and connections in the future. N/A Online Survey Why are the objectives you selected important to Noted (May - June, 20L7) you? - Raise Grimsby's profile as a desirable place to Page 133 of206 live. Jesse Online Survey Why are the objectives you selected important to The Town, Region, and Metrolinx working (May - June, 2017) you? together to ensure the design of the GO transit - To improve the town and access to major station effectively allows for opportunities to centeres like Hamilton and Burlington connect with future local/regional/Hamilton transit. lt is desirable to have transit What other objectives should be considered in connections to the station from a broader Agenda itema) the planning of the GO station area? catchment area.
Page 42 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response A bus line that connects Beamsville to the grimsby station would be nice. Full coverage ofthe area N/A Online Survey Why are the objectives you selected important to ln 201-5, the Town of Grimsby completed The (May - June, 201-7) you? Grimsby Waterfront Master Plan and Trail Plan - the waterfront should be enjoyed by with the intent to make the waterfront everyone. accessible to all residents.
What other objectives should be considered in Noted the planning of the GO station area? - Protect our natural spaces. Make our community pedestria n friendly. N/A Online Survey Why are the objectives you selected important to (May - June, 20L7) you? Noted - Transportat¡on to and from toronto at ease
What other objectives should be considered in the planning of the GO station area? - Don't let the old man's club town council push you around Mary-Anne Veit Online Survey What other objectives should be considered in (May - June ,20L7) the planning of the GO station area? Noted - Parking David Shebib Online Survey Why are the objectives you selected important to The introduction of GO Transit into Grimsby is Page 134 of206 (May- June,2OI7) you? to offer an alternative way for travellers to - I live local. The go train will destroy the move through the Region. The new Provincial privacy of my back yard Growth Plan directs municipalities to design their communities so they are more walkable What other objectives should be considered in and safe for all users (i.e pedestrians, cyclists). the planning of the GO station area? Our goal is to change travellers reliance on cars - Traffic is already growing at an alarming rate and increase active transportation. Agenda itema) Parking of course.
Page 43 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response The Region and Town will continue to work with Metrolinx on the design of the station to ensure residents' concerns are addressed. N/A Online Survey Why are the objectives you selected important to (May - June, 2017) you? Noted. - dont want grimsby to change too much
What other objectives should be considered in the planning of the GO station area? - environmeny Wendy Kuckyt Online Survey Why are the objectives you selected important to (May - June, 201-7) you? Noted - protection of the land and environment must be taken into consideration when developing a multi use transit corridor in such a unique area - we must not give up what we have for The Town and Region have been working closely a mixed use transit hub, but figure out a way with Metrolinx to demonstrate desirable station how to blend the two together design concept elements. This includes the opportunity to utilize the station for tourist What other objectives should be considered in information uses. the planning of the GO station area? - other objectives would be to include plans to increase tourism to the area
Page 135 of206 N/A Online Survey Why are the objectives you selected important to The secondary plan provides for improved (May - June, 2017) you? streetscaping along Casablanca Blvd and South - Not listed: improve pedestrian access from Service Road. The reconstruction of these east end streets will follow Complete Street concepts which provides more right-of-way to active transportation modes, including pedestrian
access. Agenda itema)
Page 44 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Diana Kancko Online Survey Why are the objectives you selected important to (May- June,2OI7) you? Accessibility policies have been included within - accessibility to go the secondary plan.
What other objectives should be considered in Comment will be forwarded to the appropriate the planning of the GO station area? Metrolinx staff for consideration during station - parking availability design concepts. Jonathon Rasiah Online Survey Why are the objectives you selected important to (May - June ,20L7) you? Noted - Community
What other objectives should be considered in the planning of the GO station area? - Reduce traffic more frequent services Cam Thomson Online Survey Why are the objectives you selected important to (May - June, 2017) you? - lf this is going to happen it should be Accessibility policies have been included within beneficial for the masses not just commuters the secondary plan.
What other objectives should be considered in Comment will be forwarded to the appropriate the planning of the GO station area? Metrolinx staff for consideration during station - Accessibility and parking design concepts. Neil Newbery Online Survey Why are the objectives you selected important to Metrolinx is the authority in relation to station (May - June, 201-7) you? design concepts. Page 136 of206 - I live in the area and am concerned about the look of the new station. I am also concerned An Environmental Assessment will be about traffic flow around Casablanca undertaken for Casablanca Boulevard in early 2018. lt will be a public process with statutory What other objectives should be considered in notice being distributed. Residents will be the planning of the GO station area? informed of all open houses related to the
- Ample parking needs to be provided Casablanca EA. Agenda itema)
Page 45 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response N/A Online Survey Why are the objectives you selected important to Noted. (May - June ,2Ot7) you? - Having the station will create new opportunities and travel for the people of the town
What other objectives should be considered in the planning of the GO station area? - Go with the flow of the area. Design ¡t to fit in rather than stand out Chris Online Survey Why are the objectives you selected important to MacNaughton (May - June, 201-7) you? Noted - Want new access to high speed rail as well as protecting our small town feel.
What other objectives should be considered in the planning of the GO station area? - Ensure safety, and don't change the character of existing residential areas south of the QEW. Marcia Online Survey Why are the objectives you selected important to ln 20L5, the Town of Grimsby completed The Monaghan (May - June, 2017) you? Grimsby Waterfront Master Plan and Trail Plan - They aren't actually my priorities. I am not with the intent to make the waterfront interested in developing the waterfront area accessible to all residents. Page 137 of206 commercially but rather for public space. Open parks , trails and water access. I prefer Although GO service has been confirmed by the GO to be centered around downtown Province to commence in Grimsby by 202L, the Grimsby, not Casablanca where I hVe to drive levels of service for the service have yet to be to announced. Metrolinx is in the preliminary stages of creating their service delivery plan.
What other objectives should be considered in Agenda itema) the planning of the GO station area? - Scheduling throughout the dav and evening
Page 46 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response Greg Goertzen Online Survey Why are the objectives you selected important to (May -.June, 2017) you? Noted - This is important infrastructure and will be a legacy for our community. This needs to be well thought out.
What other objectives should be considered in the planning of the GO station area? - Sufficientparking,accessibility, Andrea Falcone Online Survey Why are the objectives you selected important to Noted (May - June ,2017) you? - Some of the objectives were vague and I had a hard time choosing. My main objective is for an easier commute to work from west to east. Comment will be forwarded to the appropriate Metrolinx staff for their consideration during What other objectives should be considered in transit station design concepts. the planning of the GO station area? - Sound barriers for residential areas N/A Open House Please be sure to include lots of parking. The (October 23,2017) station is located at one end of town, not in a Comment will be forwarded to the appropriate central location. Metrolinx staff for their consideration during Comment Form Too far to walk and be practical. transit station design concepts. It will be useless to our family if there are not Page 138 of206 adequate parking facilities. David C. Open House I am impressed with the "map" presentation (October 23,2017) The personnel at this event were very Noted helpful, knowledgeable - courtesy Comment Form I look forward to the updates in the Grimsby a rea.
Garth Open House It seems we are being offered a deal. We will GO Rail service to Grimsby has been confirmed Agenda itema) Stevenson (October 23,2017)' get GO Train service if (and only if) we agree by the Province.
Page 47 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response to have L4 or t6 storey buildings near the -lhe Comment Form station. ls this really what we want? I like 2OL7 Growth Plan forecasts growth to trains and often ride them, but I would rather Niagara Region lo 2O4'J.. Part of that growth will drive to Aldershot and catch the train there be distributed to the Town of Grimsby. One of (which I do now)than live adjacent to a high- the main principles of the 2017 Provincial
density area of t4 or 1.6 storey buildings. I Growth Plan, is "the achievement of complete wonder how many people in Grimsby communities that are designed to support understand that trade-off, and how many healthy and active living and meet people's would accept it if they understood. ls the high needs for daily living throughout an entire density development an end in itsell or just lifetime." This also includes planning for in price we pay for having GO Train service? densities around major transit station areas which support the role and function of the The other issue that causes me anxiety is the service. proposed Livingston Avenue extension through the woodlot. lf it links up with Barton Street, the west end of Grimsby will become a slum, which Barton Street already is. N/A Open House What if the GO Train is delayed? At this time, GO transit is intended to come to (October 23,2017) Grimsby by 2021. The secondary plan is a 25 year vision which identifies necessary Comment Form infrastructure improvements that need to occur to ensure safe and convenient access to the station. George Open House The Livingston Road extension should remain The Livingston extension is represented as a Page 139 of206 Wagenaar (October 23,2017) as an option. lf this extension is not built, the potentialconnection between Hunter Road and impact on Main Street West from Kerman Casablanca Boulevard. The need forthe Comment Form Avenue to the Grimsby Museum will be much Livingston extension will be assessed in the longer when it has to be reconstructed due to future through an Environmental Assessment increased traffic volume and roadway process. deterioration.
Comments Open House Tra nsportation lm provements Transoortation lm orovements Agenda itema) written on (October 23,201-71 - Save the woodlot - no Livingston Avenue extension
Page 48 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Response Name Event Comment Project Team
"Land Use Plan" Traffic lights are needed for: Casablanca @ The need for the Livingston extension will be plots Livingston; and, Casablanca @ Highway 8. assessed in the future through an Ensure the driveway access for properties Environmental Assessment process. south of the rail, east of Casablanca, across from the propose station area is A transportation analysis was completed as part appropriately addressed for safety reasons. of the secondary plan work. Road network QEW interchange north of the QEW (Toronto- improvements have been identified in the bound): consolidate pedestrians to one side implementation section of the secondary plan. of Casablanca over the bridge QEW interchange (in its entirety) needs to be An Environmental Assessment will be re-configured / complete prior to the GO undertaken for Casablanca Boulevard in early station 2018. lt will be a public process with statutory Where is pedestrian access over the QEW? notice being distributed. Residents will be Fund the flyover. There is a need for informed of all open houses related to the pedestrian crossings. How much was the Casablanca EA. Confederation pedestrian bridge? No need for the Livingston extension Pedestrian access over QEW (Hunter Road Has the interchange lands (east of flyover) has been identified as a long-term Casablanca, south of the QEW) been looked option to improve active transportation access at for potential station parking? to the GO Station. Further study will be required to determine the feasibility of the project. Transit Station Desisn ln relation to the station area: make sure Transit Station Desien there are parking for expansions. Comments received on transit station design Page 140 of206 Two tracks are needed for GO service will be forwarded to the appropriate Metrolinx Will there be a no whistle zone at the staff for their consideration. station?
Land Use - No development on agricultural lands - Land Use uphold the Greenbelt The secondary plan upholds the Greenbelt Plan Agenda itema) and policies. Pursuant to the Greenbelt Plan
Page 49 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response section 4.2.1., infrastructure is permitted within the Greenbelt. Comments Open House Transit Station Desien Transit Station Desisn written on (October 23,2017) Where will station access for cars be? Off of Comments received on transit station design "Building South Service Road? will be forwarded to the appropriate Metrolinx Heights" plots Meet AODA standards (specifically for Station staff for their consideration. At this time, station Design) access is still currently being reviewed by Concern with station overflow parking in Metrolinx. existing neighbourhoods - parking could block driveways. Properties across from the station east of Casablanca need to be protected from headlights. Sightlines at the homes are very poor, as noise and headlights are likely to align with front windows Station area study: parking; station design; bus loops; and, kiss-and-rides. Buffer is needed between existing residential neighbourhoods along Emily Street / Tra nsoortation lm orovements Rosedale Street and the proposed transit An Environmental Assessment will be station. This buffer should not be a wall, undertaken for Casablanca Boulevard in early rather vegetation (trees, berm). 2018. lt will be a public process with statutory notice being distributed. Residents will be Tra nsoortation lm orovements informed of all open houses related to the Page 141 of206 South of the rail, there is concern with how Casablanca EA. The EA process will look at road traffic accesses the station area improvements to Casablanca including Signalization is needed at Livingston Avenue sidewalks, bike lanes, potential intersection and Casablanca improvements (i.e. traffic lights). Access to station: don't go through the residential area. All futu re road im provements (including Hunter
Block access from Casablanca to Vine Road Road) will include best practices for Complete Agenda itema) Gage Street and Beech Street were identified Streets, which includes making travel safe for all as having hieh traffic coming through. Need users.
Page 50 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Event Comment Project Team Response safety measures and better signage. Other components include: sidewalks; traffic calming speed bump; improve road The Town and Region are exploring conditions (very poor currently). These street opportunities to establish and connect local and accesses need to be designed to mitigate regional transit services to the GO station site. short cut uses Hunter Road needs to be more pedestrian- friendly Roberts Road: concerned with traffic by- passing from the QEW onto South Service Road to go to Livingston. Are there going to Buildine Heieht be sidewalks proposed for Roberts Road? The Provincial Growth Plan directs Need local transit connection to the station municipalities to provide for increased densities Concern with the speed of traffic coming off around transit stations. ln order to achieve of the highway, as well as with queuing onto those projected densities, this requires the highway providing varying height permissions throughout the Secondary Plan Area. A policy Buildine Heieht has been included in the secondary plan which - Too high - need to protect windscape + states" all developments which are proposed to climate conditions be toller thon 6 storeys sholl require o light/shodow study and an urbon design study to demonstrote how the development fits within the context of the site and surrounding oreo."
Page 142 of206 The tallest height permissions (18 storeys) have been permitted on the north of side of the South Service (across from the proposed transit station). The intent is to have the highest densities and taller building heights centralized around the transit station, transitioning to lower
densities and height. Agenda itema)
Page 51 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Table 2: Public email correspondence Name Email/ Comment Project Team Response Brian Thanks very much for this (1 of 2) Malone information. Thank you for attending the first public consultation event for the Grimsby GO Transit (July 12, Station planning study, which is part of the larger Niagara GO Hub and Transit Stations 2016) I would like to voice my objection to Study. On June 29,20'J.6 we heard from many of you regarding the issues and the proposed station for Grimsby as opportunities that need to be considered in preparing plans and designs for the future has been identified in your material. Grimsby GO Station and surrounding station area. We are in the process of preparing a The ESR presents a clear consultation summary of the input received and will make that available as soon as determination that the extension of possible. The consultation event materials including the presentation and display panels Go service to Niagara is feasible and are attached to this email for your information. should continue. However, in the context of the ESR, which was ln addition, based on feedback received during the public event, we know that many examining the provision of need for people are interested in seeing the approved2OLL GO Transit Environmental Study GO service, subtleties of exact station Report (ESR) that assessed transit needs and station locations in Niagara Region. The location were secondary to the EA. 2011 ESR identified preferred station locations in Grimsby, Lincoln, St. Catharines and The issue has not been adequately Niagara Falls. A copy of the 2011 ESR is available at the following link examined for Grimsby. htto://www.sotransit.com/oublic/en/imorove/Niapara%"2}docs/Niaeara Rail Exoansion ESR.pdf While the Casablanca site is identified as the preferred location, the The Grimsby Official Plan also speaks to the growth aspirations for Grimsby and rejection of the Grimsby downtown identifies key areas for intensification. For those interested in more details regarding (Grimsby VIA Station) location is growth planning in Grimsby, the Grimsby Official Plan can be found here:
based on very weak reasoning. The http ://www.erimsbv.calPla n n i nelOfficia l-Pla n ESR states that "the Grimsby Via Page 143 of206 station is not recommended primarily lf you have any further questions or comments at this time that you would like to share due to the fact that the site does not with the project team please feel free to email Diana Morreale at provide adequate parking....". Diana. Morrea le@ niaga ra region.ca Clearly the existing VIA site has limited parking, but the adjacent There will be many opportunities to engage further with the project team as the study Town Public Works Yard is a very continues. We look forward to your continued participation. Agenda itema) viable location for provision of parking that the Town has indicated (2 of 2l
Page 52 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response they would be interested in swapping Hi Brian, for other property to allow GO development is immediately Thank you for your email and comments. ln 2011 the Niagara Rail Service Expansion adjacent. Environmental Study was approved. Through this process, the Casablanca station location site has EA approval. Grimsby town officials are noted in the ESR document as asking for the The initial work as part of the GO Hub and Transit Station Study project was to evaluate downtown location to be considered and confirm the sites identified through the ESR in Grimsby, Lincoln, St Catharines and That appears to have been rejected. Niagara Falls. As a result of input received and background research completed, three Recently I have spoken with potential station locations in Grimsby were evaluated including downtown Grimsby by numerous local politicians to ask the existing Amtrak station, Casablanca and along South Service Road, East of the about this issue and every single one superstore. The evaluation considered transportation connectivity, ridership/ has noted that they prefer the operations, planning and land use, technical feasibility, financial feasibility and policy. downtown location, but feel they are Through the evaluation it was determined that there are a number of technical and stuck with the Casablanca choice. financial constraints associated with the downtown site. The site does not offer enough space to accommodate the immediate needs of the station, platforms, circulation and The recent announcement indicates parking. Also, to accommodate the platforms the underpass of the rail line under that the service is at least 5 years Elizabeth Street and at Maple Avenue would need to be reconstructed. Based on the away. With sufficient time now review of the three identified sites, it was determined that the preferred site identified quantified we now have the through the ESR is still the preferred site for the Grimsby GO station. The report that opportunity to make a good planning addresses the full evaluation of the sites is in the process of being finalizing. Once the decision, not a fast one. I formally report is complete I will send it along to you. request that the Grimsby Go station site be reviewed. Who do I have to Thank you,
Page 144 of206 ask for this process to be re-opened? Denise Landry Bruce Hello Diana, Follow-up was provided via phone call. Mackenzie (August 4, It was a pleasure meeting you at the Project team included Bruce onto the Grimsby GO Transit Station Consultation list 2016], Open House on the GO Station that you helped direct at the Grimsby
Town Hall in June. Agenda itema)
Page 53 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response I spoke to you about a number of issues and I thank you for your ear
At the time you mentioned to me that you would be able to provide to me the name and contact info for the staff person who is acting in the present absence of Paul Smeltzer. As
you may remember I mention that I had been in contact with Paul about possible work at the Biggar Lagoon property by the Hamilton Naturalists' Club and would like to start the conversation again.
Also at the meeting I think I missed putting my name on the contact list for future meetings about the GO Station in Grimsby. Could you put my name on the contact list. I believe you said that there would be a second meeting in the future.
Page 145 of206 Thanks for your help, Bruce Mackenzie lohn ** Original question was verbally HiJohn, Wilson asked to Diana during the Grimsby Thank you for attending the GRIMSBY PIC for the GO Hub and Transit Station Study. My PIC Series 2 event on June 22,2OI7 at apologies in getting back to you with your follow up question. (June 22, Grimsby Town Hall. John had
2017\ requested a follow-up email. Our records show that Casablanca Blvd has a ROW (Right of Way) width of 26.2 m Agenda itema) Currentlythe road surface has 2laneswith an asphaltwidth of 7.3 m and varied shoulder width of 0.7-0.9m in width on each side.
Page 54 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response
lf you have any questions specific to the ROW and what that means please feel free to contact Kumar Ranjan from our office. His contact information is below. I have copied him on this email.
Kumar Ranjan, P. Eng. Ma nager Tra nsportation Planning a nd Sustaina bility Niagara Region, Public Works Department Phone: (905) 980-6000 ext.3467
Thanks, Diana Ken Reeve While I agree that Niagara Region Hi Ken, (June 25, needs an expanded GO system I have Thank-you for your interest towards the Niagara GO Hub and Transit Stations Study 2Ot7) trouble with it being a train. Trains (NGHTSS). I apologize for the delayed response. I wish to provide some insight into your need tracks to run on and not only do questions: additional trains cost a lot of money, the laying of new/additional tracks, The levels of service for GO train extension into Niagara has yet to be been confirmed by the acquisition of land and the Metrolinx. We are pushing to have an integrated GO bus system at the station sites with building of train stations also require coordinated pick-up and drop-off to accommodate for any service gaps left by the GO a HUGE amount of capital trains level of service. expenditure. No matter how far the GO trains are extended, most people Restrictions related to running the GO train system through Niagara as far as existing will still need to drive or take a bus to tracks allow is quite complex. Our main barrier is that Metrolinx determines the Page 146 of206 access them. All of this to transport operational GO system (both buses and trains) and place their routes and stations based possibly 600 people a day by the year upon the number of forecasted users. The greater the number of users forecasted for a 2030. ln addition to this, my station will result in a greater level of service for that station. Additionally, coordination understanding is that these trains will between GO train and GO bus services are also operated by Metrolinx. The Region is only run during peak time periods or looking to work closely with Metrolinx in order to synchronize these two systems to until early evening. This means that ensure convenient access to the stations at appropriate arrival and departure times.
any residents who want to go to Agenda itema) Toronto for a hockey or ball game, go Work being undertaken within Phase 4 of our study involves technical transportation to the theatre or out to dinner and analysis, which entails the assessment of engineering requirements, connectivity needs,
Page 55 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response drinks will not be able to use the train and intersections and corridors improvements. This analysis will include the optimal anyway and will still have to drive to locations for station site access based upon best available traffic modelling data. Burlington, Aldershot or Hamilton to an existing station or drive Please note that the comments that you had mentioned within the Word Document not themselves to Toronto. addressed within the above text will be passed along to our consultants for further consideration during the formulation of draft secondary plans. These secondary plans Why not run the GO train system as will be available for public review and comment during our upcoming public information far into the Niagara Region as existing centres in the fall. tracks will allow and then have a largely expanded GO bus system to lf you have any further questions or concerns, please feel free to contact myself (contact feed passengers to that point With information provided below), or Project Manager Diana Morreale (cc'd) at (905)-980- some planning these buses could be 6000 ext. 3367. co-ordinated to arrive for scheduled train departures. After all, buses run on streets which are already there. Thank you again for your interest in the study and have a great day! Alexander Morrison lf a new GO train station is to be built on Casablanca then lwould strongly recommend that the entrance to that station/parking lot be directly opposite Vine Road and that traffic lights be installed at that intersection, even if they only operate at the peak passenger periods. Even with current Page 147 of206 traffic it is difficult and frustrating at times to try and gain access to Casablanca from Vine Road, what would it be like with 4lanes of traffic and no lights to control it.
Vine Road is a very narrow road with Agenda itema) no curbs, gutters, sidewalks or shoulders. There is a fair amount of
Page 56 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response pedestrian traffic on it at present and at times vehicular traffic is also fairly heavy as it seems to provide access to the sub-division behind us. While parking is not currently restricted, any vehicles parked on the street provide a very real danger for the many school children using this street and the connecting streets for access to their school buses as well as traffic problems for residents trying to get out of their driveways and for other motorists. Aaron (1 of 2) Hiall, Gold Hi Janice, (June 30, I was reading an article about the We are currently working with Metrolinx on the Transit Station Design for the Grimsby 2Or7) Grimsby GO Station: Station. So yes it is moving forward.
https://www. niaRa rathisweek.com/n I am not sure what article was being referenced ews-sto rvl709 67 19-new-tra nsit- svste m-u nvei led-fo r-gri m sbv/ Take Care, Diana And it says that the Town would have to pay 52M in capital investments Page 148 of206 plus $6S0k in operating expenses.
Has this budget been approved yet by council?
We're trying to understand if the GO
Station is for sure happening, or only Agenda itema) just maybe going forward.
Page 57 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response Regards, Aaron
(2 of 2\ Hi Michael,
Sorry, I linked the incorrect article
ls the Grimsby GO train station 100% moving forward?
Rega rds, Aaron Aaron Diana, Hi Aaron, Gold (July 4, Thank you for the quick reply The Ontario Budget of 2Ot7 listed GO Rail expansion to Gr¡msby by 2021. Please see link 2017) below: lf you don't mind, I have two follow- http ://www.fi n.sov.on.calen/budset/o nta rio budsets/2O17lch4c. htm l#c3 up questions: L ls there any article or As for the final transit station design (including platforms/ parking lots/ station/ etc) document that you can Metrolinx is currently working on those details and a concept plan will be presented to forward that shows that the the public in the fall. We will ensure you are circulated the information once it is made Grimsby GO train station will available. At this time I am not sure if your parcel will be affected/ required by the site for sure be built? (for design. We will know more in the fall. Page 149 of206 example, an approved budget document) We have added your contact information to our mailing list to ensure you are informed 2. How is our vacant parcel of of next stages. land affected with respect to rezoning and/or Take Care, expropriation? Diana Agenda itema)
Attached is our Site Plan (415-4L7 South Service Rd), which has an A&W
Page 58 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response and Starbucks on the West portion, and vacant land on the East portion.
Regards, Aaron Dorothy (1 of 2) Hi Dorothy Bothwell Hi Diana, (July 25, Please find attached to this email a PDF of the Grimsby Transit Hub location showing 2017) I have access to the Grimsby June both an 800m buffer, as well as an 800m walk/service area around the station site. This 2OI7 PIC #2 drawings online, but graphic can be found within our publically available Phose 1-: Study Context and Site wondered if you had a high resolution Review report, on page 12 (Figure 3), at the following link: graphic of the Grimsby Transit Hub http://www.niagara reÊion.calproiects/go-hub-tra nsit-stations/reports.aspx location showing the surrounding area with the 500 and 800 m transit Thank you, intensification radius showing? The Alexander Morrison PIC drawings only show the station outline and secondary plan area, not the 500m/800m radius delineation...
l'd like to print it for a presentation l'm doing for a hearing...
Tha nks ! Dorothy Bothwell Page 150 of206
(2 of 2) Perfect, just what I was looking for - | knew I had seen it somewhere on
your site ! Thanks so much,
Dorothy Agenda itema)
Page 59 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response
Aaron Hi Diana, Hi Aaron, Gold (Septemb You had mentioned below that a My apologies in the late response er'J.,4, concept plan will be presented to the 2017Ì, public in the Fall. The Region and the Town of Grimsby will be hosting an open house on the DRAFT Casablanca GO Transit Station Secondary Plan on October 23,2017. At this Open House Has an exact date been released yet? we will not have a draft concept of the transit station design.
Rega rds, Metrolinx is overseeing transit station design work. I have cc'd Rick Schippling from Aaron Metrolinx to provide an update on Transit Station Design and next steps.
Take care, Diana Dorothy Hi Diana, Hi Dorothy-sorry, lam headingoutto a meeting butwanted to quickly replytoyour Bothwell first question. Yes you can send me your comments through our Go Hub email (October For those unable to attend tonight's ([email protected]). ln case I am not in the office this is checked by our 23,2017) PIC in Grimsby, can comments and project team on a daily basis. We will be accepting comments untilOctober 3}th,2O!7 suggestions be submitted directly to you, and until what date will they be I will respond to your remaining questions first thing tomorrow morning accepted? Sorry for the rush. I will follow up tomorrow. Will allcomments be included in a comment matrix following the Take Care, meetings and posted publicly? Diana
Page 151 of206 Will comments received from the public and other stakeholders be considered in developing the final Secondary Plan policy and framework - - or is this the Plan as it is written that will be presented to Councilfor
final approval? Agenda itema)
Thanks,
Page 6O of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response Dorothy Marsha & We live at 66 Casablanca Blvd and Hi Marsha and Mike, Mike have huge concerns how this will McCreadi impact our lifestyle, peace and quiet, This email is in response to the inquiry that you had submitted to the Niagara Region's e concerning all forms of sensory website on October 25fh,2Ot7 .l apologize for the delay in response. I have included (October pollution, safety of our family our your inquiry below for reference: 25,201-71 property and property value. name: Marsha & Mike McCreadie phone: 9055312603 email: [email protected] municipality: Grimsby subject: Get updates for GO Hubs comments: We live at 66 Casablanca Blvd and have huge concerns how this will impact our lifestyle, peace and quiet, concerning all forms of sensory pollution, safety of our family our property and property value. reply: yes
ln relation to station design concepts: Metrolinx (an agency of the Province) will be leading the design, consultation, and construction of the structure. Sensory pollution generated from the station and how it affects neighbouring residents and businesses will be considered during the drafting of station design concepts. The Town and Region have been working closely with Metrolinx to promote the need for appropriate sensory pollution buffering around the station in order to limit potential negative impact.
Page 152 of206 ln relation to traffic: Casablanca Boulevard has been identified for reconstruction and widening. There will be a public process called an Environmental Assessment (EA) which will be undertaken by the Region early 20L8 to determine the design, width, and road elements included within this improvement. I recommend reaching out to my colleague, Kumar Ranjan, to become involved in this EA process. His contact information is provided below: Agenda itema)
Kumar Ranjan I Transportation Lead GO lmplementation Office, Niagara Region
Page 61 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response
kumar.ra njan @ niagararegion.ca 905-980-6000 Ext.3467
ln relation to property value: major Provincial infrastructure investment, similar to that of the Niagara GO Rail Expansion announcement bythe Province in 20L6, have not typica lly negatively im pacted property value.
lf there are any other questions or concerns, please feel free to contact either myself or project Planning Lead, Diana Morreale (cc'd) and we will do our best to assist.
Thank you, Alexander Morrison Julie Hello, I attended the October Open A fundamental objective of the plan is to provide a safe environment for pedestrians Werner House in Grimsby and wanted to and cyclists to move within the community. (Novembe submit my comments on the planning r 7,20!7) maps I saw. I agree with the business A transportation analysis was completed as part of the secondary plan work. Road development on the north side of the network improvements have been identified in the implementation section of the QEW around Casablanca and am secondary plan. Road improvements will be designed with Complete Street concepts in excited to have more services closer mind. Complete Streets can include dedicated lanes for cyclists, wider sidewalks for to my home. However, I did not see pedestrians, tree canopy, street furniture, etc. These street elements and right-of-ways much in terms of pedestrian or cyclist will be determined through design concepts during appropriate Environmental friendly routes for people travelling Assessment processes. from the North side over the QEW towards the proposed GO Station.
Page 153 of206 Grimsby is a car dominated town but as a resident I would like to see it move away from the car culture and promote more of a pedestrian/cyclist friendly vibe. Having the stores below the condos in the new development
is a great step in that direction but I Agenda itema) feel that the plan moving forward doesn't adequately address
Page 62 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response pedestria n/cyclist movement. The cars on Casablanca move quickly and without much care for pedestrians/cyclists. Also, there are many large transport trucks coming off of the highway going to the truck washing station on the North Service road which makes the road way unsafe for cyclists. Having a divide bike/ pedestrian path (separated from the road) along the North Service road and then continuing over the Casablanca bridge would encourage people to walk or ride from the North side of the QEW to the South due to a safe passage option. Another option which would also encourage people to get out of their cars would be a pedestrian bridge. As the community continues to grow the number of people making trips to the grocery stores, GO Station, community centre, etc. on the South side of the QEW will
Page 154 of206 increase significantly. lt is a quick 1-0 minute walk from the new condos to the Superstore and if there was a safe option to bike or walk across the highway I am sure many more people would get out of their cars and
walk/ ride / This would increases the Agenda itema) health of the community and decreases the green house gases
Page 63 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response emitted into the environment, both positive outcomes for everyone. I do not live in the new condo development but am in the Lakeview area and do walk/ bike as much as possible with my family (2 young children under 6). I hope that the Region will take into consideration the want and need for more pedestrian/cyclist friend ly routes throughout the Niagara Region to help move our community in a positive direction. Thank you Dorothy HiAlexandria, Hi Dorothy, Bothwell (Novembe I understand the Public Meeting on Thank you for your questions regarding ROPA 13 and ROPA 6. I am the lead planner for
r 17, ROPA 13 will be held November 29. I the ROPA 13 work and I have asked my colleagues working on the Grimsby GO Transit 20t7) am not able to make this meeting, Station Secondary Plan to answer your questions related to that project. Please refer to but do have a few questions I hope the responses below: you can answer, or direct me to the appropriate person. I have also ROPA L3: Transportation Policies included Frank Fabiano, Regional Policy 9.C.1-1 Local municipalities with major transit stat¡on areas shall develop land use Clerk, on this email distribution as plans that are transit supportive, achieve minimum density targets that reflect existing required for written submissions. and planned transit service levels, and provide a mix of land uses and appropriate Page 155 of206 transportation infrastructure connections to the stations. ROPA 13 Draft 1-) ls Grimsby Casablanca GO defined as a "major transit station area"?
Yes, the Grimsby GO Transit Station will be considered a "major transit station area" . Policy 9.C.11 Local municipalities with Please note that draft Grimsby GO Transit Station Secondary Plan (currently being major transit station areas shall undertaken as part of the Niagara GO Hub and Transit Stations Study) is the land use develop land use plans that are plan that is being developed for this major transit station area.
transit supportive, achieve minimum Agenda itema) density targets that reflect existing 2) lf yes, what are the "minimum density targets" to be achieved for the Grimsby and planned transit service levels, maior transit station area?
Page 64 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response
and provide a mix of land uses and The Secondary Plan provides different densities for the different land use categories. appropriate tra nsportation The average gross density is estimated to be in order of 100 to L25 people and jobs per infrastructure connections to the hecta re. stations. 3) What is the forecasted or planned transit service levels on which that density Question: target is based? 1. ls Grimsby Casablanca GO Density targets are not based on the planned level of transit services. Station area defined as a "major transit planning is usually based on a long term version, accordingly, the each of Niagara's GO station area"? Transit Station Secondary Plans have been developed with a 25-year vision in mind. The planned densities around the transit station area are targets over the long-term and are 2. lf yes, what are the not tied to specific service levels. The densities are based on a range of factors, such as "minimum density targets" to neighbourhood context, opportunities for intensification and development constraints. be achieved for the Grimsby major transit station area? 4) What is the defined land use planning area/distance from/for major station areas under provincial policy? 3. What is the forecasted or The Growth Plan states that major transit station areas are generally defined as the area planned transit service levels within an approximate 500 metre radius of a transit station, which represents about a on which that density target L0 minute walk to the station. is based? 5) As Metrolinx has stated to Grimsby Council (Nov 6), they do not know what the 4. What is the defined land use service levels will be for Grimsby. Considering that the Region has engaged planning area/distance numerous consultants, entered into MOU's with the various municipalities, and from/for major station areas written a substantial number of reports to support Metrolinx bringing ALL-DAY under provincial policy? GO to Niagara, did the Region clarify with Metrolinx what the expected service
Page 156 of206 levelwould be? The Region has been in discussions with Metrolinx to better understand the service 5. As Metrolinx has stated to levels for each of Niagara's GO stations. Grimsby Council (Nov 6), they do not know what the service ROPA 6: Corridor Protection Policies levels will be for This Amendment was initiated by the Region with the ¡ntent to develop a new set of
Grimsby. Considering that corridor protection policies and mapping. Since its initiation, new Provincial legislation Agenda itema) the Region has engaged (such as revisions to the Growth Plan) and Regional projects (such as the completion of numerous consultants,
Page 65 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response entered into MOU's with the the Transportation Master Plan) have been undertaken and have removed the need to various municipalities, and continue with this amendment. written a substantial number Please note that ROPA 1-3 proposes policy which incorporates some elements from of reports to support ROPA 6 in relation to providing direction on Goods Movement and the Regional Road Metrolinx bringing ALL-DAY System. GO to Niagara, did the Region clarify with Metrolinx what the expected service level Error on the Resion's website. "all dav GO train service" would be? For future reference, please note that Metrolinx has yet to confirm the levels of service that the Niagara GO Rail extension will receive. The "all day GO train service" that you ROPA 6 Draft had quoted from our website was an error which had occurred during our May of 2017 Policy 9.D.7 Development proposed webpage update. lt had been corrected during our June of 20!7 webpage update. You within 500 metres from a plonned will notice that our GO Hub Study webpages no longer contain any reference to "all day tronsit focility shall reflect the GO train service". I apologize for any confusion that this has caused. purpose for which the facility was designated and be transit supportive Thank you for your continued interest in the Reg¡on's transportation initiatives. lf you have any further questions, please contact: Question: o For ROPA 13: Alexandria Tikky, Planner, Planning and Development Services 1. The ROP defines transit (alexa nd ria.tikky@niaga ra region.ca) supportive as: "Tronsit- supportive refers to making a For Grimsby GO Transit Station Secondary Plan: Diana Morreale, Planning Lead,
tronsit viable and improving GO I m plementation Office (dia na.morrea le@niaga ra region.ca) or Alexa nder the quality of the experience Morrison, Planner, Planning and Development Services of using tronsit. When used in (a lexander.morrison@ niagararegion.ca) Page 157 of206 reference to development, it often refers to compoct, For Metrolinx/GO Rail Service: Rick Schippling, Senior Advisor, RER Project mixed-use development thot Pla nning (rick.schippling@ metrolinx.com) hos a high level of e m pl oy me nt o n d reside ntiol Sincerely, densities to support frequent Alexandria Tikky
transit service." Agenda itema)
Page 66 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response 2. What is defined as "frequent transít service"?
3. What is the interpretation of "shall reflect the purpose for which the facility was designated" mean?
General Comment: From the Region's website: " ln support of the introduction of two- way, oll-day GO train service between Niogaro Folls and Hamilton's Jomes Street North Stotion, Niagoro Region is building upon the completed 2077 N iag o ro Roi I Expa nsi ons Envi ronme ntal Study Review (ESR) ond undertoking MHS for the four preferred future GO Transit station areos (Mobility Hubs) (see Appendix I for the mops of the preferred stotion oreas from the 201-1- ESR).'
What happens if Grimsby plans for
Page 158 of206 intensification and increased densities, continues to approve developments based on an anticipated GO service level for 2021-, and then a convenient all-day GO service doesn't come? Hamilton is
facing this reality now. Agenda itema)
Page 67 of 68 APPENDIX B - Regional Staff Comment Matrix (Comments received up until October 23,2017)
Name Email/ Comment Project Team Response As well, there is no inter or intra municipal bus service currently, or foreseen in the near future (later than 2019).
What we will have: really tall buildings housing thousands of people in a very dense neighbourhood with cars they brought with them. Developers have received sha red parking/red uced parking incentives because developments are approved based on being "transit supportive" and the assumption that people will bring fewer cars as a result. This isn't a realistic picture for Grimsby.
What we will have: increased traffic congestion, aggravated climate change impacts, unhappy travellers and neighbours and a community fa bric changed foreve r.
Page 159 of206 Kind regards, Dorothy Bothwell Agenda itema)
Page 68 of 68 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
Keith McMurray We are very concerned about the plans we have seen NO CHANGE RECOMMENDED regarding the road access to the Go Station off of Livingston 49 Emily Street The Region will be conducting an Environmental Ave. Our Neighbors and I would like to see some kind of Assessment (EA) to identify improvements to October 24,2017 buffer between our houses and access road as per reasons Casablanca Boulevard in the near future. As part of below. this EA, traffic patterns will be analyzed to ensure 1. Noise Pollution - cars and buses accessing the parking access to and from the future ïransit Station Area lot so close to our property. is managed effectively. Further refinements to the 2. Light Pollution - Over the last few years we have seen layout of Casablanca Boulevard and the future lighting installed for the Welcome Center, Car Sales, Transit Station Area will likely result from this EA. Restaurants, and Go Station parking, which now light up our property at night. With the plans of the new parking lot we will have a lot more light pollution especially with the new Road Access Lighting and vehicle traffic so close to the back of our property. 3. Water Drainage- We have ditches behind and on the north slde of our property that is a city easement which accumulates roughly 4 feet of flowing water every spring because of the water run off from the mountain area south of #8 Hwy. and farmers fields around us. 4. Traffic exiting and entering Livingston Ave. Access Road is only 140 feet off Emily St. which would cause a very dangerous situation for cars exiting Emily St. and pedestrians walking or riding bikes coming and going to the Go Station along Livingston Ave. 5. There is always a security and property damage concern
Page 160 of206 regarding the amount of people going by so close to the back of our properties. Most of these problems could be resolved if the road way was moved westward towards the middle of the Livingston Ave. property. This would allow for a wider roadway, bike lanes, sidewalks, treed roadside landscaping, and less
fencing. This would make it a less congested and safer area Agenda itema) especially if the roadway going west to Hunter Rd. does not
1 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
get completed. Could also result to be better for future development of Go Station parking for at phase 2.
Tom Sliwinski I missed the open house meeting on October 2J however I NO CHANGE RECOMMENDED would like to provide comments: (no address provided) A fundamental objective of the plan is to provide a During PM peak hours the off ramp from the Niagara safe env¡ronment for pedestrians and cyclists to October 24,2017 1. bound QEW to southbound Casablanca often backs up move within the community. to the highway. I would like to recommend a dual right A transportation analysis was completed as part of turn lanes from the off ramp to Casablanca. The the secondary plan work. Road network exclusive right turn lane to South Service Rd. serves very improvements have been identified the little purpose as vehicles merging onto Casablanca from in implementation section of the secondary plan. Road the QEW block access to it. improvements will be designed with Complete 2. There is no pedestrian access to Starbucks, Boston Street concepts in mind. Complete Streets can Pizza etc. from Casablanca include dedicated lanes for cyclists, wider sidewalks The Casablanca overpass is not pedestrian friendly, a 3. for pedestrians, tree canopy, street furniture, etc. pedestrian should feel safe walking across this structure to get to and from the waterfront trail. Any overpass can The Region will be conducting an Environmental be intimidating to a pedestrian but this one in particular Assessment (EA) to identify improvements to prevents any pedestrians from using it. Perhaps a Casablanca Boulevard in the near future. As part of second structure for pedestrians is warranted here. this EA, traffic patterns will be analyzed to ensure 4. Sidewalk to Rona/Superstore- Pedestrians will always access to and from the future Transit Station Area seek out the shortest/easiest path to get to heir is managed effectively. Further refinements to the destination, the area shown below should have a layout of Casablanca Boulevard and the future sidewalk. Transit Station Area will likely result from this EA. Page 161 of206 Martin Quarcoopome, We have an interest in proposed Schedule 3 of the draft Nrl íìHANG E RECOMMENDED CHANGE HAS BES, MCIP, RPP Grimsby GO Transit Station Secondary Plan, which ALREADY BEEN INCORPORATED INTO PLAN Associate proposes a maximum height of 12 storeys on the subject Amendments to the height permissions in the Weston Consulting property. lt is understood that this proposed height is Winston Road Neighbourhood Secondary Plan consistent with Winston Road Neighbourhood Planning representative the have been removed from the proposed amendment. Secondary Plan which designates the subject lands as for TRG Casablanca lnc., Mixed Use High Density, however the property directly to The only amendment the Winston Road Agenda itema) owners of #4 Windward - to the east, 10 Windward Drive, is proposed at maximum height Neighbourhood Secondary Plan that remains Drive (Casablanca lnn of 18 storeys. proposed is to add a "Mixed Use High Density" site) - desiqnation to lands at the south east intersection
2 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
November 1,2017 It is our understanding that height permissions applied to 10 of the North Service Road and Casablanca Windward Drive are proposed based on recent development Boulevard. These lands previously did not have a approvals on the site (Town of Grimsby File 262-16-1603). designation. Our Clients are proposing a similar development in terms of height. lt is our request that the 18 storey height limit be applied to the entire block, including 4 Windward Drive, to facilitate a more cohesive development pattern along the Town's waterfront and Windward Drive. At the very least, we would like an exception applied to the subject property that permits a height exceeding what is permitted in the Winston Road Neighbourhood Secondary Plan, subject to review and approval by the Town and Region.
Hugh Handy, MCIP, RPP Grimsby GO Station Area Vision for Change CHANGE RECOMMENDED - MOVE POLICIES Senior Associate ÞEE nñlTTlf\l¡a E\atQTtllr: CEÞ\'I'^E Section 3.1 of the Secondary Plan that states there is an GSP Group COMMERCIAL USES TO CONTINUE UNDER inadequate public realm along South Service Road and that PERMISSIONS IN streTlôN tß? ôtr Tl{F Planning representative vehicular traffic dominates. Section 3.1 further states, "Ihe OFFICIAL PLAN TO BEGINNING OF for Choice Properties redevelopment this area seek improve fhese of will to SECONDARY PLAN FOR CLARITY PURPOSES REIT, owners of #361 streetscapes with the goal of building complete sfreefs South Service Road featuring attractive boulevards, (trees, signage, wayfinding, Staff added the following policies to both Section (Superstore Site) lighting, seating, etc.) and safe, multi-function roadways 12.3.5.4 & Section 12.3.6.4 ("Form of Mixed Use - suitable users. Where permitted/appropriate, Medium Density Development and Redevelopment" November 8,2017 for all redevelopment along fhe sfreefs will be positioned to provide & "Form of Mixed Use - High Density Development a street edge and energies úhe sfreefs with commercial and and Redevelopment") of the secondary plan: ground floor uses." other active a) The policies of this Section apply to all While Choice Properties is in agreement with the above development and/or redevelopment on existing
Page 162 of206 noted statement, we would suggest that the improvement of vacant srles designated for Mixed Use Medium the streetscape will happen over time and may not happen (High) Density. within the short to mid{erm due to Choice's current business b) The policies of this Section also apply to the and tenant interests. development or redevelopment on existing We support that the Grimsby GO Station Secondary PIan developed srTes where a residential use /s Area will continue to function as a major commercial and proposed. employment node however will be encouraged to support a The policies of Section 3.6.3 (Service Agenda itema) variety transportation modes (active public c) of and Commercial Area) of the Town of Grimsby Official transportation). secondary plan goes state, The on to Plan apply to development and/or redevelopment of "redevelopment alonq the sfreefs will be positioned to 3 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
provide a street edge and energize the sfreefs with existing Service Commercial uses within the commercial and other active ground floor uses." Secondary Plan Area. An Official Plan and Zoning By-law Amendment are Staff agree that the market may not immediately proposed to be submitted for an additional three commercial support the development ultimately envisioned for buildings on the Site. lt is anticipated that these applications the plan area. These policies were included the will be submitted in early 2018. This upcoming development Secondary Plan in order to provide an appropriate proposal does not contemplate residential (or other) uses. transition until such time as this occurs, allowing As such, the above noted statement regarding active ground redevelopment of existing service commercial sites floor uses should take into consideration the existing large to conform to the existing Official Plan policies for format retail uses and that redevelopment of identified sites Service Commercial Areas until they are for "Potential Mixed-Use Development/Redevelopment redeveloped with residential uses included. Opportunity" may not be able to meet this goal in the short Upon further discussion with the commenter, staff to midterm future. recommend that the policies in Section 12.3.5.4 & Section 12.3.6.4 be moved to the beginning of the Secondary Plan in Section 12.3.2 ("General Policies"). This move will reinforce that none of the policies of the Secondary Plan will apply to existing service commercial uses in the plan area until such time as they are redeveloped for residential purposes.
Mixed-Use Medium Density (Section 4.2.61 and Mixed- 1. Transition to mixed use - medium & high- Use Medium High Density (Section 4.2.71 density We understand that the planned function of the Mixed-Use NO GHANGE RECOMMENDED. CHANGE HAS Medium Density designation is to provide a transition ALREADY BEEN INCORPORATED INTO PLAN between low and high-density areas and support Page 163 of206 Refer to above comments regarding new opportunities for a broad range of uses in a mix of compact transitional policies. Existing service commercial development forms. Commercial, office, institutional uses sites will be permitted to conform to the existing that positively contribute to the streetscape are to be located Official Plan policies for Service Commercial Areas on the ground floor of buildings close to the front property until they are redeveloped with residential uses line to help frame and animate the street. included. We understand that the planned function of the Mixed Use High-Density designation is to provide opportunities for Agenda itema) mixed use development in a high-density format. As is with 2. Split designation on subject site 4 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
the Medium Density designation, commercial, office and NO CHANGE RECOMMENDED CHANGE HAS institutional uses are encouraged on the ground floor. ALREADY BEEN INCORPORATED INTO PLAN Choice Properties supports the planned function of both the The designations on the subject lands have been High and Medium Density designations and the direction to altered to reflect the requested changes. Staff agree positively contribute to the streetscape, the pedestrian that Mixed Use - High Density is an appropriate environment and the overall intensification of the Site. designation across the entire north portion of the However, we would suggest that in the short to mid-term life site, since a buffer is not required to the adjacent of the Site, it is not expected that it will be redeveloped for EmploymentOffice designation. Staff have mixed-use medium or high-density purposes. maintained the Mixed Use Medium Density designation along the south portion of site to provide We would appreciate clarity with respect to the split an appropriate buffer to the adjacent low-density designation on the Site. The northwest portion of the Site is residential area on the opposite side of the CN rail proposed to be designated Mixed-Use High Density and the tracks. northeast and south portion is proposed to be designated Mixed-Use Medium Density. Given that lands to the east are proposed to be designated Employment - Office, and the 3. Permitting retail and service commercial Site is located on an Aderial Road, it would be our opinion uses in the Mixed-Use Medium Density would appropriate across - that Mixed-Use High Density be designation the north portion of the Site. Maintaining the proposed Medium Density designation at the rear of the Site would CHANGE RECOMMENDED - INCLUDE RETAIL provide an appropriate buffer to the low rise residential to the AND SERV¡CE COMMERCIAL USES AS A south. PERMITTED USE IN THE MIXED USE - MEDIUM DENS¡TY DESIGNAT¡ON We note that retail and service commercial uses including restaurants (provided that such uses are internally integrated Retail and service commercial uses were not listed as a component of an office, hotel, institutional or mixed-use as a permitted use in the Mixed Use - Medium building) are permitted in the Mixed-Use - High Density Density designation, but were listed as a permitted designation however are not permitted in the Mixed-Use use in the Mixed Use High Density designation. Page 164 of206 - - Medium Density designation. We would respectfully request Staff have no objections to including these uses as that permissions for retail and service commercial uses be permitted uses in both designations, and will permitted in the Mixed-Use - Medium Density designation. recommend them as part of the report to Council. While the Site has been split designated, it is our opinion that retail and service commercial uses are appropriate for the entire Site. Agenda itema) We note that "Larger format retail commercial uses" are subject to a Market lmpact Study in both the Mixed Use - 4. n'Larger format retail" definition Hiqh and Medium Densitv desiqnations. We note that the
5 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
term "Larger Format Retail" is not defined in the Secondary CHANGE RECOMMENDED M¡MIC LARGE Plan and would suggest that it be defined for clarity FORMAT RETAIL PERMISSIONS IN SECTION purposes. Further, "Larger format retail commercial uses" is 3.6.3.1 OF THE OFFICIAL PLAN not listed as a permitted use and we would request Staff agree that "larger format retail" should be clarification as to whether they are a permitted use in the defined for clarification purposes. The term "larger Mixed-Use designations. format retail" was intended to refer to the following permitted use in Section 3.6.3.1 (Service Commercial Area) of the Official Plan: m) Subject to Section 3.6.3.3, retail uses, including retail ware,houses, departmenf sfores, warehouse membership clubs and food sfores having a floor area exceeding 5,000 square metres. Section 3.6.3.3 requires the submission of a "retail market impact study which incorporates actual sales data, demonstrating that the proposed use will not have a deleterious impact on the planned function of the central core area resulting in a significant diminution in service to the public or in blight'. As part of their recommendation to Council, Staff will propose to change Section 12.3.5.2 & 12.3.6.2 ("Mixed Use - High/Medium Density - Permitted Uses") of the Secondary Plan to mirror the policies in Section 3.6.3.1. The change will be proposed as follows: Page 165 of206 ( .)d)
*e---appl¡ca*. Retail uses, including retail warehouses, depaftmenf sfores, warehouse membership clubs and food sfores having a floor area exceeding 5,000 square metres, shall be
subject to a Market lmpact Study to be prepared by Agenda itema) the applicant. The Town will retain a peer reviewer at the applicant's expense. The retail market impact studv shall incorporate actual sa/es data, b APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
demonstrating that the proposed use will not have a deleterious impact on the planned function of the central core area resulting in a significant diminution in seruice to the public or in blight".
Density 1. Density requirement for non-residential redevelopment proposals We would appreciate clarity on how density requirements will apply on the Site if forthe interim, no residentialdevelopment NO CHANGE RECOMMENDED. CHANGE HAS is proposed. Should a Zone Change Application be ALREADY BEEN INCORPORATED INTO PLAN submitted for the Site that does not propose residential, it Refer above comments regarding new would be difficult to demonstrate conformity with the to transitional policies. Existing service commercial Secondary Plan. sites will be permitted to conform to the existing Further, due to the split designation on the Site, we would Official Plan policies for Service Commercial Areas appreciate understanding how the density maximums will be until they are redeveloped with residential uses calculated as the Plan states, "the maximum permittedgross included. floor area should be between 1 and 2 times the lot area" fot lands designated Mixed Use - Medium Density. The plan states that lands designated Mixed Use High Density, "shall 2. Calculating density achieve a minimum density of 1 times the lot area and a NO CHANGE RECOMMENDED. PROPOSED maximum density of 3 times the lot area." Please confirm if DENSITIES WILL HAVE TO ALIGN WITH THE the minimum/maximum density requirements will be applied CORRESPOND¡NG DESIGNATION as an average across the Site as a whole. The request to average the maximum density across the Site may be Density is calculated based on the total lot area appropriate as the Site will likely be developed as one whole within each designation, and not as an average (if redevelopment of the Site is proposed for the long-term across the entire lot. This ensures that lands are planning horizon). developed as they were intended within the
Page 166 of206 secondary plan.
Form of Mixed Use Development 1. "Employment generating use" requirement on existing developed service commercial We appreciate that the Plan states that "on existing sites developed sites, mixed use and/ or stand-alone residential, commercial and institutional infilling is permitted." We would NO CHANGE RECOMMENDED. CHANGE I{AS
request clarity on the subsequent wording which states, "a ALREADY BEEN INCORPORATED INTO PLAN Agenda itema) minimum of 25% of the total area on each block within the Refer above comments regarding new designation shall be developed for employment generating to transitional policies. Existing service commercial uses. The employment generating uses shall generally be sites will be permitted to conform to the existinq 7 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
oriented to the North Service Road, South Service Road and Official Plan policies for Service Commercial Areas the QEW exposure." Does this employment use requirement until they are redeveloped with residential uses apply to existing developed sites that are proposing included. additional development? Further, employment generating uses is not defined and a definition may assist the reader of the Plan. 2. "Employment generating uses" definition NO CHANGE RECOMMENDED Staff are of the opinion that a specific definition for "employment generating uses" is not required. ln cases where a specific definition for a term is not provided in the Official Plan, staff refer to how term (or components of the term) is defined in the dictionary. ln addition to being more simplistic, this approach leaves an added element of flexibility to how the term is interpreted.
Employment Overlay Area (Section 4.2.16) NO CHANGE RECOMMENDED. CHANGE HAS ALREADY BEEN INCORPORATED INTO PLAN An Employment Overlay is depicted on Schedule 2 and applies across the frontage of the Site. The Plan states that Refer to above comments regarding new for any new development within the Employment Overlay transitional policies. Existing service commercial area, a minimum of 0.4 times the lot area will be allocated for sites will be permitted to conform to the existing office employment uses. Further, the Plan states that a Official Plan policies for Service Commercial Areas minimum of 50% of the total area on each block within the until they are redeveloped with residential uses designation shall be developed for employment generating included. uses (4.2.16 a and b). We would request clarification as to how these policies will impact the forthcoming Planning Page 167 of206 Applications for the Site and any future development in the short to mid{erm if mixed-use buildings are not contemplated.
Potential New Public Space (Section 4.2.181 NO CHANGE RECOMMENDED Agenda itema) We note that a Potential New Public Space icon is depicted The Schedule 2 referred to in this comment is now on a portion of the northwest corner of the Site on Schedule identified as Schedule G in the Secondarv Plan. The I APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
2. However, Schedule 7 depicts this icon on the property to Schedule 7 referred to in this comment is now the west only. We would appreciate confirmation on what (if identified as Schedule K in the Secondary Plan. any) is intended for the Site with respect to public space. ln reference to the location of the potential new public spaces shown on these schedules, Section 12.6.7 .8 of the Secondary Plan states as follows: The Secondary Plan recommends new public open spaces be provided at the following locations, which are also identified as potential new public spaces and potential public space improvement areas in Schedule K of this Plan: a) At the northeast corner of Industrial Drive and the South Service Road; b) At the southwest corner of Casablanca Boulevard and the South Service Road; and c) East of Casablanca Boulevard and South of the South Service Road. Furthermore, Section 12.6.3 of the Secondary Plan states as follows. d) Schedule K of the secondary plan identifies a number of potential new public spaces; however, the icons depicted are for illustrative pultposes only and the need, location and design of public spaces shall occur through the site plan application process. e) The icons depicted on Schedule K are not Page 168 of206 intended to be comprehensive, and additional new public spaces will be required though the d eve I o p me nt ap pl ic ation process. CHANGE RECOMMENDED. BUT NOT RESULTING FROM COMMENT PROVIDED
Staff have identified an error in the policies in Agenda itema) Section 12.6.3 - "site plan application process" should instead be "(...) in accordance with the provisions of the Planning Act' to more accurately I APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
reflect how parkland dedication is allocated. Staff will be proposing to change this wording as part of their recommendation to Council.
Schedule 3: Maximum Building Heights NO CHANGE RECOMMENDED. CHANGE HAS ALREADY BEEN INCORPORATED INTO PLAN We note that Schedule 3: Maximum Building Heights identifies the front of the Site as having a maximum height Schedule H (formerly Schedule 3) has been permission of 10 storeys (northwest) and 6 storeys modified to reflect the requested change. The (northeast) and the rear (south) as having a maximum height entirety of the north portion of the subject site (now permission of 3 storeys. Subject to clarification of the above designated Mixed Use- High Density) has a comment which questions why the Mixed Use High Density maximum height permission of 10 storeys. As is not applied across the entire frontage of the Site, we do discussed previously, Staff are of the opinion that a not have any further comments with respect to the building height transition is not required since the adjacent heights applied to the Site. lands are designated Employment * Office.
Planned Road Hierarchy (Section 4.3.3) NO CHANGE RECOMMENDED South Service Road is an Arterial Road and is currently 2 The Region has stated that required road widening lanes (26.3 metres). The Plan recommends that it be will be determined as part of an Environmental widened to 4 lanes. South Service Lane is currently 26.2 Assessment process, and will not be taken until metres and is identified on Schedule 4 - Planned Road such time as this process has been completed. Hierarchy with a road width of 26-30 metres. We would appreciate confirmation of the width of road widening (if any) that will be taken along the Site's frontage in order to accommodate the increase to 4 lanes.
Minor Streetscape lmprovements (Section 5.1.21 NO CHANGE RECOMMENDED. CHANGE HAS
Page 169 of206 ALREADY BEEN INCORPORATED INTO PLAN Minor streetscape improvements are proposed for a portion of South Service Road, including across the majority of the Refer to above comments regarding new Site's frontage. Key improvements should include (but are transitional policies. Existing service commercial not limited to) completion of sidewalk networks (on both sites will be permitted to conform to the existing sides of the street), tree plantings on both sides of the street Official Plan policies for Service Commercial Areas to provide shade and comfort for pedestrians and bike lanes. until they are redeveloped with residential uses
Again, we would request clarification as to how these included. Agenda itema) streetscape improvements will be implemented in the short
10 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
to mid-term should wholesale redevelopment of the Site not occur for some time.
South Service Road (Section 5.2.1.21 NO CHANGE RECOMMENDED. CHANGE HAS ALREADY BEEN INGORPORATED INTO PLAN We note that the Plan states, "rìew buildings should be setback an average of 2.0 metres from the public right-ol Refer to above comments regarding new way to provide space for an enhanced patio and marketing transitional policies. Existing service commercial zone." We would request that wording be included that sites will be permitted to conform to the existing speaks to "generally" requiring this or not requiring this for Official Plan policies for Service Commercial Areas free-standing commercial and retail buildings. until they are redeveloped with residential uses included.
Parking (Section 5.3.f .3) NO CHANGE REGOMMENDED. CHANGE HAS ALREADY BEEN INCORPORATED INTO PLAN We recognize that the Plan does not encourage large surface parking lots, that surface parking is to be located at Refer to above comments regarding new the rear or side-yard of a building and should not be placed transitional policies. Existing service commercial between the front face of a building and the sidewalk. While sites will be permitted to conform to the existing over the fullness of time a different parking orientation may Official Plan policies for Service Commercial Areas occur on the Site, for the foreseeable future, the existing until they are redeveloped with residential uses surface parking will remain and any development in the short included. to mid-term future will likely place surface parking in front of buildings.
Secondary Plan Area Demonstration Plan (FullBuild Out NO CHANGE RECOMMENDED- CHANGE HAS Concept) (Figure 5.7) ALREADY BEEN INCORPORATED ¡NTO PLAN We note that the Demonstration Plan has divided the Site The Demonstration Plan has been removed from Page 170 of206 into blocks with several streets. Please provide confirmation the Secondary Plan. This plan was only intended to as to whether these are envisioned to be public or private. lt demonstrate a potential full build-out of the plan would appear that the street networks as shown would need area utilizing the urban design and land use policies to be comprehensively developed with the neighbouring land within the Secondary Plan. owners and we question the practicality and timing of this. Agenda itema)
Ken Reeve Strongly recommend that the entrance to GO station and NO CHANGE RECOMMENDED parking lot be directly opposite Vine Road and that traffic
11 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
3 Vine Road lights be installed at that intersection, even if they only A local road connection from Livingston Avenue operate at the peak passenger periods. Traffic is November 22,2017 unsafe at fiust west of Emily Street) to the future transit station Vine/Casablanca intersection currently, and will likely be area is identified as a planned road improvement in exacerbated by future GO Station. the secondary plan. There is no local road connection from Vine Road to the future transit station area identified as a planned road improvement in the secondary plan. The Region will be conducting an Environmental Assessment (EA) to identify improvements to Casablanca Boulevard in the near future. As part of this EA, traffic patterns will be analyzed to ensure access to and from the future Transit Station Area is managed effectively. Further refinements to the layout of Casablanca Boulevard and the future Transit Station Area will likely result from this EA.
R.A. (Bob) Clark 5.0 Urban Design - Schedule 7 '1. Extending Major Streetscape lmprovement Area to Hunter Road Grimsby Ford Strongly recommend that the Major Streetscape lmprovement Area extend intersection Hunter ACTION REQUIRED BY REGION 455 South Service Road to the at Road. South Service Road is a major traffic hazard due to Staff have no objections to extending the identified November 25,2017 excessive vehicle speed and congestion directly in front of Major Streetscape lmprovement Area along the our business. South Service Road to Hunter Road. However, Further, a primary objective of the contemplated Major South Service Road is a Regional Arterial Road, Streetscape lmprovement Area must be to provide multiple and approval for these improvements would have to strategies to reduce speed in this increasingly dense and be granted by the Region. troublesome area that has major sight-line impairments for Page 171 of206 Staff note both Major Minor drivers. that the and Streetscape lmprovement Areas identified in the Should the Hunter Road Flyover ultimately be approved - my secondary plan are intended to denote areas where concern would only increase as it could be reasonably improvements to pedestrian streetscape expected that drivers will exercise even less caution in this infrastructure should occur. Examples identified in area (as less vehicles would be entering South Service Road Section 12.6.2.1 of the secondary plan include the from Hunter Road and; less vehicles would be turning off following: completion of sidewalk networks on both Agenda itema) South Service Road onto Hunter Road). sides of the street, tree plantings on both sides of the street to provide shade and comfort for pedesirians, improved liqhtinq, occasional street
12 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
furniture and pedestrian refuge islands at key locations.
2. Reducing Speed NO CHANGE RECOMMENDED Although a reduction in speed limits is not specifically identified in this policy, Staff will consult with the Region to determine the feasibility of reducing speed limits in order to improve both pedestrian and vehicular safety.
3. Hunter Road Flyover NO CHANGE RECOMMENDED The Hunter Road Flyover is identified as a long term priority for capital improvements in the secondary plan area. As such, staff anticipate that it will be at least 20 years before it is considered, if at all. Traffic concerns surrounding its design would be addressed at that time.
Land Use & Maximum Building Height 1. Changing designation of 455 South Service Road and l0 lndustrial Drive to Mixed Use It is evident that it is an objective of the Secondary Plan to - Medium Density accommodate high density residential/employment that Page 172 of206 supports a large and growing GO rider usage into the future. CHANGE RECOMMENDED CHANGE As such, overtime, the Secondary Plan supports that the DESIGNATION ON 455 SOUTH SERVICE ROAD existing three franchised automotive dealerships located AND 1O INDUSTRIAL DRIVE FROM within the designated area should be re-located. EMPLOYMENT.OFFICE TO MIXED USE MEDIUM DENSITY DESIGNATION Fundamentally, I support the GO Transit Secondary Plan and understand that it takes a view out to 2040, which 455 South Service Road and 10 lndustrial Drive suggests that the automotive relocation could be a minimum were designated Employment - Office as opposed Agenda itema) +10 years out. However, what I don't understand is why 455 to Mixed Use - Medium Density due to their relative South Service Road was singled out amongst the noted retail proximity to the employment lands immediately to the west of the plan area boundary (i.e. the current 13 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
automotive business(s) at considerable disadvantage in the John Deere site). Provincial guidelines require revlsed land use contemplated. Class l, ll, and lll industrialfacilities to be situated at least 20, 70 and 300 metres respectively from a The Plan provides a differing land use (and less favorable) sensitive land use (i.e. a residential development). than our adjacent retail automotive competitors. I cannot Designating the subject lands Mixed Use Medium understand how three similar business located adjacent to - Density as opposed to Employment Office could each other are effectively "asked to move" yet you give only - therefore have potentially resulted in a restriction on two of the three the same economic opportunity to move. I the types of employment uses the John Deere lands consider this a major oversight with long-term implication to could accommodate in the future. the GO Transit Secondary Plan. Upon further review however have determined Further consider: staff that a change in designation from Employment - 1. There is no plan to accommodate land for the three Office to Mixed Use - Medium Density can be franchised automotive dealerships to re-locate. lt should supported on both 455 South Service Road and 10 be noted that each Chrysler, Kia and Ford are operating lndustrial Drive. The distance between the eastern with a land deficiency as our sales volumes have boundary of the John Deere lands and the subject experienced major growth in recent years (and are only lands is 175 metres. Therefore, there would be no projected to grow). restriction on a Class I or ll facility operating on this site. Furthermore, ability John Deere 2. Based on the planned growth of the Stoney Creek to St. the of the lands accommodate is Catharines corridor - the GO Transit Secondary Plan to a future Class lll facility already restricted more significant degree by should foresee that major automotive brands will be to a the existing residential adding representation in Grimsby including: Toyota, uses to the north. Honda, Nissan, VW, Mazda. I can confirm that I am personally in active discussion with two of the noted 2. Changing designation of 455 South Service brands. lt is not a question of "if" additional brands are Road and 10 lndustrial Drive to Mixed Use coming - just "when". - High Density 3. Automotive dealerships operate under franchise Sales & Page 173 of206 CHANGE MEDIUM Service Agreements with their respective manufacturer. NO RECOMMENDED DENSITY DESIGNATION SHOULD REMAIN ON Within the Agreements is a defined Sales Locality that LANDS TO PROVI DE AN APPF¡OPF?IÂTF prohibits where they can establish a business and, an TRANSITION area within which they can market. As such, the retail automotive dealers located within the "Gateway" will Staff are not supportive of changing the designation have restrictions to re-locate that require a third-party to of 455 South Service Road and 10 lndustrial Drive
approve. I don't believe the public stakeholders" of the to Mixed Use - High Density, with a maximum Agenda itema) Plan understand how important it is to have land height of 18 storeys. The Mixed Use - Medium available to relocate a dealership - NOW. Density designation, with a maximum permitted heiqht of six storevs. is intended to allow for an 14 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
Candidly, my business is prejudiced to re-locate as it would appropriate transition between the Mixed Use - High not have clarity for an additional five years at a minimum to Density designated lands closer to the future transit request alternative land use should the current draft GO station area, and the lands outside of the plan area Transit secondary plan not be revised (prior to approval). boundary. Specifically, my direct competitors have advantage to find A Mixed Use Medium Density designation, with a alternative land with clarity immediately. They also have - maximum permitted height of six storeys would be been provided an economic advantage despite the fact we identical to the designation being placed on the are all located in the "Gateway" retail automotive centre and other automotive dealerships in the plan area. are all desired to re-locate. I have completed a "robust" business case review based on the current secondary plan it is very evident that we would 3. Relocating automotive dealerships have negligible opportunity or desire to re-locate with the CHANGE RECOMMENDED SPECIFY IN zoning and maximum building height contemplated. We POLIC¡ES THAT AUTO DEALERSHIPS WILL BE further anticipate that our competitors will maximize the Plan PERMITTED AS RETAIL COMPONENTS OF as contemplated and take advantage with applicable land MIXED USE BUILDINGS search and acquisition. As such, our focus and Business Plan is exclusive to maximizing the current and go-forward Staff agree that automotive dealerships provide an opportunities at 455 South Service Road and 10 lndustrial important service to local residents, however, in Drive. their traditional format, these uses are significantly land intensive and are therefore not appropriate to Further, as stated, we are currently soliciting an automobile have in the immediate vicinity of the GO Station manufacturer for a dealership franchise to be located at 10 over the long term. lndustrial Drive with construction anticipated for Q4-2018. Should we proceed - it would become "impossible" to Staff will endeavour to work collaboratively with the contem plate re-location. owners of these dealerships and the Region to identify possible opportunities for their relocation. lmportantly, I believe it critical for the Town of Grimsby and Staff will be undertaking a 5-year review of the Niagara Region to immediately review the contemplated Page 174 of206 Official Plan within the next few years. A component land use for my properties if there is to be any reasonable of this review will involve exploring possible options opportunity to re-locate in the future. Our business case for relocation. suggests our current land parcels would need to be Mixed Use High Density including 18-storeys maximum building Staff propose that the following wording be added height. Timing is of importance and would not accommodate to the "Permitted Uses" sections of the Secondary a submission in five years'time. As described, our business Plan for Mixed Use - Medium Density and Mixed plan should be final by Q1-2018 at the latest. Use - High Density designations: Agenda itema) ln summary, without the suggested land use and building iv) retail and service commercrral uses including hei ht - | do not foresee a business case to re-locate resta u ra nts an d auto m ob i I e dealerships p rov ided l5 APPENDIX C - Staff Comment Matrix (Comments received from October 24,2017 to December 6,2017)
Frankly, I do not see that the Niagara Region has put that such uses are internally integrated as a minimum fore{hought into making key elements of the component of an office, hotel, institutional or m¡xed Secondary Plan actionable as there is simply no sufficient use building; land available for re-location to accommodate what is This policy change would permit automobile required today let alone in 5 - 10+ years. The result is going dealerships continue lands the to be a fragmented retail automotive industry spread across to on the in Secondary Plan area, provided they are integrated the area. I note that "automotive malls" have proven as a component of a mixed use building. economically beneficial to communities as they lend to "pull" from a large area extending beyond the norm consumer It is important to note that nothing in the secondary boundary. As such, I don't believe the current Plan is plan will prohibit the continued operation of the conducive for a successful go-fonruard automotive business automotive dealerships (or any other service model that maximizes land use including maximizing commercial uses) in the plan area. The secondary business potential (which increases employment). At best, plan contains provisions allowing existing service having no plan for re-location could encourage all three of commercial uses to continue until such time as they the current dealerships to stay put and maximize the location are redeveloped. opportunities. Page 175 of206 Agenda itema)
16 Agenda item b)
P.A. 17-33
REPORT TO: Alderman N. DiFlavio, Chair and Members of the Planning and Development Committee
RE: Designation Evaluation under Part lV of the Ontario Heritage Act, the Moore House, 314 Main Street East
DATE: December 12,2017
I.O RECOMMENDATION
That Report P.A. 17-33 regarding the designation evaluation for the Moore House, 314 Main Street East be received;
And that the Moore House at 314 Main Street East does not meet the criteria for designation under the Part lV, Section 29 of the Ontario Heritage Act;
And that the residence at 314 Main Street East be documented through photographic archival recording (prior to and during) demolition by a member of the Canadian Association of Heritage Professionals;
And that the proposal for the new building along Main Street East be circulated to the Heritage Advisory Committee for review;
And that a Grimsby Remembers plaque be provided at the cost of the developer as a condition of site plan agreement.
2.0 BACKGROUND
The subject property at 314 Main Street East is known as the Moore House. A demolition permit has been issued for the building. The property has been reviewed by staff to determine its merit for designation under Part lV Section 29 of the Ontario Heritage Act. ln considering the heritage value of the property, Town Staff have assessed the property against the criteria under Ontario Regulation 9/06 for determining cultural heritage value or interest. The report, attached as Appendix'A' contains a breakdown of the analysis. The information contained in this report constitutes the staff recommendation for the subject dwelling regarding designation under Part lV of the Ontario Heritage Act.
The dwelling was included on the Town of Grimsby Munícipal Heritage Register in October 2016, when Council passed the following resolution:
Page 176 of 206 Agenda item b) ïown of Grimsby Designation Evaluation December 12,2017 P.A. 17-33 314 Main Street East c-l7-209
Moved by Alderman Berry; Seconded by Alderman Kadwell;
Resolved that the dwelling located at 314 Main Street East be included in the Town of Grimsby Municipal Heritage Register.
CARRIED
3.0 COMMENTS
Town staff undertook a site visit on October 25,2017 to evaluate the dwelling with respect to the criteria provided in Ontario Regulation 9/06, and completed a Heritage Research Report that can be seen as Appendix'A'to this report.
The Heritage Research Report concludes that the building at 314 Main Street East known as the Moore House meets 3 of the criteria set out in the Ontario Heritage Act lor designations under Part lV Section 29. The site visit revealed that little of the original building remains in its original condition. The site has undergone extensive renovations over the years including additions to the original building that have made the original structure difficult to identify within the changes. Window openings have been altered, and a second storey added which altered the front elevation. The building has been re-clad and even the foundations appear covered in concrete, making them difficult to distinguish as original. Much of the original structure has been so extensively modified that little tangible heritage value remains to the building's history.
Staff have therefore concluded that the dwelling does not sufficiently satisfy Ontario Regulation 09/06 to provide an appropriately robust and supportable case for designation. Although the building meets 3 criteria for designation, the lack of tangible links to the cultural significance do not result in a robust case for designation as the significance contained within the building is limited.
Desiqn or Physical Value The Heritage Research Report concludes the following
Much of the design value of the house has been removed with the extensive modification over the years.
The subject dwelling at314 Main Street East has undergone extensive modifications to its exterior finish and fenestration since the mid-twentieth century. Research suggests that a second storey was likely added at a later date; approximately 1890, according to the Town of Grimsby tax records. The lower level porch also matches the Regency Style, though it was likely reconstructed after the second storey was added. The Regency Style characteristics identified
2 Page 177 of 206 Agenda item b) Town of Grimsby Designation Evaluation December 12,2017 P.A. 17-33 314 Main Street East in the current dwelling can be traced back to an earlier drawing of the house, which is undated, and included in the Heritage Research Report, included in Appendix'A'.
The dwelling now comprises a two storey building, clad in white siding. The hipped roof is clad in shingles and has a singular chimney on the west side of the building. Originally, the building featured five bays on the first floor, which have since been modified into two large bay windows, though the location of the doonruay remains in the centre. More detailed information can be found in Appendix'A' to this report.
Historical Value or Associative Value The Heritage Research Report that was prepared by staff used historical information that was available at the time of the report preparation (December 2017). The Moore House is named such, as it first belonged to the Moore Family, United Empire Loyalists and one of the first European settlers in Grimsby.
From the Heritage Research Report: ln 1796, the Moore family was granted land in Grimsby township Lots A -B in Grimsby Gore and Lot 1, Concessions / & ll Grimsby, the most easterly section of the township. A later description of the Moore homestead sfafes its location as "being along the main road leading to Newark in the Gore between the township of Clinton and Grimsby." This main road refers to Highway #8.
The Heritage Research Report also states that the Moore family was heavily involved in municipal and government affairs, the details of which can be found in the Report, in Appendix'A'to this report.
The Moore house has historical value for its connections with the United Empire Loyalists, and the Moore family. The building, however, has undergone extensive modifications which leave little tangible link to the building's history. As such, the historical value of the building is limited.
ContextualValue The Moore House is of contextual value as a reminder of the historic agricultural heritage landscape at the base of the Niagara Escarpment along Main Street East.
Although the scale and quality of architecture once was representative of the character of the area, including the prosperous fruit farming industry of the 19th and 20th centuries; the historical character of Grimsby's Main Street with fruit farms and houses constructed on large estate lots has mostly vanished from the immediate surroundings. As such, the dwelling makes limited contributions as an item that maintains historical context in this section of Main Street East.
3 Page 178 of 206 Agenda item b) Town of Grimsby Designation Evaluation December 12,2017 P.A. 17-33 314 Main Street East
Statement of Cultural Heritaqe Value or lnterest The dwelling at 314 Main Street East now comprises a two storey, white sided building with Regency Style elements that has undergone extensive modifications which give the dwelling limited design value. Although there is some connection between the dwelling and prominent people in Grimsby's past, the associative value of the dwelling is questionable as the house as it stands now is vastly different from when these people would have been living on the property. As such, the dwelling has limited contributions as an item that maintains the historical context of this stretch of Main Street East. 4.0 coNcLUStoN ln summary, although staff find that the Moore House at 314 Main Street East meets three of the criteria set out in the Ontario Heritage Act for designations under Part lV, Section 29, staff have determined that the strength with which these criteria are met is not robust and therefore might not withstand the scrutiny of the Ontario Municipal Board/ Conservation Review Board hearings. Town staff therefore do not recommend that the subject property be designated under Part lV of the Acf. Town Staff do, however, request that demolition be documented through photographic archival, and that recording the proposal for the replacement building at 314 Main Street East be circulated to the Heritage Advisory Committee for review, as previously stated in section 1.0 of this report. ln addition, the history of the site should be interpreted through the placement of a Grimsby Remembers plaque through any future development of the site, at the cost of the developer.
Respectfully Prepared by Respectfully C by:
fi". Maiden BURPI Janice Hogg, MCIP, RPP Junior Planner Planner 1
Respectfully Subm
Michael Seaman, MCIP, RPP Director of Planning /dm
Attachments: Appendix'A': Heritage Research Report, December, 2017 Appendix 'B': photos from the site visit taken October 25,2017
4 Page 179 of 206 Agenda item b)
Appendix A
HERITAGE 314 Main Sfreef East December RESEARCH Grimsby, Ontario 2017 REPORT
Page 180 of 206 Agenda item b)
1.0 INFORMATIONSUMMARY
PROPERTY INFORMATION
Address: 314 Main Street East, Grimsby, Ontario, L3M 1R2
Roll Number: 26150100061 3900
Short Legal Description PT LT 1 CON 1, North Grimsby (FMLY PT PCL 20); PT LT I CON 2, North Grimsby; PT ROW BTN CONS 1 & 2, North Grimsby Heritage Type: Built Structure
Heritage Status: lncluded on the Town of Grimsby Municipal Heritage Register
Name of Heritage ltem: Moore House
OWNER INFORMATION
Names of Owners: Adrian and Katherine Koornneef
Mailing Address: 314 Main Street East, Grimsby, Ontario, L3M 1R2 REPORT INFORMATION
Report Purpose Pursuing designation under Part lV, Section 29 of the Ontario Heritage Act
Date December 2017
Designation Brief Completed by: Janice Hogg, Planner 1, Deanna Maiden, Junior Planner, Sara Nixon, Heritage Planning Assistant Sources Consulted:
Two Hundred Years at the Forty: The Official History of Union Lodge A.F. & A.M. No. 7, G.R.C People and Places from Grimsby's Past Annals of the Forty 1851 Census of Canada
Page 181 of 206 Agenda item b)
1.1 INTRODUCTION
This report was prepared to assess the building a|314 Main Street East against the criteria in the Ontario Heritage Act for designation under Part lV of the Acf. Research was undertaken by consulting primary and secondary sources and site visits were undertaken to evaluate the dwelling and take photographs.
The most recent site visit (October 25,2017) revealed that little of the original building remains in its original condition. The site has undergone extensive renovations over the years including additions to the original building that have made the original structure difficult to identify within the changes. Window openings have been altered and a second storey added which altered the front elevation. The building has been re-clad and even the foundations appear covered in concrete, making them difficult to distinguish as oríginal. Much of the original structure has been so extensively modified that little tangible heritage value remains to the building's history.
Supplementary information and images have been included in the Appendix of the report to provide background information.
2.O ASSESSMENT OF CULTURAL ERITAGE VALUE OR INTEREST
A property may be designated under Section 29 of the Ontario Heritage Act if it meets one or more of the following criteria for determining whether it is of cultural heritage value or interest:
1. The property has design value or physical value because it,
is a rare, unique, representative or early example of a style, type, expression, material or construction method,
ii. displays a high degree of craftsmanship or artistic merit
iii. demonstrates a high degree of technical or scientific achievement
2.The property has historical value or associative value because it, has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community,
yields, or has the potential to yield, information that contributes to an understanding of a community or culture, or
il1. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community.
Page 182 of 206 Agenda item b)
3. The property has contextual value because it,
t. is important in defining, maintaining or supporting the character of an area, is physically, functionally, visually or historically linked to its surroundings, or
iii. is a landmark
3.0 CULTURAL HERITAG VALUE OR INTEREST
"The statement of cultural heritage value or interest, including a description of the heritage attributes along with all other components of the Heritase Desisnation BrieÍ constitute the "Reasons for the Designation" required under the Ontario Heritage Act. The Heritaqe Designation Brief is available for viewing in the Town Planning Department during regular busrness hours."
3.I DESIGN VALUE PHYSICAL VALUE
Much of the design value of the house has been removed with the extensive modifications over the years. Research suggests that the second storey was added at a later date. ln the 1851 Census of Canada, it is recorded that Joseph Moore, son of Johnathan Moore, and his family resided in a one storey frame building. 1 Joseph Moore may have inherited the dwelling from his uncle, Charles Moore. Therefore, the second storey was added after 1851 , likely in 1890, as recorded in the Town of Grimsby tax records.
Though the lower level porch was likely re-constructed after the building of the second storey, its veranda style also matches the Regency tradition.2 lt can be suggested that this porch may have been modelled after the porch that had stood previously. The Regency Style characteristics identified in the current dwelling can be traced back to an earlier iltustration of the building, which is undated.3 Though changes to the fenestration on the front elevation have been made, the low, symmetrical style as well as the hipped roof have been maintained.
1 Year: l85l; Census Place: Grimsby, Lincoln County, CanadaWest (Ontario); Schedule: A; Roll: C_11736;Page: 3l; Line: 28. Census of 185 1 (Canada East, Canada West, New Brunswick, and Nova Scotia). Library and Archives Canada, Ottawa, Canada. 2 John Blumenson, Ontario Architecture: A Guide to Styles and Building Terms 1784-Present (Toronto: Fitzhenry & Whiteside, 1990): 20-23. 3 Annals of the Forty No. 6: Loyølist qnd Pioneer Families of West Lincoln, 1783-1833, Compiled by R. Janet Powell (Grimsby Historical Society, 1955): 47.
Page 183 of 206 Agenda item b)
3.2 HISTORICAL VALUE OR ASSOCIATIVE VALUE
The Moore House first belonged to the Moore family, United Empire Loyalists and one of the first European settlers in Grimsby. ln 1796, the Moore family was granted land in Grimsby township Lots A -B in Grimsby Gore and Lot 1, Concessions I & ll Grimsby, the most easterly section of the township.a A later description of the Moore homestead states its location as "being along the main road leading to Newark in the Gore between the township of Clinton and Grimsby."s This main road refers to Highway #8.
The Moore family was heavily involved in municipal government and affairs, helping to build the framework of the township's local government. John Moore was member of the first municipal council of the settlement in 1790 and served as the first Clerk of the township.6 He later began Town Warden in 1795. His eldest son, Johnathan Moore, was first elected to town council as one of two overseers of roads tn 1794. He is also recorded as living on Lot l, Concession ll Johnathan is later recorded as being elected Town Assessor.
John Moore was a maker of felt hats in New Jersey and continued this trade at The Forty. He died 16 May 1803. His wife Dinah died in November 1804 after being hit by a falling tree. Their youngest son, Charles, inherited the homestead farm and began farming on their land.7 Descendants of the Moores continued the farming tradition.s
Johnathan Moore was also a founding member of the Masonic Lodge in Grimsby in 1799. He was first elected Treasurer and served as Union Lodge Master in 1802, 1809 and 1810.e The Moore homestead on Main Street East served as a meeting place for the Union Lodge during this time.
Jonathan Moore was also a Lieutenant in the 4th Lincoln Regiment during the War of 1812.|t is believed that he was a causality of the war as he died in 1913.10
The Moore house has historical value for its connections with the United Empire Loyalists and the Moore family. The building, however, has undergone extensive
a Annals of the Forty No. 6, 48. 5lbid. 6 Annqls of the Forty No. 2: Fifty Years of Municipal Government: 1790-t840,Compiled by R. Janet Powell (Grimsby Historical Society, l95l): 7. 7 Annals of the Forty No. 6, 52. 8 In the 185 I Census, Joseph Moore, nephew of Charles Moore and his eldest sons were listed as farmers. They inherited the farm after Charles' death. Census of l85l (Canada East, Canada West, New Brunswick, and Nova Scotia). Library and Archives Canada, Ottawa, Canada. e Robert Brooks, Two Hundred Years at the Forty: The Officiøl History of Union Lodge A.F. & A.M. No. 7, G.R.C, (Fonthill: Niagara Yearbook Services, 1999):2,15,22; Annqls of the Forty, 49. ro lbid, l5; Ibid, 49.
Page 184 of 206 Agenda item b) modifications which leave little tangible link to the building's history. As such, the historical value of the building is limited.
3.3 CONTEXTUAL VALUE
The Moore House is of contextual value as a reminder of the historic agricultural heritage landscape at the base of the Niagara Escarpment along Main Street East.
Although the scale and quality of architecture once was representative of the character of the atea, including the prosperous fruit farming industry of the 19th and 20th centuries; the historical character of Grimsby's Main Street with fruit farms and houses constructed on large estate lots has mostly vanished from the immediate surroundings. As such, the dwelling makes limited contributions as an item that maintains historical context in this section of Main Street East.
3.4 STATEMENT OF CULTURAL H RITAGE VALUE OR INTEREST
The dwelling at 314 Main Street East now comprises a two storey, white sided building with Regency Style elements that has undergone extensive modifications which give the dwelling limited design value. Although there is some connection between the dwelling and prominent people in Grimsby's past, the associative value of the dwelling is questionable as the house as it stands now is vastly different from when these people would have been living on the property. As such, the dwelling has limited contributions as an item that maintains the historical context of this stretch of Main Street East.
3.5 HER¡TAGE ATTRIBUT S TO BE DESIGNATED
The building does not currently have any attributes that contribute to the heritage value of the dwelling.
4.0 SUMMARY ln summary, although staff find that the Moore House at314 Main Street East meets three of the criteria set out in the Ontario Heritage Actlor designations under Part lV, Section 29, staff have determined that the strength with which these criteria are met is not robust and therefore might not withstand the scrutiny of the Ontario Municipal Board/ Conservation Review Board hearings. Town staff therefore do not recommend that the subject property be designated under Part lV of the Acf.
Page 185 of 206 Agenda item b)
APPENDIX A: PHYSICAL AND HISTORICAL CONTEXT
MAPS
The subject site is located at 314 Main Street East which can be seen in Figure 1 below. The property is situated at the eastern end of the town limits. 40ar, t
€ 4t _Ès+ã 280 lo I 47 't11 51 243 , "'o7u',,,o,", 5' 247 249zssr* 265 t'r. 27'l 275 59 82 '80 266 ee\ 83 346 254 E4
291
356 Figure l. The subject site at 314 Main Street East, Grimsby, Ontario as indicated by the blue outline. (Source: Mitown 1.4, April 2012).
Page 186 of 206 Agenda item b)
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Page 187 of 206 Agenda item b)
Yellow outline: Lot 1, Concessions 1 & 2 and Grimsby Gore A & B. According to the Annals of the Forty, John Moore was granted land in Grimsby township Lots A.-8. in Grimsby Gore and Lot 1, Concessions I & ll Grimsby in 1796.11
Red outline: The black square represents the estimated location of 314 Main Street East.
Red arrow: Pointing to Highway #8/Main Street East. Note location of the peak in the road. We are able to trace this particular landmark over time on various maps in order to help us identify the location of the dwelling and confirm its historicity.
According to the land title, Parcel #20 of Lot 1, Concession 1 was part of land owned by Jonathan Moore, first patented in 1801.12
Figure 4. Drawing of Lot l, Concession 1. (Source: Parcel #20, Lot 1 , Concession 1, Grimsby Township. Microfilm #830-81. Land Registry Office, St. Catharines Ontario).
tl Annals of the Forty No. 6: Loyølist and Pioneer Families of West Lincoln, 1783-1833, Compiled by R. Janet Powell (Grimsby Historical Society, 1955): 48. 12 Parcel #20 ofLot l, Concession l, Folio #1. Microfilm, 830-3l.Ontario Land Registry Office, St. Catharines Ontario.
Page 188 of 206 Agenda item b)
IMAGES
't lñ, 'ßr ,l*l
rÅ l¡*1
ro Jo hn a ate ì. u-' Hous e 1 G ¡ ¡{ s ts Y ,# lr /, /1t tþ7 // I 1'
Figure 5. Drawing of Moore Homestead, date unknown. (Source: Annals of the Forty No. 6, page 47).
Page 189 of 206 Agenda item b)
HISTORY: People Associated with the Dwelling: The Moore Family
According to 1791 and 181 1 maps referred to in the Annals of the Forty, John Moore owned land at Lot l, Concessions | & ll. John Moore was born in New Jersey in 1739 and married Dinah, daughter of Jonathan and Deborah Pettit.13 John served the British with Colonial Guards of New Jersey during the Revolutionary War and eventually became captain. The Moore family settled in the district in 1787 and in 1796, John was granted land in Grimsby township Lots A.-8. in Grimsby Gore, Lot l, Concessions I & ll Grimsby as well as 300 acres in 7th Concession Grimsby and 400 acres in Plainum.la
John Moore was one of the first Loyalist settlers at the Forty and a member of the first municipal council of the settlement in 1790.15 John Moore served as the first Clerk of the township.lo He kept this position until 1793, when he became Town Warden along with Benjamin Willcox until 1795. His son, Johnathan Moore, was first elected to town council as one of two overseers of roads in 1794. He is also recorded as being settled at Lot l, Concession ll. Johnathan is later recorded as being elected Town Assessor. The family vitally contributed to the establishment and grovrrth of the community at the Forty.
John Moore was a maker of felt hats in New Jersey and continued this trade at The Forty. He did not farm. He died 16 May 1803. His wife Dinah died in November 1804 after being hit by a falling tree. Their youngest son, Charles, inherited the homestead farm.17 The homestead is described as "being along the main road leading to Newark in the Gore between the township of Clinton and Grimsby."ta lt is strongly suggested that this is the description of the present property at314 Main Street East.
t3 Annøls of the Forty No. 6: Loyølist and Pioneer Families of llest Lincoln, 1783-1833, Compiled by R. Janet Powell (Grimsby Historical Society, 1955):46. 14lbid,49. \s Annals of the Forty No. 2: Fifty Years of Municipal Government: 1790-l840,Compiled by R. Janet Powell (Grimsby Historical Society, l95l):7. 16 lbid, g. t7 Annøls of the Forty No. 6, 52. '8lbid.
Page 190 of 206 Agenda item b)
Figure 6. Map of Union Lodge meeting places between 1799-1822. The Moore homestead is denoted as Number 12 on the map. Original source unknown (found in Robert J. Brooks, Two Hundred Years at the Forty,23).
Johnathan Moore, son of John Moore, was a founding member of the Masonic Lodge in Grimsby in 1799. He was first elected Treasurer and served as Un¡on Lodge Master in 1802, 1809 and 1810.1e The Moore homestead on Main Street East served as a meeting place for the Union Lodge during this time.
Jonathan Moore was also a Lieutenant in the 4th Lincoln Regiment during the War of 1812.lt is believed that he was a causality of the war as he died in 1913.20
re Robert Brooks, Two Hundred Years at the Forty: The Official History of Union Lodge A.F. & A.M. No. 7, G.R.C, (Fonthill: Niagara Yearbook Services, 1999):2,15,22; Annals of the Forty, 49. 20 Ibid, 15; Ibid, 49.
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Appendix'B' All photographs below were taken by Town staff on October 25,2017
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n DEPARTMENT PLANNING v MEMORANDUM TO: Alderman N. DiFlavio, Chaírman and Members of the Planning and Development Committee
FROM: Michael Seaman, MCIP, RPP, Director of Planning
RE OMB Appeal -7 Park Road South
DATE: December 12,2017
The zoning amendment application for the lands at 7 Park Road South was originally brought before the Planning and Development Committee on November 14,2017 where the application was refused.
The following resolution was passed:
"Moved by Alderman J. Johnston; Seconded by Alderman D. Wilson;
Reso/yed that Report P.A. 17-31, regarding an application for zoning amendment at 7 Park Road South be received, and that the application as submitted be refused."
Subsequently, the Council of the Corporation of the Town of Grimsby refused to pass the zoning bylaw amendment application for 7 Park Road South on the 20th day of November, 2017 , pursuant to Section 34 of the Planning Act, RSO. 1990.
Town staff have received an appeal to the Ontario Municipal Board, from the applicant and are preparing a response to be forwarded to the Board.
a
Michael Seaman, MCIP, RPP Director of Planning
Page 201 of 206 Agenda item a) CORPORATION OF THE TOWN OF GRIMSBY PUBLIC MEETING Minutes of a Public Meeting held on Tuesday, November 14, 2017 at 7:00 p.m. in the Council Chambers
PRESENT: Alderman N. DiFlavio, Chair Alderman M. Seaborn Alderman J. Johnston Alderman D. Wilson Mayor R.N. Bentley
Member J. Gillespie Member K. Agnew
REGRETS: Member J.D. Finch Mayor R.N. Bentley
Also in Attendance: Alderman D. Kadwell
STAFF: M. Seaman, Director of Planning, J. Hogg, Planner 1, A. Shanks, Planner 1
Prior to the Public Meeting the Chair noted the following: “only those persons or public bodies who make an oral submission at a public meeting, or make a written submission to Council before a zoning amendment by-law is passed, or the applicant may appeal to the Ontario Municipal Board the approval of the Zoning Amendment.
Zoning Amendment Application 7 Park Road South
The purpose of the Public Meeting was to hear the comments of the residents with respect to a Zoning Amendment at 7 Park Road South. Notice of public meeting was circulated within 120 metres of the subject lands on October 25, 2017.
James Webb, Webb Planning Consultants was in attendance in support of the application.
J. Hogg summarized Report P.A. 17-31 and noted the recommendations contained within the report.
J. Webb was in attendance on behalf of Mountainview Homes – He stated that his client is requesting that the application be approved as submitted (2 + 4 lots). He noted that the neighbourhood is on the peripheral of an existing neighbourhood, therefore the proposal is compatible. It doesn’t have to be the same it has to be similar and coexist. He noted that there is a mix of lot sizes on Park Road and also a mixture of housing styles. Development will result in buildings that reflect the architectural heritage of Grimsby with character and detail that will ensure that the housing form is consistent with the surrounding neighbourhood.
He noted that the lots have frontages of 15m which is large and contrary to provincial policy with respect to intensification. He demonstrated the proposed lot pattern with an aerial photograph and noted that the proposed lots along Park Road are similar but not the same, sameness is not a requirement under the planning framework. He stated that the transition will be to the west and newer development. The setbacks for the dwellings will be consistent with adjacent dwellings. Planning rationale for support includes, transition from stable to new, example of appropriate intensification, meets tests for compatibility, cannot consider proposal only in the context of the lot widths/frontage, and must consider
Page 202 of 206 Agenda item a) coverage and setbacks as well. Also there is a high level of architectural design which will help assure compatibility.
B. VanLeeuwen 6 Park Road S. – Mr. VanLeeuwen inquired if Mountainview Homes is the builder and how can they ensure that what is being proposed is actually built?
There being no further comments from the public the meeting adjourned at 8:11 p.m.
Ald. N. DiFlavio, Chair M. Seaman, Director of Planning
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The Corporation of the Town of Grimsby
Grimsby Economic Development Committee Meeting Minutes
Town Hall Council Chambers
160 Livingston Avenue
November 22, 2017
Present: Alderman M. Seaborn, Chair Alderman J. Dunstall R. Blackie A. Northcott A. Wichartz A. Northcott D. Sexton Z. Ouzas K. Letourneau R. Matheson Also in Attendance: L. Jankiv Regrets: M. Wood Staff: M. Seaman, Director of Planning, N. Simon, Zoning Clerk/Administrative Assistant & D. Brandt, Town Manager
1. Call to Order
2. Disclosure of Pecuniary Interest
a) K. Letourneau, declared a conflict of interest with respect to 4(a) Review of Welcome Package Quote - Ms. Letourneau indicated that she owns a printing company which has submitted a quote for the Welcome Package. Ms. Letourneau left the room when the item was addressed and did not participate in the discussion.
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Grimsby Economic Development Committee November 22, 2017
3. Minutes
a) Minutes of the October 25th meeting. The Committee reviewed the minutes of the October 25th meeting.
4. Reports
a) Review of Welcome Package Quote The Committee had a general discussion regarding the submitted quotes. It was agreed that a third quote from another vendor would be requested.
b) Façade Appreciation Evening - March 2018, Subcommittee or Full Team Effort - March 22nd, 2018 It was agreed that the Committee would proceed with the event. There was discussion regarding plaques, levels of recognition and advertising a survey to gain public input via social media.
c) Draft Budget 2018 - Overall Impact of Town's Budget
d) Review of Pecuniary Interest & Amazon - Derik Brandt Town Manager The Town Manager gave an overview of the Pecuniary Interest Act for the Committee's information.
He also noted that the Town has recently submitted a bid for Grimsby as a potential site for Amazon. He noted that this is a North American wide bidding process with 238 applications.
5. New Business
a) The Committee agreed to meet at Forty Public House for the annual Christmas lunch. Details to follow.
6. Adjournment
a) The next meeting of GEDAC Committee is January 24th, 2018. There being no further business the meeting adjourned at 1:45 p.m.
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Grimsby Economic Development Committee November 22, 2017
Alderman M. Seaborn, Chair N. Simon, Zoning Clerk/ Administrative Assistant
If you require any accommodations for a disability in order to attend or participate in meetings or events, please contact the Accessibility Advisory Administrator at 905 309-2003 or hsoady- [email protected]
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