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 

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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,

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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.

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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

2.0 Site Context & Existing Conditions

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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2.0 Site Context & Existing Conditions 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.

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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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2.0 Site Context & Existing Conditions 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.

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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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2.0 Site Context & Existing Conditions 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

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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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2.0 Site Context & Existing Conditions 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

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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3.0 Economic & Financial Implications 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

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$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

4.0 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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4.0 Development Considerations

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

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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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4.0 Development Considerations 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

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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.

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4.0 Development Considerations 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

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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,

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4.0 Development Considerations 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

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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

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4.0 Development Considerations 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.

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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

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4.0 Development Considerations 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.

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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.

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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.

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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.

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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.

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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.

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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

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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 Same as the Interim 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

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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.

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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 Same as the Interim Plan in addition to: 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.

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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.

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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 Same as the Interim 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.

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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

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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 Same as the Interim Plan in addition to: 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-

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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

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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.

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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

Same as the 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 Same as the Interim 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

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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 Same as the Interim 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.

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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 Same as the Interim Plan in addition to: 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

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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 Same as the Interim 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 Same as the Interim 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 Same as the Interim Plan in addition to: o

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Monitor use of the washrooms and change rooms and

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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

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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 Same as the Interim Plan.

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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.

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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.

Same as the Interim Plan

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.

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Shift extraction activity closer towards Middle Beach to facilitate the first phase expansion of the Marina basin.

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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.

Same as the Interim Plan in addition to: 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.

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Same as the Interim Plan

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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 Same as the Interim Plan in addition to: 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.

Same as the Interim Plan

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.

Same as the Interim Plan in addition to:

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. Same as the Interim Plan

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.

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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.

Same as the Interim Plan

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.

Same as the Interim Plan in addition to: 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.

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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

Same as the Interim Plan

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.

Same as the Interim Plan

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.

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Same as the Interim Plan in addition to: 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.

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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 Same as the Interim 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.

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Appendix A – Drawings

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