Public Open House Secondary Plan Concept & Fiscal Impact Review Wednesday January 15, 2020 FAC
PURPOSE OF THE PUBLIC OPEN HOUSE (Dillon Consulting Limited) FAC
AGENDA 1 Project Update 2 Review of Secondary Plan Concept Review of Fiscal Impacts based on 3 Secondary Plan Concept 4 Next Steps 5 Q & A
PROJECT UPDATE (Dillon Consulting Limited) FAC
PUBLIC EVENTS Coffee Conversations Directions Workshop Public Open Statutory House Public on Land Use Plan Concept 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 Review Draft Meeting: Confirm the Charrette to Secondary Confirmation Vision of Scope Assess Land Plan Workshop Use Concepts Concept STATUS
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 and provide new opportunities for year-round amenities that can be enjoyed by people of all ages, while maintaining the unique and historic character of the village. 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.
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 CONCEPT • Land use designations and policies: • Harbour Low Density Residential • Commercial • Harbour Community Facilities • Harbour Natural Heritage • Dynamic Beach • Mixed Use 1 • Mixed Use 2 • Hotel/Conference Centre
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 Residential Residential
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 Residential
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 & change room, washrooms, marina, public parking and works facilities. • Commercial fishery activities. Harbour Low Density Harbour Community Residential Facilities
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 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
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 Centre
4 Storey Residential Consistent with Height of Residential in Port Stanley (14 m height of Wharf on East Harbour) 4 Storey Condo 14m/45’ 14m/45’ 12.4m /41’
4 Storey Residential Consistent with Height of Residential Dev in Port Stanley (14 m height on Main Beach) 14m/45’
Residential Buildings to Respect History & Character of Housing in Port Stanley (4 storey building height)
6 Storey Hotel/Conf Centre Respects History and Character in Port Stanley (36.6 m height of silos on West Harbour) 6 Storey Hotel/Conference 36.6 m/120 ft Centre 20 m
MAXIMUM BUILDING HEIGHTS Max 6 sty 6 storey • Lowrise housing (4 sty max) on the waterfront respect the scale/height of development in Port • Provide some opportunity for higher Max 5 sty buildings (5-6 sty max) in strategic locations while maintaining views and vistas: • Apartment block at the foot of the bluff has height variation to maintain scenic vistas of the lake (4 sty max in middle; 5 sty max on Beach side; 6 sty max at Main St gateway) • Landmark hotel/conference centre building at the West Harbour gateway (6 sty max) 4 storey 4 storey Max 4 sty 4 storey
Important Views and Scenic Vistas of Lake Erie are Protected Waterfront vistas to be Vista south on William St. to be Views of lake from gateway Views from residential areas on maintained maintained and streetscape to roads to be maintained the hill to be respected be improved
VIEWS AND VISTAS ARE MAINTAINED Scenic Vistas of Lake are Maintained Main Street Viewshed is Maintained
LAND USE TABLE EAST HARBOUR • Residential 30% – Lowrise/max 4 sty apartments with ground fl. retail/service commercial – Midrise/max 5-6 sty at base of bluff/Main St • Community Facilities 70% – Waterfront pedestrian promenade & bike path – Park, open space, vehicle access & public parking
LAND USE TABLE WEST HARBOUR • Residential 23% – Lowrise/max 4 sty apartments with ground fl. retail/service commercial • Hotel/Conference Centre 6% – Hotel with meeting/conf facilities/max 6 sty • Community Facilities 71% – Waterfront pedestrian promenade & bike path – Park, open space, vehicle access & public parking
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