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Prepared for Council-in-Committee Report No. CDS-20-12

Agenda Date March 5, 2012 File No. 350301 Subject Regional Policy Plan Amendment No.1-2012, Niagara’s Economic Gateway

Summary of Recommendation

THAT: Council endorse that the recommendations of Administrative Report CDS-20-12;

and THAT: A copy of Report CDS-20-12 be forwarded to the Region of Niagara to consider the

recommendations in this report.

Relation to Council’s 2011-2014 Corporate Strategic Plan Priority: Economic Development Goal 5: Contribute To the development of shovel-ready industrial land. Initiative 5.1: Develop a financial model and strategy to meet the servicing requirements of the

Fort Erie Industrial Business Park;

Initiative 5.2: Ensure development charges are fair, sustainable and do not discourage development;

Initiative 5.3: Advocate for regional and provincial funding support for implementation of required services;

Initiative 5.4: Plan and build infrastructure required to prepare for shovel-ready industrial land;

List of Stakeholders Town of Fort Erie, Town of Fort Erie Economic Development & Tourism Corporation Development community, Industrial developers Residents of Fort Erie Prepared by:

Submitted by: Approved by:

Original Signed David Heyworth, MCIP,RPP Manager, Land Use Policy

Original Signed Richard F. Brady, MA,MCIP, RPP Director of Community and Development Services

Original Signed Ron Tripp, P.Eng Acting Chief Administrative Officer

Community & Development Services Report No. CDS-20-12

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Purpose of Report

The purpose of this report is to summarize Regional Policy Plan Amendment No.1-2012 and provide recommendations on same to assist with Fort Erie’s economic strategy moving forward

Background

The Province of Ontario’s Places to Grow Growth Plan for the Greater Golden Horseshoe, (Growth Plan) was released in 2006 and recognized the Niagara Gateway Economic Zone and Centre as having unique economic importance to Region and Province. In 2009 the Regional Municipality of Niagara adopted Regional Policy Plan Amendment 2-2009 which establishes both a policy framework for growth management across the Region but also a framework for advancing initiatives in the Gateway Economic Zone and Centre in conformity with the Provincial growth Plan. This Amendment builds upon the policies of ROPA 2-2009 and is intended to facilitate implementation or compliment other projects, namely:

Niagara Gateway Employment Lands study (June 2011);

Niagara Gateway economic Zone and Centre Community Improvement Plan (under development);

Region’s Master Servicing Study, which is nearing completion providing a 10 year program for Regional Infrastructure Investment across Niagara;

The Binational Economic and Tourism Alliance Border Study; and

Local Official Plan updates and Economic Strategies. The Amendment is intended to provide strategic land use focused direction for the development of key employment lands within the Niagara Gateway Economic Zone and Centre. A public open house on this amendment has been tentatively scheduled for the evening of March 28th by the Region to be held in the Fort Erie Town Hall atrium. This is one of several public open houses in various municipalities. As Council will recall, administrative Report CDS-56-11 provided background information on the preparation of a Community Improvement Plan (CIP) for the Niagara Gateway Economic Zone and Centre (Gateway CIP) that will assist in achieving Recommendation #8 in the Niagara Gateway Economic Zone and Centre Final Report which states that “The Region of Niagara will work with the Province, local municipalities and its economic development agencies to create an attractive investment climate for its employment lands through such measures as improving their appearance, improving infrastructure, reducing the cost of servicing industrial lands, expanded targeted tax increment equivalent grant programs on a regional scale and


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opportunities for developing environmentally sustainable industrial buildings in such a way as to ensure sufficient employment lands are available for the future.” Both the Gateway CIP and ROPA 1-2009 are intended to complement one another to achieve optimal results. ROPA 1-2012 is attached as Appendix 1 to this report.

Analysis

Some of the key points of the amendment relative to Fort Erie are:

In general, ROPA 1-2012 is seen as a positive opportunity to facilitate redevelopment of employment lands;

Generally it is the vacant employment lands depicted on Schedule 2 of the Amendment which is the focus of the Amendment.

From Fort Erie’s perspective, the Niagara Economic Gateway comprises: Settlement Areas within Niagara Falls and Fort Erie; the Peace Bridge and rail crossing between Fort Erie and Buffalo; the QEW between Fort Erie and Buffalo; the Netherby Road corridor between Welland and the QEW which includes improvements that may be implemented from time to time; transit services including inter city transit corridors and better GO and passenger rail links between GTA and Niagara; and major tourist destinations.

Recommended Revisions

After reviewing the proposed Amendment, staff recommends the following revisions to the Amendment:

Objective 4.D.11 which states, ”To protect strategic employment lands from unwarranted conversion to incompatible land uses.” be reworded to state, “To protect identified strategic employment lands from unwarranted conversion to non-employment land uses or designations.” The purpose of this change is to provide a policy platform to not only protect employment lands from being used for other purposes, but also from being identified in the future for natural heritage protection after significant investments in infrastructure have been made.

Reword Policy 4.D.1 d) from “Lands within the Fort Erie Industrial Business Park in Fort Erie” to “Employment lands within Fort Erie including industrial, commercial employment lands along the QEW, lands designated as Urban Entertainment Centre (Fort Erie Racetrack lands) in the Fort Erie Official Plan, as well as the lands associated with the Canadian Motor Speedway (CMS), should the required official plan amendments for CMS be approved by the Ontario Municipal Board.” Typically the Amendment envelopes lands within urban and rural settlement areas only. However, as mentioned in Report CDS-56-11, it


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makes as much sense to include a unique development like the Canadian Motor Speedway development which represents a major tourism, mixed use industrial, commercial, educational economic, employment driver along the QEW which will be on municipal services as it does employment lands in rural settlement areas. Schedule 2 of the Amendment should be amended to reflect the areas mentioned above.

Policy 4.D.6 should be revised to reflect the other employment areas in Fort Erie mentioned above in addition to the Industrial Business Park. The Policy should acknowledge that a Master Servicing and Development Strategy Environmental Assessment has already been completed for the Industrial/Business Park. Further, the urban design guidelines in Policy 4.D.6 c) would be more applicable to the development of the Urban Entertainment Centre and commercial areas than industrial employment lands. Finally, Policy 4.D.6 e), which refers to wetland restoration and enhancement in the Industrial/Business Park should be revised to clarify this would only occur as part of a compensation package in relation to development.

It will be important to closely monitor the development of the Gateway CIP incentive programs to ensure they integrate with and compliment the land use policies associated with this Amendment.

Financial/Staffing Implications

The costs of servicing the industrial business district as outlined in the Master Servicing and Development Strategy are significant. The combination of gateway economic land use policies in this Amendment further implemented at the local level and complimented with the development of Gateway CIP programs and strategies are all seen as positive steps in facilitating future development of employment lands. The financial implications of a CIP, which is separate to this Amendment, cannot be assessed at this time. Once the Draft CIP is developed and made available for comment and additional report will be prepared for Council review. The expansion of the lands which ROPA 1-2012 & the Gateway CIP address has the potential to increase the cost to the Town of the financial incentives depending on what the financial incentives in the CIP will be and how they are structured.

Policies Affecting Recommendation (s)

As previously outlined, the Niagara Gateway Economic Zone and Centre are outlined in the Provincial Growth Plan and there are general gateway policies outlined in Regional Policy Plan amendment 2-2009. The processing of this Regional Amendment incorporating the recommended revisions in this report reflects the continued acknowledgement and development of Fort Erie employment lands.


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Comments from Relevant Departments/Community and Corporate Partners

A preliminary version of this report was made available to the Town’s Infrastructure Services, and Finance Divisions, as well as Economic Development and Tourism Corporation. All Town departments continue to participate in discussions relative to this initiative.

Alternatives

No alternatives are offered at this time. However, planning staff will closely monitor the Gateway CIP programs and strategies to ensure they both complement this proposed amendment and recognize Fort Erie’s employment lands as a priority.

Conclusion

The costs of servicing the industrial business district as outlined in the Master Servicing and Development Strategy are significant. The combination of gateway economic land use policies in this Amendment further implemented at the local level complimented with The development of Gateway CIP programs and strategies are seen as positive steps in facilitating future development of employment lands,

Attachments

Appendix “1”- Regional Policy Plan 1-2012, Niagara’s Economic Gateway.

Niagara’s

Gateway

AMENDMENT NO. 1-2012

TO THE OFFICIAL PLANFOR THE NIAGARA PLANNING AREA

AS UPDATED BY ICP 7-2012 AND COUNCIL CORRESPONDENCE C7763

PART ‘A” - THE PREAMBLEThe preamble provides an explanation of the Amendment including the purpose, location,background, and basis of the policies, and implementation, but does not form part of thisAmendment.

— Title and Components— Purpose of the Amendment— Location of the Amendment— Background— Basis for the Amendment— Implementation

PART “B” - THE AMENDMENTThe Amendment describes the additions and/or modifications to the Official Plan for the NiagaraPlanning Area, which constitute Official Plan Amendment No. 1-20 12.

— Map Change— Text Change

PART “C” - THE APPENDICESThe Appendices provide information public participation and agency comments relevant to theAmendment, but do not form part of this Amendment.

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APPENDIX "1" TO ADMINISTRATIVE REPORT NO. CDS-20-12 REGIONAL POLICY PLAN AMENDMENT NO.1-2012, NIAGARA'S ECONOMIC GATEWAY

PART “A” - THE PREAMBLE

Niagara’snomic

Gateway

TITLE AND COMPONENTS:This document, when approved in accordance with Section 17 of the Planning Act, 1990, shall beknown as Amendment 1-2012 to the Official Plan of the Niagara Planning Area. Part “A” — ThePreamble, contains background information and does not constitute part of this Amendment. Part“B” — The Amendment, consisting of map and text changes, constitutes Amendment 1-2012 to theOfficial Plan of the Niagara Planning Area. Part “C” — The Appendices, does not constitute part ofthe Amendment. These Appendices contain information related to public involvement and agencycomments associated with the Amendment.

PURPOSE OF THE AMENDMENT:a) The purpose of this Amendment is to implement the recommendations of the Niagara Gateway

Employment Lands Study and the Growth Plan for the Greater Golden Horseshoe (“Places toGrow”).

b) The Amendment has been prepared to conform to the applicable policies of the ProvincialPolicy Statement, the Provincial Growth Plan for the Greater Golden Horseshoe and theGi-eenbelt Plan. Specifically, this Amendment is intended to support policy 2.2.6.7 of the GrowthPlan.

LOCATION OF THE AMENDMENT:This amendment applies to the entire Niagara Planning Area..

2011); and,b) Niagara Gateway Zone and Centre Community

Improvement Plan (August 2011).

The Niagara Gateway Employment Lands Study is theprincipal technical support document for this Amendment.A separate undertaking is being prepared to address the

BACKGROUND:On May 28tI, 2009 the Regional Municipality of Niagara (the Region) adopted Amendment 2-2009which contained policies intended to implement the Region’s growth management strategy,Niagai-a 2031. Amendment 2-2009 also included a number of policies which were intended to bringthe Regional Policy Plan into conformity with theProvincial Growth Plan, Places to Grow. Of particularrelevance was the inclusion of a number of policies whichadvance the Growth Plan’s Economic Gateway Zone andCentre designations. Amendment 2-2009’s EconomicGateway policies provide a framework for advancing avariety of local and Regional initiatives i-elated to theGateway Zone and Centre. Since the adoption ofAmendment 2-2009, the Region has undertaken twoprojects which are intended to support the development ofthe Economic Gateway Zone and Centre, which are:

a) Niagara Gateway Employment Lands Study (June

NIAGARA GATEWAYEMPLOYMENT LANDS STUDY

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In addition to the above, the Region is nearing the completion of its Master Servicing Study, whichprovides a ten-year program for Regional infrastructure investment across Niagara. The BinationalEconomic and Tourism Alliance recently completed a Border Study which addresses issuessurrounding cross-bordei- trade and traffic. Lastly, a number of the local municipalities are in theprocess of updating their Official Plans. The above projects, studies and plans taken togetherprovide direction for the planning and development of Niagara Economic Gateway Zone and Centre.

BASIS FOR THE AMENDMENT:1. This Amendment provides strategic direction for the development of employment lands within

the Gateway Economic Zone and Centre. The amendment establishes a strategic land use focusfor each employment area and an implementation strategy to support development of the lands.

2. The changes in this Amendment are consistent with and implement the Growth Plan for theGreater Golden Horseshoe (Places to Grow (2006)), the Provincial Policy Statement (2005) andNiagara’s Growth Management Strategy (Niagara 2031) — Amendment 2-2009 to the OfficialPlan for the Niagara Planning Area. The changes proposed are also in conformity with theNiagara Escarpment Plan (2011) (NEP).

3. The Amendment will create a new sub-section for the Economic Gateway Zone and Centrewithin the Regional Policy Plan (RPP). The Amendment will also include new policies in orderto support economic development in the Gateway in the Regional Policy Plan.

4. The text of the Amendment is divided into sections, which constitute the Amendment:a) Part I: Addition of Section 4.D — Gateway Economic Zone and Centreb) Part II: Revised Wording for Policy 12.72c) Part III: Addition of new definitions

5. The Amendment was the subject of a Public Meeting held under the Planning Act on XX, XX,2011. Public and agency comments were addressed as part of the preparation of thisAmendment.

6. Based on the Region’s review of the Growth Plan for the Greater Golden Horseshoe, theProvincial Policy Statement, Amendment 2-2009 to the Official Plan for the Niagara PlanningArea, public consultation, and agency consultation, Regional staff is of the opinion that theAmendment is consistent with and conforms to Provincial and Regional policies and plans and,therefore, represents good planning.

7. The notes in the sidebar of this Amendment do not constitute a part of the Amendment. Thenotes in the sidebar are provided for explanatory purposes only.

IMPLEMENTATION:

Community Improvement Plan.



RIEF NOTE ON TERMINOLOGY

e document makes reference toEconomic Gateway Zone, the

onomic Gateway Centre and theagara Economic Gateway. Theagara Economic Gatewaycompasses both the Economic

G teway Zone and Centre. TheEconomic Gateway Zone and Centrestems

frørnlanguage used in the

Provincial Growth Plan and refers totwo distinct areas in south Niagara.The Zone refers to certain lands inFort Erie and Niagara Falls and theCentre refers to certain lands in

hórold, Welland and PortColborne. The Definitions Section ofthis Amendment provides a moredetailed definition of these keyterms.

Niagara’scoi mcGateway

I Section 12, Implementation of the Official Plan for the NiagaraV

Planning Area, shall apply where applicable.



Niagara’srorrii.

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PART “B” - THE AMENDMENT

Amendment 1-2012To the Official Plan for the

Niagara Planning Area

Map Changes:

Maps 1 and 2 of Amendment XX-2011 are added to the Official Plan for the Niagara Planning Areaas ‘Gateway Economic Zone and Centre”.

The Urban Area Boundaries Map of the Regional Policy Plan is amended by lifting the “DeferredUrban Area” designation as shown on Map “3” and changing the land use designation to “RuralEmployment Area”.

Text Changes:

The Official Plan for the Niagara Planning Area is amended by adding the following section:

Part I Section 4.D: Economic Gateway Zone and Centre

Introduction

General

The Niagara Economic Gateway comprises:a) The Gateway Economic Zone which includes all Settlement Areas within Niagara Falls and

Fort Erie;b) The Gateway Economic Centre which includes all Settlement Areas within Thorold, Welland

and Port Colborne;

c) Existing port infrastructure, particularly in the Cities of Port Colborne, Welland andThorold;

d) The five border crossings to the US including the Queenston-Lewiston Bridge, the WhirlpoolBridge, the Rainbow Bridge, the Peace Bridge and the rail crossing between Fort Erie andBuffalo;

e) The Queen Elizabeth Way Corridor between Fort Erie and Niagara Falls;f) The Welland Canal including linkages between the Urban Growth Centre in St Catharines

and Thorold, Welland and Port Colborne;g) Highway 406 and Highway 140, including linkages between the Urban Growth Centre in St

Catharines and Thorold, Welland and Port Colborne;h) The major road network including improvements that may be initiated from time to time,

particularly to the Netherby Road corridor between Welland and the Queen Elizabeth Way,and the Niagara to GTA corridor;

i) Transit services including possible improvements such as creating new intercity transitcorridors within Niagara and better GO and passenger rail links between the GTA and



PS?.Niagara’s

-- 10 rI.CGateway

Niagara which could create transfer hubs in the Region where both high densityemployment uses and housing could be established;

j)

Major tourist destinations; and,k) Major educational support facilities such as Brock University and Niagara College.

Location of the Niagara Economic GatewayThe lands described above are depicted on Schedules 1 and 2 and constitute the lands within theNiagara Economic Gateway.

Location of Niagara Economic Gateway Employment LandsThe lands located within the Niagara Economic Gateway, in the settlement areas, which aredesignated in local plans for employment land uses are depicted on Schedule 2. Generally, it is thevacant lands depicted on Schedule 2 which are the subject of this Amendment.

Niagara Economic Gateway Employment Lands Vision

Challenges and Opportunities

The employment lands within the Niagara Economic Gateway present a unique opportunity fordevelopment. The vacant lands cover an area of over 2,000 hectares spread across the five localmunicipalities. Generally, the inventory of lands are scattered and disconnected from one anotherbut are concentrated in a number of smaller clusters. Each of these clusters has its own set ofadvantages: some of the clusters are adjacent to education centres, like Brock University andNiagara College; others maintain transportation advantages, such as close proximity to a bordercrossing or access to the Welland Canal, rail lines or one of the Gateway’s 400 series highways;others have access to full municipal services and already have detailed secondary plans in-place;and still others are a collection of large, well configured greenfield properties with few constraints.At the same time, the clusters also have their own set of challenges: some areas are un-serviced andrequire upgrades to Regional and local infrastructure; other areas have a limited amount ofplanning direction and may have issues related to land use compatibility; other lands haveenvironmental constraints which would need to be mitigated to facilitate development.

The Need for a Vision, Strategy and Action PlanGiven the range of issues and challenges, the considerable opportunity and the fact that theinventory of vacant land is spread across five municipalities, there is a need for a comprehensivevision, strategy and action plan.

The Vision

The vision for the Niagara Economic Gateway employment lands is to attract investment andpromote employment growth in strategic locations. By addressing the challenges in a strategic andcoordinated manner and by taking advantage of the unique locational opportunities and linkingthem with Niagara’s market opportunities, Niagara will attract new investment to support itsexisting employment base and further develop its emerging employment clusters. The vision is totransform the collection of vacant lands into a diversified mix of vibrant, attractively designed,accessible and sustainable employment areas.

Objectives:

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Objective 4.D. 1

Objective 4.D.2

Objective 4.D.3

Objective 4.D.4

Objective 4.D.5

Objective 4.D.4

Objective 4.D.11

Objective 4.D.12

Objective 4,D.13

Objective 4.D.14

Policies:

Policy 4.D.i

Policy 4.D.2.

To implement Provincial, Regional and local plans and policies;

To strengthen Niagaras economy through strategic long range planning andeconomic diversification;

To support local municipal planning and economic development effortsthrough leadership and coordination;

To attract private sector investment in Niagarac existing and emergingeconomic clusters;

To promote cross border trade and the efficient movement ofgoods.

To promote the efficient use of infrastructure.

To protect strategic employment lands from unwarranted conversion toincompatible land uses.

To promote attractive urban design and sustainable development on theGateway’s design a ted employment lan ds;

To promote employment land intensification and brownfield redevelopment.

To provide a frameworkfor implementation.

Strategic Locations for investment are a priority for development of theEconomic Gateway Zone and Centre. Employment land investment is to beconcentrated in six strategic locations, which are illustrated generally onSchedule 2 and are described as:a) Lands within the Brock Business Park in Thorold;b) Lands adjacent to Highway 406 ill We/land;c) Lands adjacent to the We/land Canal in Thorold, 14/el/and and Port

Co/borne;

d) Lands within the Fort Erie industrial Park in Fort Erie;e) Lands near the Whirlpool Bridge border crossing in Niagara Falls; and,fi Lands adjacent to the QEW in Niagara Falls.

The Region recognizes the St. Catharines Urban Growth Centre as the locationfor major office land uses. Offices uses within the Gateway Economic Zone andCentre are to be limited in size and scope to ensure the major office function ofthe St Catharines Urban Growth Centre is maintained and enhanced.

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The conceptfor the Brock Business Park Revitalization is to capitalize onmarket opportunitiesfor research and development and the close proximity toBrock University and Highway 406 by transforming the area into anintegrated, mixed use, campus-style setting which caters to incubators,innovator, limited office uses, and related uses.

In order to address the challenges, capitalize on opportunities and transformthe concept into reality, the following tools will be utilized:a) Preparation of a joint secondary plan to coordinate development and

refine the concept;b) Preparation of a public realm improvement program to re-energize the

area and attract new investment;c) Preparation of supporting plans for servicing and transportation

(including active transportation and transit);d) Preparation of urban design guidelines; and,e) Updating relevant local plans, policies, and zoning by-laws.

Policy 4.D.4

Policy 4.D.5

The Conceptfor the Highway 406 Economic Gateway is to capitalize onproximity and access to Highway 406 by attracting industries intransportation, logistics, warehousing, food processing, adva iicedman ufactu ring and wholesale trade activities.

In order to address the challenges, capitalize on opportunities and transformthe concept into reality, the following tools will be utilized:a) Preparation ofa master plan orsecondajy plan to coordinate development

and refine the concept;b) Preparation ofsupporting plansfor servicing and transportation;c) Preparation of urban design guidelines;d) Preparation of an investment strategy to attract target industries; and,e) Updating relevant local plans and policies.

The conceptfor the Welland Canal Green Manufacturing and Assembly Zone isto capitalize on proximity and access to the We/land Canal and relativeproximity to the 400 series highway network and rail lines by identi,5’ing alocation for large scale green manufacturing and assembly industries andother heavy industries which require specialized transportation modes.Recognizing the servicing constraints, the Region is supportive of atransitional approach to development, which might include dty industrialdevelopment as an interim use.

Land use cornpatability with planned residential development in the Dam Cityarea of the City of We/land is to be achieved and will be assessed as part ofspecific applicationsfor development ofsite(s) in the We//and Canal GreenManufacturing andAssembly Zone. The Land Use Compatability Guidelines of

Policy 4.D.3

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the Ministry ofEnvironment (Ontario) will be the basisfor determiningcornpatability and required mitigative measures.

In order to address the challenges, capitalize on opportunities and transformthe concept into reality, the following tools will be utilized:a) Preparation of a master plan or secondary plan to coordinate development

and refine the concept;

b) Preparation ofsupporting plans for servicing and transportation;c) Preparation of urban design guidelines;d) Preparation of an investment strategy to attract target industries; and,e) Updating relevant local plans and policies.

Policy 4.D.6

Policy 4.D.6

The conceptfor the Fort Erie Industrial Park is to capitalize on marketopportunitiesfor advanced manufacturing, cross border trade, transportationand warehousing industries.In order to address the challenges, capitalize on opportunities and transformthe concept into reality, the following tools will be utilized:a) Preparation of a master plan or secondary plan to coordinate development

and refine the con cept;b) Prepa ration ofsupporting plansfor servicing and transportation;c) Preparation ofurban design guidelines;d) Preparation of an investment strategy to attract target industries;e) Preparation of a study area-wide environmental impact study to assess

potential opportunities for wetland restoration, enhancement andcompensation; and,

J Updating relevant local plans, policies and zoning by-laws.

The conceptfor the Niagara Falls Priority InvestrnentArea is to capitalize onmarket opportunitiesfor cross border trade by identm’ing a location forsecure storage, warehousing and logisticsfacilities in close proximity to aborder crossing.

In order to address the challenges, capitalize on opportunities and transformthe concept into reality, the following tools will be utilized:a) Preparation of a master plan orsecondary plan to coordinate development

and refine the concept;b) Preparation of supporting plansfor servicing and transportation;c) Preparation of urban design guidelines;d) Preparation ofan investment strategy to attract target industries;e) Updating relevant local plans, policies, and zoning by-laws.



Niagara’s

Gateway

The conceptfor the Niagara Falls QEW Business Park is to capitalize on long-term opportunitiesfor business services in close proximity to 400 seriesIi igh ways.

In order to address challenges, capitalize on opportunities and transform theconcept into reality, the following tools will be utilized:a) Preparation of a master plan or secondaiy plan to coordinate development

and refine the concept;b) Preparation ofsupporting plansfor servicing and transportation;c) Preparation of urban design guidelines;d) Preparation of an investment strategy to attract target industries;e) Updating relevant local plans, policies and zoning by-laws.

Policy 4.D.9 Lands shown on Map “3” of this Amendment as being removedfrom the“Deferred Urban Area” status are lands that are outside the Urban AreaBoundary, located in the City ofPort Colborne. The lands shall be designatedas “Gateway Special Policy Area” in the Regional Policy Plan. In this regard,the following policies will apply:a) The transportation infrastructure of Highway 140 is a unique

characteristic of transportation servicefor these lands;b) The lands shall be considered “thy industrial” and are to be serviced

through private servicing;

c) Uses shall be only those which are considered to have minimal water andwastewater requirements;

d) The uses shall be compatible with adjacent agricultural uses, plannedagricultural uses and shall not negatively impact normal farm operations;

e) The lands shall be serviced by sustainable private servicing only;

f3 Functional servicing reports and hydrogeological reports, at a minimum,shall be required to support these uses. Additional studies, as outlined inthe Complete application policies of this Plan, shall also be required;

g) The lands shall be subject to Site Plan Control and the Niagara Region willbe circulated all site Plan Con trol applications for Rural EmploymentLands in the Gateway;

h) The lands are not part of a settlement area;i) Major retail and residential uses are not permitted;

II The environmental policies of this plan shall apply to the development ofRural Employment lands;

k) The lands are in the vicinity of the Dam City area in the City of Wellandamid the applicable portions of Policy 4.D.5 regarding land usecompatibility requirements shall apply.

1) Should the land budget completed as part of the Regional ComprehensiveReview, at a future five year review of the Regional Policy Plan, establishthe need for additional urban employment land in the Gateway, priority

Policy 4.D.8



Niagara’sE ,norniGateway

will be given to the Gateway Special Policy area lands that are physicallycontiguous to urban employment lands in the Gateway to be included inthe urban are and to be eligiblefor urban servicing.

Policy 4D. 10 Lands shown on Schedule “2” of this Amendment as employment lands that areoutside the Urban Area Boundary, located in the City of Thorold, shall beclassified as “Rural Employment Lands”. In this regard, the following policieswill apply:a) The lands shall be considered “dry industrial” and shall not be eligible for

urban or municipal water and wastewater services;

b) Uses shall be only those which are considered to have minimal water andwastewater requirements;

c) The uses shall be compatible with adjacent agricultural uses, plannedagricultural uses and shall not negatively impact normal farm operations;

d) The lands shall be serviced by sustainable private servicing only;e) Functional servicing reports and hydrogeological reports, at a minimum,

shall be required to support these uses. Additional studies, as outlined inthe Complete application policies of this Plan, shall also be required;

J3 The lands shall be subject to Site Plan Control and the Niagara Region willbe circulated all site Plan Control applications for Rural EmploymentLands in the Gateway;

g) The lands are not part of a settlement area;h) Major retail and residential uses are not permitted;i) The environmental policies of this plan shall apply to the development of

Rural Employment lands;

j) Addition of new Rural Employment Lands shall only be considered as partof a municipally initiated comprehensive review of employment lands byNiagara Region and shall fulfill all requirements of this Plan with regardto comprehensive reviews. The following shall apply:1. New Rural Employment lands will only be added to this plan by way of

an amendment to implement the Regional Comprehensive Review.Lands must be physically contiguous to Gateway Urban EmploymentLands to be considered forfuture Rural Employment land designationas part of the Regional Comprehensive Review.

2. Should the land budget completed as part of the RegionalComprehensive Review, at a future five year review of the RegionalPolicy Plan, establish the need for additional urban employment landin the Gateway, priority will be given to Rural Employment lands thatare physically contiguous to urban employment lands in the Gatewayto be included in the urban area.



Niagara’sE nomicGateway

Where appropriate, the Region encourages intensification on existing occupiedemployment lands through:a) Expansion to existing employment uses and/or land operations;b) Conversion or reuse of existing buildings into new employment uses;c) Infilling of vacant lots within employment areas;d) Severance or subdivision of larger employment properties to accommodate

new employment uses.

Policy 4.D.12 The Region recognizes the role that the market plays in determining whereand how reinvestment on employment lands will occur. Accordingly, theRegion will promote intensification of its employment lands by:a) Where possible, directing denser forms of development, including limited

office type uses, into strategic nodes and corridors and revitalizationareas;

b) Ensuring that employment-supportive uses remain accessory to theprinciple use andfocus ofon area as set out in this Plan;

c) Where appropriate, maintaining and protecting employment landdesignations on brownJield sitesfrom in appropriate conversion;

d) Enhancing the attractiveness of existing employment lands throughstrategic improvements to regional infrastructure, transportation, urbandesign and the public realm; and,

e) Working with the local municipalities to develop strategies employmentland development wh ic/i includes policiesfor intensification.

Policy 4D.13

Policy 4.D.14

Policy 4.D.15

P()/iC 4.1). 16

The principle too/for implementation shall be local Official Plans and ZoningBy-laws. Local Official Plans shall be updated to reflect the vision, strategy andaction plan articulated in this Amendment. It is expected that the Region andlocal municipalities will also undertake a variety of implementation items,including, but not limited to, Community Improvement Plans, secondary plansand master plans and infrastructure studies and plans.

In most cases, more detailed secondary and master planning has beenrecommended to facilitate change and development. The Region will workwith local municipalities and support secondary planning efforts within theGateway. The terms of referencefor new secondary plans or master plansshould be preparedjointly, in a coordinated manner to ensure that key areas,including land use, urban design, the environmnt, p/i asing of development,infrastructure and transportation are adequately addressed.

The Region will prepare a Gateway specific Community Improvement Plan toattract investment onto the employment lands within the Gateway.

The Development Permit System is an additional implementation tool thatmay be used to achieve the Regions goals, objectives and policies of this Planand the local municipal Official Plans. The Development Permit system is

Policy 4.D.11



Niagara’snomicGateway

Policy 4.D.1 7

Policy 4.D.18

Policy 4.D.1 9

Policy 4.D.20

Policy 4.D.21

intended to be a flexible planning tool which combines zoning and site plancontrol and minor variance into one process and is administered by the localmunicipality. Niagara Region supports the use of the development permitsystem in the Gateway and will develop local model development permitsystem policiesfor the Gateway.

The Region recognizes the importance of all employment lands in the Region.Accordingly, the Region will prepare a similar strategyfor employment landsoutside of the Gateway lands.

The Region will identify transportation improvements and upgrades requiredto support the Niagara Gateway Employment Lands Strategy. Transportationimprovements should be identified through a comprehensive Gateway-specifictransportation plan which examines the needsfor:a) Road and highway infrastructure;b) Rail infrastructure;c) Border and bridge crossing infrastructure;d) The Welland Canal and port infrastructure;e) Transit; and,

fi Active transportation.

The Region will confirm the Regional infrastructure improvements andupgrades required to support the Niagara Gateway Employment LandsStrategy. Improvements to infrastructure were generally identified throughthe Gateway Employments Lands Study, but should be confirmed through theRegion’s Master Servicing Study and examine:a) Water supply;b) Regional water distribution network;c) Sanitary supply (wastewater);d) Regional sanitaty sewer distribution network;e) Stormwater; and,f3 Opportunities to apply sustainable and green infrastructure solutions.

Local municipalities will develop phasing strategiesfor vacant, un-servicedemployment lands. Phasing strategies should be prepared at the time ofeitherlocal official plan reviews or infrastructure master plan updates and also bepart ofbroader servicing strategies which examine phasing for development.Priority will be given in phasing plansforfirst, lands within the urban areathat are fully or partially serviced, subject to full servicing being provided. Thesecond priority will be for vacant, unserviced lands within the urban area.

The Region and local municipalities will align its capital planning for newinfrastructure and transportation with the priority areas identified in thisAmendment. An acceptablefinancial strategy must be prepared and approvedby Regional Co uncil for the provision of Regional infrastructure.

T9DRAFT FOR CIRCULATION - JANUARY 2012


Niagara’s

Gateway

The Region will encourage cross border trade through:a) Strategic improvements to Regional infrastructure;b) Working with the Province and the Federal governments to improve and

upgrade border crossing infrastructure;c) Preparation of a Regional goods movement strategy;d) Examining issues and opportunities for cross border trade with the US;

and,

e) Examining issues and opportunitiesfor a Niagara Free Trade Zone/ExportDistribution Zone within the Niagara Economic Gateway.

Policy 4.D.23 The Region will continue to work the Federal, Provincial and localgovernments, the private sector and other agencies to attract investment intoNiagara’s Economic Gateway.

Part II Section 12: Implementation

Policy 12.72 is amended by deleting the words within the Urban Area Boundaries”.

Part III Definitions

The following text is added as the pre-amble to the Definitions Section of the Official Plan forthe Niagara Planning Area:

“Definitions are listed in alphabetical order. Numbering ofdefinitions is provided to assist thereader; the numbering does not constitute part of the Official Plan for the Niagara PlanningArea.”

Policy 4.D.22

141 DRAFT FOR CIRCULATION-JANUARY 2012


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CDS-20-12 - ROPA 1 Niagara's Economic GatewayAPPENDIX 1

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