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P O R T G L A S G O W c o m m u n i t y public workshop Secondary Plan Wednesday August 8, 2012

P O R T G L A S G O W c o m m u n i t y public workshop Secondary Plan Wednesday August 8, 2012. Objectives. Inform community of the “Seaside Project” for Port Glasgow. 1. Vision and Description 2. Land Use Planning 3. Natural Heritage 4. Community Design

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P O R T G L A S G O W c o m m u n i t y public workshop Secondary Plan Wednesday August 8, 2012

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  1. P O R T G L A S G O Wc o m m u n i t ypublic workshop Secondary PlanWednesday August 8, 2012

  2. Objectives Inform community of the “Seaside Project” for Port Glasgow. 1.Vision and Description 2. Land Use Planning 3. Natural Heritage 4. Community Design 5. Servicing – sanitary and storm water, traffic 6. Economic Impact

  3. Seaside’s Development Team • RKLA Inc. (Landscape Architects) • Kirkness Consulting Inc. (Urban and Rural Planning) • Sco-Terra Consulting Group Limited -- Civil and Environmental Engineers • Achieve Consulting Group -- (communications, marketing and community economic development) • BioLogics Inc. Ecologists and Environmental Planners (Natural Heritage) • F. R. Berry and Associates – Traffic and Transportation • Goldersand Associate (Geo-technical Engineering) • Meyer Heritage Consultants (Archaeology) • Joe Law – Law Engineering Ltd (Environmental Site Assessment) • LVM Inc. -- Geotechnical and Hydrogeological Engineering

  4. SEASIDE LANDS Total area is 57 acres or 23 ha Source: West Elgin website PROPERTY OWNERSHIP - LOT 6 AND 7

  5. Source: West Elgin website LOT 6 PROPERTY OWNERSHIP PLAN SEASIDE LANDS Total area is 57 acres or 23 ha

  6. Studies and Reports in 2008-12 Environmental Site Assessment– 2008 Natural Heritage Inventory 2008 Surplus lands – Road closure –HL Road - 2010 Traffic Impact 210 and 2012 Sanitary Sewer-Waste Water Treatment - 2011 Archaeology 2008 thru 2012 Environmental Impact Study 2011 Golder’s Geotechnical -- slope analysis 2009 Storm water Management Plan - 2011 Tenure Structure – Draft Plan of Subdivision - Common Elements Condominium- 2011 Environmental Assessment framework for Sanitary Waste Water 2012 Geotechnical study by LVN Inc. - 2012 Field Studies for Species At Risk - 2012

  7. Gray Line Seaside’s Proposed Master Plan Furnival Road

  8. Seaside’s Proposed Master Plan • 57 acres of total lands • 322 housing units • 715 people • 46,500 sq. ft. commercial space • 25 acres of open space (40%) • Gross Residential Density = 14units per hectare • Net Residential Density = 23 units per hectare

  9. 1.Vision and Description The Vision, started with a DESIGN CHARETTE held in late 2007 in collaboration with the Municipality. ……. is founded on principles of: • providing a healthy, livable and safe community environment • utilizing lands efficiently • a range of housing types • mixed use and compact • social and recreational facilities • natural heritage and cultural features. • respecting existing residents and their perceptions of “community”. • servicing infrastructure

  10. Vision and Description • residential development within the table lands • serves both seasonal and year-around populations • a“village centre” on Havens Lake Road. • Tourism • three-story building height maximum • commercial on the ground floor • residential dwellings on upper floors. • Enhance connections to Lake, the Beach and 16 Mile Creek.

  11. Development Concept 2008 To Rodney Furnival Road Douglas Gray Line Havens Lake Road Lake Erie Marina

  12. Terraced housing • Indoor Boat storage • Community centre • square • Retail services -apartments above • Hotel and public WR • Marina • Marina parking • Amphi-theatre • 16 mile creek valley lands • Beach CONCEPT MASTERPLAN 2008-9

  13. Development Concept 2009

  14. Land Use Policy - Seaside project must conform and implement local official plan policy

  15. Planning Instruments Approvals Required • Draft Plan of Subdivision by MMAH • Draft Plan of Condominium (common elements) by MMAH • Rezoning from Agriculture zone to various settlement development zones – e.g. residential and commercial by WE • Environmental Assessment for WWTP|(san) by MOE

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

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

  18. Biologic’s Natural Heritage Study -2008 Provided and in-depth inventory of important natural features and functions, that would be considered in the overall community planning and design for Port Glasgow.

  19. 3. Biologic’s Environmental Impact Study - 2011 Reviewed the Master Plan and development applications to identify potential impacts and to mitigate against: • Storm water management • Sanitary treatment • Woodlands • Valley lands • Edge management to preserve trees • Ground water – 16 Mile Creek interface

  20. 3. Current tasks • Working with the planners and engineers: • to ensure impacts are negligible or complimentary to natural heritage. • Integration of natural heritage with the overall community design. • Develop trails and corridors • Enlarge the wetland habitat in valley lands with SWM. • Continue the study of the potential for EASTERN FOX SNAKE habitat. • Update heritage sensitive inventory and mapping

  21. 4. Community Design • The introduction mentioned the start with a Charette in 2007 and the outcome of a theme for the design based on traditional Scottish Village. • The Charette was attended by the former Mayor and a Councillor that helped in formulating the founding principles and general land use distribution in the best interest of the Community. • Later the Municipal Planner urged that Seaside`s planning include the larger area of public lands and the marina.

  22. CONCEPTUAL MASTERPLAN

  23. HISTORICAL INSPIRATION

  24. HISTORICAL INSPIRATION

  25. HISTORICAL INSPIRATION

  26. ARCHITECTURE IS NOT ABOUT COPYING THE PAST. IT’S ABOUT TAKING THE BEST FROM BOTH PAST AND PRESENT, AND COMBINING THE TWO INTO THE BEST POSSSIBLE CREATION. -WILLIAM H. HARRISION, AIA

  27. DOWNTOWN - MAINSTREET

  28. THE MAIN STREET

  29. THE CIVIC BUILDING

  30. NEIGHBOURHOOD PLAN

  31. MULTI – UNIT HOMES

  32. THE LIGHTHOUSE

  33. Village Centre and “Surplus” Lands along Havens Lake Road • The Village Centre will provide: • a centre/focal point of activity for the COMMUNITY • supports TOURISM. • The village Centre is proposed along Havens Lake Road – being near the Lake and beach amenities. • Seaside proposes to rebuild HLR with infrastructure to support the VC

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

  35. PLAN

  36. Havens Lake Road • RIGHT-OF-WAY: • is very irregular in width • Has more lands then needed for a roadway • the lands left over constitute SURPLUS LANDS • provides abutting Seaside lands with frontage and access to a public road • SURPLUS LANDS cannot be developed on their own • SURPLUS LANDS are identified on the following plan

  37. Havens Lake Road “surplus lands”

  38. Furnival Road Seaside’s Proposed Master Plan Havens Lake Road “surplus lands Gray Line

  39. Basic Terms of Agreement between Seaside and West Elgin Surplus Lands (comprising 2.65 acres for the 3 parcels) area of would be conveyed to Seaside on the basis that: • Seaside would pay to WE, the amount established by an appraisal from a qualified Land Appraiser of WE`s choosing; • Seaside would convey 5 acres of land along the 16 Mile Creek to enable connection of the Beach and Picnic Area to Gray Line for pedestrian hiking trails etc.

  40. Enhancing Pedestrian Views - Linkages

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

  42. Built form Along Havens Lake Road • Movie

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

  44. 5. Traffic Studies Findings • Built upon 2009 report that assessed residential component • Took traffic counts on Aug 2009 holiday wknd • Estimated total peak hour volumes would be 300 vehicles • Carrying capacity of 2 lane collector is 500 to700 vehicles • HLR needs to be no wider than 2 thru lanes

  45. 5. Servicing – Water, Wastewater and Stormwater 1 • Water would be supplied by the West Elgin Area Water System through local connection to the West Elgin municipal water distribution system. • Wastewater Treatment involving a private communal facility exclusive to Seaside’s lands was previously established in 2009 through an environmental assessment planning process undertaken by the Municipality of West Elgin.

  46. 5. Servicing – Water, Wastewater and Stormwater 2 • Wastewater Servicing is being further examined under a new Municipal Class EA process which is being integrated with the current Planning Act approvals. • Stormwaterwould be directed to a stormwater management facility for enhanced water quality protection and temperature control. • All internal site services including wastewater treatment and stormwater management facilities will be owned and managed by the Condominium Corporation.

  47. Wastewater Treatment Facility Approvals 1 • Seaside has undertaken pre-consultation with the Ministry of the Environment (MOE), the Ministry of Municipal Affairs and Housing (MMAH) and the Municipality of West Elgin • Wastewater Treatment requires Municipal Class Environmental Assessment (EA) approval pursuant to the Ontario Environmental Assessment Act administered by the MOE

  48. Wastewater Treatment Facility Approvals 2 • The  EA public consultation process will be integrated with the Planning Act approval process as agreed upon by MOE, MMAH and West Elgin. • Following EA approval, the implementation of the preferred wastewater treatment alternative is subject to an Environmental Compliance Approval (ECA) by the MOE • A wastewater treatment facility discharging to a surface water requires licensed operators in accordance with MOE requirements as with a municipal facility such as the Rodney STP

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