See the Master Plan

Transcription

See the Master Plan

MARINA MASTER PLAN
Port Glasgow Yacht Club
November 2012
Table of Contents 1.0 Introduction ................................................................................................................................................................................................................................................ 1 1.1 Master Plan Purpose............................................................................................................................................................................................................................... 1 1.2 Master Plan Process................................................................................................................................................................................................................................ 2 1.3 Goals & Objectives ................................................................................................................................................................................................................................. 2 1.4 Port Glasgow Marina ............................................................................................................................................................................................................................. 3 1.5 Marina User Profile ................................................................................................................................................................................................................................. 4 2.0 Site Context & Existing Conditions.............................................................................................................................................................................................................. 5 2.1 Site Context ............................................................................................................................................................................................................................................ 5 2.2 Surrounding Land Uses .......................................................................................................................................................................................................................... 6 2.3 Regional Marinas .................................................................................................................................................................................................................................... 7 2.4 Regional Parks and Recreation Opportunities......................................................................................................................................................................................... 8 3.0 Economic & Financial Implications ............................................................................................................................................................................................................ 10 4.0 Development Considerations.................................................................................................................................................................................................................... 12 4.1 Federal & Provincial Regulatory Framework .......................................................................................................................................................................................... 12 4.2 Municipal Planning Framework ............................................................................................................................................................................................................ 13 4.3 Port Glasgow Yacht Club Consultation ................................................................................................................................................................................................ 15 5.0 Issues and Opportunities .......................................................................................................................................................................................................................... 19 5.1 Issues ................................................................................................................................................................................................................................................... 19 The Master Plan ........................................................................................................................................................................................................................................ 21 6.0 6.1 The Concepts ....................................................................................................................................................................................................................................... 21 6.1.1. Re-Alignment of the Piers ................................................................................................................................................................................................................ 22 6.1.2. Sport Fishing Area............................................................................................................................................................................................................................ 23 6.1.3. Clubhouse ....................................................................................................................................................................................................................................... 23 6.1.4. Boat Launch .................................................................................................................................................................................................................................... 23 6.1.5. Boat Slips ......................................................................................................................................................................................................................................... 24 6.1.6. Bait Shop ......................................................................................................................................................................................................................................... 25 6.1.7. Aggregate Extraction ....................................................................................................................................................................................................................... 25 6.1.8. Access / Circulation .......................................................................................................................................................................................................................... 25 6.1.9. Parking ............................................................................................................................................................................................................................................. 26 6.1.10. Accessibility ................................................................................................................................................................................................................................. 27 6.1.11. Trails and Pathways .................................................................................................................................................................................................................... 28 6.1.12. Signage / Wayfinding .................................................................................................................................................................................................................. 28 6.1.13. Sheltered Pavilions....................................................................................................................................................................................................................... 29 6.1.14. Picnic Areas ................................................................................................................................................................................................................................. 29 6.1.15. Children’s Facilities ...................................................................................................................................................................................................................... 30 6.1.16. Public Washrooms / Change Rooms ........................................................................................................................................................................................... 30 6.1.17. Marina Landscaping and Amenities ............................................................................................................................................................................................ 31 7.0 Implementation ........................................................................................................................................................................................................................................ 33 Monteith Brown Planning Consultants
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1.0 Introduction
1.0 Introduction
1.1
Master Plan Purpose
In June of 2012, the Port Glasgow Yacht Club (PGYC) retained Monteith
Brown Planning Consultants to undertake a Master Plan for the Port
Glasgow Marina. Through a carefully planned and coordinated approach,
the impetus for this Master Plan is to develop a vision that enables the
PGYC to grow in a sustainable manner that protects the functionality and
operation of the Marina while ensuring that future improvements do not
encumber other long-term goals.
For over 50 years, PGYC has maintained and operated the Marina as a
not-for-profit volunteer organization through agreements with the
Municipality for the shared use of lands that has undoubtedly become
one of the most successful and picturesque public Marina’s in Ontario.
Protection through the restrictive covenant by the Province through the
transfer of surrounding lands to the Municipality ensures that public
access to Lake Erie and public recreation along Havens Lake Road is
maintained.
The Master Plan considers a variety of matters with respect to improving
the Marina basin, piers, boat docks and launches, clubhouse facilities, and
other ancillary features. Specific concerns related to on-site parking as well
as internal and external traffic flows are also addressed. These features
not only influence how the Marina is used, but promote the Marina and
Yacht Club as a key destination for thousands of local and seasonal
residents, tourists, boating enthusiasts, sport fishers, hikers, bird watchers,
Monteith Brown Planning Consultants
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1.0 Introduction
photographers, beach goers, and other leisure-seekers looking to enjoy
the picturesque views of Lake Erie that the Marina has to offer.
This Master Plan will also be used to inform the Port Glasgow Secondary
Planning Process, currently being undertaken by the Municipality of West
Elgin to develop a vision for the Port Glasgow community. The outcome
of the Master Plan and Secondary Planning process will also guide recent
development proposals advanced along Lake Havens Road which will be
discussed in another section of this Plan.
Working with PGYC, the Consultant commenced the development of a
Master Plan that is responsive to the Club’s needs, and to assist them in
making sound decisions and investments with respect to the future
development of the Marina.
1.2
Master Plan Process
The development of this Master Plan was initiated with a review of
background material available online as well as a wealth of material
provided by the Club. This information was reviewed to understand the
origins of the Marina, as well as its importance within Port Glasgow and
Elgin County with respect to tourism, parks, and recreational
opportunities. This review included, but was not limited to, an
examination of historical documents, community demographics, Club
documents and statistics, in addition to supporting planning policies.
In order to understand the local and regional context, an assessment of
existing site conditions was undertaken to identify issues and
opportunities, supplemented by a review of surrounding land uses,
development activity, and other Marinas in Elgin County to understand
the local and regional context. A workshop was also held with PGYC on
June 26, 2012 to collect and exchange valuable ideas that are pertinent
to the development and future success of the Marina.
Based on the review of background material, research, site evaluation,
and consultation with the Club, a set of goals were developed along with
a series of objectives which are addressed through the proposed Marina
Concept contained in this Master Plan.
1.3 Goals & Objectives
The goals and objectives of the Master Plan are expressed as:
Goals
Objectives Provide a healthy and vibrant
public marina for Port Glasgow,
the greater community, and
southwestern Ontario.
Consider expansion of the
Marina to better serve its users.
Create a destination and focal
point in the natural landscape
to bolster economic
development and tourism in
West Elgin and Elgin County.
Establish viewpoints that
capitalize on the Marina’s
unique location along the Lake
Erie shoreline.
Enhance existing facilities with a
range of outdoor recreation
facilities and amenities that
complement existing uses.
Provide new recreational
amenities and attractions to
support and complement
existing uses and meet a variety
of user needs.
Create a safe, family-oriented
Marina for boating enthusiasts,
tourists and visitors, sport fishers
and outdoor activity seekers.
Promote safety and accessibility
through site design, considering
hazard mitigation, designated
vehicular routes, pedestrian
walkways, and trails.
Protect the existing aggregate
extraction operation.
Incorporate the existing
extraction operation with the
new site design, allowing the
extractor to continue without
interfering with the main activity
zone or parking.
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1.0 Introduction
1.4
Port Glasgow Marina
The Port Glasgow Marina was originally the location of a shipping port
that opened in 1818, but considerable erosion over time destroyed the
harbor. A group of individuals purchased the port in 1958 and formed the
Port Glasgow Yacht Club, a non-profit organization dedicated to
rebuilding harbour into what would become one of West Elgin’s most
popular outdoor attractions.
Today, the Marina is a bustling destination for boating enthusiasts,
tourists, and activity seekers, managed entirely by PGYC, consisting of
twelve volunteer members. As a result of PGYC’s commitment and
dedication, the Marina is a keystone for tourism and the provision of
leisure and recreation opportunity in West Elgin
The mission of PGYC and the Marina is to create:
A safe harbor;
To have a healthy vibrant Public Marina for the Community, and
In 1960, the Club purchased Port Glasgow Fishery and setup a dragline to
extract aggregate from Lake Erie. The extraction process prevented the
entrance to the Marina basin from filling in. PGYC has benefited from this
extraction through the sale of aggregate to the former Aldborough
Township (now amalgamated with West Elgin) for road surfacing. This
sale of gravel was a significant source of income, bringing in $12,000 per
year (in 1960) and allowed the Club to continue operations and
expansion. The Marina officially opened in 1961 and was the site for the
re-location of the Rodney Bowling Club House, which was renovated to
include a refreshment bar and gas pumps to accommodate Marina users.
Improvements to the Marina continued between 1980 and throughout
the 1990s. A food booth and twin ramp boat ramp was constructed in
1990, and in 1992 a steel enclosure around the old stone breakwater was
installed under the direction of the Ministry of Natural Resources. During
the same year, the Club erected a lighthouse on the west pier which was
funded in part by the government.
To increase tourism in West Elgin.
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1.0 Introduction
In 1994, the former Township of Aldborough acquired the Beattie Access
Provincial Park from the Province under a restrictive covenant which
establishes that the Municipality shall maintain these lands solely for free
public access to Lake Erie and for the sole purpose of municipal parks and
recreation only. The acquisition agreement also maintained that the
Municipality shall provide a minimum of 30 parking spaces on the land.
Later in the same year, PGYC entered into an agreement with the former
Township to expand the Marina and operate the Marina on Township
lands. The Township provided PGYC with $250,000 in funding for Marina
expansion and improvements, which would be paid back in full within a
ten year period. The repayment of this debenture was made in full by
PGYC. The agreement also stipulates that either party has the first right of
refusal if either the township or PGYC is approached by a third party to
purchase the lands.
In 1995, the Havens family donated a portion of their lands to the former
Township that forms the primary road leading to the Marina from Gray
Line. This generous donation provided visitors with a unique vista of the
Marina and Lake Erie which enhanced the Marina as a high quality
recreation and tourism destination.
Since 2000, a number of other improvements have been made to the
Marina, including enlarging the west ramp, two additional east ramps, an
updated food booth, wheelchair accessible boardwalk and walkways,
new gas pumps and pump out, concrete decks, and supportive amenities
such as new washrooms, benches, picnic tables, and shelters.
West Elgin and had a recorded population of 1,032 for 2011 (Statistics
Canada), a decrease of 6.2% from the recorded population in 2006.
Despite this local decline, the Marina continues to experience significant
demands and support, attracting over 13,000 visitors each year,
particularly drawing visitors from outside of West Elgin.
Data collected by PGYC indicates that approximately one-third (33%) of its
users live within 50 kilometres of the Marina. Nearly half of all boaters live
within 50 to 100 kilometres and 18% live more than 100 kilometres away.
These findings suggest that the PGYC relies heavily upon a large tourist
user base to support the Marina’s operation.
Further, 78 boat docks are booked on a seasonal basis where nearly 40%
of these docks are held by local boaters and 60% are held by seasonal
boaters living 50 kilometres of more from the Marina. Many of these
seasonal boaters also make use of the adjacent trailer parks, located
northeast of the Marina. The remaining 2 boat docks serve transient
boaters from other ports who can rent the dock on a daily or weekly
basis. In the past, the Club has received a number of visiting boaters from
Erieau Marina in Blenheim as well as Port Dover and Port Stanley. Each
year, the Marina operates at full capacity with an extensive waiting list,
although the Club reports that this wait list fluctuates each year
depending on a number of factors. Nevertheless, the Club maintains a
strong belief that increasing capacity would serve the Marina well,
particularly with attracting boaters from the United States.
1.5 Marina User Profile
West Elgin’s population is generally in decline. In 2011, Statistics Canada
reported that the population in West Elgin was 5,157, a decrease of 3.6%
from the recorded population in 2006. The closest major settlement to
Port Glasgow is the community of Rodney, located approximately 9
kilometres from the Marina. Rodney is one of two settlement areas in
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2.0 Site Context & Existing Conditions
2.1 Site Context
The Port Glasgow Marina is located on 3 acres of land owned by PGYC
and 32 acres of land owned by the Municipality. The dividing line
between the two landowners bisects the Marina on a northwestsoutheast axis. The lands owned by the Municipality were the former
location of the Beattie Access Provincial Park, which was purchased from
the Ministry of Natural Resources under a restrictive covenant that restricts
the use of the lands to free public access to Lake Erie and for municipal
parks and recreation purposes only. As a result, these municipally-owned
lands are predominantly undeveloped and signage is provided identifying
this as a West Elgin Naturalized Area. The figure on the following page
provides a summary of the site’s existing conditions. A full version can be
found in Appendix A.
Lands for Havens Lake Road were donated to the Municipality in 1995,
which now serves as the primary access point to the Marina from Gray
Line. Public washroom facilities are located at the base of the road to the
west and are one of three buildings at the Marina. The Yacht Clubhouse
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and snack bar is located on the east side of the Marina basin adjacent to
a green space known as the peninsula. A Bait and Tackle shop is located
east of the Clubhouse. Six recently completed picnic-pavilions are also
located around the Marina basin.
According to measurements conducted by PGYC in the fall of 2012, the
basin maintains a depth of approximately one metre to one and a half
metres, a decrease from nearly a decade ago when PGYC recorded a
depth of nearly two and a half metres. During low lake levels, the depth is
typically reduced to half a metre to one metre. If necessary, the marina
entrance can be dredged to maintain a sufficient water depth.
The Marina is bound by three municipal beaches along Lake Erie. West
Beach is located to the west of the Marina and is the largest of the three
beaches. This beach can be accessed from the Marina only by a
pedestrian bridge that runs over Sixteen Mile Creek, a creek that runs
along the west portion of the Marina and empties into Lake Erie. The
Middle Beach is located adjacent to the aggregate extraction area and
East Beach can be directly accessed from the Marina, located southeast
of the Clubhouse.
The Marina boasts 80 fully serviced boat docks supported by a gasoline
pump station and pump-out service. 55 boat docks are located on the
municipally owned portion of lands while the remaining 25 docks are
located on lands owned by the Club. Two boat launch ramps are located
on the east side of the Marina basin, adjacent to the clubhouse, and a
third launch ramp is located on the west side of the basin. The west ramp
was widened in 2012, although it is not wide enough to accommodate
launching two boats. Two piers, 85 metres in length and 6 metres in
width, are located at the mouth of the basin. The piers extend 35 metres
into Lake Erie to calm the waters in the basin. At their narrowest point,
the two piers are approximately 12 metres apart.
The Marina lands surrounding the basin are generally located on flat
topography. However, there are considerable elevation changes
throughout, particularly in the former Beattie Access Provincial Park where
portions of the municipally owned lands are wooded areas. A man-made
hill is located to the west of the Marina basin, formed using excavation
materials from the early Marina expansion. Known as Picnic Hill, this area
is now used as an informal picnic area for tourists and visitors of the
Marina as well as for overflow parking during the Marina’s events.
2.2 Surrounding Land Uses
Approximately 30 permanent dwellings and cottages are currently located
in the Port Glasgow area. To the east of the Marina, three clusters of
seasonal trailer parks abut Lake Erie to the east of the Marina (Port
Glasgow Trailer Park, Lakewood Trailer Park, and Hickory Grove Family
Campground). Port Glasgow Trailer Park is a publicly-owned park with
over 200 trailer units. Lakewood Trail Park and Hickory Grove Family
Campground are private trailer parks with 232 and 245 trailer units,
respectively. These communities have access points at Gray Line, Furnival
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Road, and Douglas Line. Pedestrian access to the Marina from these
communities is available via two makeshift pathways, one that directly
connects to the Marina from Douglas Line, and a second more scenic
pathway along Lake Erie joins to Lusty Circle. Anecdotal evidence
suggests that many of vacationers and seasonal residents utilize the
Marina for their parks, recreational and waterfront pursuits and commonly
frequent the Marina on foot or on golf carts.
The lands northwest of the Marina are predominantly characterized as
natural environment features with portions of agricultural production
fields, bounded by Gray Line to the northwest and Havens Lake Road to
the northeast. While these lands (currently designated as ‘Lakeshore Area’
and ‘Woodlands’) currently remain undeveloped, a development proposal
has been submitted by Seaside Waterfront Developments Inc. to
transform approximately 24 hectares (60 acres) into a mixed-use
development over a long-term, three phase process. Portions of the
proposed development are located on lands owned by the Municipality
currently used to support the Marina operations for municipal parks and
recreation opportunities, as well as parking. The proposed development
includes a total of 498 single residential dwelling units, 250 multiresidential dwelling units (yielding a density of 17.5 units per hectare), and
a gross floor area of 6,000 square metres.1
Community commercial uses are proposed to be located along Lake
Havens Road towards the Marina to create a downtown commercial
node. A mix of ground-oriented commercial retail and retail services are
proposed to be located in this area with residential uses above to provide
enhanced views of Lake Erie. This proposal, which also includes the
development of a performing arts centre and outdoor amphitheatre to
accommodate a performing arts group, is anticipated to improve
community economic development and tourism.
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Municipality of West Elgin. Pre-Consultation Report for Seaside Development Inc. March
2009.
PGYC has raised concerns regarding the potential impact of the proposed
commercial development on the Marina and the need to remain
consistent with the municipal agreement and restrictive covenant to
maintain the use of municipal lands for free public access to municipal
parks and recreation. As a result, PGYC has recognized the need to
protect the functionality and operation of the Marina and surrounding
land uses. Careful consideration must be given to protect the integrity
and viability of the Marina, as well as the enhanced views of Lake Erie the
Marina location provides, as it functions as a tourist destination and serves
as the primary draw to Port Glasgow.
2.3 Regional Marinas
The Port Glasgow Marina is the only waterfront facility in West Elgin;
however, there are four other Marinas located along Lake Erie that
contributes to Elgin County’s recreation and tourism opportunities. The
Port Glasgow Marina is also located approximately 55 kilometres east of
the Erieau Marina and Stan’s Marina located in Port Stanley approximately
36 kilometres to the west of PGYC.
Erieau Marina provides over 300 boat docks, including numerous transient
docks, and is equipped with three launch ramps, and water and electrical
services. Other services include a dining restaurant, boat repair centre,
boat shop, and refueling station.
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Stan’s Marina boasts 55 boat docks with supporting amenities including
gas and diesel pumps, outside storage, boat/engine/trailer repair, a 15 ton
crane and hydraulic trailer. Stan’s Marina is conveniently located near a
number of accommodations and commercial services including camps,
cottages, hotels/motels, restaurants and retail.
The North Erie Marina is located outside of Port Stanley approximately 51
kilometres from PGYC and is operated by the North Erie Yacht Club. This
Marina provides full docking facilities for approximately 100 boats. A
recreation hall is also located at the Marina which includes washrooms
and kitchen facilities which the Club uses for social events held
throughout the year.
Big Otter Marina & Campgrounds and Bradfield Marina are both located
in Port Burwell, approximately 48 kilometres from PGYC. Big Otter Marina
& Campgrounds provides over 40 boat docks and 60 campsites with
electric, water and sewer capacity for 44 sites. A number of parks and
recreational opportunities are available on and off the campgrounds.
Bradfield Marina provides 30 boat docks, boat rentals and fishing bait and
accessories. Both Marinas have access to a variety of local restaurants and
retail shops in Port Burwell.
home to the Rodney Aldborough Fall Fair held by the Rodney-Aldborough
Agricultural Society. The Fair includes a variety of attractions including a
demolition derby, lawn mower racing, parade, and tractor pull.
The West Elgin Pool is also co-located with the Rodney Fairgrounds and
West Elgin Recreation Centre. The outdoor pool is open during the
summer between June and August where a variety of public and private
swim lessons are available in addition to aquafit, life guard, family, and
free swim sessions.
Rodney Park is co-located with the West Elgin Recreation Centre which is
used as a venue for a variety of private and public functions. The facility’s
main uses include a meeting room and a large gathering hall which can
accommodate up to 350 people, and is supported by a full kitchen.
Miller Park is located approximately 15 kilometres from the Marina in West
Lorne and measures 20 hectares in size. Miller Park has a range of
recreation opportunities including an indoor arena, skateboard park,
beach volleyball court, lit ball diamond, walking trail, soccer fields, and
splash pad.
2.4 Regional Parks and Recreation Opportunities
This Marina Master Plan will provide an opportunity to bolster West Elgin’s
existing indoor and outdoor recreational amenities. There are a number of
other recreational pursuits available throughout the Municipality. In
addition to a scattering of passive naturalized and open spaces, West
Elgin has two main parks in Rodney and West Lorne, totaling 32 hectares
in size, which contain a mixture of active and passive parkland.
Rodney Park measures 12 hectares in size and is located approximately 9
kilometres from the Marina. This park includes a range of recreation
amenities including a horse track, ball diamond, soccer field, playground,
skateboard park, basketball court, and grandstand. Rodney Park is also
There are also a number of non-municipal access points to Lake Erie in
West Elgin. The most notable location is E.M. Warwick Conservation Area,
located approximately 14 kilometres from the Marina. This fourteen
hectare property is predominantly naturalized and boasts a range of
features including a mess hall, four cabins, a campground, picnic shelter,
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observation tower, nature trails, and an unsupervised beach. Additionally,
a viewing area of Lake Erie can be found at the south end of Graham
Road, south of Eagle. Lake views can also be had along the pathway that
connects the Marina to the municipal trailer park to the east, although it
is relatively inaccessible as there is a considerably long stairway access to
the trailer park.
While there are a range of outdoor parks and recreation facilities available
throughout the Municipality, the Marina remains the one of the only
publicly accessible waterfront locations. As a result, it is vital to continue
to enhanced and improve the Marina in a sustainable fashion and in
accordance with the West Elgin Official Plan, which specifically
encourages the development of public waterfront areas.
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3.0 Economic & Financial Implications
Port Glasgow Marina plays a pivotal role in the development of West
Elgin’s economic sector. According to the West Elgin Official Plan, the
Municipality’s primary economic generators include agriculture, industrial
manufacturing, and to a lesser extent, tobacco. West Elgin’s unique
location along Lake Erie provides opportunities to expand the
Municipality’s tourism sector, which remains largely untapped. Particular
development potential lies along Lake Erie’s shoreline which is generally
constrained by natural features with the exception of Port Glasgow which
provides unique waterfront opportunities. The Official Plan recognizes this
area as having the potential to attract residents and visitors to bolster
tourism.
Port Glasgow Marina is a staple in West Elgin’s tourism sector, drawing
thousands of visitors from across Ontario. The Marina is used as a venue
for a number of popular annual events, demonstrating the need to
preserve and enhance the Marina as a key destination in West Elgin.
The Fish Fry & Waterfront Festival is PGYC’s most popular event held with
the assistance of the Rodney Fair Board, Rodney Volunteer Fire
Department, and Knights of Columbus. Thousands of visitors from
Ontario are drawn to this event to enjoy good food, live music, and
fireworks after dark. The festival has always been successful and the funds
raised are divided between the Club and supporting organizers.
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put back towards improving the Marina. Annual income is largely
generated by annual docking fees, followed by daily launch ramp fees.
Unsurprisingly, the greatest expense incurred by the Club each year is for
general repairs and maintenance which varies from year to year, ranging
between $20,000 and $50,000 per year as illustrated in the following
figure.
Port Glasgow Yacht Club Net Income
$107,468
$109,520
$113,078
Revenue
$93,039
Expenses
Annual Fish Fry
A Kid’s Fishing Derby has been held at the Marina for the past 11 years
and is run solely by the Rodney Kiwanis Club. PGYC supplies the facility
and also provides a cash donation. This free event attracts hundreds of
children and families in southwestern Ontario. The Club provides the
Marina venue at no-charge for the day and also offers free food, fishing
bait and prizes. Fishing contests are held throughout the day in addition
to instructional demonstrations to improve fishing skills.
The Steak Barbeque is the Club’s third annual event and second
fundraising event. This event is run entirely by PGYC and all proceeds are
put back towards the Marina. Anyone can purchase tickets to attend this
event. Typically, 300 tickets are sold to seasonal residents from the
adjacent trailer park, boaters, and the local community.
Annual revenue generated by the Marina has generally been stable over
the past 5 years with positive cash flow, generating between $107,000
and $116,000 in revenue and between $61,000 and $93,000 in expenses
per year. Each year, the Club has generated between $22,000 and
$52,000 in net income that has allowed it to remain self-sustaining. Given
that the Club is a non-profit organization run by volunteers, all funds are
$116,162
$79,570
$84,715
Net Income
$22,753
2008
$61,590
$29,950
2009
$51,488
$23,122
2010
2011
Source: Port Glasgow Yacht Club
The Club has historically been providing the Township of Aldborough with
road surface aggregate since the 1960s and has continued to do so with
the Municipality of West Elgin. A recent extraction agreement is currently
in place with the Club and Johnston Bros. Ltd. until 2016 which permits
extraction of aggregate during the summer season between May 24 and
September 15. The amount of aggregate removed varies from year to
year, although the extractor is licensed by the Ministry of Natural
Resources to remove up to 15,000 tonnes per year.
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4.0 Development Considerations
4.1 Federal & Provincial Regulatory Framework
The Municipality of West Elgin Official Plan identifies the Marina within a
‘Lakeshore Designated’ area that is regulated by the Lower Thames Valley
Conservation Authority (LTVCA). The LTVCA regulates all development,
interference with wetlands, and alternations with shorelines and
watercourses under Ontario Regulation 152/06. This Regulation restricts
any development or interference with wetlands, shorelines, or
watercourses including along the Great Lakes without authorized
approval from the Conservation Authority. Any authorized approval is in
effect for no more than two years, although this timeframe may be
extended under certain conditions.
As part of the application review process, the approval authority considers
a number of operating guidelines to ensure the development adheres to
O.Reg 152/06. Specifically with the alternation of watercourses, the
following guidelines are to be considered:
Any alternation must not result in a more unstable stream bank
slope;
Any alteration must not impact flood levels upstream or
downstream of the altered location; and
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Any alteration must not impact erosion levels upstream or
downstream of the altered location.
These Guidelines also maintain that this authorization does not consider
fish and wildlife habitats or Crown lands management and requires
approvals from the Ministry of Natural Resources (MNR) and the
Department of Fisheries and Oceans (DFO).
In order to carry out development along the shoreline, a work permit from
the Ministry of Natural Resources (MNR) is required in accordance with
Section 14 of the Public Lands Act. A Work Permit is required to carry out a
number of development activities including, but not limited to:
Create a boat slip, boating channel or swimming area;
Construct a dock or boathouse where the total surface area of
the supporting structure (pipes or cribs) placed on the bed of the
water body exceeds 15 square metres;
Construct a building on public land; and
Remove aquatic vegetation.
Further, an approval from the DFO is required to ensure the protection of
fish habitats around the Marina in accordance with Section 35(2) of the
Fisheries Act. It is understood that this authorization was previously
sought by the Municipality in 2011 when seeking a re-alignment of the
east and west piers. It was determined that the proposed development
would result in harmful alteration, disruption, or destruction (HADD) of
fish habitat. As a result, the DFO recommended developing a
compensation plan for the loss of fish habitat equivalent to approximately
500 square metres of newly created wetland. As a part of the
authorization process, an environmental assessment will be required by
the DFO under the Canadian Environmental Assessment Act.
In 2009, the Municipality initiated a Class Environmental Assessment
Study led by Community Planners Inc with Shoreplan Engineering Limited
and Tarandus Associates Limited. The Class EA explores alternative
solutions to improving the marina basin entrance. The preferred plan
developed by Shoreplan Engineering Limited involved the extension and
realignment of the west pier together with the construction of a new east
pier to improve access and minimize turbulent waters at the mouth of the
basin. The preferred design is considered to have the lowest social,
environmental, technical and financial impact compared to other
alternatives. Further, the preferred pier design will enhance and maintain
the piers for waterfront enjoyment among pedestrians.
4.2 Municipal Planning Framework
Provincial Policy Statement
The 2005 Provincial Policy Statement (PPS) contains a number of policies
which support the development of recreational and tourism
opportunities. Section 1.1.4 of the PPS contains policies regarding rural
areas of municipalities which promote recreation, tourism, and other
forms of economic opportunities. This is further supported by Section 1.7
of the PPS which promotes long-term economic prosperity, maintaining
that opportunities should be provided to encourage sustainable tourism
development.
Section 1.5 of the PPS establishes policies for the provision of public
spaces, parks, and open spaces which support healthy and active
communities. It is encouraged that a range of publicly-accessible
recreation activities should be provided in built and natural settings,
including facilities, parklands, open space areas, trails and, where
practical, shorelines and water-based resources.
New Elgin County Official Plan
Elgin County is currently in the midst of developing its first Official Plan.
The purpose of this Official Plan is to guide growth and provide direction
on development over the next 20 years. This Official Plan is reflective of
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the Provincial Policy Statement and establishes policies for planning
matters at the County level to maintain orderly growth across Elgin
County. Upon its completion and approval, this Official Plan will inform
local level Official Plans and Zoning By-Laws, serving as the approval
authority for local Official Plans, Subdivisions and Condominium Plans.
The Draft of the Official Plan was recently completed in June 2012 and it
is anticipated that it will be finalized at the end of the year. Although not
yet approved, the Draft Official Plan contains a number of supporting
policies that promote and encourage economic development and tourism
opportunities in West Elgin, particularly at ports and waterfront areas. The
Draft Official Plan maintains that the maintenance, upgrade, and
expansion of existing tourist designations should promote and encourage
high-quality attractions, services, and events.
The Marina is one of Port Glasgow’s largest tourism generators given the
number of recreation opportunities the Marina currently supports. The
development of this Marina Master Plan will work to expand these
opportunities to reach untapped groups to continue bolstering the
Marina as a recreation hub. The Club has identified that events such as
the annual Fish Fry and Waterfront Festival and Kid’s Fishing Derby are
key economic drivers that draw both local and regional visitors. Key
consideration is given to the development of the Master Plan to ensure
that these events are preserved and enhanced to provide improved
services and enjoyable atmosphere. As a result of these considerations, it
is vital to maintain and enhance the Port Glasgow Marina an outdoor
recreational tourist destination in which this Master Plan strives to achieve.
West Elgin Official Plan
The West Elgin Official Plan was approved in 2008 and locates Port
Glasgow in the Lakeshore Area of West Elgin identified in Schedule ‘E’
and Figure 7, Map 1 of the Official Plan. The Official Plan identifies that
Port Glasgow is serviced by a municipal water supply and that the
development of recreation uses should be encouraged. Particular focus
should be given to recreation users that promote waterfront tourism and
outdoor recreation, particularly as Port Glasgow is the only public area
within West Elgin with public access and views to Lake Erie.
Recognizing the importance of the Marina in West Elgin, this Marina
Master Plan will also assist the Municipality of West Elgin in bolstering its
outdoor recreation services and improving access to Lake Erie.
Consideration has been given to providing an expanded range of
compatible recreation opportunities to meet the needs of all Marina
visitors and outdoor enthusiasts.
Excerpt of Figure 7, Map 1 of the West Elgin Official Plan
As it has been identified, the Marina is located within lands regulated by
the Lower Thames Valley Conservation Authority (LTVCA). Section 7.6 of
the Official Plan maintains that any future development of proposed
buildings or structures will require approval from the LTVCA.
Schedule ‘B’ – Map 2 of the Official Plan also identifies that woodlands
are located adjacent to the Marina to the west are subject to section
3.3.7 of the Official Plan. This Section maintains that development in
woodland areas is only permitted if it can be demonstrated that there will
be no negative impacts.
14
West Elgin Zoning By-Law
The Marina is located in an Open Space 2 Zone (OS-2) in the former
Township of Aldborough Zoning By-Law. This Zone specifically permits
marinas in addition to the uses permitted in the Open Space Zone (OS).
Such uses include conservation areas, cemetery, forestry use, dwelling
unit or single detached dwelling as an accessory use, golf course, private
park, public fairground, public park, or accessory uses.
Port Glasgow Secondary Plan
A Secondary Plan for the Port Glasgow area is currently being prepared in
response to the proposed development by Seaside Waterfront
Developments Inc. The development of the Secondary Plan will ensure
that orderly development occurs and a vision and framework is
established to characterize the Port Glasgow area in which future
development will be evaluated against to ensure future development is
compatible with the existing land uses and natural heritage features.
Through the development of the Secondary Plan, a formal request was
made by Monteith Brown Planning Consultants on behalf of PGYC in
June 2012 to give consideration to a number of land use planning
matters affecting future development along Havens Lake Road. Such
considerations included, but are not limited to:
Protect and enhance public access to the lakefront and the public
views to the lake
Ensure that safe and sufficient public access, parking and
vehicular circulation is provided and maintained
Ensure the protection of the marina, parkland and beach are
maintained as a venue for special large-scale community events.
In October 2012, the draft Secondary Plan was made available for review
and comment. In addition to the considerations impacting Havens Lake
Road and PGYC, the Secondary Plan considers Port Glasgow’s
developable lands, natural and cultural features, servicing, and traffic
circulation.
With respect to the recreation opportunities, parkland, and the Marina,
the Secondary Plan establishes policies that promote waterfront
development, enhance natural heritage, and increase opportunities for
public waterfront access. Future development of waterfront amenities is
encouraged and should be compatible and supportive of existing active
and passive recreation uses. It is also maintained that future waterfront
development should improve or maximize the potential of existing
features and attractions for day use or tourist recreation activities.
4.3 Port Glasgow Yacht Club Consultation
A Design Workshop was held on June 26, 2012 at the Port Glasgow
Marina with the Directors of the Port Glasgow Yacht Club. The
Consultant provided a brief introduction and overview of the Workshop
before leading the group through a discussion focused around seven key
questions. Participants in the group were given maps of the Marina with
trace paper to facilitate discussion and visualize ideas to the group. The
following provides a summary of the key themes arising from each
question is articulated below.
Port Glasgow Yacht Club’s Greatest Strengths
Much of the PGYC’s success has been supported by local and seasonal
Marina users. As a non-profit organization, the Club has restored,
enhanced, and preserved the Marina with limited government or public
assistance. As a result, the Marina is a self-sustaining public facility and all
revenues generated by the Club directly feed back into the Marina.
Although the Marina may be considered small with a capacity of 80 boat
docks, it is a key recreation destination that provides local and seasonal
users with easy access to Lake Erie. Focusing operation on the Marina has
allowed the PGYC to establish close knit ties with its users and tourists,
15
while building a hospitable, family-oriented atmosphere with affordable
boating opportunities at just $12 per launch (2012).
One of the Marina’s greatest strengths is that it functions as a community
hub and destination, drawing not only boating enthusiasts but visitors
and tourists who enjoy a variety of outdoor activities such as fishing,
picnicking, or nature enjoyment. This family-oriented Marina is a great
venue for socializing between friends and strangers, providing an
opportunity to escape the urban lifestyle and offering an alternative to
more busy marinas along the Lake. Port Glasgow boasts spectacular and
unparalleled views of Lake Erie, which is one of the Marina’s greatest
assets particularly as visitors travel down Haven’s Lake Road.
Trends and Demands for Services
Users and visitors of the Marina generally fit the “working class” profile
who value affordable access to Lake Erie, more so than “all the bells and
whistles”. The Marina normally accommodates power boats between 18’
and 35’ in length, as the depth of the entrance channel is not suitable for
larger watercraft, particularly at the end of the summer when the water
level declines.
waiting list. At the same time, the Club believes that there is a general
lack of awareness of the Marina or the recent investments to enhance the
facility. Despite the perceived lack of awareness, the Club has experienced
considerable growth in the number of annual boat launches, increasing
from 1,500 launches in 1998 to an anticipated 4,000 to 4,300 launches
for 2012.
In addition to boating pressures, the Club has also experienced increased
demands for other recreation opportunities for non-boaters who visit the
Marina. This is a trend that has been observed in communities
throughout Ontario where there is a general shift towards multi-use
recreation facilities which provides something for everyone. The provision
of certain recreation facilities which complement one another may also
act as a traffic generator drawing new or additional users that the Marina
previously may not have previously considered.
Non-boaters attracted to the Marina include sport fishing enthusiasts
who utilize the east pier, and outdoor activity seekers who enjoy the
surrounding amenities offered by the Marina. Other users are drawn from
the adjacent seasonal residences located to the northeast of the Marina.
Facilities and Services that need to stay
One of the greatest trends being observed by PGYC is the increased use
of the Marina after improvements were made to the launch ramps,
landscaping, enhanced wheelchair accessibility, and patio shade
structures. This increase in use, however, has placed greater pressures on
parking and pedestrian accommodations on the pier, up to a point where
the Marina is operating at maximum capacity and facing a shortage of
structured parking space and challenges associated with parking trucks
and boat trailers.
The group identified a number of key facilities and services that are vital to
the operation and function of the Marina. Such facilities and services
include the launch ramps, parking, aggregate operation, basin, two piers,
and the naturalized areas to the northwest of the Marina basin as well as
the green space within the Marina. This green space, referred to as the
peninsula, functions as the heart of the Marina.
Improving Docking Facilities
There are currently a number of people on the waiting list for docking
facilities, although this number fluctuates from year to year depending on
whether or not those on the wait list find alternative accommodations at
other marinas. In 2010, for example, there were up to 90 people on the
The group suggested that their main priority was to improve the east and
west piers as they are currently not wide enough to accommodate two
watercrafts at the same time, nor are they long enough to calm the
16
Marina basin. This improvement is contingent on approval from the DFO
and LVTCA, and available funding if the Club requires external financial
supports. In previous years, the Club had sought grant assistance from
the Municipality but had faced delays in the approval process which
caused the Club to miss securing provincial and federal infrastructure
funding.
An additional boat launch on the west side of the basin was also
suggested, pairing it with the existing west ramp to reduce launch
congestion on the east side. The west side of the basin is the preferred
launch given that the east launch is susceptible to wave action, thus
rendering it unusable in turbulent water. Extensions to the piers,
however, would calm the waters around the east launch.
The second key pinch point is located on the northeast section of the
laneway near the bait shop where visitors park, narrowing the width of
the laneway and causing a hazard among pedestrians. While pedestrian
safety is not an issue around the basin, there are a number of blind spot
areas throughout the Marina. Many seniors from the adjacent seasonal
residences travel via golf carts to and around the Marina which also
presents hazardous situations; however, prohibiting the use of golf carts
at the Marina would deter these users from visiting or result in them
driving to the facility, contributing to the existing circulation and parking
woes.
The Directors suggested that additional docking slips may be established
but only if they are justified based on factors such as the period to recover
investment costs. For example, additional docking slips would not be
feasible if the return on investment period is over a number of decades.
The PGYC identified that improvements should also be considered around
the Marina basin, although these should be low impact in nature and
require low capital investment in the event that future expansion to the
basin is warranted.
Improving Circulation
Improving vehicular circulation and parking has been a growing concern
among the Club given the increasing number of Marina users. The group
identified two ‘pinch points’ which constrain vehicular movement and
circulation. The primary pinch point is located on the east side of the
Clubhouse where Marina users purchase their boat launch pass; this
results in idling trucks/trailers that are then required to turn around if they
choose to launch from the west ramp.
As a result, the Club expressed the need for additional and organized
parking. Most vehicles, particularly trailers, park where space is available
due to the lack of designated/marked parking spaces. The first parked
vehicle typically encourages others who follow. Special consideration also
needs to be given to wide turning radii required for trucks with trailers,
otherwise parking can be difficult and hazardous. Suggestions were also
made to remove the west portion of Picnic Hill for additional parking,
alleviating some of the Marina’s parking concerns. The east side of the Hill
with the mature trees would be retained to screen parking areas from the
Marina. Other opportunities to reduce parking constraints may exist in
organizing parking around the aggregate extraction area, although
design consideration should be given in maintaining a positive relationship
17
between parking and the use of the aggregate pit with regard to loading
equipment and aggregate storage.
The group suggested that establishing staging lanes at the end of
Haven’s Lake Road may reduce vehicular congestion by having launch
users purchase tickets from a manned booth, while non-boaters are able
to pass through towards parking. In addition, staging lanes could allow
staff to direct boaters to specific launch ramps, depending on volume, as
well as designated parking areas.
Improving Clubhouse Facilities
The group suggested that establishing new facilities can draw additional
visitors and increase revenues, provided they fit within the role and
mandate of the Yacht Club and do not take away from the Marina’s core
strengths. Such facilities may include a banquet hall or a restaurant;
however, a full service restaurant may prove to be difficult to operate
given the seasonality of marina operations. As a result, any future facility
development will require consideration to the type of facility as well as its
location. Opportunities may exist to expand the existing clubhouse,
however, developing a stand-alone facility would allow the existing
clubhouse to be renovated or potentially be repurposed.
Improving the Park/Beach
Marina circulation is generally good as most people are respectful given
the limited number of launches. While there are those who take longer
than others to launch their watercraft, little can be done accelerate the
process. The same can also be said when removing watercraft from the
water, particularly as unfavourable weather approaches. Other
suggestions to improve maneuverability include additional ramps,
improving vehicular maneuverability to and from the launch, or removing
the east launch to reduce vehicular congestion around the clubhouse.
The group identified that improvements can be made to the beach
located east of the Marina, particularly with regard to general
maintenance. Given that this beach is located on Municipal land, the
group noted that greater commitment from the Municipality is required to
maintain the beach. As previously identified in the Workshop, the
provision of new and improved recreational opportunities would enhance
the park and beach as there are currently limited opportunities to engage
non-boating visitors. Such opportunities focus around children and youth
facilities such as playgrounds and splash pads.
18
5.0 The Master Plan
5.0 Issues and Opportunities
5.1 Issues
Through an analysis of public input and detailed site investigation, a
number of issues were identified in connection with the future
development, enhancement, and preservation of the Marina. The
following section presents the issues and opportunities in no particular
order.
19
5.0 The Master Plan
Issues
Opportunities
The Marina operates at full capacity every season with a
long waiting list.
Expand the Marina basin to accommodate both seasonal and transient
boaters.
Three launches constrain loading and unloading of boats.
The adjacent development proposed along Havens Lake
Road by Seaside Waterfront Developments Inc. has the
potential to negatively impact the viability of the Marina
operation and the views of the Marina and Lake Erie from
the road.
The access point at the end of Havens Lake Road into the
Marina has been an identified pinch point for traffic
congestion.
The east boat launches are unusable during turbulent
waters as a result of their location at the end of the
channel to the mouth of the Marina basin due to
ineffective east and west piers.
Lack of organized parking and appropriate parking supply,
particularly for trailer vehicles.
Provide an additional boat launch to minimize congestion.
Enhancing the lands along Havens Lake Road with a mix of commercial
and residential uses that do not negatively impact the Marina or view of
Lake Erie from the Road.
The existing site layout creates vehicular maneuverability
issues throughout the Marina causing congestion.
Pedestrian safety through parking areas has been identified
as a concern, particularly during times of traffic congestion
during special events.
The Marina should not only provide recreation
opportunities for boating enthusiasts but other
opportunities and amenities should also be provided for
visitors, tourists, and non-boaters.
While the Marina’s ‘peninsula’ is wheelchair accessible,
other areas of the Marina are not.
Widening the roadway of the entrance of the Marina from Havens Lake
Road to three lanes to accommodate a turning lane.
Extend the east and west piers to protect and calm the waters in the
Marina basin.
Expand the west ramp to accommodate two boat launches.
Create and demonstrate designated parking areas large enough to
accommodate boat trailers, and/or additional or more organized parking
spaces.
Relocate the bait shop to another area of the site integrated with a booth
for launch tickets to alleviate congestion on the east side.
Develop a route strategy supported by wayfinding and signage in
strategic locations.
Develop designated walking paths and routes throughout the site,
supported by pathway amenities such as benches, trash receptacles, and
lightning.
Focus boat activity to one location of the Marina.
Develop a designated picnic area, children's play area, and enhanced
boardwalk.
Consider expanding the Clubhouse to include a recreation hall to support
Marina events and meetings.
Ensure all areas of the Marina are accessible.
Consider the use of materials to ensure all walking surfaces
accommodate wheelchairs and walking devices.
20
6.0 The Master Plan
6.1 The Concepts
6.0 The Master Plan
After a thorough review of the existing and surrounding conditions, a
series of options and layouts were developed through conceptual
planning based on findings from consultation with PGYC, development
considerations, and an analysis of issues and opportunities. These
concept plans were then presented to the PGYC Board of Directors for
their review and consideration and identification of the preferred concept.
The preferred concept plan was then presented to the public and Council,
and was generally well received, at local workshops for the design of
Havens Lake Road, undertaken as part of the Port Glasgow Secondary
Plan. The preferred concept was then split into two plans, an Interim Plan
and an ultimate Preferred Plan that reflected the vision for the Marina.
The Interim Plan presents an interim vision for the Marina which maintains
the existing Marina facilities and enhances the amenities that are already
available. The Interim Plan guides Marina development until such time an
expansion of the Marina basin is possible. This is to ensure that the
appropriate options for Marina expansion are considered and do not
compromise the Marina’s long-term goals. A Preferred Plan presents the
long-term vision for the Marina that largely focuses around the expansion
of the Marina basin to accommodate an increased level of boating traffic.
Both the Interim and Preferred Plans are contingent on available funding
and approval process from the municipality, public agencies and other
levels of government.
This section of the Master Plan explores the proposed features contained
in the Interim and Preferred Plans to assist in guiding the PGYC in
achieving the goals and objectives established in the preparation of this
Master Plan. This section should be read together with the concept plans,
attached in Appendix A, which provided additional details regarding each
of the proposed features. It should be noted that the same features may
be proposed in both concept plans.
21
6.0 The Master Plan
6.1.1. Re-Alignment of the Piers
PGYC should proceed with the construction of the preferred option
developed by Shoreplan Engineering Limited (2009). This option involves
the extension and realignment of the west pier and construction of a new
east pier. The west pier should maintain its existing 6m width to
accommodate proposed amenities such as pier lighting and seating,
tapering to a 3m walkway to the end of the pier extension. The new east
pier is proposed to measure 3m in width and be constructed east of the
existing pier to accommodate a wider entrance to the basin for
watercrafts as well as the proposed 20m of breakwaters on each side of
the pier.
Recommendations
Interim Plan
Extend and re-align the west pier and new east pier as
recommended by Shoreline Engineering Limited to increase
watercraft traffic at the entrance and calm basin waters.
The west pier extension and new east pier should be 3m in
width.
Provide 20m of breakwaters on each side of the pier.
Preferred Plan
Same as the Interim Plan.
Interim and Preferred Plan –
West Pier Expansion and Re-alignment, and East Pier
22
6.0 The Master Plan
6.1.2. Sport Fishing Area
The existing east pier has developed into a popular location for sport
fishing enthusiasts and has been the location for PGYC’s annual Kid’s
Fishing Derby. The proposed relocation of east pier and redesign to
include the breakwater rocks will result in the loss of fishing opportunities
at its current location; however, the Class Environmental Assessment
indicated that an opportunity may exist to preserve the fishing area. PGYC
should construct an east pier extension using a removable cantilever dock
to maintain local and tourism fishing opportunities at this location.
Recommendations
Interim Plan
Construct a removable cantilever dock on the east pier to
maintain opportunities for sport fishing and waterfront
enjoyment.
Preferred Plan
6.1.3. Clubhouse
During the interim, PGYC should continue to maintain the Clubhouse. It is
recommended that necessary renovations to the existing facility space be
undertaken to enhance the Clubhouse’s functionality and utilization for
existing uses. Particular consideration should be given to improving the
Clubhouse’s kitchen and washroom facilities.
Over the long-term, an approximate 75m2 (800ft2) addition may be
considered to the easterly sidewall of the Clubhouse along with a patio
extension to the addition limits. This addition, together with the proposed
enhancements to the existing portion will provide opportunities to market
the Clubhouse as an improved venue to host meetings or special events.
It is not recommended that the Club consider the development of a new
dine-in restaurant given the seasonal nature of the Marina operation,
unless a viable business case can be made.
Recommendations
Interim Plan
Assume necessary renovations to the existing facility space to
improve functionality and utilization for existing uses.
Consideration should be given to enhancing the Clubhouse’s
kitchen and washroom facilities.
Preferred Plan
Same as the Interim Plan in addition to:
o
Construct an approximate 75m2 (800ft2) addition to the
easterly sidewall of the Clubhouse to provide an expanded
range of opportunities.
o
Extend the existing patio to the addition limits.
o
Do not consider the development of a restaurant unless a
viable business plan can be made.
6.1.4. Boat Launch
To coordinate efficient access and maneuverability throughout the
Marina, a logical division of the Marina is proposed to focus boating
activities on the west side and non-boating activities on the east side. As
a result, it is recommended that the existing west boat launch be paired
with a second launch to capitalize on the shelter from wave effect
afforded in this location and to alleviate launch pressures. The addition of
the second launch will increase simultaneous launching capacity;
however, it will result in the loss of two existing boat slips.
The two existing ramps on the east side of the Marina basin is proposed
to be utilized for emergency and overflow access only to maintain the
east portion of the Marina for non-boating activities.
23
6.0 The Master Plan
Recommendations
Interim Plan
Pair the west boat launch with a second ramp, eliminating two
abutting boat slips.
Phase 2 Basin
Expansion
Maintain the existing east boat ramps for overflow and
emergencies only.
Expanded Boat
Launch
Preferred Plan
o
Remove the east boat ramps to provide 6 additional boat
slips.
6.1.5. Boat Slips
The existing Marina maintains 80 dock and transient slip facilities.
Through the Interim Plan, the Club would contain 78 slips for dock and
transient slips (given that 2 slips have been removed in place of an
additional launch ramp).
As previously identified, the Club should remove the east boat ramps
under the Preferred Plan to provide six additional boat slips. PGYC should
also undertake a 2,740m2 expansion to the Marina basin through two
phases. The expansion will provide 52 additional docking opportunities,
resulting in a total of 136 boat slips. The first phase (approximately a
1,000m2 expansion) requires the aggregate extraction area to shift
towards Middle Beach and the west pier to will provide 18 additional boat
slips. The second phase (approximately a 1,740m2 expansion) requires the
removal of Picnic Hill and will provide 34 additional boat slips.
Bait Shop/Ramp Fee
Collection
Phase 1 Basin
Expansion
Preferred Plan - Marina Basin Expansion
Recommendations
Interim Plan
Maintain the existing number of boat slips with the exception of
the two proposed to be removed in place of the new boat ramp.
Preferred Plan
Provide a total of 136 boat slips.
Remove the east boat ramps for six new boat slips
Undertake a two phase expansion to the Marina basin to provide
52 additional boat slips. The first phase should be approximately
1,000m2 in size to accommodate 18 boat slips and the second
phase should be approximately 1,740m2 to accommodate 34
boat slips.
24
6.0 The Master Plan
6.1.6. Bait Shop
In place of additional parking, the existing Bait Shop located on the
eastern portion of the Marina should be removed. A new Bait Shop
should be located on the west side of the Marina. Given that the
proposed location of the Bait Shop is adjacent to the main boat launches,
this structure should also function as the ramp fee collection booth to
support operational efficiencies.
Recommendations
Interim Plan
Build a new Bait House on the westerly portion of the Marina
adjacent to the main boat launches. The proposed Bait Shop
should also function as the ramp fee collection booth.
Preferred Plan
6.1.7. Aggregate Extraction
The Club indicated that preserving the aggregate extraction operation
should be a key consideration to ensure that the channel entrance
remains unobstructed by a buildup of gravel. The location of the
extraction area should be moved slightly towards the West Pier and
Middle Beach to support the proposed features contained in the Interim
and Preferred Plans.
Recommendations
Interim Plan
Shift extraction activity towards Middle Beach and the west pier
to provide opportunity for additional for parking.
Preferred Plan
Shift extraction activity closer towards Middle Beach to facilitate
the first phase expansion of the Marina basin.
6.1.8. Access / Circulation
At the PGYC consultation workshop, there was a
general agreement amongst the Directors that
access and circulation throughout the Marina
was a concern, especially during high volume
traffic generators during the peak season or
events such as the Annual Fish Fry. Specific
locational concerns were raised around the
Clubhouse where boaters currently purchase
their launch passes, presenting maneuverability
issues provided they chose to utilize the west
launches. The Club also identified concerns that
users park in the laneways, constraining traffic
flow and creating hazardous areas. This matter is
partially a result of the lack of designated parking
around the Marina. As it will be articulated in the
following section, the provision of designated
parking areas has been considered to direct
parked vehicles out of the laneway.
Sufficient thoroughfare and laneway widths
should be provided to accommodate twodirectional traffic circulation. In certain areas in
the west portion of the Marina, one-way lanes
are proposed to mitigate traffic congestion
among truck-trailers, particularly in areas with
angled
parking
stalls.
These
one-way
thoroughfares should be accommodated with
directional signage placed in visible areas. Where
appropriate, a 12 metre centreline radius should
also be provided to ensure an appropriate
turning circle is provided.
Preferred Plan - Havens Lake Road Improvements
25
6.0 The Master Plan
In the interim, the base of Havens Lake Road should be widened to
accommodate a centre left-turning lane for southbound traffic. This will
minimize traffic flow disruptions at the Marina entrance, allowing nonboating traffic to enter the site and proceed to the easterly parking areas.
The right turn lane should largely be maintained for boat launch users.
The Preferred Plan recommends that Havens Lake Road should be
enhanced and widened to accommodate a 25m right-of-way. A treelined boulevard should be provided which transitions into the centre leftturning lane for southbound traffic. A pedestrian sidewalk is proposed to
be located along the west side of Havens Lake Road, while a multi-use
pathway is proposed along the east side to support both pedestrians and
other forms of non-motorized transportation such as golf carts and
cycling. These sidewalks will also work to support the mixed commercial
and residential land uses proposed by Seaside Waterfront Developments
Inc.
Non-vehicular access to the Marina via the existing trail network that
connects to the adjacent parkland to the west and seasonal residences to
the east should be maintained to encourage pedestrian activity and
outdoor nature appreciation. The Club should ensure that the pedestrian
bridge to the west is maintained at a high standard and is accessible
given that this is the only linkage to west beach. Together with these
access and circulation improvements, the Club should increase pedestrian
safety by employing traffic calming measures around the Marina such as
speed bumps or signage recommending motorists to proceed with
caution or impose a maximum speed limit.
Recommendations
directional traffic.
Provide one-way thoroughfares in key areas to accommodate
trailers and minimize traffic disruptions.
Employ traffic calming measures such as speed bumps and
signage directing traffic, identifying one-way thoroughfares, and
speed limits in the appropriate areas.
Ensure that all non-vehicular access points are maintained and
barrier free.
Preferred Plan
o
A 25m right-of-way should be provided along Havens Lake
Road which provides opportunities for a tree-lined boulevard
along the centre, transitioning into the left-turn lane for
southbound traffic.
o
Provide a pedestrian sidewalk along the west side and multiuse sidewalk along the east side of Havens Lake Road to
support the Seaside Waterfront Developments Inc. proposal
and draw visitors to the Marina.
6.1.9. Parking
PGYC identified concerns regarding the ability to accommodate and
alleviate parking constraints. As a result, an assortment of parking
arrangements and opportunities should be located throughout the
Marina to accommodate a variety of motorized vehicles. In total, the
Interim and Preferred Plans propose 294 parking spaces for cars, trailers,
motorcycles, golf carts and ATVs.
Interim Plan
Widen the base of Havens Lake Road to accommodate a centre
left-turning lane for southbound traffic.
Provide adequate thoroughfare widths to accommodate two-
26
6.0 The Master Plan
Recommendations
Interim Plan
Provide 294 parking spaces, including 207 car and truck spaces,
65 truck and boat trailer spaces, 16 motorcycle spaces, and 6 golf
cart/ATV spaces.
Sample Rope-lined Bollards
All parking areas should be delineated with rope-linked bollards or similar
method to enhance designated parking areas and the nautical theme of
the Marina. Parking surfaces should consist of granular material, with
grass areas designated for overflow parking. Proper signage should be
accompanied in the parking areas to illustrate parking orientation and the
bollard posts should delineate individual parking spaces. In other words,
each parking space should fit between two bollard posts. To optimize
parking areas, angled parking stalls should be provided to accommodate
for trailer parking.
Parking areas should be designated using rope-lined bollards or
similar method.
Grass areas in the northern limits of the Marina should be
maintained for overflow parking.
Bollard posts should be spaced to designate one parking space.
Signage should be accompanied in all parking areas to illustrate
parking orientation.
Preferred Plan
The same number of parking spaces remains unchanged,
although in a different configuration and allocation.
Provide 208 car and truck spaces and 5 golf cart/ATV spaces.
Preferred Plan - Vehicular and trailer parking areas
6.1.10. Accessibility
The Club should ensure that all public areas of the Marina are barrier-free
and accessible to all visitors and users of varying abilities. Consideration
should also be given to the accessibility standards under the Accessibility
for Ontarians with Disabilities Act. Although currently in the draft stages,
particular attention should be given to the Built Environment design
standards that focus on removing barriers in public spaces once it has
been approved.
27
6.0 The Master Plan
Recommendations
Interim Plan
Strive to ensure that public areas of the Marina are barrier-free
and accessible to all visitors and users of varying abilities with
consideration given to the standards identified in the Accessibility
for Ontarians with Disabilities Act.
For example, a granular surface should be provided around the perimeter
of the Marina basin to highlight the edge of the walking surface. A brick
walkway should also be constructed around the perimeter of the basin to
highlight the peninsula, Clubhouse and surrounding facilities. The brick
walkway should be accentuated by a boardwalk, used in to highlight key
areas of the Marina such as viewing points or meeting places.
Recommendations
Preferred Plan
Interim Plan
6.1.11. Trails and Pathways
A series of trails and pathways should be provided throughout the Marina
to enhance existing linkages and connect pedestrians to key locations
and destinations. To improve pedestrian safety as well as wayfinding, the
Club should consider the use of durable walking surfaces, materials, and
elements of barrier-free and accessible design to provide a designated
walking path that enhances key areas and differs from parking surfaces.
Enhance existing pathways with a pedestrian network to
connect users to key locations and destinations.
Utilize a mix and range of durable walking surface materials to
delineate the edge of the Marina basin and pathways that differs
from parking surfaces.
Provide an enhanced surface material in high traffic or key
gathering areas.
Preferred Plan
6.1.12. Signage / Wayfinding
The Club should develop a standard signage and wayfinding system to be
located in key areas of the Marina to assist visitors, marina users,
emergency services, and event attendees with facility navigation. This
wayfinding system should identify all areas of the Marina, connecting
links, parking, features, and also be displayed promptly at the entrance to
the Marina. The design standard developed by the Club should be
reflective of the nautical character instilled by the Marina. Consideration
should also be given to revamping the entrance signage to remain
consistent with all Marina signage.
Preferred Plan - Brick Walkway Surface
28
6.0 The Master Plan
Recommendations
Recommendations
Interim Plan
Interim Plan
Develop a standard signage design template utilizing a nautical
theme to be utilized throughout the Marina. This design
template should be integrated into the signage currently
displayed at the entrance to the Marina.
Develop a wayfinding network to assist visitors with navigating
the Marina and identify key locations and destinations.
Preferred Plan
6.1.13. Sheltered Pavilions
In addition to the six existing pavilions located around the perimeter of
the Marina basin, five and seven additional shelter structures should be
provided, yielding a total of eleven and thirteen shelters for the Interim
and Preferred Plan, respectively. While the two pavilions abutting the
peninsula would remain, the four pavilions around the outer perimeter of
the Marina basin should be relocated in order to support additional
parking space and Marina expansion. These shelters should be located
around the perimeter of the basin in areas that do not impact parking or
basin expansion areas. Two pavilions should be located along the
northerly limits of the basin, flanking the Marina entrance signage at the
base of Havens Lake Road.
Further, shelters should be located in other areas of the Marina to support
supporting facility amenities such as the children’s play area and beach, or
to provide visitors with shelter for resting or nature enjoyment at key focal
or viewpoints. In particular, a large pavilion should be provided along the
east side of Havens Lake Road to provide a lookout area of the Marina
with a backdrop view of Lake Erie.
A total of eleven pavilions should be provided.
Remove and relocate the four pavilions around the perimeter of
the basin to accommodate the proposed parking plan.
Relocate two pavilions flanking the basin entrance along the
southern perimeter and two pavilions flanking the signage at the
entrance to the Marina along the northern perimeter.
A new pavilion should be located along the easterly perimeter of
the basin.
The remaining four pavilions should be located throughout the
Marina in areas which support other Marina amenities such as
the children’s play area, beach, or lookout along Havens Lake
Road.
Preferred Plan
o
A total of thirteen pavilions should be provided.
o
Provide seven pavilions around the perimeter of the basin in
addition to the two existing pavilions to remain abutting the
peninsula. The remaining four should be located throughout
the Marina to support other Marina amenities.
o
6.1.14. Picnic Areas
As previously identified, there are a number of sheltered pavilions
throughout the Marina which can be utilized as picnic gatherings such as
around the Marina basin and at the lookout along Lake Havens Road..
The interim plan proposes to retain the easterly portion of Picnic Hill, west
of the Marina basin while the west portion was removed to
accommodate additional parking. The Club should provide picnic tables
29
6.0 The Master Plan
with supporting amenities throughout the Marina to engage visitors and
gatherings, particularly in the eastern portion of the facility where nonboating activities are generally focused. A number of other areas can be
utilized as informal picnic settings such as the beach or open space
clearings found throughout.
Recommendations
Interim Plan
Provide a number of picnic tables throughout the Marina,
particularly on the east side, to support large gatherings and
encourage use of the other portions of the facility.
Provide supporting picnic amenities such as waste receptacles
and at PGYC’s discretion, BBQ areas.
Preferred Plan
6.1.15. Children’s Facilities
In response to the need for outdoor recreation opportunities for children,
a playground consisting of a playground structure and swing set should
be provided to continue to promote the Marina as a family-oriented
destination. This play area should be free of obstruction to maximize
visibility from all areas of the Marina.
Consideration may also be given to the inclusion of a splash pad,
although it should be recognized that splash pads are financially intensive
to construct and operate. As a result, splash pads should only be
considered if outside funding is available from the Municipality or an
alternative source.
Recommendations
Interim Plan
Provide a children’s play area in the northwest corner of the
Marina that may consist of the play structure and swing set. The
children’s play area should have linkages to existing or proposed
pathways and be visible from all areas of the Marina.
Consider the development of a splash pad only if outside funding
can be secured from the Municipality or outside source.
Preferred Plan
6.1.16. Public Washrooms / Change Rooms
PGYC should monitor the use of the washroom / change room and
should expansion be warranted, consideration should be given to
expanding the existing structure or constructing a secondary facility. The
washroom/change room facilities should be adequately sized and barrier
free to ensure that they are accessible to all Marina users. Consideration
should be given to new technologies that assist with the ease of use and
maintenance such as automated sanitation systems.
Recommendations
Interim Plan
Ensure that the existing washroom and change room facilities
are adequate to meet the users’ needs.
Provide new technologies to assist with the ease of utilization
and maintenance such as automated sanitation systems.
Preferred Plan
o
Monitor use of the washrooms and change rooms and
30
6.0 The Master Plan
Recommendations
consider providing expanding the existing structure or
providing a secondary washroom and change room to
support increased traffic, especially if PGYC pursues
expanding the Marina’s boating capacity.
6.1.17. Marina Landscaping and Amenities
Over the interim, a concrete pad should be provided along the southern
limit of the basin that may function as event space to accommodate a
portable stage or trailer. When the stage is not in place, this space can be
utilized as a viewing area.
The Club should retain the majority of trees in the park. A limited number
of trees will be required to be removed in place of parking or proposed
structures; however, efforts should be made to replace and replant new
trees in areas that will not obstruct visual sight lines. The Club should
provide enhanced landscaping in key areas throughout the Marina to
highlight key focal points or generate pedestrian interest. Consideration
should be given to utilizing low maintenance, hardy shrubbery and
ornamental grasses that are accented by decorative stones and rock
gardens. Opportunities may also be available to provide removable
planters along the west pier.
The Club could consider preserving the dredging relic currently located to
the west of the west pier. A landscaped memorial garden should be
located near the east pier to enhance the Marina’s heritage,
commemorating the Marina’s history and previous club members with a
memorial plaque. Further, the memorial garden can be enhanced with a
painted ship wheel on the concrete pathway that can also be used as a
wayfinding guide to direct pedestrians to other areas of the Marina.
Preferred Plan - Memorial Garden
Illumination fixtures and benches characteristic of the waterfront and
should be provided along the west pier which can be co-located with the
proposed planters. Nautical themed placemaking flagpoles and waste
receptacles should also be co-located with these amenity clusters along
the pier. The existing navigation light fixture should also be relocated to
the end of the re-aligned pier.
Recommendations
Interim Plan
To provide opportunities for events and entertainment over the
interim, construct a concrete pad in the in the southwest side of
the basin to accommodate a portable event stage or trailer.
Provide enhanced hard and soft landscaping in key areas
throughout the Marina to highlight key focal points or generate
pedestrian interest. Consideration should be given to the use of
decorative paving, stones and rock gardens, ornamental grasses,
and hardy shrubs.
Consider maintaining the dredging relic located adjacent to the
31
6.0 The Master Plan
Recommendations
west pier.
Provide a memorial garden adjacent to the east pier to
commemorate the Marina’s history and previous PGYC members.
This garden can be further enhanced with a painted ship wheel
on the concrete pathway that also functions as a wayfinding
guide.
Provide illumination fixtures and benches characteristic of the
waterfront along the west pier. At the discretion of PGYC, these
amenities can also be provided throughout the Marina, where
appropriate.
Preferred Plan
32
7.0 Implementation
7.0 Implementation
The implementation of the various components of the Marina Master Plan
will occur over a number of years. Key factors and considerations that play
the greatest role in affecting the timing and phasing of the Plan include:
Financial commitment required to construct and install the
various components recommended in this Master Plan;
Operating costs associated with maintaining the components
recommended in this Plan;
Coordination of construction and expansion with the
Municipality, County, Lower Thames Valley Conservation Area,
Department of Fisheries and Oceans, and the Ministry of Natural
Resources;
Volunteer services, special projects, events and fundraising to
assist with capital and operating expenses;
Sequencing construction upgrades; and
Urgency based on identified need. Improvements vital to the
safety and operation of the Marina should be a high priority.
This section summarizes all the recommendations contained in this
Master Plan, along with the suggested priorities for implementation. This
framework is a way of ensuring that the most critical success factors are
dealt with in a timely fashion, while the less critical (yet important)
recommendations are implemented over time.
Priority is generally synonymous with timing – the higher the priority, the
sooner the recommendation should be implemented. All
recommendations are important and, if properly implemented, will benefit
the Port Glasgow Marina.
33
7.0 Implementation
High Priority
Re-Alignment of the
Piers
Interim Plan
Extend and re-align the west pier and new east pier as
recommended by Shoreline Engineering Limited to increase
watercraft traffic at the entrance and calm basin waters.
Preferred Plan
Same as the Interim Plan
The west pier extension and new east pier should be 3m in
width.
Provide 20m of breakwaters on each side of the pier.
Sport Fishing Area
Construct a removable cantilever dock on the east pier to
maintain opportunities for sport fishing and waterfront
enjoyment.
Boat Slips
Maintain the existing number of boat slips with the
exception of the two proposed to be removed in place of
the new boat ramp.
Provide a total of 136 boat slips.
Remove the east boat ramps for six new boat slips
Undertake a two phase expansion to the Marina
basin to provide 52 additional boat slips for a total
supply of 130 boat slips. The first phase should be
approximately 1,000m2 in size to accommodate 18
boat slips and the second phase should be
approximately 1,740m2 to accommodate 34 boat slips.
Aggregate Extraction
Shift extraction activity towards Middle Beach and the west
pier to provide opportunity for additional for parking.
Shift extraction activity closer towards Middle Beach to
facilitate the first phase expansion of the Marina basin.
34
7.0 Implementation
High Priority
Access / Circulation
Interim Plan
Preferred Plan
Widen the base of Havens Lake Road to accommodate a
centre left-turning lane for southbound traffic.
o
A 25m right-of-way should be provided along
Havens Lake Road which provides opportunities for
a tree-lined boulevard along the centre,
transitioning into the left-turn lane for southbound
traffic.
o
Provide a pedestrian sidewalk along the west side
and multi-use sidewalk along the east side of
Havens Lake Road to support the Seaside
Waterfront Developments Inc. proposal and draw
visitors to the Marina.
Provide adequate thoroughfare widths to accommodate
two-directional traffic.
Provide one-way thoroughfares in key areas
accommodate trailers and minimize traffic disruptions.
to
Employ traffic calming measures such as speed bumps and
signage directing traffic, identifying one-way thoroughfares,
and speed limits in the appropriate areas.
Ensure that all non-vehicular access points are maintained
and barrier free.
Parking
Provide 294 parking spaces, including 207 car and truck
spaces, 65 truck and boat trailer spaces, 16 motorcycle
spaces, and 6 golf cart/ATV spaces.
The same number of parking spaces remains
unchanged, although in a different configuration and
allocation.
Parking areas should be designated using rope-lined bollards
or similar method.
Provide 208 car and truck spaces and 5 golf cart/ATV
spaces.
Grass areas in the northern limits of the Marina should be
maintained for overflow parking.
Bollard posts should be spaced to designate one parking
space.
Signage should be accompanied in all parking areas to
illustrate parking orientation.
Accessibility
Strive to ensure that public areas of the Marina are barrierfree and accessible to all visitors and users of varying abilities
with consideration given to the standards identified in the
Accessibility for Ontarians with Disabilities Act.
35
7.0 Implementation
Medium Priority
Boat Launch
Interim Plan
Pair the west boat launch with a second ramp, eliminating
two abutting boat slips.
Preferred Plan
o
Maintain the existing east boat ramps for overflow and
emergencies only.
Remove the east boat ramps for six additional boat
slips.
Bait Shop
Build a new Bait House on the westerly portion of the
Marina adjacent to the main boat launches. The proposed
Bait Shop should also function as the ramp fee collection
booth.
Clubhouse
Assume necessary renovations to the existing facility space
to improve functionality and utilization for existing uses.
Consideration should be given to enhancing the
Clubhouse’s kitchen and washroom facilities.
Trails & Pathways
Enhance existing pathways with a pedestrian network to
connect users to key locations and destinations.
o
Construct a 75m2 (800ft2) addition to the easterly
sidewall of the Clubhouse to provide an expanded
range of opportunities.
o
Extend the existing patio to the addition limits.
o
Do not consider the development of a restaurant
unless a viable business plan can be made.
Utilize a mix and range of durable walking surface materials
to delineate the edge of the Marina basin and pathways
that differs from parking surfaces.
Provide an enhanced surface material in high traffic or key
gathering areas.
36
7.0 Implementation
Medium Priority
Signage / Wayfinding
Interim Plan
Preferred Plan
Develop a standard signage design template utilizing a
nautical theme to be utilized throughout the Marina. This
design template should be integrated into the signage
currently displayed at the entrance to the Marina.
Develop a wayfinding network to assist visitors with
navigating the Marina and identify key locations and
destinations.
Low Priority
Sheltered Pavilions
Interim Plan
Preferred Plan
A total of eleven pavilions should be provided.
Remove and relocate the four pavilions around the perimeter
of the basin to accommodate the proposed parking plan.
o
A total of thirteen pavilions should be provided.
o
Provide seven pavilions around the perimeter of the
basin in addition to the two existing pavilions to
remain abutting the peninsula. The remaining four
should be located throughout the Marina to
support other Marina amenities.
Relocate two pavilions flanking the basin entrance along the
southern perimeter and two pavilions flanking the signage at
the entrance to the Marina along the northern perimeter.
A new pavilion should be located along the easterly
perimeter of the basin.
o
The remaining four pavilions should be located throughout
the Marina in areas which support other Marina amenities
such as the children’s play area, beach, or lookout along
Havens Lake Road.
37
7.0 Implementation
Interim Plan
Low Priority
Picnic Areas
Preferred Plan
Provide a number of picnic tables throughout the Marina,
particularly on the east side, to support large gatherings and
encourage use of the other portions of the facility.
Provide supporting picnic amenities such as
receptacles and at PGYC’s discretion, BBQ areas.
Children’s Play Area
waste
Provide a children’s play area in the northwest corner of the
Marina that may consist of the play structure and swing set.
The children’s play area should have linkages to existing or
proposed pathways and be visible from all areas of the
Marina.
Consider the development of a splash pad only if outside
funding can be secured from the Municipality or outside
source.
Public Washrooms
Change rooms
/
Ensure that the existing washroom and change room
facilities are adequate to meet the users’ needs.
Provide new technologies to assist with the ease of
utilization and maintenance such as automated sanitation
systems.
o
Monitor use of the washrooms and change
rooms and consider providing expanding the
existing structure or providing a secondary
washroom and change room to support
increased traffic, especially if PGYC pursues
expanding the Marina’s boating capacity.
38
7.0 Implementation
Low Priority
Marina Landscaping /
Amenities
Interim Plan
To provide opportunities for events and entertainment over
the interim, construct a concrete pad in the in the
southwest side of the basin to accommodate a portable
event stage or trailer.
Preferred Plan
Provide enhanced hard and soft landscaping in key areas
throughout the Marina to highlight key focal points or
generate pedestrian interest. Consideration should be given
to the use of decorative paving, stones and rock gardens,
ornamental grasses, and hardy shrubs.
Consider maintaining the dredging relic located adjacent to
the west pier.
Provide a memorial garden adjacent to the east pier to
commemorate the Marina’s history and previous PGYC
members. This garden can be further enhanced with a
painted ship wheel on the concrete pathway that also
functions as a wayfinding guide.
Provide illumination fixtures and benches characteristic of the
waterfront along the west pier. At the discretion of PGYC,
these amenities can also be provided throughout the
Marina, where appropriate.
39
Appendix A – Drawings
40

See the Master Plan

Transcription

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