PURPOSE OF THE PUBLIC OPEN HOUSE (Dillon Consulting Limited) FAC - - PowerPoint PPT Presentation

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

• f 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

• n Land Use Plan

Concept and Financial Impact

Statutory Public Meeting Directions Workshop Online Engagement Activities

PUBLIC EVENTS PROJECT PHASES COMMITTEE MEETINGS STATUS

POLICY PLANNING IN CENTRAL ELGIN

• Central Elgin

Official Plan provides the municipal-wide vision and policies guiding land use planning in CE.

• Secondary Plans as

part of the CE OP provide more detailed land use plans & policies to guide investment & development in specific areas in CE.

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

• pportunity for “private sector

investment and re-purposing”.

• OP establishes permitted uses:

tourism oriented & recreation uses; existing commercial fishery & industrial; and residential.

• Secondary Plan to lay-out long-term

plan for re-purposing harbour lands & integration with adjacent waterfront areas.

Schedule G – Land Use

Port Stanley Harbour Adjacent Harbour Lands

SECONDARY PLAN AREA

Study Area 85 ha Harbour Lands 15 ha Adjacent Harbour Lands 1.97 ha Maud/Bessie Street Special Policy Area (SPA) 2.92 ha Main/Bridge Street SPA 1.48 ha Remaining lands: 63.6 ha

• unevaluated wooded

hillside;

• adjacent developed lands;
• Kettle Creek; and
• Lake Erie.

HARBOUR VISION

Today, Port Stanley is a vibrant community with a unique character, beautiful landscapes and beaches, and a strong sense of community. It is an active commercial fishing village that is valued by its residents and enjoyed by its visitors. Into the future, the waterfront will continue to be publicly accessible, with a range of facilities that support passive and active recreational uses which serve the existing and future residents and

• visitors. Important views of the lake will be maintained and enhanced through the sensitive design

and careful siting of new development on the Harbour lands. The repurposing of the Harbour lands will leverage the assets of the Port Stanley community and provide new opportunities for year-round amenities that can be enjoyed by people of all ages, while maintaining the unique and historic character of the village. New facilities will be provided to support healthy, active lifestyles of the existing and future residents and visitors. Port Stanley Harbour will celebrate its history as an industrial port and will maintain and support its active commercial fisheries. New uses will support sustainable options for people to live, work, shop and play in Port Stanley. New uses will enhance the choices available for accommodations within Port Stanley, including housing encompassing a range of affordability, shorter stay accommodations for visitors, and new retail uses to serve the needs of the community and visitors. The development of the Harbour lands will be planned with a range of uses to be financially self-sustaining with revenue generation as a focus for the long term.

HARBOUR PLACE-MAKING PRINCIPLES

(creation of public spaces that contribute to people's health, happiness, and well-being)

• 1. Maintain public access to the waterfront and

views of the lake.

• 2. Promote healthy active lifestyles.

• 3. Ensure new development celebrates and

honours the unique history and character of Port Stanley.

• 4. Provide enhanced port services.

• 5. Facilitate the development of new year-round

public amenities.

• 6. Support long term mixed use development

that enhances the livability and sustainability of the community.

LAND USE PLAN CONCEPT

• Land use designations and policies:
• Harbour Low Density Residential
• Commercial
• Harbour Community Facilities
• Harbour Natural Heritage
• Dynamic Beach
• Mixed Use 1
• Mixed Use 2
• Hotel/Conference Centre

HARBOUR LOW DENSITY RESIDENTIAL

• Permitted uses include:
• Single detached dwellings
• Semi-detached dwellings
• An accessory apartment in a

single detached or semi- detached dwelling

• Duplex, triplex and converted

single detached dwellings

• Boarding/lodging houses and

bed & breakfast establishments

Harbour Low Density Residential Harbour Low Density Residential

COMMERCIAL

• In support of the Commercial policies

in the CE OP, continue to encourage core commercial uses that meet both local needs and tourist function on Main, Bridge and William Streets and the harbour

• Permitted uses include:
• Retail, personal and business

services, offices

• Restaurants, hotels, places of

entertainment, meeting places

Harbour Low Density Residential Commercial

HARBOUR COMMUNITY FACILITIES

• Harbour Community Facilities

designation recognizes that community access to the harbour waterfront will be protected through public ownership

• Permitted uses include:
• Indoor & outdoor recreation

facilities, community centre, park, walking trails, amphitheatre, open air market, splash pad & change room, washrooms, marina, public parking and works facilities.

• Commercial fishery activities.

Harbour Low Density Residential Harbour Community Facilities

HARBOUR MIXED USE 1

• Provide a compact, mix of uses in an

apartment built form

• Main St. extension include ground

floor commercial, office or institutional to enliven street and animate public spaces

• West Harbour include ground floor

tourism related commercial

• Permitted uses include:
• Low rise apartments
• Retail, restaurants, personal &

business services

Harbour Low Density Residential Mixed Use 1

HARBOUR MIXED USE 2

• Provide a mix of uses in an

apartment built form

• Siting of development at the base of

the bluff to be sensitive to existing views of northern neighbours and slope stability considerations

• Permitted uses include:
• Low & mid-rise apartments
• Retail, restaurants & personal

services on the ground floor to enliven the street

Harbour Mixed Use 2

HOTEL/CONFERENCE CENTRE

• A hotel with conference facilities in a

landmark building on the waterfront that supports the development of Port Stanley as a 4-season destination

• Hotel/conference centre will include

a residential ownership component reflecting the seasonality of the tourism/recreation market and the need for housing choice

Hotel/Conference Centre

4 Storey Residential Consistent with Height of Residential in Port Stanley (14 m height of Wharf on East Harbour)

14m/45’

4 Storey Condo

12.4m /41’ 14m/45’

4 Storey Residential Consistent with Height of Residential Dev in Port Stanley (14 m height on Main Beach)

14m/45’

Residential Buildings to Respect History & Character of Housing in Port Stanley (4 storey building height)

6 Storey Hotel/Conf Centre Respects History and Character in Port Stanley (36.6 m height of silos on West Harbour)

36.6 m/120 ft 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

• f 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 Beach, Port Staney, Ontario

B A

Bluffers Park , Toronto, Ontario

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

Tobermory harbour, Tobermory, Ontario North Shore Heritage Trail, Burlington, Ontario

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
• f 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

• pu a on
• ca i ed

eeds roader eeds Historic ervice tandards

• recast anges

in ervice unicipa udgets and inancia tatements

Approach to Analysis

econdar an Ana sis o simi ar bui ding orms mp o ment

• pu a on
• ca i ed

eeds roader eeds Historic ervice tandards

• recast anges

in ervice

unicipa udgets and inancia tatements

Proposed Developing Lands – Population and Employment

Residential Units

West Lands East Lands Total Apartments 211 495 706 Total 211 495 706

Population

West Lands East Lands Total Apartments 365 856 1,221 Total 365 856 1,221

Non-Residential Building Area (sq.ft.)

West Lands East Lands Total Commercial 13,975 31,162 45,137 Hotel 4,863

• 4,863

Total 18,838 31,162 50,000

Employment

West Lands East Lands Total Commercial 20 45 65 Hotel 7

• 7

New Employment 27 45 72 Non-Residential Estimated Employment Type of Units Units Increment Type of Units Population Increment Non-Residential Sq.ft. of Development

Property Tax Assessment and Anticipated Revenue Assumptions

• Residential Assessment per unit:

– Apartments – Condo - $225,000

• Non-residential Assessment per sq.ft.

– Commercial - $90 – Hotel - $100

Total Weighted Assesment (cumulative) West Lands East Lands Total Residential Annual Assessment 47,475,000 158,850,000 206,325,000 Weighted 1.00 47,475,000 158,850,000 206,325,000 Commercial Annual Assessment 1,744,050 2,804,580 4,548,630 Weighted 1.64 2,856,056 4,592,780 7,448,836 50,331,056 163,442,780 213,773,836

Note: It is assumed that 100% of the apartments will be condominium/owned

Type of Development Total Weighted Assessment

Property Tax - Anticipated Revenue

West Lands East Lands Total

• 1. Property Tax¹

Residential Growth Residential Assessment (RT)

47,475,000 158,850,000 206,325,000

Property Tax Revenue 0.7870%

373,609 1,250,086 1,623,695

Total Residential Property Tax Revenue

373,609 1,250,086 1,623,695

Non-residential Growth Commercial Assessment

1,744,050 2,804,580 4,548,630

Property Tax Revenue 1.2887%

22,476 36,143 58,619

Total Commercial Property Tax Revenue

22,476 36,143 58,619

TOTAL PROPERTY TAX REVENUE

396,085 1,286,229 1,682,314

Cumulative Property Tax Revenue (2016$) Property Tax Class

Non-tax Operating Revenues

Tax-Supported West Lands East Lands Total

• 2. Revenues

2.1 Service Specific Non-Tax Revenues General Government 2.37 2.37 929 2,135 3,064 Fire 5.53 5.53 2,168 4,983 7,150 Building Permit and Inspection Services 0.08 0.08 31 72 103 Roadways & Winter Control 12.30 12.30 4,822 11,082 15,904 Parking 13.92 13.92 5,457 12,542 17,999 Street Lighting 0.57 0.57 223 514 737 Solid Waste Collection 0.59 0.36 225 521 746 Solid Waste Disposal 0.29 0.30 114 262 376 Waste Diversion 7.96 4.82 3,036 7,031 10,066 Parks 1.38 0.40 515 1,199 1,714 Recreation Facilities 34.92 10.03 13,017 30,343 43,359 Planning and Zoning 1.81 1.81 710 1,631 2,340 2.2 Other Non-Tax Revenues Licenses, Permits, Rents etc. 39.31 39.31 15,410 35,418 50,828 Fines and Penalties 26.02 26.02 10,200 23,444 33,644 Investment Income 8.20 8.20 3,214 7,388 10,603 Interest Earned on Reserves and Reserve Funds 15.67 15.67 6,143 14,119 20,261 Gain/Loss on sale of land & Capital Assets (26.86) (26.86) (10,529) (24,201) (34,730) TOTAL 144.06 114.83 55,682 128,483 184,165 Rate-Supported West Lands East Lands Total

• 2. Revenues

Wastewater Collection/Conveyance 104.00 104.00 40,768 93,704 134,472 Wastewater Treatment & Disposal

• Water Treatment
• Water Distribution/Transmission

125.33 125.33 49,129 112,922 162,052 TOTAL 229.33 229.33 89,897 206,626 296,524 Revenue Per Employee Incremental Expenditures (2016 $) Revenue Per Employee Incremental Expenditures (2016 $) Category Revenue Per Capita Category Revenue Per Capita

Operating Expenditures

Tax-Supported West Lands East Lands Total

• 1. Expenditures

1.1 General Government 2.88 2.88 1,129 2,595 3,724 1.2 Fire 98.10 98.10 38,455 88,388 126,843 1.3 Police 137.67 137.67 53,967 124,041 178,007 1.4 Court Security 5.62 5.62 2,203 5,064 7,267 1.5 Conservation Authority 0.95 0.95 372 856 1,228 1.6 Protective Inspection and Control 4.47 4.47 1,752 4,027 5,780 1.7 Building Permit and Inspection Services 22.86 22.86 8,961 20,597 29,558 1.8 Emergency Measures 0.04 0.04 16 36 52 1.90 Roadways & Winter Control 255.02 255.02 99,968 229,773 329,741 1.10 Parking 6.59 6.59 2,583 5,938 8,521 1.11 Street Lighting 7.72 7.72 3,026 6,956 9,982 1.14 Urban Storm Sewer 40.21 40.21 15,762 36,229 51,992 1.17 Solid Waste Collection 35.27 21.38 13,451 31,153 44,604 1.18 Solid Waste Disposal 15.98 15.98 6,264 14,398 20,662 1.19 Waste Diversion 21.47 13.01 8,188 18,964 27,152 1.20 Public Health Services 1.34 0.81 511 1,183 1,694 1.21 Cemeteries 0.39 0.11 145 339 484 1.22 Public Housing 11.30

• 4,125

9,673 13,797 1.23 Parks 45.31 13.01 16,889 39,371 56,260 1.24 Recreation Facilities 129.46 37.17 48,256 112,490 160,747 1.25 Libraries 1.53 0.44 570 1,329 1,900 1.26 Other: Harbour Operations 14.23 14.23 5,578 12,821 18,399 1.27 Planning and Zoning 13.20 13.20 5,174 11,893 17,068 1.28 Commercial and Industrial

• 30.66

828 1,380 2,208 1.29 Agricultural and Reforestation 2.80 2.80 1,098 2,523 3,620 874.41 744.93 339,273 782,017 1,121,290 Rate-Supported West Lands East Lands Total

• 1. Expenditures

1.12 Wastewater Collection/Conveyance 31.11 31.11 12,195 28,030 40,225 1.13 Wastewater Treatment & Disposal 42.46 42.46 16,644 38,256 54,901 1.15 Water Treatment 39.56 39.56 15,508 35,644 51,151 1.16 Water Distribution/Transmission 57.81 57.81 22,662 52,087 74,748 170.94 170.94 67,008 154,017 221,025 Incremental Expenditures (2016 $) Incremental Expenditures (2016 $) Total Category Cost Per Capita Cost Per Employee Total Category Cost Per Capita Cost Per Employee

Summary of Capital Costs Required for Secondary Plan

Capital Costs by Area - Total Lifecycle Cost - Total Total By Area DC Non-DC Local Service County Funded Area Lifecycle Cost East 3,212,820 374,530 1,340,050

• East

191,200 West 1,334,370 954,030 1,677,500 196,100 West 129,600 Total 4,547,190 1,328,560 3,017,550 196,100 Total 320,800 Capital Costs by Area - Tax Supported Total By Area DC Non-DC Local Service County Funded Area Lifecycle Cost East 2,378,270 374,530 1,010,800

• East

134,300 West 1,334,370 954,030 1,384,300 196,100 West 122,500 Total 3,712,640 1,328,560 2,395,100 196,100 Total 256,800 Capital Costs by Area - Rate Supported Total By Area DC Non-DC Local Service County Funded Area Lifecycle Cost East 834,550

• 329,250
• East

56,900 West

• 293,200
• West

7,100 Total 834,550

• 622,450
• Total

64,000 Lifecycle Cost - Tax Supported Lifecycle Cost - Rate Supported

Capital Works Total Replacement Cost 2016 $ DC Non-DC Local 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 Dillon

1 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- detached Apartments 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