p o r t g l a s g o w c o m m u n i t y public workshop secondary plan wednesday august 8, 2012

P O R T G L A S G O W c o m m u n i t y

public workshop Secondary Plan

Wednesday August 8, 2012

Objectives

Inform community of the “Seaside Project” for Port Glasgow.

1. Vision and Description2. Land Use Planning3. Natural Heritage4. Community Design 5. Servicing – sanitary and storm water, traffic6. Economic Impact

Seaside’s Development Team1. RKLA Inc. (Landscape Architects)2. Kirkness Consulting Inc. (Urban and Rural Planning)3. Sco-Terra Consulting Group Limited -- Civil and Environmental

Engineers4. Achieve Consulting Group -- (communications, marketing and

community economic development)5. BioLogics Inc. Ecologists and Environmental Planners (Natural

Heritage)6. F. R. Berry and Associates – Traffic and Transportation7. Golders and Associate (Geo-technical Engineering)8. Meyer Heritage Consultants (Archaeology)9. Joe Law – Law Engineering Ltd (Environmental Site Assessment)10. LVM Inc. -- Geotechnical and Hydrogeological Engineering

Source: West Elgin website PROPERTY OWNERSHIP - LOT 6 AND 7

SEASIDE LANDSTotal area is 57 acres or23 ha

Source: West Elgin website

LOT 6 PROPERTYOWNERSHIP PLAN

SEASIDE LANDSTotal area is 57 acres or23 ha

Studies and Reports in 2008-12• Environmental Site Assessment– 2008 • Natural Heritage Inventory 2008• Surplus lands – Road closure –HL Road - 2010• Traffic Impact 210 and 2012• Sanitary Sewer-Waste Water Treatment - 2011• Archaeology 2008 thru 2012• Environmental Impact Study 2011• Golder’s Geotechnical -- slope analysis 2009• Storm water Management Plan - 2011 • Tenure Structure – Draft Plan of Subdivision - Common Elements

Condominium- 2011• Environmental Assessment framework for Sanitary Waste Water 2012• Geotechnical study by LVN Inc. - 2012• Field Studies for Species At Risk - 2012

Seaside’s Proposed Master Plan

Gray Line Furnival Road


•57 acres of total lands• 322 housing units• 715 people• 46,500 sq. ft. commercial space• 25 acres of open space (40%)• Gross Residential Density = 14units per

hectare• Net Residential Density = 23 units per hectare

1. Vision and Description

The Vision, started with a DESIGN CHARETTE held in late 2007 in collaboration with the Municipality. ……. is founded on principles of:

• providing a healthy, livable and safe community environment

• utilizing lands efficiently

• a range of housing types

• mixed use and compact

• social and recreational facilities

• natural heritage and cultural features.

• respecting existing residents and their perceptions of “community”.

• servicing infrastructure

Vision and Description

• residential development within the table lands

• serves both seasonal and year-around populations

• a “village centre” on Havens Lake Road.

• Tourism

• three-story building height maximum

• commercial on the ground floor

• residential dwellings on upper floors.

• Enhance connections to Lake, the Beach and 16 Mile Creek.

Development Concept 2008

Furnival RoadG

ray

Line

Marina

Douglas

Havens Lake Road

Lake

Erie

To R

odne

y

CONCEPT MASTERPLAN 2008-9

• Terraced housing

• Indoor Boat storage

• Community centre

• square• Retail

services -apartments above

• Hotel and public WR

• Marina • Marina

parking • Amphi-

theatre• 16 mile

creek valley lands

• Beach

Development Concept

2009

Land Use Policy- Seaside project must

conform and implement local

official plan policy

Planning Instruments Approvals Required

• Draft Plan of Subdivision by MMAH• Draft Plan of Condominium (common

elements) by MMAH• Rezoning from Agriculture zone to various

settlement development zones – e.g. residential and commercial by WE

• Environmental Assessment for WWTP|(san) by MOE

3. Natural Heritage

The following comment came in from a “concerned student”…… a Queens University email address. “what has been done to ensure that wildlife, fish and habitats will not be destroyed? Do you think that you have done enough research and studies to protect species and habitats? Please bring this up at your meetings……” Thank-you•

3. Natural Heritage

• ……………. for any planning application, natural heritage studies need to be conducted. We have completed our investigations and written an EIS. We are responding to comments from government agencies and the public , on the EIS and to implement additional studies related to the Endangered Species Act and changes to the list and/or identified critical habitat that have occurred since our initial studies.

Dave Hayman of BioLogic Inc

Biologic’s Natural Heritage Study -2008

Provided and in-depth inventory of important natural features and functions, that would be considered in the overall community planning

and design for Port Glasgow.

3. Biologic’s Environmental Impact Study - 2011

Reviewed the Master Plan and development applications to identify potential impacts and to mitigate against:• Storm water management• Sanitary treatment• Woodlands• Valley lands• Edge management to preserve trees• Ground water – 16 Mile Creek interface

3. Current tasks

• Working with the planners and engineers:– to ensure impacts are negligible or complimentary to

natural heritage. – Integration of natural heritage with the overall

community design. – Develop trails and corridors – Enlarge the wetland habitat in valley lands with SWM. – Continue the study of the potential for EASTERN FOX

SNAKE habitat.– Update heritage sensitive inventory and mapping

4. Community Design

• The introduction mentioned the start with a Charette in 2007 and the outcome of a theme for the design based on traditional Scottish Village.

• The Charette was attended by the former Mayor and a Councillor that helped in formulating the founding principles and general land use distribution in the best interest of the Community.

• Later the Municipal Planner urged that Seaside`s planning include the larger area of public lands and the marina.

CONCEPTUAL MASTERPLAN

HISTORICAL INSPIRATION

ARCHITECTURE IS NOT ABOUT COPYING THE PAST. IT’S ABOUT TAKING THE BEST FROM BOTH PAST AND PRESENT, AND COMBINING THE TWO INTO THE BEST POSSSIBLE CREATION.

-WILLIAM H. HARRISION, AIA

DOWNTOWN - MAINSTREET

THE MAIN STREET

THE CIVIC BUILDING

NEIGHBOURHOOD PLAN

MULTI – UNIT HOMES

THE LIGHTHOUSE

Village Centre and “Surplus” Lands along Havens Lake Road

• The Village Centre will provide:– a centre/focal point of activity for the

COMMUNITY– supports TOURISM.

• The village Centre is proposed along Havens Lake Road – being near the Lake and beach amenities.

• Seaside proposes to rebuild HLR with infrastructure to support the VC

Havens Lake Road - rebuilt

HLR features would be:• 25 m Right of way• 2 lanes of thru traffic – extra wide lanes• Parallel parking along both sides• Centre line landscaped median• Wide sidewalks on each side• Buildings to the edge – like a traditional

mainstreet.

Havens Lake Road

• RIGHT-OF-WAY:– is very irregular in width– Has more lands then needed for a roadway– the lands left over constitute SURPLUS LANDS– provides abutting Seaside lands with frontage and

access to a public road– SURPLUS LANDS cannot be developed on their own – SURPLUS LANDS are identified on the following plan

Havens Lake Road “surplus lands”


Gra

y Li

ne

Furnival Road

Havens Lake Road “surplus lands

Basic Terms of Agreement between Seaside and West Elgin

Surplus Lands (comprising 2.65 acres for the 3 parcels) area of would be conveyed to Seaside on the basis that:– Seaside would pay to WE, the amount established by

an appraisal from a qualified Land Appraiser of WE`s choosing;

– Seaside would convey 5 acres of land along the 16 Mile Creek to enable connection of the Beach and Picnic Area to Gray Line for pedestrian hiking trails etc.

Enhancing Pedestrian Views - Linkages

Viewing Lake Erie

• The following frame grabs of the HLR drive through video. This is intended to show the massing of buildings in the downtown and does not depict the actual architecture or landscaping that will be part of the final design. This is intended to illustrate that the view of the lake is not impeded by the buildings set along the road side. You will notice you can’t even see the buildings on the south east side of the road (the Inn)

Built form Along Havens Lake Road

• Movie

5. Traffic Analysis

F. R. Berry concludes in the 2012 Update Report states the following:`` It is my opinion that traffic and parking issues are addressed appropriately ….. there would be adequate traffic capacity on Havens Lake Road and an adequate amount of off-street parking to meet the needs of the development as well of those of the Yacht Club.``

5. Traffic Studies Findings

• Built upon 2009 report that assessed residential component

• Took traffic counts on Aug 2009 holiday wknd• Estimated total peak hour volumes would be

300 vehicles• Carrying capacity of 2 lane collector is 500

to700 vehicles • HLR needs to be no wider than 2 thru lanes

5. Servicing – Water, Wastewater and Stormwater 1

• Water would be supplied by the West Elgin Area Water System through local connection to the West Elgin municipal water distribution system.

• Wastewater Treatment involving a private communal facility exclusive to Seaside’s lands was previously established in 2009 through an environmental assessment planning process undertaken by the Municipality of West Elgin.

5. Servicing – Water, Wastewater and Stormwater 2

• Wastewater Servicing is being further examined under a new Municipal Class EA process which is being integrated with the current Planning Act approvals.

• Stormwater would be directed to a stormwater management facility for enhanced water quality protection and temperature control.

• All internal site services including wastewater treatment and stormwater management facilities will be owned and managed by the Condominium Corporation.

Wastewater Treatment Facility Approvals 1

• Seaside has undertaken pre-consultation with the Ministry of the Environment (MOE), the Ministry of Municipal Affairs and Housing (MMAH) and the Municipality of West Elgin

• Wastewater Treatment requires Municipal Class Environmental Assessment (EA) approval pursuant to the Ontario Environmental Assessment Act administered by the MOE

Wastewater Treatment Facility Approvals 2

• The EA public consultation process will be integrated with the Planning Act approval process as agreed upon by MOE, MMAH and West Elgin.

• Following EA approval, the implementation of the preferred wastewater treatment alternative is subject to an Environmental Compliance Approval (ECA) by the MOE

• A wastewater treatment facility discharging to a surface water requires licensed operators in accordance with MOE requirements as with a municipal facility such as the Rodney STP

Storm Water Facility 1

• Seaside has undertaken pre-consultation with the MOE, Ministry of Natural Resources (MNR), Lower Thames Valley Conservation Authority (LTVCA), MMAH and the Municipality of West Elgin

• Implementation of a Stormwater Management Facility remains subject to MOE, MNR, LTVCA and Municipal approval of a design-level Stormwater Management Plan

• Additional public and agency consultation is planned as part of the Secondary Plan and Draft Plan approval processes

Storm Water Facility 2

• An MOE issued ECA under section 53 of the Ontario Water Resources Act and LTVCA Permit under section 28 of the Conservation Authorities Act are required prior to implementation of a stormwater management facility.

• The ECA to be issued by the MOE and the Permit to be issued by LTVCA will impose ongoing operational requirements on the facility owner (i.e. Condominium Corporation.

6. Economic Impact

• Short Term Job Creation• Employment Income & the Multiplier Effect• Decrease Unemployment Rate• Long Term Jobs• Complimentary Business Mix

How Seaside Fits

• West Elgin Official Plan: Economic Development

• Elgin County: Economic Development Plan

• Elgin County: Tourism Strategy

Impact on West Elgin

• Source: Municipality of West Elgin website http://www.westelgin.net/files/MunicipalTaxes/tax%20insert2011%20website.pdf

Municipal Tax AssessmentMunicipal Budget



Inform community of the “Seaside Project” for Port Glasgow.

1. Vision and Description2. Land Use Planning3. Natural Heritage4. Community Design 5. Servicing – sanitary and storm water, traffic6. Economic Impact



Thank you and questions.

p o r t g l a s g o w c o m m u n i t y public workshop secondary plan wednesday august 8, 2012

Documents