Grimsby Council Continues Official Plan Review with Focus on Growth, Heights, and Heritage

Grimsby council continued its review of the draft Official Plan, focusing on where future growth should go, how much height should be permitted downtown and near the GO station, how heritage areas including Grimsby Beach will be protected, and how the plan will address affordable housing and provincial planning changes. Council passed motions to cap downtown heights at six storeys and Main Street at four storeys, while also directing further staff review of height permissions in some employment and transit-oriented areas.

Topics Discussed

1. OFFICIAL PLAN REVIEW AND GROWTH FRAMEWORK

Staff said the draft plan is moving from consultation to refinement, with final council approval expected in July and ministry review to follow. The plan consolidates several secondary plans into the Official Plan, including Grimsby Beach, Winston Road and the GO station area.

Speakers repeatedly focused on where intensification should occur. Planner Mike said, "The focus should be within the GO station areas and and downtown," while adding there are also opportunities for "gentle intensification" through "duplexes, small town home developments, things that create a diversity of opportunities."

Residents and councillors also stressed that growth policy needs to be written clearly. Councillor Veronica Charrois said, "What residents want what is expected, not encouraged," adding that "clear direction and clear language is clearly something that residents want to see in this official plan."

2. HOUSING DENSITY AROUND THE GO STATION

The West End Homebuilders Association asked council to allow more flexibility around the future GO station and protected major transit station areas. Mike Collins Williams said, "If Grimsby wants to achieve its housing objectives, especially around the GO station and protected major transit station areas, the official plan must provide greater flexibility in built form opportunities, design, and development standards." He added, "Transit oriented communities only succeed when municipalities allows sufficient density to support them."

Council members raised concerns about how that growth would fit beside existing neighbourhoods. Councillor Nick DiFlavio said, "growth is important but so is context," and said he was concerned about "giant buildings" near the GO station area "without any kind of transition" beside established neighbourhoods.

Resident Don Howe asked whether intensification could be shifted elsewhere, saying, "So in terms of intensification, can we shift intensification to another area to offset the intensification downtown area?"

3. DOWNTOWN HEIGHT LIMITS AND POLICY WORDING

A major discussion centred on how tall buildings should be allowed in the downtown. Residents and councillors objected to draft wording that could permit buildings above the preferred height through discretionary language.

Ward 3 resident Bridget Malloy told council, "If council's intent is a built is a downtown built form in the range of seven or eight stories, then I respectfully ask council to ensure that the draft that the official plan clearly reflects that intent rather than leaving open the possibility of 12 story development through discretionary wording." She added, "Planning decisions are not based on intentions. They are based on adopted policy language."

Councillors pushed for a firmer cap. Councillor Reg Freake said, "I think we should cap it at a lower number, not eight, because we know when developers see eight, they see 10 or more." Councillor Charrois said, "I just want to make sure that the six-story cap is separate and that's dealt with today if that's possible."

Resident Lianne Vardy said, "I still don't think eight is an appropriate number for the number of stories for the downtown," arguing that a downtown historically defined by two-, three- and four-storey buildings should not jump directly to eight storeys. Council ultimately approved a six-storey cap for the downtown district and a four-storey cap on Main Street.

4. HERITAGE PROTECTION AND GRIMSBY BEACH

Several speakers asked for stronger heritage protections in the new Official Plan as the Town replaces standalone secondary plans with one consolidated document.

Michelle Seaburn said, "The purpose of an official plan is not to stop change. It's to shape change in a way that reflects the community's values." Another resident urged council, "Let's not hide behind 12 story buildings. Good planning is ultimately about balance. Balancing growth within infrastructure, balancing development with heritage and balancing new opportunities with qualities that make people proud to call Grimby home."

Sarah asked council to be more specific in the heritage policies, saying, "My request here is to more specifically identify the landmarks and gateways we are collectively wishing to preserve and to explicitly reference designated heritage buildings within this."

Discussion also touched on Grimsby Beach, with councillors indicating heritage tools may need further consideration in a future term.

5. AFFORDABLE HOUSING, INFRASTRUCTURE AND PROVINCIAL RULE CHANGES

The draft plan includes affordable housing targets carried over from regional policy. Mayor Jeff Jordan said one target is that "at least 20% of new rental housing is to be affordable and at least 10% of market ownership housing is to be affordable."

Councillor DiFlavio asked, "So are we clearly setting our next step then as a housing strategy an affordable housing strategy that can deliver on what we're and have we explored it to the fullest extent that we can within the official plan framework[?]"

Staff also outlined provincial changes affecting the plan. Alexis Beiel said, "Another key provincial change that was introduced under bill 98 is the province's direction to remove the standalone secondary plans and incorporate" them into the Official Plan. Jennifer Korstanje said the revised draft reduced some permissions, noting, "The maximum height now has been reduced from six to three stories and with permission to go to four stories but limited on Livingston and Casablanca."

Council also discussed how provincial review could affect the final document. Councillor Jacob Baradziej asked whether the province might object to a plan that "maxes out at six or eight and does not allow 12 at all."

Motions

Passed: - Downtown District Height Cap — maximum height of 6 storeys - Main Street Height Cap — maximum height of 4 storeys - Staff review of building heights in downtown employment areas and PMTSA-related areas - File PA26-18: Draft Official Plan for June 2026 received for information - Bylaw 26-37 introduced, read a first time, considered and passed

Attendees

Councillors and officials referenced in the meeting materials or significant quotes included:

• Mayor Jeff Jordan
• Councillor Reg Freake
• Councillor Don Howe
• Councillor Nick DiFlavio
• Jennifer Korstanje
• Lianne Vardy
• Councillor Jacob Baradziej
• Councillor Veronica Charrois
• Councillor Delight Davoli

Other speakers identified in the materials included:

• Mike Collins Williams, West End Homebuilders Association
• Mike
• Bridget Malloy
• Michelle Seaburn
• Sarah
• Alexis Beiel