Oxford County Commercial Policy Review Planning Mechanisms Module Two Prepared by FEBRUARY 2010 Sorensen Gravely Lowes Planning Associates Inc. And Robin Dee & Associates County of Oxford Commercial Policy Review Module 2: Planning Mechanisms TABLE OF CONTENTS 1.0 INTRODUCTION.....................................................................................................................................................1 1.1 BACKGROUND .........................................................................................................................................................1 1.2 CONTENTS OF THIS REPORT.....................................................................................................................................1 2.0 FACTORS AFFECTING RETAIL PLANNING ................................................................................................3 2.1 BASIS FOR RETAIL POLICY PLANNING...................................................................................................................3 2.2 IMPACT AND THE PLANNING PROCESS...................................................................................................................3 2.3 IMPACT ON “PLANNED FUNCTION”........................................................................................................................4 2.4 RETAIL FUNCTION...................................................................................................................................................8 2.5 PROVINCIAL POLICY STATEMENT, 2005................................................................................................................9 2.6 RETAIL TRENDS ................................................................................................................................................... 11 2.7 PLACE MAKING.................................................................................................................................................... 14 2.8 CONCLUSIONS ...................................................................................................................................................... 15 3.0 FEEDBACK FROM STAKEHOLDERS........................................................................................................... 16 4.0 POLICY FRAMEWORK CRITIQUE............................................................................................................... 19 4.1 CENTRAL BUSINESS DISTRICT............................................................................................................................. 19 4.1.1 Intent and Function, Permitted Uses, and Design.................................................................................... 19 4.1.2 Differences between Urban Centres .......................................................................................................... 19 4.1.3 Policy Opportunities and Challenges ........................................................................................................ 20 4.1.4 Recommended Policy Revisions................................................................................................................. 24 4.2 ENTREPRENEURIAL DISTRICT.............................................................................................................................. 25 4.2.1 Intent and Function, Permitted Uses, and Design.................................................................................... 25 4.2.2 Differences between Urban Centres .......................................................................................................... 26 4.2.3 Policy Opportunities and Challenges ........................................................................................................ 26 4.2.4 Recommended Policy Revisions................................................................................................................. 28 4.3 REGIONAL COMMERCIAL NODE.......................................................................................................................... 28 4.3.1 Intent and Function, Permitted Uses, and Design.................................................................................... 28 4.3.2 Policy Opportunities and Challenges ........................................................................................................ 32 4.3.3 Recommended Policy Revisions................................................................................................................. 34 4.4 SERVICE COMMERCIAL........................................................................................................................................ 35 4.4.1 Intent and Function, Permitted Uses, and Design.................................................................................... 35 4.4.2 Differences between Urban Centres, and Serviced Villages.................................................................... 36 4.4.3 Policy Opportunities and Challenges ........................................................................................................ 37 4.4.4 Recommended Policy Revisions................................................................................................................. 40 4.5 NEIGHBOURHOOD SHOPPING AREA .................................................................................................................... 41 4.5.1 Intent and Function, Permitted Uses, and Design.................................................................................... 41 4.5.2 Policy Opportunities and Challenges ........................................................................................................ 41 4.5.3 Recommended Policy Revisions................................................................................................................. 43 4.6 CONVENIENCE COMMERCIAL & OTHER USES IN RESIDENTIAL AREAS............................................................ 44 4.6.1 Intent and Function, and Permitted Uses.................................................................................................. 44 4.6.2 Differences between Urban Centres .......................................................................................................... 45 4.6.3 Opportunities and Challenges.................................................................................................................... 45 4.6.4 Recommended Policy Revisions................................................................................................................. 46 4.7 VILLAGE CORE..................................................................................................................................................... 46 4.7.1 Intent and Function, Permitted Uses, and Design.................................................................................... 46 4.7.2 Opportunities and Challenges.................................................................................................................... 47 4.7.3 Recommended Policy Revisions................................................................................................................. 48 4.8 VILLAGES AND RURAL CLUSTERS ...................................................................................................................... 49 4.8.1 Intent and Function, Permitted Uses, and Design .................................................................................... 49 4.8.2 Recommended Policy Revisions................................................................................................................. 49 Sorensen Gravely Lowes Planning Associates Inc. • Robin Dee & Associates County of Oxford Commercial Policy Review Module 2: Planning Mechanisms 4.9 INDUSTRIAL DESIGNATIONS ............................................................................................................................... 49 4.9.1 Business Parks............................................................................................................................................. 49 4.9.2 Industrial Areas........................................................................................................................................... 50 4.9.3 Rural Settlements ........................................................................................................................................ 50 4.9.4 Recommended Policy Revisions................................................................................................................. 50 4.10 GENERAL COMMENTS ON THE OFFICIAL PLAN.................................................................................................... 50 5.0 RETAIL SPACE DISTRIBUTION..................................................................................................................... 51 5.1 QUANTUM OF SUPPLY.......................................................................................................................................... 51 5.2 CONSIDERATION OF VACANT LANDS AND BUILDING SPACE ............................................................................ 54 5.2.1 Woodstock.................................................................................................................................................... 54 5.2.2 Tillsonburg................................................................................................................................................... 57 5.2.3 Ingersoll......................................................................................................................................................