Council Session Revised Secondary Plan Concept & Fiscal Impact Review Thursday November 14, 2019 FAC
PURPOSE OF THE MEETING (Dillon Consulting Limited) FAC
AGENDA 1 Project Update 2 Review of Revised Secondary Plan Concept Review of Fiscal Impacts based on Revised 3 Secondary Plan Concept 4 Next Steps 5 Q & A
PROJECT UPDATE (Dillon Consulting Limited) FAC
PUBLIC EVENTS Coffee Conversations Directions Workshop Public Meeting Statutory on Preferred Land Public Use Plan and Meeting Financial Impact Online Engagement Activities PROJECT PHASES 1: 2: 3: OPPORTUNITIES & RECOMMENDED BACKGROUND CONSTRAINTS, VISION SOLUTION AND REVIEW AND AND LAND USE DOCUMENTATION CONTEXT COMMITTEE MEETINGS Meeting: Meeting: Meeting: Design Meeting: Confirm the Review Draft Charrette to Confirmation Vision Secondary of Scope Assess Land Workshop Plan Use Concepts STATUS
SECONDARY PLAN CONCEPT (PRESENTED TO STEERING COMMITTEE 8 APRIL 2019) (Dillon Consulting Limited) FAC
POLICY PLANNING IN CENTRAL ELGIN • Central Elgin Official Plan provides the municipal-wide vision and policies guiding land use planning in CE. • Secondary Plans as part of the CE OP provide more detailed land use plans & policies to guide investment & development in specific areas in CE.
Port Stanley Harbour MUNICIPALITY OF CENTRAL ELGIN OFFICIAL PLAN (2013) • OP recognizes “ Harbour and Adjacent Harbour Lands are underutilized, contaminated, and require long-term remediation and regeneration” while at the same time offering an unique opportunity for “private sector investment and re- purposing”. • OP establishes permitted uses: tourism oriented & recreation uses; Adjacent Harbour existing commercial fishery & Lands industrial; and residential • Secondary Plan to lay-out long-term Schedule G – Land Use plan for re-purposing harbour lands & integration with adjacent waterfront areas
SECONDARY PLAN AREA Study Area 85 ha Harbour Lands 15 ha Adjacent Harbour 1.97 ha Lands Maud/Bessie 2.92 ha Street Special Policy Area (SPA) Main/Bridge 1.48 ha Street SPA Remaining lands: 63.6 ha • unevaluated wooded hillside; • adjacent developed lands; • Kettle Creek; and • Lake Erie.
HARBOUR VISION Today, Port Stanley is a vibrant community with a unique character, beautiful landscapes and beaches, and a strong sense of community . It is an active commercial fishing village that is valued by its residents and enjoyed by its visitors. Into the future, the waterfront will continue to be publicly accessible , with a range of facilities that support passive and active recreational uses which serve the existing and future residents and visitors. Important views of the lake will be maintained and enhanced through the sensitive design and careful siting of new development on the Harbour lands. The repurposing of the Harbour lands will leverage the assets of the Port Stanley community while providing new opportunities for year-round amenities that can be enjoyed by people of all ages. New facilities will be provided to support healthy, active lifestyles of the existing and future residents and visitors. Port Stanley Harbour will celebrate its history as an industrial port and will maintain and support its active commercial fisheries . New uses will support sustainable options for people to live, work, shop and play in Port Stanley. New uses will enhance the choices available for accommodations within Port Stanley, including housing encompassing a range of affordability , shorter stay accommodations for visitors, and new retail uses to serve the needs of the community and visitors. The development of the Harbour lands will be planned with a range of uses to be financially self-sustaining with revenue generation as a focus for the long term. The Harbour Plan area has the potential to accommodate ±1600 people by 2041.
HARBOUR PLACE-MAKING PRINCIPLES (creation of public spaces that contribute to people's health, happiness, and well-being)
1. Maintain public access to the waterfront and views of the lake.
2. Promote healthy active lifestyles.
3. Ensure new development celebrates and honours the unique history and character of Port Stanley
4. Provide enhanced port services.
5. Facilitate the development of new year-round public amenities
6. Support long term mixed use development that enhances the livability and sustainability of the community.
LAND USE PLAN – SCHEDULE A • Land use designations and policies: • Harbour Low Density Residential • Harbour Medium Density Residential • Mixed Use 1 • Mixed Use 2 • Commercial • Hotel/Conference Centre • Harbour Community Facilities • Harbour Natural Heritage • Dynamic Beach
GRAPHIC REPRESENTATION OF SECONDARY PLAN LAND USE SCHEDULE Public park/open space Ground oriented network &pedestrian townhousing with waterfront promenade public & private open space areas Potential hotel/conference Low & midrise centre residential with Mixed use ground floor commercial Public park/open space Potential community network & pedestrian centre & public market waterfront promenade
HARBOUR MEDIUM DENSITY RESIDENTIAL • Permitted uses include: • Street townhouses • Stacked townhouses • Low rise apartments Concerns with amount of residential on East Harbour lands
HARBOUR COMMUNITY FACILITIES • Harbour Community Facilities designation recognizes that community access to the harbour waterfront will be protected through public ownership • Permitted uses include: • Indoor & outdoor recreation facilities, community centre, park, walking trails, amphitheatre, open air market, splash pad & changeroom, washrooms, marina, public works facilities • Commercial fishery activities. Desire more parkland on Harbour Community East Harbour similar to Facilities West Harbour
HARBOUR MIXED USE 1 • Provide a compact, mix of uses in an apartment built form • Main St extension include ground floor commercial, office or institutional to enliven street and animate public spaces • West Harbour include ground floor tourism related commercial • Permitted uses include: • Low rise apartments • Retail, restaurants, personal & business services Support 4 st height for Harbour Mixed Use 1
HARBOUR MIXED USE 2 • Provide a mix of uses in an apartment built form • Siting of development at the base of the bluff to be sensitive to existing views of northern neighbours and slope stability considerations • Permitted uses include: • Low & mid-rise apartments • Retail, restaurants & personal services on the ground floor to enliven the street Support 5-6 st height at the base of the bluff
COUNCIL DIRECTION RE SECONDARY PLAN LAND USE SCHEDULE (JULY 2019)
REVISED SECONDARY PLAN CONCEPT (PRESENTED TO STEERING COMMITTEE 14 NOVEMBER 2019) (Dillon Consulting Limited) FAC
LAND USE PLAN – SCHEDULE A • Land use designations and policies: • Harbour Low Density Residential • Mixed Use 1 • Mixed Use 2 • Commercial • Hotel/Conference Centre • Harbour Community Facilities • Harbour Natural Heritage • Dynamic Beach
HARBOUR LOW DENSITY RESIDENTIAL • Permitted uses include: • Single detached dwellings • Semi-detached dwellings • An accessory apartment in a single detached or semi- detached dwelling • Duplex, triplex and converted single detached dwellings. • Boarding/lodging houses and bed & breakfast establishments Harbour Low Density Harbour Low Density Harbour Low Density Harbour Low Density Residential Residential Residential Residential
HARBOUR MIXED USE 1 • Provide a compact, mix of uses in an apartment built form • Main St extension include ground floor commercial, office or institutional to enliven street and animate public spaces • West Harbour include ground floor tourism related commercial • Permitted uses include: • Low rise apartments • Retail, restaurants, personal & business services Harbour Low Density Mixed Use 1 Residential Harbour Mixed Use 1
HARBOUR MIXED USE 2 • Provide a mix of uses in an apartment built form • Siting of development at the base of the bluff to be sensitive to existing views of northern neighbours and slope stability considerations • Permitted uses include: • Low & mid-rise apartments • Retail, restaurants & personal services on the ground floor to enliven the street Harbour Mixed Use 2
COMMERCIAL • In support of the Commercial policies in the CE OP, continue to encourage core commercial uses that meet both local needs and tourist function on Main, Bridge and William Streets and the harbour • Permitted uses include: • Retail, personal and business services, offices • Restaurants, hotels, places of entertainment, meeting places Harbour Low Density Commercial Commercial Residential
HOTEL/CONFERENCE CENTRE • A hotel with conference facilities in a landmark building on the waterfront that supports the development of Port Stanley as a 4-season destination • Hotel/conference centre will include a residential ownership component reflecting the seasonality of the tourism/recreation market and the need for housing choice Hotel/Conference Hotel/Conference Centre Centre
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