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Public Open House Secondary Plan Concept & Fiscal Impact
Review Wednesday January 15, 2020
FAC
FAC
PURPOSE OF THE PUBLIC OPEN HOUSE (Dillon Consulting Limited)
AGENDA
Project Update
Review of Secondary Plan Concept
Review of Fiscal Impacts based on Secondary Plan Concept
Next Steps
Q & A
1
2
3
4
5
FAC
PROJECT UPDATE (Dillon Consulting Limited)
1:
BACKGROUND
REVIEW AND
CONTEXT
2:
OPPORTUNITIES &
CONSTRAINTS, VISION
AND LAND USE
3:
RECOMMENDED
SOLUTION AND
DOCUMENTATION
Meeting: Confirmation
of Scope
Meeting:
Confirm the
Vision
Workshop
Meeting:
Design
Charrette to
Assess Land
Use Concepts
Meeting:
Review Draft
Secondary
Plan
Concept
Coffee Conversations Public Open
House on Land Use Plan
Concept and Financial Impact
Statutory
Public
Meeting
Directions Workshop
Online Engagement Activities PU
BLI
C E
VEN
TS
PR
OJE
CT
PH
ASES
CO
MM
ITTE
E
MEETI
NG
S
STA
TUS
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.
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; existing commercial fishery & industrial; and residential.
• Secondary Plan to lay-out long-term plan for re-purposing harbour lands & integration with adjacent waterfront areas.
Schedule G – Land Use
Port Stanley Harbour
Adjacent Harbour Lands
SECONDARY
PLAN AREA
Study Area 85 ha
Harbour Lands 15 ha
Adjacent Harbour Lands
1.97 ha
Maud/Bessie Street Special Policy Area (SPA)
2.92 ha
Main/Bridge Street SPA
1.48 ha
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 Residential
Harbour Low Density 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 Residential Commercial
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 Residential
Harbour Community 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 Residential
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
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)
14
m/4
5’
4 Storey Condo
12
.4m
/41
’
14
m/4
5’
4 Storey Residential Consistent with
Height of Residential Dev in Port Stanley
(14 m height on Main Beach)
14
m/4
5’
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)
36
.6 m
/12
0 f
t
20
m
6 Storey Hotel/Conference
Centre
MAXIMUM BUILDING HEIGHTS
• Lowrise housing (4 sty max) on the waterfront respect the scale/height of development in Port
• Provide some opportunity for higher 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)
Max 5 sty
6 storey Max 6 sty
4 storey 4 storey 4 storey Max 4 sty
Important Views and Scenic Vistas of
Lake Erie are Protected
Vista south on William St. to be maintained and streetscape to be improved
Views from residential areas on the hill to be respected
Views of lake from gateway roads to be maintained
Waterfront vistas to be maintained
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
TRANSPORTATION
IMPROVEMENTS • Extension of Main Street into the East
Harbour lands
• Connection of Carlow Rd. and William St.
• William St. narrowed as a one-way road to provide increased public realm/pedestrian walkways
• Extension of the pedestrian trail system along the waterfront
• Public parking on E & W Harbour lands
PUBLIC REALM
ELEMENTS • Guidelines for public realm
improvements to enhance the
attractiveness and functionality
of the Harbour Area
• Public realm guidelines focus on:
• Gateways
• Streetscapes
• Public Spaces
• Pedestrian Connections
• Public Parking Areas
Public Realm Elements A. Water’s edge walking trails with
resting/viewing spots
B. Pedestrian promenade connecting Main and Little Beaches via Downtown
A
B
B
D
C
Main
Be
ach, P
ort Stan
ey, O
ntario
B A
Blu
ffers P
ark , Toro
nto
, On
tario
Public Realm Elements C. Active recreational boating and
commercial harbour accessible to the public
D. Active and passive park with amenities
A
B
B
D
C
Tob
erm
ory h
arbo
ur, To
be
rmo
ry, On
tario
No
rth Sh
ore
He
ritage Trail, B
urlin
gton
, On
tario
D C
SECONDARY PLAN
MEETS COMMUNITY OBJECTIVES A. Continuous public access to the
waterfront with pedestrian promenade along East & West Harbours connecting Main & Little Beaches via Downtown
B. Public ownership of lands for waterfront parks, promenades/bike paths, vehicle access & parking (70%)
C. Mixed use development with housing choices to serve the community
D. Residential development respects the character of development in the Port (max building heights)
E. Key views and vistas are maintained
C C
D
E E E
A
A
B
B
SECONDARY PLAN SUMMARY • Lays-out long-term land use plan for re-
purposing harbour lands & integration
with adjacent waterfront areas
• Provides for long-term public ownership
of Harbour lands
• Provides for 70% of E & W Harbour lands
to be retained for public uses
(waterfront parks, waters’ edge
pedestrian promenade, pedestrian &
bike paths, park & beach access/
parking)
• Provides for 1-floor housing choices to
serve longer term community need
• Provides policy framework for future
waterfront park master plan & its long-
term implementation
FAC
FISCAL IMPACT REVIEW OF REVISED SECONDARY PLAN CONCEPT (Watson & Associates)
Scope of the Fiscal Impact Review
• Identification and costing of new infrastructure to support the Secondary Plan Area for residential and non-residential growth, including lifecycle costs.
• Estimate costs shared between funding responsibility (i.e. DC vs. Local Service vs. Taxes/Rates)
• Estimate the impact on the DC rate calculation
• Estimate the projected incremental operating costs by service for the Municipality.
• Estimate the projected incremental assessment, together with the tax and non-tax revenues that would be generated.
Approach to Analysis
-
econdar an Ana sis o simi ar
bui ding orms
mp o ment
opu a on oca i ed eeds
roader
eeds
Historic ervice
tandards
orecast anges
in ervice
unicipa udgets and
inancia tatements
Approach to Analysis
econdar an Ana sis o simi ar
bui ding orms
mp o ment
opu a on oca i ed eeds
roader
eeds
Historic ervice
tandards
orecast anges
in ervice
unicipa udgets and
inancia tatements
Proposed Developing Lands –
Population and Employment Residential
Units
West Lands East Lands Total
Apartments 211 495 706
Total 211 495 706
Population
West Lands East Lands Total
Apartments 365 856 1,221
Total 365 856 1,221
Non-Residential
Building Area (sq.ft.)
West Lands East Lands Total
Commercial 13,975 31,162 45,137
Hotel 4,863 - 4,863
Total 18,838 31,162 50,000
Employment
West Lands East Lands Total
Commercial 20 45 65
Hotel 7 - 7
New Employment 27 45 72
Non-ResidentialEstimated Employment
Type of UnitsUnits Increment
Type of UnitsPopulation Increment
Non-ResidentialSq.ft. of Development
Property Tax Assessment and
Anticipated Revenue Assumptions
• Residential Assessment per unit: – Apartments – Condo - $225,000
• Non-residential Assessment per sq.ft. – Commercial - $90
– Hotel - $100 Total Weighted Assesment (cumulative)
West Lands East Lands Total
Residential Annual Assessment 47,475,000 158,850,000 206,325,000
Weighted 1.00 47,475,000 158,850,000 206,325,000
Commercial Annual Assessment 1,744,050 2,804,580 4,548,630
Weighted 1.64 2,856,056 4,592,780 7,448,836
50,331,056 163,442,780 213,773,836
Note: It is assumed that 100% of the apartments will be condominium/owned
Type of Development
Total Weighted Assessment
Property Tax - Anticipated Revenue
West Lands East Lands Total
1. Property Tax¹
Residential Growth
Residential Assessment (RT) 47,475,000 158,850,000 206,325,000
Property Tax Revenue 0.7870% 373,609 1,250,086 1,623,695
Total Residential Property Tax Revenue 373,609 1,250,086 1,623,695
Non-residential Growth
Commercial Assessment 1,744,050 2,804,580 4,548,630
Property Tax Revenue 1.2887% 22,476 36,143 58,619
Total Commercial Property Tax Revenue 22,476 36,143 58,619
TOTAL PROPERTY TAX REVENUE 396,085 1,286,229 1,682,314
Cumulative Property Tax Revenue (2016$)
Property Tax Class
Non-tax Operating Revenues Tax-Supported
West Lands East Lands Total
2. Revenues
2.1 Service Specific Non-Tax Revenues
General Government 2.37 2.37 929 2,135 3,064
Fire 5.53 5.53 2,168 4,983 7,150
Building Permit and Inspection Services 0.08 0.08 31 72 103
Roadways & Winter Control 12.30 12.30 4,822 11,082 15,904
Parking 13.92 13.92 5,457 12,542 17,999
Street Lighting 0.57 0.57 223 514 737
Solid Waste Collection 0.59 0.36 225 521 746
Solid Waste Disposal 0.29 0.30 114 262 376
Waste Diversion 7.96 4.82 3,036 7,031 10,066
Parks 1.38 0.40 515 1,199 1,714
Recreation Facilities 34.92 10.03 13,017 30,343 43,359
Planning and Zoning 1.81 1.81 710 1,631 2,340
2.2 Other Non-Tax Revenues
Licenses, Permits, Rents etc. 39.31 39.31 15,410 35,418 50,828
Fines and Penalties 26.02 26.02 10,200 23,444 33,644
Investment Income 8.20 8.20 3,214 7,388 10,603
Interest Earned on Reserves and Reserve Funds 15.67 15.67 6,143 14,119 20,261
Gain/Loss on sale of land & Capital Assets (26.86) (26.86) (10,529) (24,201) (34,730)
TOTAL 144.06 114.83 55,682 128,483 184,165
Rate-Supported
West Lands East Lands Total
2. Revenues
Wastewater Collection/Conveyance 104.00 104.00 40,768 93,704 134,472
Wastewater Treatment & Disposal - - - - -
Water Treatment - - - - -
Water Distribution/Transmission 125.33 125.33 49,129 112,922 162,052
TOTAL 229.33 229.33 89,897 206,626 296,524
Revenue
Per
Employee
Incremental Expenditures (2016 $)
Revenue
Per
Employee
Incremental Expenditures (2016 $)
CategoryRevenue
Per Capita
CategoryRevenue
Per Capita
Operating Expenditures Tax-Supported
West Lands East Lands Total
1. Expenditures
1.1 General Government 2.88 2.88 1,129 2,595 3,724
1.2 Fire 98.10 98.10 38,455 88,388 126,843
1.3 Police 137.67 137.67 53,967 124,041 178,007
1.4 Court Security 5.62 5.62 2,203 5,064 7,267
1.5 Conservation Authority 0.95 0.95 372 856 1,228
1.6 Protective Inspection and Control 4.47 4.47 1,752 4,027 5,780
1.7 Building Permit and Inspection Services 22.86 22.86 8,961 20,597 29,558
1.8 Emergency Measures 0.04 0.04 16 36 52
1.90 Roadways & Winter Control 255.02 255.02 99,968 229,773 329,741
1.10 Parking 6.59 6.59 2,583 5,938 8,521
1.11 Street Lighting 7.72 7.72 3,026 6,956 9,982
1.14 Urban Storm Sewer 40.21 40.21 15,762 36,229 51,992
1.17 Solid Waste Collection 35.27 21.38 13,451 31,153 44,604
1.18 Solid Waste Disposal 15.98 15.98 6,264 14,398 20,662
1.19 Waste Diversion 21.47 13.01 8,188 18,964 27,152
1.20 Public Health Services 1.34 0.81 511 1,183 1,694
1.21 Cemeteries 0.39 0.11 145 339 484
1.22 Public Housing 11.30 - 4,125 9,673 13,797
1.23 Parks 45.31 13.01 16,889 39,371 56,260
1.24 Recreation Facilities 129.46 37.17 48,256 112,490 160,747
1.25 Libraries 1.53 0.44 570 1,329 1,900
1.26 Other: Harbour Operations 14.23 14.23 5,578 12,821 18,399
1.27 Planning and Zoning 13.20 13.20 5,174 11,893 17,068
1.28 Commercial and Industrial - 30.66 828 1,380 2,208
1.29 Agricultural and Reforestation 2.80 2.80 1,098 2,523 3,620
874.41 744.93 339,273 782,017 1,121,290
Rate-Supported
West Lands East Lands Total
1. Expenditures
1.12 Wastewater Collection/Conveyance 31.11 31.11 12,195 28,030 40,225
1.13 Wastewater Treatment & Disposal 42.46 42.46 16,644 38,256 54,901
1.15 Water Treatment 39.56 39.56 15,508 35,644 51,151
1.16 Water Distribution/Transmission 57.81 57.81 22,662 52,087 74,748
170.94 170.94 67,008 154,017 221,025
Incremental Expenditures (2016 $)
Incremental Expenditures (2016 $)
Total
CategoryCost Per
Capita
Cost Per
Employee
Total
CategoryCost Per
Capita
Cost Per
Employee
Summary of Capital Costs Required
for Secondary Plan Capital Costs by Area - Total Lifecycle Cost - Total
Total By Area DC Non-DC
Local
Service
County
Funded Area
Lifecycle
Cost
East 3,212,820 374,530 1,340,050 - East 191,200
West 1,334,370 954,030 1,677,500 196,100 West 129,600
Total 4,547,190 1,328,560 3,017,550 196,100 Total 320,800
Capital Costs by Area - Tax Supported
Total By Area DC Non-DC
Local
Service
County
Funded Area
Lifecycle
Cost
East 2,378,270 374,530 1,010,800 - East 134,300
West 1,334,370 954,030 1,384,300 196,100 West 122,500
Total 3,712,640 1,328,560 2,395,100 196,100 Total 256,800
Capital Costs by Area - Rate Supported
Total By Area DC Non-DC
Local
Service
County
Funded Area
Lifecycle
Cost
East 834,550 - 329,250 - East 56,900
West - - 293,200 - West 7,100
Total 834,550 - 622,450 - Total 64,000
Lifecycle Cost - Tax
Supported
Lifecycle Cost - Rate
Supported
Capital Works
Total
Replacement
Cost
2016 $
DC Non-DCLocal
Service
Annual
Lifecycle
Cost
Transportation Improvements
New Roads/Realignments
East Harbour New Collector Roads - East Harbour Loop $673,500 $673,500 $27,500
West Harbour New Collector Roads $538,800 $538,800 $0 $0 $22,000
William Street Right-of-Way Changes (one-way traffic) $541,200 $270,600 $270,600 $0 $22,200
Intersection Improvements
Main Street and Bridge Street Intersection Improvements $98,000 $98,000 $0 $0 $7,200
Carlow Road and Bridge Street Intersection Improvements1
$196,100 $0 $0 $0 $14,400
Stormwater2
East Harbour Lands - Sewer Extension/Outfall $226,500 $0 $0 $226,500 $5,500
West Harbour Lands - 350m of sewer extension and outfall $286,300 $0 $0 $286,300 $7,000
Water
East Harbour Lands - Watermain Extension $96,100 $0 $0 $96,100 $2,300
West Harbour Lands - Watermain Extension $147,100 $0 $0 $147,100 $3,500
Wastewater
East Harbour Lands - Sewer Upsizing $161,800 $40,450 $0 $121,350 $4,000
East Harbour Lands - Sewer Extension $111,800 $0 $0 $111,800 $25,300
East Harbour Lands - Pump Station $794,100 $794,100 $0 $0 $25,300
West Harbour Lands - Sewer Extension $146,100 $0 $0 $146,100 $3,600
Environmental Soils Costs
RSC for West Harbour Lands $490,200 $0 $0 $490,200 $0
Streetscape Improvements
Main Street Extension $784,300 $0 $0 $784,300 $22,600
Carlow Road Secondary Main Street $607,800 $0 $0 $607,800 $17,500
William Street Local Street $196,100 $0 $196,100 $0 $5,600
Bridge Street $392,200 $0 $392,200 $0 $11,300
Gateway Features - Apply as park amenities
Main Street and Bridge Street $98,000 $0 $98,000 $0 $3,100
Main Street and new East Harbour Loop Street $98,000 $0 $98,000 $0 $3,100
Carlow Road and Bridge Street $36,800 $0 $36,800 $0 $1,200
Trails - Parks
Extension of Trails in East Harbour Lands $764,700 $688,230 $76,470 $0 $28,000
Extension of Trails in West Harbour Lands $19,600 $17,640 $1,960 $0 $700
Extension of Trails in West Harbour Lands $24,500 $22,050 $2,450 $0 $900
Promenade along west side of East Harbour Lands $358,800 $322,920 $35,880 $0 $13,100
Public Space - Parks
New Public Space in East Harbour Lands $441,200 $397,080 $44,120 $0 $16,100
Public Space Improvement at Little Beach $220,600 $198,540 $22,060 $0 $8,100
New Public Space in East Harbour Lands $539,200 $485,280 $53,920 $0 $19,700
Total $9,089,400 $4,547,190 $1,328,560 $3,017,550 $320,800
Replacement costs are based on amounts identified by Dillon1 to be funded by the County
Note that all costs are in 2016 values to to reflect the year in which the initial analysis was undertaken
2Stormwater works may be included in an Area-specific D.C. as the municipality does not currently impose D.C.s for stormwater
Development Charge Impacts • Development Charges have been calculated based on
the municipality’s current Local Service Policy and municipal wide approach and the D.C. legislation that was in place when the secondary plan was initiated.
• The Province has introduced new legislation in 2019 that amends the Development Charges Act: – Bill 108 (Royal Assent, not fully proclaimed):
• Removal of Soft Services from eligible services (including parks & recreation)
• Provides installment payments for Rental Units, non-profit housing and non-residential
• Creates a new Community Benefit Charge regime under the Planning Act
– Bill 138 (1st Reading) – amends Bill 108 removes the D.C. installment payments for Commercial & Industrial Development
Development Charge Impacts –
Update Municipal-wide D.C.s Based on Amended Rates - 2017 with Capital Works and growth added to DC (2017$)
Non-residential
Single and Semi-
detachedApartments
Multiple
(Townhouse)per sq.ft.
Municipal-wide Charges
Roads and Related 1,014 1,001 1,440 1.15
Fire Protection Services 1,292 784 1,128 0.78
Parks and Recreation 2,999 1,820 2,620 0.43
Library Services 33 20 29 -
Administration Studies 157 96 137 0.11
Total Municipal-wide 5,495 3,721 5,354 2.46
Urban Area Charges
Water 445 271 390 0.43
Wastewater 6,888 4,182 6,019 2.87
Administration Studies 183 111 160 0.17
Total Urban Area Charges 7,516 4,564 6,569 3.47
Total Urban-area and Municipal-wide 13,010 8,284 11,923 5.93
Services
Residential
Net Fiscal Impact at Buildout
(2016$)
Property Tax Revenue$1.497M
Operating Revenue - Tax, $232,800
Operating Revenue - Rate$373,800
Lifecycle Expenditure, $517,000
Operating Expenditure - Rate$278,600
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$1,600,000
$1,800,000
$2,000,000
Expenditures Revenues
Net Annual Fiscal Impact
Operating Expenditure – Tax$1.416M
Net Fiscal Impact – Rate -$4,000
Net Fiscal Impact – Tax $48,600
Matters to be Considered which
would impact that Fiscal Analysis
• Updates to the Municipality’s Local Service Policy may be required
• Incentive programs which reduce the revenue potential from taxes, rates and/or D.C.s would impact the fiscal analysis negatively
• Pending changes in D.C. legislation may reduce the amount of revenue potential for infrastructure related to parks/recreation.
FAC
NEXT STEPS (Dillon Consulting Limited)
NEXT STEPS FOR SECONDARY
PLAN • Council provide direction regarding Harbour
Secondary Plan Concept based on public comments received.
• Finalize Secondary Plan Concept to address Council directions.
• Finalize Draft Secondary Plan & Fiscal Impact Study.
• Hold Statutory Public Meeting for Secondary Plan.
FUTURE STEPS FOR EAST AND WEST
HARBOUR (20 YEAR TIME HORIZON)
• Prepare a Harbour Implementation Strategy & Action Plan.
• Prepare Site Zoning and Building Design Guidelines.
• Prepare a Waterfront Master Plan.
• Prepare a Block Plan and Infrastructure Master Plan for the Future Development Lands.
• Prepare a Municipal Financial Implementation Plan.
• Assess/select the development model for the Harbour lands.
• Prepare investment packages for land parcels.
• Invite/assess/select development proponents.
• Initiate the phased development of the Harbour lands.
FAC
THANK YOU
Q & A
FOR MORE INFORMATION PLEASE VISIT THE PROJECT
WEBSITE:
www.centralelgin.org/en/business-development/port-stanley-harbour.aspx
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