public open house secondary plan concept & fiscal impact ... · review draft secondary plan...

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


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


• 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


• 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 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


• Low rise apartments

• Retail, restaurants, personal &

business services


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


• 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


Apartments 365 856 1,221

Total 365 856 1,221

Non-Residential

Building Area (sq.ft.)


Commercial 13,975 31,162 45,137

Hotel 4,863 - 4,863

Total 18,838 31,162 50,000

Employment


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)


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


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


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


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


CategoryRevenue

Per Capita

CategoryRevenue

Per Capita

Operating Expenditures Tax-Supported


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


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



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


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


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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