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Town of Fort Erie Community &Development Services Our Focus: Your Future

Prepared for Council-in-Committee Report No. CDS-54-13 Agenda Date June 10, 2013 File No. 350313.003 Subject STEVENSVILLE-DOUGLASTOWN (BLACK CREEK) SECONDARY PLANNING – STRATEGIC LAND USE SESSIONS OUTCOME ANALYSIS AND RECOMMENDATION OF COMMUNITY AND DEVELOPMENT SERVICES STAFF.

Recommendations THAT THAT

Council receive Report CDS-54-13 for information purposes, and further Council support a staff recommendation to conduct two separate Secondary Plans for each Stevensville and Douglastown (Black Creek) for the reasons stated herein.

Relation to Council’s 2011-2014 Corporate Strategic Plan Priority: Infrastructure & Economic Development Goal 3: Leverage value from infrastructure investments to generate future growth

and revenue for the Town; Initiative 3.1: Continue infrastructure investment to realize the new growth/revenue opportunities associated with the Frenchman’s Creek Trunk Sewer Initiative 3.2: Promote development on browndfields and other existing serviced areas

List of Stakeholders

Residents, Property and Business Owners including the Stevensville-Douglastown (Black Creek) Secondary Plan Area

Existing and Potential Developers The Town of Fort Erie, the Region of Niagara, the Niagara Peninsula Conservation

Authority, Niagara Parks Commission, School Boards, Utility/Communication Companies and the Ministry of Transportation.

Prepared by:

Submitted By: Approved by:

Original Signed Chris Millar, CPT, MCIP, RPP Neighbourhood Planner

Original Signed Richard F. Brady, MA, MCIP, RPP Director of Community and Development Services

Original Signed Larry C. Adams, AMCT Chief Administrative Officer

Community and Development Services

of 12 Report No. CDS-54-13

Purpose of Report The Purpose of this report is to provide Council with the findings and synopsis resulting from two (2) Strategic Land Use Planning exercises relating to the initiation of the Stevensville-Douglastown (Black Creek) Secondary Plan. This report also contains a recommendation from staff with respect to moving forward in this process. This report has been prepared in follow up to an earlier recommendation adopted by Council in Report CDS-28-13X, which stated staff would report to Council on the outcome of the strategic sessions in considering the next steps in advancing towards a Secondary Plan Amendment(s) for these two communities. Background Council recently authorized the initiation of the Stevensville-Douglastown (Black Creek) Secondary Plan through Report CDS-28-13. Furthermore, Council endorsed a Community Focus Group to participate in a Strategic Land Use Planning Session in order to provide staff with perspectives of those living, owning or doing business within these communities. Appendix “1” illustrates the limits of the Secondary Planning exercises. In order to give Planning staff a balanced perspective or benchmark in examining the current land use compliment in relation to the aspirations of the community, it is equally important for staff to ascertain the perspective of the people involved with the ongoing maintenance and day to day operations and delivery of services to the community. In keeping with past Neighbourhood Planning approaches, two separate sessions were organized. Also in keeping with the Neighbourhood Planning program, the sessions were facilitated by Ron Marini and Associates Inc., a specialist in facilitation on land use matters. Mr. Marini’s contributions provide an objective, unbiased reporting of each of the sessions from which Town staff will carry forward and build on. Staff encourages full review of the reports delivered by Marini and Associates. The first session was conducted with key Town staff, spanning all departments and was held on March 7th, 2013. The Community Focus Group’s session was conducted April 26th, 2013. Mr. Marini’s reports are included as Appendix “2” and Appendix “3” to this report. A list of participants contributing at each of these two sessions are contained within the Marini reports. Analysis The Strategic Exercise Process Summary The strategic sessions were structured and followed along the same set agenda. The goal of the sessions was to collectively assemble a vision statement for the



communities and to identify and prioritize key goals for each community to work towards during the Secondary Plan’s development. Both sessions conducted followed the same format and steps in arriving at vision statements and priority goals. The S.W.O.C. analysis (Strengths, Weaknesses, Opportunities and Challenges) enabled the groups to frame their discussions having identified fundamental characteristics attributable, in their view, to each of the communities. The statements collected during the SWOC can be found in Appendices “2” and “3”. A matrix that places side-by-side participant responses for each of the SWOC headings, with staff‘s interpretation of shared or closely associated comments recorded in the exercise is attached as Appendix “4”. The sessions moved into the visioning exercises with the groups providing their input on what an ideal Stevensville and an ideal Douglastown (Black Creek) would look like in a future state. The elements of which are also contained in Appendix “1” & 2”. Using the elements stated, and reflecting on the SWOC findings, the groups formulated vision statements. As there were two sessions conducted (a staff session and a Community Focus Group session), each group generated a vision for both Stevensville and Douglastown (Black Creek). These vision statements are provided below:

Stevensville Vision Statements

(Staff’s stated Vision Statement)

“The ideal Stevensville is a welcoming, inclusive community connected to nature, neighbours and jobs; that celebrates its rural heritage and looks forward to a prosperous future with vital commercial and employment areas.”

(Community Focus Group’s stated Vision Statement)

“The ideal Stevensville is a well-planned village where people’s needs are met: Socially Economically Physically Intellectually Environmentally Spiritually

and where all are welcome.”

Douglastown (Black Creek) Vision Statements

(Staff’s stated Vision Statement)

“The ideal Douglastown (Black Creek) is a uniquely located residential community which is a people place where an active outdoor lifestyle is



celebrated, which supports local walkable commercial activity and where the highway interchange lands are an area of future compatible development.”

(Community Focus Group’s stated Vision Statement)

“The ideal Douglastown (Black Creek) is a peaceful bedroom community that accommodates all ages, with local amenities, accessible by active transportation, with affordable housing being available as well as leisure opportunities.”

Additional Planning Staff Comments on the Proceedings General Comments Comparing the resulting vision statements and equally important, having the benefit of witnessing all proceedings and dialogue, Planning staff distill difference in long term vision with these two communities. Dialogue respecting Stevensville displayed comfort in fulfilling the role of bustling rural village with a commercial hub for its immediate and rural residents. The participants sought to include all aspects of a complete community, or those which are within reason and to also champion providing for a full circle of life for its residents. Conversely, and also considering dialogue witnessed, Douglastown (Black Creek) displayed a little more divisive nature between members of the CFG. What is apparent about Douglastown (Black Creek) discussions is there are two distinct lifestyles/cultures on opposing sides of the QEW that have co-existed without issue and likely due to the highway itself. Douglastown CFG members on the north side of the QEW down-played any desire to be a bustling centre, preferring to retain a low key, low density image, projecting a predominantly residential composition. There was a sense of being content carrying a sub-urban image and acknowledging outside dependence, save and accept willingness towards establishing limited local commercial to provide for the basics. In fairness, not all members from the north shared in this opinion, however, a desire to maintain the existing low density recreational character was displayed during the meeting, with some desire to provide for seniors’ residences and minimal, basic commercial. By contrast, the CFG members representing the Black Creek Leisure Home complex on the south side of the QEW were displaying an aggressive desire to grow their lifestyle community and promoted its compact form, a form and tenure not generally envisioned by the group members residing north of the QEW. Black Creek Leisure Home resident representative and developer displayed pride in their micro community, which does provide some amenity and services within the community itself. There is also a vibrant and active lifestyle within the community and residents are very active with a variety of events and clubs.



So while the southern members wanted to ramp up development for more lifestyle living, the northern members were not objectionable provided it was contained to the south side of the QEW. It was apparent that sensitivities around future development in the context of these two identifiable lifestyles existed for Douglastown (Black Creek) and that continued dialogue can be anticipated. Stevensville Specific Comments of Staff on the Proceedings The following comments reflect Planning staff’s observations on the proceedings delivered as bullet points. It is Planning staff’s observations having witnessed discussion on Stevensville that:

Both staff and the Community Focus Group (CFG) see Stevensville as a more rural community, a fortunate community that has a good compliment of land use. There is a high degree of pride in its agricultural heritage and “flavour”;

There was recognition that a concerted effort was needed to develop a more clearly identifiable and defined “downtown core”; that such definition would be a good thing and desirable for the Stevensville community;

There was both recognition and a good degree of acceptance that Stevensville could stand for a little more choice in their housing stock, but this should be focused. The focus of intensification should occur around a strengthened downtown core;

The intensification should provide for age-in-place opportunities, as many of the residents have a strong desire to stay in the community. Some new form would also give youth the opportunity to find accommodation in their home community;

Some additional commercial in a strengthened downtown core area would also be welcomed with particular interest in absent services that cater to residents in the community (eg – Doctor’s, Dentistry, related medical/clinical amongst others);

Both staff and the CFG had a strong identification with the open space component (natural areas and parks) as being assets that will help keep the village feel in the face of new or intensifying development. They felt these areas could also be leveraged to entice recreationalists and sports enthusiasts to visit the community through organized events to promote these assets;

There was a positive outlook on the community as a whole, stemming from a high degree of optimism on self-sufficiency with respect to a live-work relationship within the community. When the economy turns and the employment lands secure new industry, the sense of live-work within the community will really be ignited;

Both staff and the CFG felt that with the available industrial lands designated and ready, this was a positive in underpinning their future prospects - more like a “it’s ready, it’s serviced, come on in” attitude in terms of industry seeking locations. There was increased awareness that the future highway corridor is likely to present or create direct exposure of the industrial lands onto the highway, heightening interest;



Planning staff noted a bit of a “love/hate” relationship to Stevensville Road. While everyone recognizes that it is the life-blood transportation corridor that helps keep the existing commerce viable, it had its detractors in terms of speeds and pass-by / pass-through traffic that do not have regard to community safety;

Both staff and the CFG believe Stevensville has strong participation and representation in its community groups and service clubs;

Both groups identified that transit was absent and that should a way be found to have it establish, it should be pursued. Certainly there was a belief from the CFG members that the service should be extended to the community to enable residents better access to services not available within Stevensville.

In examining the Stevensville “Priority Goals” set by both groups during the exercises, there were shared priorities with respect to defining and supporting a Village Core Area, but also to work towards stimulating interest in the industrial lands and continue to work on a transit solution. The Priority Goals are stated below:

(staff’s stated priorities) 1. Need to articulate a “core” for Stevensville 2. Create a Streetscape Master Plan for the identified core area 3. Identify where land use changes should occur 4. Identify financially feasible public transit solutions

(Community Focus Group’s stated priorities) 1. Prepare a Secondary Plan for Stevensville with related zoning 2. Attract businesses to the existing industrial park 3. Attract retail businesses to the village core

Stevensville Synopsis Using the information documented at the two strategic planning sessions (SWOC, Analysis, Visioning and Priority Goal setting exercises), combined with planning staff’s observations during the meetings as noted above, Planning staff are left with an impression that the Stevensville community is not adverse to accepting more select and focused growth/development in their community. Taking a select approach to intensifying a core area creates more support for introducing some absent, basic services in the community, such as transit, medical or clinical related services, but also to bolster existing commercial uses in the core and entice larger commercial operations such as a grocery or pharmacy. A focused approach will allow opportunities mixed use environments and to weave in appropriate housing forms for age-in-place opportunities, all while maintaining the “village” or “small town” feel.



Staff and CFG members would seem to embrace the notion that a defined downtown will help give them a stronger community image and focal point, creating a place to stimulate social interaction and give clear identity to the community. There was an early recognition that the future highway will introduce a new dynamic making Stevensville even more accessible for industry, commuters and tourist traffic. Building on the downtown theme, ways to control traffic and traffic safety should be explored in order to better associate and project a small town feel, instead of the rural commuter highway function it seems to serve as now. Planning staff anticipate focusing on the Stevensville Road Corridor in moving forward with land use designation review, core area delineation and intensification. Douglastown (Black Creek) Specific Comments of Staff on the Proceedings The following comments reflect Planning staff’s observations on the proceedings delivered as bullet points. It is Planning staff’s observations having witnessed discussion on Douglastown (Black Creek) that:

Residents north of the QEW identify strongly with their quiet, out-of-the-way location and surroundings. Some conveyed it is the very reason they live in the community.

Residents north of the QEW also identify strongly with their connection to the waterway for recreational pursuits;

Recognizing there are areas within the north that have remained undeveloped (yet draft approved), it would be their preference to see development that was “the same” as theirs. In others words, low density detached homes on generous lot sizes;

Not all northern representatives felt this way, some would like to see more choice to permit opportunities for retirement or senior living, yet to be modest and seek affordability;

Representatives of the Black Creek Leisure Homes development (the southern representatives) identified their community as an alternative in meeting a seniors living role and displayed pride in their community;

Southern representatives expressed interest in expanding their community; There was acknowledgement that a limited amount commercial in the north

would be a welcome benefit. Essentially a small convenience commercial establishment was described.

Both northern and southern, together with the staff session, identified transit as a municipal service that would benefit community members and not just for the senior component, but spanning all generations.

CFG members desired to have the trail system in the community completed; Northern members also spoke to aging and insufficient infrastructure, such as

lack of sidewalks and poor streetlighting. This was accompanied by comments on property taxes and the value they received for their taxes;

CFG members displayed a distain for the lagoons being their sanitary end-of-pipe solution. Both north and south conveyed there are days when air quality is very poor and would prefer an alternate solution be explored;



Northern members commented on a desire for marine related amenities such as a boat ramp and potentially a marina;

The northern members were also proud of their community centre and that it plays host to a number of organizations beyond its boundaries;

When discussions involving broadening the built form choices in the community were brought up, representatives from the north were very guarded of their desire to keep things low intensity;

The commercial lands at the interchange presented all groups, including staff, with a bit of a challenge in terms of future viability. There is considerable land area designated as commercial. Whether it could develop fully as commercial or whether alternatives should be explored remains something to investigate. In any instance, CFG members and staff expressed an interest in ensuring compatible development;

In examining the Douglastown (Black Creek) “Priority Goals” set by both groups (staff and the CFG) during the exercises, there were varied priorities set. The Priority Goals are stated below:

(staff’s stated priorities) 1. Create a walkable community master plan 2. Identify alternative development scenarios for the highway interchange lands 3. Identify areas for local commercial activity 4. Identify and construct a public gathering place

(Community Focus Group’s stated priorities) 1. Attract small convenience commercial 2. Tie the community into the public transportation system accessing existing

communities 3. Prepare a Secondary Plan (tied in priority with)

Decommission the sewage lagoons; and Investigate development charge credits to stimulate affordable housing

Douglastown (Black Creek) Synopsis Using the information documented at the two strategic planning sessions (SWOC, Analysis, Visioning and Priority Goal setting exercises), combined with planning staff’s observations during the meetings as noted above, Planning staff are left with an impression that the Douglastown (Black Creek) community is somewhat divisive in their longer term outlook. Staff attributes this to the culture of the two clearly identifiable lifestyles within the Douglastown (Black Creek) urban area boundary. The existing conventional, low density, sub-urban development north of the QEW has access to unique natural assets in the navigable waterways of the creek and river. Northern residents identify strongly with their outdoor recreational interests with an underlying interest in protecting their chosen lifestyle. It was apparent that their residency was in part, a decision to live far enough away, but not too far that they could not gain access to services and daily



needs without too much trouble. Staff notes that despite vocal representation seeking to protect the integrity of the northern community, there were calls for increasing the housing form within the north to better accommodate cycle of life within the community itself. There was also a willingness to invite very limited local commercial as a component of the community. The other part of that equation appeared to be related to good value in terms of affordability when seeking homes with access to the waterways. Staff interpret the dialogue as having a “best of both worlds” perspective. Residents of the north see themselves in an ideal geographic location, being minutes from Fort Erie proper, to Buffalo and to Niagara Falls, providing choice on which urban area to access for their higher level service needs. Immediate access to the QEW facilitates the lifestyle. To some degree the same can be stated about the Black Creek Leisure Home residents perspective. The QEW access provides them with the same options in accessing higher level needs. Despite this similarity, the representatives on the CFG from the south side of the QEW stated an active desire to expand their lifestyle community. The representatives also conveyed and positioned themselves as being an alternative in terms of choice for senior’s residency. They projected a high degree of self-sufficiency with an active community and demonstrated pride in their development and tenure. Respecting Black Creek Leisure Homes desire to expand, staff see limited options or opportunity. Firstly, to intensify within their present limits. Secondly, to acquire the vacant commercial lands or portion thereof, and re-designate for their use and lastly, seek to expand the urban area boundary to encompass their existing holdings adjacent on the west side. This last option comes with a whole raft of higher level policy issues concerning to the Town, Region and Province. In all circumstances, including contributions from the staff session, transit access was seen as something that needs to be explored. In general terms, planning staff perceives a highly reserved position to new development from those north of the QEW and more aggressive position from those lying on the south side. Recommendation of Planning Staff From the outset, it is important to recognize that these two communities (Stevensville and Douglastown (Black Creek)) are unique in that they are completely separate urban areas. In other words, they do not share a mutual boundary such as Spears-High Pointe or Ridgeway-Thunder Bay. To this end, the notion that a single Secondary Plan could be prepared for both of these urban areas is drawn into question by planning staff. Although the prescribed order of Secondary Planning initiatives (Report CDS-09-11 as modified) had identified these two communities to be the subject of “a” Secondary Plan, it is the opinion and recommendation of Planning staff that these two



communities be the subject of separate Secondary Plans given the following key considerations:

Stevensville and Douglastown (Black Creek) are geographically separated. They do not share mutual boundaries. Each is encompassed by its own, separate urban area boundary, of which no identifiable need or mandate of the Town to work towards joining these boundaries exists, or is within immediate reason;

Douglastown (Black Creek) has a recognizable marine component with Black Creek and the Niagara River waterways, while Stevensville is more characteristic of an inland settlement area.

Recent identification of the “preferred option” by MTO in securing a future 4 lane 400 series highway corridor to connect the 406 and the QEW cuts right through the gap in between these two separate urban areas. To some degree, the existing conditions and attitudes towards future development are displayed even within the Douglastown (Black Creek) situation. The QEW divides this urban area and it has evolved with two distinct outlooks from those within;

The existing character and hallmarks of Stevensville are true to a rural community atmosphere with a full spectrum of existing designations that can be further supported and enhanced through a Secondary Plan, while Douglastown is limited in its present designations and serves more in the roll of a “bedroom community”;

In terms of approvals, if proceeding with a single Secondary Plan for these two urban areas should face opposition or become embroiled in land use disputes with owners or agencies, the potential of holding up one urban area’s progress at the expense of another exists as a result of appeals that could un-necessarily delay implementing a single plan.

Next Steps Following council’s consideration and decision on the recommendation made herein, staff will seek to meet with the community focus group (or groups) as the case may be, to have dialogue on this report and the reports delivered by Marini. The meeting would be used to solidify or unify the two vision statements into one and commence more detailed discussions about land use, design considerations and secondary planning policy for staff to consider in preparing a draft for public input. Appendix “5” provides a general outline for the Secondary Plan process. Financial/Staffing Implications The required Secondary Plan and any subsequent Zoning By-law Amendments will be completed as part of the Town’s Neighbourhood/Secondary Plan Program as provided for in the Community and Development Services operating budget.



Policies Affecting Proposal The Town’s Official Plan places strong emphasis on the Neighbourhood Planning component in achieving more detailed land use distribution and a “complete community” approach to providing long term goals for ultimate build-out scenarios for the many Neighbourhoods in Fort Erie. The Planning Act and the Provincial Policy Statements support the development of Neighbourhood Plans, as a way to promote and manage smart growth, and to encourage increased densities and in-filling to reduce urban sprawl. The Town’s Official Plan also identifies Secondary Plans as a means of furthering its goals and policies at a more detailed level. Sections 5.5 Neighbourhood Planning and Section 13.3 Neighbourhood Plans of the Town’s Official Plan supply the majority of policy directives staff are working within to generate Secondary Plans. The Official Plan requires the Secondary Plans be adopted as an amendment to the Official Plan (OPA) and to proceed with any necessary zoning amendments to assist in the implementation of the Plans. The Region of Niagara is the approval authority for Secondary Plans and following approval, the Secondary Plan with then form part of our Official Plan, giving it status under the Planning Act. Comments from Relevant Departments/Community and Corporate Partners No direct Secondary Plan commenting from internal departments or outside sources at this time of Plan inception. While municipal staff has made contributions in these efforts, there is no Draft Secondary Plan generated requiring critical staff and agency review and comment thus far. Circulations for comment will occur in due course. Planning staff’s comments on the process to date are recorded throughout the Analysis section of this report. Alternatives

1. Council may choose not to support staff’s recommendation on separating these urban areas into two separate secondary planning areas;

Conclusion The Strategic Planning Sessions have given Community and Development Services staff an early indication and good barometer on stakeholder perspectives. The information gathered in the sessions has provided unbiased assessment and direct reporting through the exercises themselves. Planning staff have considered the findings of the Marini reports and believe it would be in the best interests of these two separate



communities to have Secondary Plans structured that are tailored to their unique circumstances. Planning staff envisions conducting the Secondary Plans in a simultaneous fashion from the onset, however the benefit of proceeding with two separate plans will allow one plan to continue development and processing should the other become delayed for any variety of reasons. Staff respectfully request Council support for the recommendations made herein. Attachments

Appendix “1” – Key Map Appendix “2” – Marini Report – Strategic Planning Session (with staff) March 7, 2013 Appendix “3” – Marini Report – Strategic Planning Session (with CFG) April 23, 2013 Appendix “4” - SWOC Comparative Matrix (displaying shared observations) Appendix “5” - General Timeline

APPENDIX "1" TO ADMINISTRATIVE REPORT NO. CDS-54-13 DATED JUNE 10, 2013

Ron Marini and Associates Inc

Report of the March 7, 2013 StrategicPlanning Session of the Town of FortErie Representatives Concerning theStevensville and Douglastown (Black

Creek) Secondary Plans

Hamilton, OntarioMarch 11, 2013

62 Quaker CrescentHamilton, Ontario, L8W 1H5

Office: 905-318-6584Cell : 905-865-3949

E-Mail : [email protected]


Stevensville and Douglastown

Table of Contents

March 7, 2013

Executive Summary 2

Introduction 6

Stevensville and Douglastown (Black Creek) Assessment Exercise 7

Developing A Vision for Stevensville 9

Developing A Vision for Douglastown (Black Creek) 10

Goals to Achieve the Vision for Stevensville 11

Priority Goals for Stevensville 12

Goals to Achieve the Vision for Douglastown (Black Creek) 12

Priority Goals for Douglastown (Black Creek) 13

Next Steps 13

Concluding Comments 14

APPENDIX "AU-List of Attendees

Ron Marini and Associates Inc. 1


Stevensville and Douglastown March 7, 2013

Report of the March 7, 2013 StrategicPlanning Session of the Town of FortErie Representatives Concerning theStevensville and Douglastown (Black

Creek) Secondary Plans.

Executive Summary

The Town of Fort Erie's Community and Development Services

Department is initiating the preparation of detailed land use

plans (known as secondary plans), for Stevensville and

Douglastown (Black Creek). These plans are intended to

articulate the land use intentions of the respective communities

and the Town of Fort Erie. To assist in this undertaking, the

Town of Fort Erie retained the services of Ron Marini and

Associates Inc., a community planning, communications and

strategic planning firm to facilitate a strategic planning exercise

with political and staff representatives of the Town. This session

was held at the Town offices on Thursday, March 7, 2013 and

involved a focus group comprising Ward 6 Councillor Paul Collard




and staff from various town departments. This report documents

the discussion which occurred at that session.

The focus group undertook an assessment of the current

situation in both Stevensville and in Douglastown (Black Creek)

through a review of each area's strengths, weaknesses,

opportunities and challenges. Among Stevensville's strengths

the group identified, was its strong sense of community as

exemplified by service clubs and community organizations while

an identified weakness was the lack of a core area meeting

place. The group viewed the secondary plan as an opportunity

to identify and strengthen Stevensville's downtown. An

identified challenge for Stevensville was to create employment

opportunities through appropriate land use instruments.

The similar review of Douglastown (Black Creek) saw the group

identify one of the community's strengths as its waterfront

location, while it identified the community's isolation as a

weakness. The focus group saw great opportunity for significant

commercial development which could serve the community while

one of the challenges was to make the residents feel that they

were part of the Fort Erie community.

Subsequent to the aforementioned assessments, the group

undertook a visioning exercise whereby the members articulated

elements of the ideal Stevensville and Douglastown (Black

Creek) communities culminating in the following vision

statements for each community:




"The ideal Stevensville is a welcoming, inclusive, community

connected to nature, neighbours and jobs that celebrates its

rural heritage and looks forward to a prosperous future with vital

commercial and employment areas."

"The ideal Douglastown (Black Creek) is a uniquely located

residential community which is a people place, where an active

outdoor lifestyle is celebrated, which supports local walkable

commercial activity, and where the highway interchange lands

are an area of future compatible development."

Upon articulation of the vision statements, the participants

developed a list of goals that needed to be met if the foregoing

visions were to become reality. The goals were then prioritized

in order to give a clear indication as to what the focus group

viewed as being most important in order to bring the respective

vision statements closer to reality. The primary goal the focus

group identified for Stevensville was the need to articulate a

'core' for Stevensville while the primary goal for Douglastown

(Black Creek) was to create a walkable community master plan.

Going forward in the strategic planning process will involve a

similar session with a community focus group together with

elected representatives and staff of the Town of Fort Erie to be

arranged for some time in April, 2013.

Ron Marini and Associates Inc. are grateful to Mr. Richard Brady,

MCIP, RPP, Director of Community and Development Services for

the Town of Fort Erie for this opportunity to assist in the




development of a clear vision with firm goals to advance the

preparation of the secondary plans for both Stevensville and for

Douglastown (Black Creek). We are confident that this early

work will result in sound community based secondary plans

Ronald M. Marini, MCIP, RPPRon Marini and Associates Inc.March 11, 2013




Report of the March 7, 2013 Strategic PlanningSession of the Town of Fort Erie RepresentativesConcerning the Stevensville and Douglastown

(Black Creek) Secondary Plans.

Introduction:The Town of Fort Erie retained the services of Ron Marini and



as an initial step in the preparation of detailed land use plans

known as secondary plans by the Town for the communities of

Stevensville and Douglastown (Black Creek). The purpose of the

strategic planning exercise is to articulate at a very early stage,the vision and goals for the communities of Stevensville and

Douglastown (Black Creek) to be used as base elements in the

development of the secondary plans. The strategic planning

exercise involves two sessions: the first with representatives ofthe Town of Fort Erie and the second with community membersfrom the respective communities and Town of Fort Erie electedand staff representatives. The initial strategic planning session

was held at the Town of Fort Erie Offices on Thursday, March 7,

2013. The focus group comprised Councillor for the Stevensville

and Douglastown (Black Creek) communities Councillor Paul

Collard, as well as various senior staff from the Town of Fort Erie.

It is noted that His Worship Mayor Martin could not attend due to

other municipal business, but he graciously had a message of

welcome delivered to the participants. Over the course of the

day, the focus group developed vision statements for both

Stevensville and for Douglastown (Black Creek) and then

developed a series of goals which, if implemented, would result

in bringing the vision closer to reality. Finally, the focus groupdetermined the priorities for the identified goals.




The Stevensville and Douglastown (Black CreeklAssessment Exercise:The initial phase of the strategic planning exercise was to

undertake an assessment of the Stevensville and Douglastown

(Black Creek) communities and for that purpose, the group

identified each community's strengths, weaknesses,

opportunities and challenges. Following is a summary of that

work.

Stevensville:

STRENGTHS II WEAKNESSES

of community

clubs/community

Strong sense

(service

organizations)Good land use mix

Distinct heritage and pride in

their heritage

Strategically located access

and within the municipality

Unique businesses (e.g. MinorBros.)Good parks and conservationareas

Only community in Fort Erie

with sufficient parkland to 2024

Ron Marini and Associates Inc.

Lack of public's awareness of

Stevensville

(also lack of a marketable

identity)

Two roads crossing creating a

quick in and out

Traffic by-pass route

Lack of public transit

Lacks room for residentialgrowthLacks a core area

meeting/gathering place

Lack of quality of life amenities

Isolated location

7



I OPPORTUNITIES I CHALLENGES

Identify and strengthen Redress sense of isolation

downtown Create employment through

Chance to capture passing appropriate land use

traffic instruments

Large proportionate share of Canadian Motor Speedway

industrial lands with rail access 4 lane highway from Highway

Safari Niagara (Zooz) as a 406 to the Queen Elizabeth Way

potential tourist draw

Opportunity for community

fund-raising for community

assets

Opportunity to create a more

complete community

Douglastown (Black Creek):

ISTRENGTHS IIWEAKNESSES IWaterfront location Not a complete communityDirect access to the Queen Lack of amenitiesElizabeth Way IsolatedRange of housing Feeling that not receiving valueCommunity centre-good sense for taxes paidof community Lack of transit




OPPORTUNITIES II CHALLENGES

Great opportunity for

significant commercial

development which could serve

the community

Excellent residential growth

opportunity north of the Queen

Elizabeth Way

Large country club next to the

community

Opportunity to bring passing

traffic from the Parkway to thecommunity

Opportunity for pedestrian

amenity at the river

Unique marine access to Black

Creek leading to the Niagara

River

Challenge to create a reason

for Queen Elizabeth Way traffic

to visit Douglastown (Black

Creek)

Commercial lands at the Queen

Elizabeth Way interchange

need to be reviewed for

appropriate long term

designation

Mobile home park-how it might

grow and options to explorehow growth might occur-also,

structure of the expansion

Challenge to make residents

feel that they are part of the

Fort Erie community

Demographics-older aged homeowners, lots of young families,must meet their needs

Servicing east of Black Creek

Developing a Vision for Stevensville:Upon the completion of the Stevensville Assessment Exercise,

the group then proceeded with work leading to the developmentof a vision for Stevensville.

Utilizing a scenario of the ideal Stevensville, the members then

articulated their views of what elements comprised their vision.The following elements were identified:

• Families, outdoor activities, workers/activity/industrialoperations

• People on pathways, pedestrian activity, parks are full,families on the streets

• Main Street commercial, transit

• Tourism commercial opportunities




• Core area housing opportunities other than single detachedhousing aligned with core housing found downtown

• Services to support the demographics of the community

• Kids going to school• Large natural outdoor education centre

From the above work, the group formulated the following vision

statement for Stevensville:

VISION FOR STEVENSVILLE:

"The ideal Stevensville is a welcoming, inclusive

community connected to nature, neighbours and

jobs that celebrates its rural heritage and looks

forward to a prosperous future with vital

commercial and employment areas."

Developing a Vision for Douglastown (Black Creek).;Upon the completion of the Stevensville Visioning Exercise, thegroup then proceeded with work leading to the development of a

vision for Douglastown (Black Creek).

Utilizing a similar scenario to that employed for the Stevensvilleexercise, the members then articulated what elements

comprised their vision for Douglastown (Black Creek). Thefollowing elements were identified:

• Bike paths• Active community centre

• People place• People gathering place

• Marine activity• Choice of ground-related housing

• Local commercial

• Quiet• Predominantly residential

• Interchange lands developed to their potentialFrom the above work, the group formulated the following visionstatement for Douglastown (Black Creek):




VISION FOR DOUGLASTOWN (BLACK CREEK):"The ideal Douglastown (Black Creek) is a

uniquely located residential community which is

a people place where an active outdoor lifestyle

is celebrated which supports local walkablecommercial activity and where the highway

interchange lands are an area of future

compatible development."

Goals to Achieve the Vision For Stevensville:Upon identification of the vision statement, the group thenturned its attention towards identifying the goals that needed to

be met if the vision was to be realized. The following goals wereidentified:

Goal:

Need to articulate a 'core' for StevensvilleGoal:

Promote shovel-ready land and infrastructure available in

StevensvilleGoal:

Develop the secondary plan for StevensvilleGoal:

Identify where land use changes should occurGoal:

Identify financially feasible public transit solutionsGoal:

Identify and refine built heritage

Goal:

Encourage interpretive elements with businessesGoal:

Create a tourism strategy for StevensvilleGoal:

Review the need for urban lands in Stevensville




Goal:Create a streetscape master plan for the identified core area

Goal:Identify the community's natural elements and connections both

current and future

Goal:

Investigate an approach to be welcoming

Priority Goals for Stevensville:Utilizing a voting mechanism the focus group selected the

following as the priority goals in order of importance to the

group:

1. Need to articulate a 'core' for Stevensville

2. Create a streetscape master plan for the identified core

area3. Identify where land use changes should occur

4. Identify financially feasible public transit solutions

Goals to Achieve the Vision For Douglastown (BlackCreek).;.Following the same format as used for the Stevensville goal

setting exercise, the following were the results for Douglastown(Black Creek).Goal:

Create a walkable community master plan

Goal:

Identify areas for local commercial activityGoal:

Integrate development charges with capital forecastsGoal:

Identify alternative development scenarios for highwayinterchange landsGoal:

Identify and construct a public gathering spaceGoal:

Identify a financially feasible public transit solution for thecommunity




Goal:Seek direction on an urban design theme

Goal:Identify alternative servicing strategies for the area east of Black

Creek and south of the Niagara Parkway

Priority Goals for Douglastown (Black Creek)lUtilizing the same voting mechanism as employed in the

Stevensville priority setting exercise, the focus group selected

the following as the priority goals in order of importance to the

group:

1. Create a walkable community master plan

2. Identify alternative development scenarios for highway

interchange lands

3. Identify areas for local commercial activity4. Identify and construct a public gathering place

Comment on Goals and Priorities:The group identified a series of goals and then undertook a

process to prioritize the goals to allow focus and to direct actionplanning. However, it is intended that the goals not selected astop priority be retained and incorporated into relevant work plansover time.

Next Steps:A second strategic planning session involving community

representatives from Stevensville and Douglastown (Black

Creek) along with representatives from the Town of Fort Erie will

be scheduled in about a month's time. The output from the

second session will be important as it will indicate to the Town

the goals and priorities of the respective communities as Town

Staff initiate the preparation of the secondary plans forStevensville and for Douglastown (Black Creek).




Concluding Comments:Ron Marini and Associates Inc. are grateful to the Town of FortErie and especially Richard Brady, MCIP, RPP, Director ofCommunity and Development Services for this opportunity to

assist in the development of clear visions with firm goals leading

to the ideal Stevensville and Douglastown (Black Creek)communities. The vitality and enthusiasm of the participants atthe March 7, 2013 session showed that each member ispassionate, caring and committed to making Stevensville andDouglastown (Black Creek) even better communities.

Ronald M. Marini, MeIP, RPPRon Marini and Associates Inc.March 11, 2013




Appendix "A"

March 7, 2013

Attendees of March 7, 2013 Strategic Planning Session

Paul Collard, Councillor, Ward 6, Town of Fort ErieRichard Brady, Director of Community and DevelopmentServicesTom Kuchyt, Acting Director of Infrastructure Services (Excusedat break)Helen Chamberlain, Director of Financial ServicesJim Thiebert, General Manager Fort Erie EDTC (excused forbusiness)Signe Hansen, Manager of Parks and Open Space DevelopmentSean Hutton, Facilities ManagerKira Dolch, Manager of Development ServicesDavid Heyworth, Manager Land Use PolicyDoug Campbell, Manager of OperationsCarla Stout, Administrative Supervisor (Transit Co-ordinator)Jane Davies, Museum AdministratorChris Millar, Neighbourhood PlannerGeoff Stephenson, Municipal Law Enforcement OfficerRobert Judd, Municipal Engineer, Infrastructure RenewalAI Stouffer, Community Gaming

Facilitator: Ron Marini, Ron Marini and Associates Inc.




Report of the April 23, 2013 StrategicPlanning Session of the Town of Fort

Erie Community StakeholdersConcerning the Stevensville and

Douglastown (Black Creek) SecondaryPlans

Hamilton, OntarioApril 26, 2013

62 Quaker CrescentHamilton, Ontario, L8W 1H5

Office: 905-318-6584Cell: 905-865-3949

E-Mail: [email protected]



Table of Contents

April 26, 2013

Executive Summary 2

Introduction 6

Stevensville and Douglastown (Black Creek) Assessment Exercise 7

Developing A Vision for Stevensville 9

Developing A Vision for Douglastown (Black Creek) 10

Goals to Achieve the Vision for Stevensville 11

Priority Goals for Stevensville 12

Goals to Achieve the Vision for Douglastown (Black Creek) 12

Priority Goals for Douglastown (Black Creek) 13

Comments on Goals and Priorities 13

Next Steps 13

Concluding Comments 14

APPENDIX " A"-List of Attendees



Stevensville and Douglastown April 26, 2013

Report of the April 23, 2013 StrategicPlanning Session of the Town of Fort

Erie Community StakeholdersConcerning the Stevensville and

Douglastown (Black Creek) SecondaryPlans.

Executive Summary

The Town of Fort Erie's Community and Development Services

Department has initiated the preparation of detailed land use

plans (known as secondary plans), for Stevensville and

Douglastown (Black Creek). These plans are intended to

articulate the land use intentions of the respective communities

and the Town of Fort Erie. To assist in this undertaking, the

Town of Fort Erie retained the services of Ron Marini and



with stakeholders from Stevensville and Douglastown (Black

Creek) together with political and staff representatives of the

Town of Fort Erie. This session was held at the Town offices on

Tuesday April 23, 2013 and came after a similar session held

earlier this year involving Town of Fort Erie staff and the Ward

Councillor.




The focus group assembled for the April 23 session comprised

Ward 6 Councillor Paul Collard, representatives from the

Stevensville and Douglastown (Black Creek) communities and

staff from the Town. A total of 18 community members along

with 4 staff attended the session. A listing of attendees is found

on the attached Appendix "A". This report documents the

discussion which occurred at the session of April 23.

The focus group undertook an assessment of the current

situation in both Stevensville and in Douglastown (Black Creek)

through a review of each area's strengths, weaknesses,

opportunities and challenges. The focus group identified one of

Stevensville's strengths as its village feel, while a weakness was

a lack of public transit. The group viewed an increase in tourism

as an opportunity. An identified challenge for Stevensville was

the lack of amenities to age in place.

The similar review of Douglastown (Black Creek) saw the group

identify one of the community's strengths as its natural areas,

while it identified the lack of amenities within walking distance

as a weakness. The focus group saw great opportunity because

there was room to grow while one of the challenges was to

entice economic growth.

Subsequent to the aforementioned assessments, the group

undertook a visioning exercise whereby the members articulated

elements of the ideal Stevensville and Douglastown (Black




Creek) communities culminating in the following vision

statements for each community:

"The ideal Stevensville is a well-planned village where people's

needs are met:

• Socially

• Economically

• Physically

• Intellectually

• Environmentally

• Spiritually

and where all are welcome."

"The ideal Douglastown (Black Creek) is a peaceful bedroom

community that accommodates all ages, with local amenities,

accessible by active transportation, with affordable housing and

leisure opportunities."

Upon articulation of the vision statements, the participants

developed a list of goals that needed to be met if the foregoing

visions were to become reality. The goals were then prioritized

in order to give a clear indication as to what the focus group

viewed as being most important in order to bring the respective

vision statements closer to reality. The primary goal identified

for Stevensville was the preparation of the secondary plan with

related zoning, while the primary goal for Douglastown (Black

Creek) was to attract a small convenience commercial outlet to

service the community.




Going forward from the strategic planning process will see Town

Planning Staff report the findings to Town Council and the further

development of the secondary plan programs for both

Stevensville and Douglastown (Black Creek).

Ron Marini and Associates Inc. are grateful to Mr. Richard Brady,

MCIP, RPP, Director of Community and Development Services for

the Town of Fort Erie for this opportunity to assist in the

development of a clear vision with firm goals to advance the

preparation of the secondary plans for both Stevensville and

Douglastown (Black Creek). Similar to the session with Town

Staff, we are confident that this early work will result in sound

community-based secondary plans

. .~.m:.h(. ~. 'm~

Ronald M. Marini, MCIP, RPPRon Marini and Associates Inc.Apri/ 26, 2013




Report of the April 23, 2013 StrategicPlanning Session of the Town of Fort Erie Community

Stakeholders Concerning the Stevensville andDouglastown (Black Creek) Secondary Plans.

Introduction:The Town of Fort Erie retained the services of Ron Marini and



as an initial step in the preparation of detailed land use plans

known as secondary plans by the Town for the communities of

Stevensville and Douglastown (Black Creek). The purpose of the

strategic planning exercise was to articulate at a very earlystage, the vision and goals for the communities of Stevensvilleand Douglastown (Black Creek) to be used as base elements in

the development of the secondary plans. The strategic planning

exercise involved two sessions: the first with representatives of

the Town of Fort Erie and the second with community members

from the respective communities and Town of Fort Erie electedand staff representatives. The initial strategic planning session

was held at the Town of Fort Erie Offices on Thursday, March 7,

2013, while the session with the community representatives washeld at Town Hall on Tuesday, April 23, 2013.

The community member focus group comprised Councillor for the

Stevensville and Douglastown (Black Creek) communities,Councillor Paul Collard, as well as citizens and property owners

from Stevensville and Douglastown (Black Creek). Senior Town

Planning Staff attended as observers and to offer clarification.His Worship Mayor Martin brought greetings from the Town of

Fort Erie, but departed thereafter as he was required to attend

another civic engagement. Over the course of the evening, the

focus group developed vision statements for both Stevensvilleand for Douglastown (Black Creek) and then developed a series

of goals which, if implemented, would result in bringing the




visions closer to reality. Finally, the focus group determined the

priorities for the identified goals.

The Stevensville and Douglastown (Black Creek>'

Assessment Exercise:The initial phase of the strategic planning exercise was the

undertaking of an assessment of the Stevensville and

Douglastown (Black Creek) communities where the group

identified each community's strengths, weaknesses,

opportunities and challenges. Following is a summary of that

work.

Stevensville:

I STRENGTHS II WEAKNESSES IRural/Agricultural flavour Needs more commercialGreat schools Unplanned developmentLots of parks Lost business

Village feel Limited alternative access

Beauty of the creek Urban core building dilapidationNew development No transit

Old families/new families No apartment buildingsTraffic Lack of road maintenanceHistory Community fragmentation (railCulture line and high speed roads)Amenities of larger community No Sidewalks




I OPPORTUNITIES II CHALLENGES INew development and new Future highway corridor

residents dividing the communities

Industrial site availability Sewage lagoons

Opportunity to improve Aging population

community assets Lack of amenities to age in

Building partnerships with place

service clubs Lack of activity for youth

Increased tourism Need to capitalize on vacant

Increased use of parks for industrial buildings and landssporting venues Drainage

Youth community facilities

SpeedwayProximity to the border

Douglastown (Black Creek):

ISTRENGTHS II WEAKNESSES

Beauty of the creek/community

livingAffordable housing

Proximity to the Niagara River

Proximity to the Q.E.W.15 minutes to Buffalo N.Y.

200 years of history

Traditional housing

Location of a significant

retirement communityNatural areas

Community centre


No amenities within walkingdistanceNoise from the Q.E.W.No transit

Limited docking

Distance to hospital

Lack of amenities for the public

Poor public street lighting

8



I OPPORTUNITIES II CHALLENGES IRoom to grow Economic downturn

Significant commercial Taxes on properties located on

opportunity at the interchange the waterfront/creek

Mid-peninsula highway Flood plain regulations

Access to the water Highway corridor dividing

Draw passing traffic into the communities

community To entice economic growth

Marina on the Niagara River Long term solution to sewage

Waterfront commercial lagoons

Niagara circle route Contamination of Black Creek

and the Niagara River withsewage due to storm events

Developing a Vision for Stevensville:Upon the completion of the Stevensville Assessment Exercise,

work proceeded on the development of a vision for Stevensville.It is important to note that only members from the Stevensville

community participated in this exercise.

Utilizing a scenario of the ideal Stevensville, the members then

articulated their views of what elements comprised their vision.The following elements were identified:

• Community centre/pool

• Small town community

• Lots of green space

• Limited traffic• Well maintained buildings

• Vibrant industrial park• Low rise apartments (3-4 stories)

• People walking• Support commercial for the community• Refocus Stevensville Road to create a village centre

• Bike paths• Sidewalks on Stevensville Road

• Increased population• Well-developed urban centre




• Traffic planning related to the operation of the proposed

speedway

• Transit• Support facilities to serve the population

• Full service grocery store• Beaver Creek outdoor natural education area

The Stevensville focus group took the elements identified and

listed above and crafted the following vision statement for

Stevensville:

VISION FOR STEVENSVILLE:

"The ideal Stevensville is a well-planned village

where people's needs are met:

• Socially• Economically

• Physically• Intellectually• Environmentally

• Spirituallyand where all are welcome."

Developing a Vision for Douglastown (Black CreektUpon completion of the Stevensville Visioning Exercise, the

representatives from Douglastown (Black Creek) proceeded with

work leading to the development of a vision for Douglastown

(Black Creek). Again, it is to be noted that only representativesfrom Douglastown (Black Creek) participated in this exercise.

Utilizing a similar scenario to that employed for the Stevensville

exercise, the members then articulated what elements

comprised their vision for Douglastown (Black Creek). Thefollowing elements were identified:

• Small, tight-knit community

• Foliagelflowering trees

• Places of worship




• Community centre

• Commercial

• Pubs• Lots of children• Selective opportunities for alternative housing

• TourismThe Douglastown (Black Creek) focus group took the elements

identified and listed above and crafted the following vision

statement for Douglastown (Black Creek):

VISION FOR DOUGLASTOWN (BLACK CREEK):

"The ideal Douglastown (Black Creek) is apeaceful bedroom community thataccommodates all ages, with local amenities,accessible by active transportation, withaffordable housing being available as well as

leisure opportunities."

Goals to Achieve the Vision For Stevensville:Upon identification of the vision statement, the entire focusgroup then turned its attention towards identifying the goals that

needed to be met if the vision for Stevensville was to be realized.The following goals were identified:

Goal: Prepare the secondary plan for Stevensville with relatedzoning

Goal: Develop a concept plan for the village core

Goal: Create an alternative transportation route to StevensvilleRoad

Goal: Attract business to the existing industrial park




Goal: Identify Community Improvement Plan opportunity for

downtown Stevensville

Goal: Develop a plan for new recreational/community facilities

Goal: Attract retail businesses to the village core

Goal: Connect Stevensville to the public transportation grid

Goal: Instil pride of ownership

Priority Goals for Stevensville:Utilizing a voting mechanism, the focus group of only

Stevensville community members selected the following prioritygoals in order of importance to the group:

1. Prepare the secondary plan for Stevensville with related

zoning2. Attract business to the existing industrial park

3. Attract retail businesses to the village core

Goals to Achieve the Vision For Douglastown (Black

CreektUtilizing the same format as the Stevensville goal setting

exercise, the following goals were identified for the Douglastown(Black Creek) community:

Goal: Attract small convenience commercial

Goal: Finish the Shagbark Trail

Goal: Prepare the secondary plan

Goal: Prepare a development concept plan for the interchangecommercial lands

Goal: Decommission the sewage lagoons




Goal: Investigate development charge credits to stimulate

affordable housing

Goal: A public dock on the Niagara River

Goal: Tie the community into the public transportation system

accessing existing communities

Priority Goals for Douglastown (Black CreektUtilizing the same voting mechanism as employed in the

Stevensville priority setting exercise, the Douglastown (Black

Creek) focus group selected the following as the priority goals in

order of importance:1. Attract small convenience commercial

2. Tie the community into the public transportation system

accessing existing communitiesThe following goals were tied for 3 rd priority:

Prepare the secondary plan;

Decommission the sewage lagoons;

Investigate development charge credits to stimulate affordable

housing.

Comment on Goals and Priorities:The group identified a series of goals and then undertook a

process to prioritize the goals to allow focus and to direct action

planning. However, it is intended that the goals not selected as

top priority be retained and incorporated into relevant work plansover time.

Next Steps:The output from the second session will be important as it will

indicate to the Town the goals and priorities of the respective

communities as Town Staff initiate the preparation of the

secondary plans for Stevensville and for Douglastown (BlackCreek). Town Planning Staff will prepare a report to Town

Council outlining the results of the strategic planning session

with the community focus group as well as the session held in




March with Town representatives. Subsequently, it is intended

that this work be presented to the broader community within

Stevensville and Douglastown (Black Creek) as part of thedevelopment of the secondary plans.

Concluding Comments:Ron Marini and Associates Inc. are grateful to the Town of Fort

Erie and especially Richard Brady, MCIP, RPP, Director of

Community and Development Services for this opportunity to

assist in the development of clear visions with firm goals leading

to the ideal Stevensville and Douglastown (Black Creek)

communities. We are also very appreciative of the community

focus group members who graciously offered their opinions and

their vision for their respective communities. These kind and

committed citizens demonstrated their passion for theircommunities. We thank them. Their participation and

commitment will no doubt result in the creation of excellentsecondary plans for Stevensville and Douglastown (Black Creek).

. .

Ronald M. Marini, MeIP, RPPRon Marini and Associates Inc.April 26, 2013




Appendix "A"

April 26, 2013

Attendees of April 23, 2013 Strategic Planning Session, Fort ErieTown HallElected Representatives:His Worship, Mayor Martin (Greetings on behalf of the Town ofFort Erie)Paul Collard, Councillor, Ward 6, Town of Fort Erie (Excusedafter the dinner break due to a municipal commitment)Stevensville Representatives:Dick MacleodJim and Judy SchultzBarb RueggPatricia Bossertlawrence BeamCharlene NighMike Grummet Jr.Ann Marie NoyesNicole TothIan TwyfordDouglastown (Black Creek) Representatives:Greg HunterBarb GardnerGeorge JardineAlan StewardSylvia RoachTom PattersonTown of Fort Erie Staff:Richard Brady, Director of Community and DevelopmentServicesDavid Heyworth, Manager land Use PolicyChris Millar, Neighbourhood Planner

Facilitator: Ron Marini , Ron Marini and Associates Inc.



DEPARTMENTAL STAFF CONTRIBUTIONS

COMMUNITY FOCUS GROUP CONTRIBUTIONS

SHARED OBSERVATIONS

(shared is not to be confused with most important)

Strong sense of community (service clubs / community organizations)

Rural/Agricultural flavour

Good land use mix Great schoolsDistinct heritage and pride in their heritage Lots of parksStrategically located access and within the municipality

Village feel

Unique businesses (e.g. Minor Bros.) Beauty of the creekGood parks and conservation areas New developmentOnly community in Fort Erie with sufficient parkland to 2024

Old families/new families

TrafficHistoryCultureAmenities of larger community

Lack of public's awareness of Stevensville (also lack of a marketable identity)

Needs more commercial

Two roads crossing creating a quick in and out Unplanned developmentTraffic by-pass route Lost businessLack of public transit Limited alternative accessLacks room for residential growth Urban core building dilapidationLacks a core area meeting/gathering place No transitLack of quality of life amenities No apartment buildingsIsolated location Lack of road maintenance

Community fragmentation (rail line and high speed roads)No Sidewalks

Identify and strengthen downtown New development and new residents

Chance to capture passing traffic Industrial site availability

Large proportionate share of industrial lands with rail access

Opportunity to improve community assets

Safari Niagara (Zooz) as a potential tourist draw Building partnerships with service clubs

Opportunity for community fund-raising for community assets

Increased tourism

Opportunity to create a more complete community Increased use of parks for sporting venues

Youth community facilitiesSpeedwayProximity to the border

Redress sense of isolation Future highway corridor dividing the communities

Create employment through appropriate land use instruments

Sewage lagoons

Canadian Motor Speedway Aging population

4 lane highway from Highway 406 to the Queen Elizabeth Way

Lack of amenities to age in place

Lack of activity for youth

Need to capitalize on vacant industrial buildings and landsDrainage

STEVENSVILLE

STRE

NGTH

SWEA

KNESSES

common perspectives shared between the two groups includes a strong recognition of their heritage & agricultural roots. Both groups touched on the village character while both groups also pointed out that there is a good compliment of park and natural spaces.

shared perspectives on the weaknesses of Stevensville included the limited road network, condition of roads in the community and the speeds on Stevenville Road.Access to transit was also cited as weakness for the community

COMMUNITY S.W.O.C. ANALYSISOPP

ORT

UNITIES

CHALLENGES

Not surprizingly, the availability of the industrial lands within the community was a common theme, but also the potential for an increase in tourism was mentioned in both sessions. This is largely due to the existing draw of Safari Niagara, but also to foster tourism relating to their heritage.

common acknowledgement that enticing new industry to locate in Stevensville's available Industrial lands is a shared view on challenges it faces. Interestingly, the identification of the future highway corridor was cited as a challenge. (Planning staff would note that one challenge could infact help remedy the other in this instance. A new highway corridor in the identified location would essentially put the existing industrial land in a location having direct exposure on the highway thereby hightening appeal and awareness)


DEPARTMENTAL STAFF CONTRIBUTIONS

COMMUNITY FOCUS GROUP CONTRIBUTIONS

SHARED OBSERVATIONS

(shared is not to be confused with most important)

Waterfront location Beauty of the creek/community living

Direct access to the Queen Elizabeth Way Affordable housingRange of housing Proximity to the Niagara RiverCommunity centre-good sense of community Proximity to the Q.E.W.

15 minutes to Buffalo N.Y.200 years of historyTraditional housing

Location of a significant retirement communityNatural areasCommunity centre

Not a complete community No amenities within walking distance

Lack of amenities Noise from the Q.E.W.Isolated No transitFeeling that not receiving value for taxes paid Limited dockingLack of transit Distance to hospital

Lack of amenities for the publicPoor public street lighting

Great opportunity for significant commercial development which could serve the community

Room to grow

Excellent residential growth opportunity north of the Queen Elizabeth Way

Significant commercial opportunity at the interchange

Large country club next to the community Mid-peninsula highway

Opportunity to bring passing traffic from the Parkway to the community

Access to the water

Opportunity for pedestrian amenity at the river Draw passing traffic into the community

Unique marine access to Black Creek leading to the Niagara River

Marina on the Niagara River

Waterfront commercialNiagara circle route

Challenge to create a reason for Queen Elizabeth Way traffic to visit Douglastown (Black Creek)

Economic downturn

Commercial lands at the Queen Elizabeth Way interchange need to be reviewed for appropriate long term designation

Taxes on properties located on the waterfront/creek

Mobile home park-how it might grow and options to explore how growth might occur-also, structure of the expansion

Flood plain regulations

Challenge to make residents feel that they are part of the Fort Erie community

Highway corridor dividing communities

Demographics-older aged homeowners, lots of young families, must meet their needs

To entice economic growth

Servicing east of Black Creek Long term solution to sewage lagoons

Contamination of Black Creek and the Niagara River with sewage due to storm events

The were less common perspectives when it came to the challenges concerning Douglastown (Black Creek) but both recognized the impact of the economy as something that is perhaps contributing to the lack of development, particularily with respect to the highway commercial lands. Both camps share this economic concern. from that point forward each had a variety of different views on challenges.

DOUGLASTOWN (BLACK CREEK)

There was certainly a strong identity made in relation to the marine component of the community and it's access to navigatable waterways. There was also the recognition that proximity to the QEW was seen as a strength. The community centre was something that was mentioned as a positive asset within the community.

COMMUNITY S.W.O.C. ANALYSIS

Whether expressed or implied, there are common statements between the two groups that would trend towards an identity of a "have not" community. Most notable was the lack of amenities (not specifically public) compared to other communities. This lends itself to self-recognition that it is not a complete community.(Planning staff would note this was more prevalent to those on the northeast side of the QEW in terms of lack of amenities. The lifestyle community is more self-sufficient but did focus on a lack of transit)

STRE

NGTH

SWEA

KNESSES

OPP

ORT

UNITIES

CHALLENGES

The two sessions found that there is potential for additional development on both sides of the QEW, however it was recognized that on the southwest, the designation of commercial has sat undeveloped for an extended period. Also common was the water access to the Niagara River and a belief that enhancement in this area had potential.


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econ

vene

with

Foc

us G

roup

(s) t

o re

fine

Visi

on a

nd h

ave

dial

ogue

on

land

use

, des

ign

and

polic

y.

July

- Aug

ust

2013

C

ondu

ct 1

st P

ublic

Info

rmat

ion

Ope

n H

ouse

Mee

ting

to re

ceiv

e in

put

from

bro

ader

pub

lic a

nd ta

ke c

omm

ents

bac

k fo

r con

side

ratio

n

July

- A

ugus

t 20

13

Dev

elop

Con

cept

ual L

and

Use

Pla

n fo

r con

tinue

d di

scus

sion

and

ge

nera

te d

etai

ls o

n va

rious

com

mun

ity p

rofil

es a

nd s

tatis

tics

Sept

embe

r 201

3 In

form

al c

ircul

atio

n of

Con

cept

ual L

and

Use

Pla

n to

dep

artm

ents

se

lect

age

ncie

s an

d ap

prov

al a

utho

rity

for c

omm

ent

Oct

ober

- N

ovem

ber 2

013

Con

duct

third

mee

ting

with

CFG

to re

view

and

dis

cuss

Con

cept

and

C

omm

ents

from

pub

lic a

nd a

genc

ies.

Mak

e de

term

inat

ion

on a

ny

mod

ifica

tions

from

all

com

men

t sou

rces

in o

rder

to g

ener

ate

the

Dra

ft La

nd U

se P

lan

and

back

grou

nd d

ocum

ent.

Nov

embe

r-D

ecem

ber 2

013

Staf

f dev

elop

s B

ackg

roun

d D

ocum

ent,

Dra

ft La

nd U

se P

lan

and

Dra

ft Po

licy

Doc

umen

t.

Janu

ary-

Febr

uary

20

14

Con

duct

2nd

Pub

lic In

form

atio

n M

eetin

g to

pre

sent

dra

fts a

nd s

olic

it ad

ditio

nal f

eedb

ack

and

com

men

t. C

ondu

ct fo

urth

CFG

mee

ting

to

disc

uss

com

men

ts, a

ny re

sulti

ng m

odifi

catio

ns fr

om a

ll in

put


Fe

brua

ry 2

014

Full

info

rmal

Pub

lic a

nd A

genc

y C

ircul

atio

n of

Dra

ft N

eigh

bour

hood

/Sec

onda

ry P

lan

for c

omm

ent.

Mar

ch 2

014

Seek

Cou

ncil

Aut

horiz

atio

n to

Pro

ceed

with

Sch

edul

ing

Stat

utor

y Pu

blic

Mee

ting(

s)

Apr

il-M

ay 2

014

Staf

f Pre

pare

s Fi

nal D

raft

Seco

ndar

y Pl

an(s

) bas

ed o

n co

mm

ents

re

ceiv

ed a

nd s

eeks

CFG

end

orse

men

t of F

inal

Pla

n

June

201

4 St

aff c

ondu

cts

FOR

MA

L Pu

blic

and

Age

ncy

Circ

ulat

ion

July

201

4 Pr

epar

atio

n of

Info

rmat

ion

Rep

ort a

nd S

tatu

tory

Pub

lic M

eetin

g be

fore

Tow

n C

ounc

il

July

201

4 Pr

epar

atio

n of

Rec

omm

enda

tion

Rep

ort f

or c

onsi

dera

tion

on

Ado

ptio

n by

Cou

ncil

Aug

ust 2

014

Pend

ing

Ado

ptio

n, S

taff

Circ

ulat

es to

Reg

ion

for c

onsi

dera

tion

on

App

rova

l

T

OW

N O

F FO

RT

ER

IE N

EIG

HB

OU

RH

OO

D /

SEC

ON

DA

RY

PL

AN

PR

OG

RA

M

“EN

VIS

ION

ING

GR

EA

T C

OM

MU

NIT

IES”


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