Meaford Harbour Strategic Master Plan · The figure on the following page, entitled ‘Meaford Harbour Strategic Planning Area’ outlines the properties included in the strategic

Meaford Harbour

Strategic Master Plan

June 2009June 2009

Table of Contents

1 Key Objectives, Mission and Vision

Background 1-1 Objectives and Development Policies 1-1 Vision 1-2 Mission 1-2

2 Background

Planning Area 2-1 Uses of the Core Harbour Area 2-1 Figure – Meaford Harbour Strategic Planning Area Adjacent Properties 2-2

3 Stakeholder Consultation 3-1

4 Guiding Principles and Strategic Actions

Environment 4-2 Community Impact and Safety 4-3 Operations and Security 4-4 Connectivity and Pedestrian Focus 4-6 Signage, Design and Promotion 4-7 Public Access and Use 4-8 Special Policy Areas 4-8

5 Implementation

Timing of Implementation 5-1 Table of Implementation Considerations 5-2

Environment 5-2 Community Impact and Safety 5-2 Operations and Security 5-3 Connectivity and Pedestrian Focus 5-5 Signage, Design and Promotion 5-5 Public Access and Use 5-6 Special Policy 5-7

Appendices Appendix 1 – Official Plan Excerpts Appendix 2 - Stakeholder Memo Appendix 3 - Background Information – Environmental Site Assessment

Key Objectives, Mission & Vision 1

1-1

Background As identified in the Planning Issues Discussion Paper prepared by Meridian Planning Consultants Inc. in 2002 as part of the Meaford Official Plan process, the harbour area, will be subject to redevelopment pressures over the coming years: “Although it is not expected that the harbour and downtown areas will change dramatically in the future, it is anticipated that there will be additional demand for recreational or residential uses in the downtown and harbour area. As a result, consideration should be given to establishing planning policies that encourage redevelopment in the harbour and downtown area.” In order to guide responses to such pressures, the Meaford Official Plan identifies key objectives to direct development on various public and private lands within the Municipality. Below is a short list of relevant objectives and policies taken from the Official Plan. These objectives, in coordination with stakeholder input, form the basis for the development of a set of strategic initiatives to ensure that Meaford Harbour will be managed and developed in a manner that is consistent with the visions, goals and values identified by the Official Plan and the various stakeholders of Meaford Harbour. More complete excerpts from the Official Plan have been included in Appendix 1. Objectives and Development Policies Harbour Open Space Area (B1.5 of the Meaford Official Plan)

• Establish the Harbour lands as a prominent recreational focal point and public open space area in the Municipality as well as the regional area;

• Develop a mix of public and recreation uses on the Harbour lands, and;

• Create a pedestrian environment and linkage between the Harbour, the Downtown and the Georgian Trail.

Urban Special Policy Areas (B1.9 of the Meaford Official Plan) Selected development principles for Special Policy Area 1 (Industrial lands to the east of the Harbour Open Space Area) include:

• The development will create and improve linkages to existing open space and harbour lands.

• The lands will be used for a suitable mix of residential, open space and commercial uses related primarily to the hospitality, tourism and service sectors.

Key Objectives, Mission & Vision 1

1-2

Selected development principles for Special Policy Area 2 (five lots to the south of the Harbour Open Space Area) include:

• The lands will be planned as a logical extension to Meaford Harbour, providing a definitive boundary to the Meaford Harbour

• The lands will be used for a suitable mix of commercial uses related primarily to the hospitality, tourism and service sectors.

Public Parkland (D4.4 of the Meaford Official Plan) Development policies for public parkland include the intent that all public parkland:

• Be appropriately lit for safety purposes;

• Have as much street frontage as possible and be open to view on as many sides as possible for safety purposes;

• Have direct and safe pedestrian access from adjacent residential areas;

• Be designed to minimize any potential negative impacts on adjacent residential areas through the use of such measures as planting, fencing and the provision of appropriate access and parking;

• Incorporate natural heritage features wherever possible into the design of the parkland;

• Be integrated into the fabric of the adjacent neighborhood, and;

• Be connected, wherever possible, to trail systems, cycling routes and natural heritage corridors.

Vision The above objectives and policies provide directions to be pursued in the future development of Meaford Harbour. The overall vision for the Harbour Open Space Area, as identified within the Official Plan is as follows: “The Meaford Harbour lands are intended to be one of the cornerstones of

public open space in the Municipality. It will be maintained and developed

to be an all-seasons public park and centre for community events. The

Meaford Harbour is one of the most attractive and accessible waterfront

parks in the Georgian Triangle and efforts will be made to promote this

facility to citizens and tourists who travel by foot, car, boat or via the

Georgian Trail, which is directly connected to the Harbour.”

Mission Thus, the mission of this Strategic Master Plan is to incorporate stakeholder input and the objectives and policies outlined within the Official Plan to develop specific strategic directions and actions that will guide the Municipality towards the vision of a thriving, sustainable, multi-use public recreational destination.

Background 2

2-1

Planning Area The figure on the following page, entitled ‘Meaford Harbour Strategic Planning

Area’ outlines the properties included in the strategic planning process. The ‘Core Harbour Area’ is approximately nine acres and is roughly bounded by Georgian Bay to the north, Bridge Street to the south, the Big Head River to the west and Fuller Street to the east. The Municipality owns much of the land within the core area, however leases the water and the adjacent government-owned wharves and marine-related facilities (docks) from the Small Craft Harbours Branch of the Department of Fisheries and Oceans. Several adjacent properties under both private (Special Policy Areas) and Municipal ownership have also been considered due to their proximity to the harbour ‘Core Area’ and the potential opportunities they provide. Uses of the Core Harbour Area Meaford Harbour is an older facility, predating confederation. During the late 19th and early 20th centuries, the harbour was expanded considerably with the construction of wharves and breakwaters at the mouth of the Big Head River1. The harbour has hosted a number of industries including a sawmill, a foundry, grain elevators and rail yards . With the decline of industry, the harbour continued to serve as an off-loading point for lake freighters delivering coal to the region, however over the past 20-30 years has been used primarily as a recreational harbour and public park with a small remaining contingent of commercial fishing users1. Currently, the open areas of the harbour consist of either grass or gravel cover. Flower gardens are planted in several areas and there are picnic tables and shade trees throughout the areas of grass cover. A large, unstructured gravel lot (approximately two acres) to the east of St. Vincent Street currently acts as the main parking area for large events.

Eight structures exist on this property at present and include:

• The Harbour Complex Building

• The Coast Guard Search and Rescue Station

• Public Washroom Facilities (River Dock)

• Fish Cleaning Facility

• Historical Railway Storage Shed

1 MDA Consulting Limited. March 1998. Phase 1 Environmental Site Assessment of Meaford

Harbour (Ontario). Prepared for Small Craft Harbours Branch, Department of Fisheries and Oceans.

Background 2

2-2

• Chip Wagon and Ice Cream Shed

• Rotary Harbour Pavilion

• Sailing School Sheds

Uses of the Harbour Area include:

• Transient dockage

• Seasonal dockage

• Boat servicing

• Sailing lessons

• Ramping

• Winter storage of boats

• Fishing

• Reef Boat Club

• Swimming

• Community events and festivals including seasonal weekly farmer’s market

• Parking

• RV camping for fishing patrons

• Walking

• Picnicking

• Passive recreational uses of grassy areas

• Cruise car night

• Biking

• Commercial charter fishing

Adjacent Properties Several key adjacent properties (see Meaford Harbour Strategic Planning

Area) may provide additional opportunities for future development/use and help to determine the context within which redevelopment in the ‘Core Harbour Area’ will take place. � Municipally owned properties to the east of the harbour which run along the

shoreline of Georgian Bay: These properties, the location of a former CN rail line and turn-table, are

now vacant. An unstructured pedestrian pathway leads from the Core Harbour Area along the shoreline towards Marshall Street and a beach area is located at the foot of Fuller Street. The beach area currently has restricted access to the water due to excessive vegetation growth. This area provides beautiful views of the harbour and Georgian Bay and evidence by way of litter, and bike and car tire trails shows that this area is currently in use by the public.

� The West Harbour Wall :

This area is a very visual linkage between the downtown and the Core Harbour Area. This area provides a pedestrian linkage, along the waterfront, from the Core Harbour Area to Rapers Park and is a key location for fishing, parking, walking and taking in the views from the benches along the trail located here.

Background 2

2-3

� Richardson’s Boats Ltd.

This property is privately owned and is home to Richardson’s Boats Ltd. a full service marina offering fuel, repairs, pump-out and winter storage. This business plays a vital role in the functional nature of Meaford Harbour and is an important harbour stakeholder.

� The lands to the immediate east of the harbour area (between the shore of Georgian Bay and between Bridge Street and Marshall Street):

These privately owned lands are currently occupied by industrial uses and buildings, however have been identified as Special Policy Area #1 in the Municipality of Meaford Official Plan. This designation provides a policy framework for redevelopment of these lots as a suitable mix of residential, open space, and commercial uses that are primarily related to hospitality, tourism and service sectors and that will promote pedestrian access and will be compatible with surrounding residential uses. This designation also sets out conditions that must be met prior to development which include Environmental Impact, Geotechnical, Traffic Impact and Archaeological Assessments prior to rezoning approval.

� Five privately owned lots abutting the Municipally owned harbour area to the

south:

These lots have been identified by the Meaford Official Plan as Special Policy Area #2 and are to be planned as a “logical extension to the Meaford Harbour”. The development principles for these lands outline a suitable mix of commercial uses with a focus on pedestrian space and access. Conditions imposed on development advise that redevelopment of these lands must “contribute to the vitality of the harbour” and must have minimal impacts on the surrounding residential uses.

Stakeholder Consultation 3

3-1

A stakeholder information and input meeting was held at Meaford Town Hall on August 29th, 2006. The goals of this meeting were to:

• Review the suggestions previously raised for improvements to the Meaford Harbour

• To discuss if these suggestions were adequate and to evaluate additional items that needed to be addressed

• To prioritize an amended list of improvements so that action plans can be developed for implementation, and

• To discuss the availability of volunteer participation and the best ways to partner these volunteer efforts with those of the Municipality.

Due to time constraints, the first three goals were addressed, however discussions regarding volunteer involvement were not carried out. It is the intent of this plan, that the Harbour Manager should review the need and opportunities available for volunteer involvement and should liaise with individuals and community groups to establish a volunteer base for the Harbour Area as required. Following the meeting, a memo was distributed to all stakeholders that had been in attendance to ensure that individual issues of concern had been properly interpreted in the compilation of the point form issue summary. This memo, which includes the point form summary, is included in Appendix 2.

Guiding Principles and Strategic Actions 4

4-1

Based upon the directions and policies of the Official Plan, Guiding Principles were developed for Meaford Harbour. Guiding Principles are high level directional statements that outline the intent of this planning document for future development within the Harbour Area. These statements are categorized as follows:

• Environment

• Community Impacts and Safety

• Operations and Safety

• Connectivity and Pedestrian Focus

• Signage, Design and Promotion

• Public Access and Use

• Special Policy Areas Following the development of the Guiding Principles, stakeholder input was incorporated with the broader goals of the Official Plan to identify Strategic Actions. These actions have been established to guide the future development of the harbour in-line with the Guiding Principles and Official Plan. The Strategic Actions outline both broad tasks to be undertaken as well as specific items that should be addressed. The intention is that detailed action plans will be developed for each Strategic Action to identify implementation details. The following pages outline the Guiding Principles and related Strategic Actions developed for Meaford Harbour. References to the relevant Official Plan sections have been included (in parenthesis) where applicable.


4-2

Environment

Guiding Principles It is the intent of this plan that the Meaford Harbour…

Strategic Actions

Be developed in line with the “Environment First” philosophy established within the Official Plan and in accordance with Section C14 of the Official Plan.

Carry on with recommendations arising from the Phase 2 Environmental Site Assessment (and beyond as deemed necessary) to ensure that any potential environmental legacy issues related to the past industrial use of the harbour have been addressed. Work with the Grey Sauble Conservation Authority and other environmental stakeholders in the development of the waterfront lands to the east of the core Harbour Area. Input regarding landscaping and maintenance restrictions for the public beach should be obtained.


4-3

Community Impact and Safety


Strategic Actions

Be designed to minimize any potential negative impacts on adjacent residential areas through the use of such measures as planting, fencing and the provision of appropriate access and parking. (D4.4) Have direct and safe pedestrian access from adjacent residential areas (D4.4) Be appropriately lit for safety purposes (D4.4).

Carry out a traffic flow/parking analysis to establish adequate parking facilities and safe traffic flow routes within the Harbour Area (include an evaluation of potential surface treatments for the gravel lots and roadways and a phasing recommendation for implementation). This will provide a framework (in addition to any restrictions resulting from the Environmental Site assessment) for the best location for the various uses within the Harbour Area. Examine the orientation of the new entrance way and adjust as deemed necessary for safety and convenience of use. Develop a more structured entrance way/ intersection for the foot of St. Vincent Street at the entrance to the Harbour Area. Address parking on both sides of the street at bottom of St. Vincent Street (near to the harbour). Establish interim dust control measures. Extend the sidewalk along St. Vincent Street further into the Harbour Area. Incorporate lighting into plans for traffic flow/parking/surfacing; entrance ways; and trails/pathways. Consideration should be given to design and style guidelines established for the downtown (i.e. lighting fixtures).


4-4

Operations and Security


Strategic Actions

Be managed in line with the broader corporate vision: To be recognized as a leading edge organization engaging best practices in technology, customer satisfaction, finance and operations.

Arrange for dredging to be carried out for the new and old harbour basins. Department of Fisheries and Oceans resources should be engaged where available. Dredging should be carried out via the most cost effective manner which may include partnerships with nearby marinas or commercial partners. This is particularly important due to declining lake levels. Undertake an annual review of Harbour operations, finances and customer satisfaction to identify areas for improvements/increased efficiency. Liaise with individuals and community groups to evaluate need and opportunities for volunteer involvement and should work to build a volunteer base for the harbour as deemed necessary. Establish a best practices guide for Marina operations (i.e. booking protocols, slip assignment, contract administration, industry standards). Review and update annually. Develop more efficient routes of communication with Harbour Stakeholders (i.e. newsletter; suggestion box etc...). Stakeholder attendance at Public Advisory Committee Meetings should be encouraged to ensure input into the public process


4-5

Operations and Security Cont’d…


Strategic Actions

Be managed in line with the broader corporate vision: To be recognized as a leading edge organization engaging best practices in technology, customer satisfaction, finance and operations.

Harbour facilities and land ownership should be expanded as needed to meet demand, where supported by a strong business case for capital investment. To date, the following suggestions have been made:

• Dock extension at the pump out

• Harbour Complex Building expansion

• Potential requirement for an additional washroom facility to the east of the Core Harbour Area

• New facility modeled after old train station

• Additional storage facility Needs analyses and business cases should be examined by the Harbour Manager for the above suggestions and for all new initiatives.


4-6

Connectivity and Pedestrian Focus


Strategic Actions

Be connected to trail systems, cycling routes and natural heritage corridors (D4.4) Be connected to the Downtown and the Georgian Trail via pedestrian linkages (B1.5) Be accessible to individuals of all levels of ability and in line with Provincial Accessibility Standards.

Resurface the river dock trail in a manner that incorporates functional requirements including accessibility. Interlocking brick or stamped concrete have been suggested as preferred surfaces. Develop a trail along the waterfront lands to the east of the core harbour area. Develop consistent, well-placed universal signage as a means of strengthening linkages. Established styles and themes should be used to promote visual continuity along linkages. Benches / rest areas should be placed along all linkages. Garbage and recycling receptacles should be placed at key locations along linkages.


4-7

Signage, Design and Promotion


Strategic Actions

Be promoted to citizens and tourists traveling by foot, car, boat or via the Georgian Trail (B1.5) Be established as a prominent recreational focal point and public open space area in the municipality as well as the regional area. (B1.5) Become part of a unified central area via improved connections between the Downtown and the Meaford Harbour. (B1.3) Is acknowledged and a ‘gateway’ into the Municipality.

In coordination with the Harbour Ad-Hoc Public Advisory Committee, signage requirements should be established. Signage should be placed to identify key amenities, regulations and linkages. Universal signage should be employed. Promotional activities should be identified and implemented to promote Meaford Harbour as a destination to residents of the region and tourists alike. Co-marketing opportunities should be explored. Booking information for the Harbour Pavilion should be widely distributed to promote use. Styles and themes, in line with those established for the downtown core should be developed for the Harbour. A nautical theme for the immediate harbour area could be integrated with the more general style and design guidelines established for downtown. The principles of the Community Improvement Plan for the Downtown Core Area should be applied, where possible, to the Harbour Area to aid in unifying and connecting these areas.


4-8

Public Access and Use


Strategic Actions

Be developed as a cornerstone of public open space (B1.5) Include a mix of public and recreation oriented uses on the Harbour Lands (B1.5)

Additional compatible uses, as outlined within the Official Plan, should be encouraged to establish within the Harbour Area. Open green spaces should be designed and retained to promote passive public use. Harbour area staff should facilitate the use of the Harbour Area for public festivals and events. The Harbour Manager along with the Harbour Ad Hoc Public Advisory Committees should evaluate and make a decision regarding the presence and location of Recreational Vehicles in the Harbour Area. A business case should be prepared by the Harbour Manager for the committee’s consideration. Stakeholders have expressed that if the RV’s are to be retained as a Harbour Use, then these patrons need to be accommodated in a more appropriate manner.


4-9

Special Policy Areas


Strategic Actions

Be developed with consideration to the adjacent Special Policy Areas.

Development along east and south municipal property lines should be carried out in light of the desired future uses of these properties.

Implementation 5

5-1

Timing of Implementation

Due to the outcomes of the Phase II Environmental Site Assessment (ESA) (Appendix 3) for the Meaford Harbour, specific timing recommendations for the various Strategic Actions over the long term cannot realistically be made at this time.The outcomes of the Risk Management process will impact the potential location of the various uses within the Harbour Area and may result in limitations in the size, type or placement of especially the more sensitive parkland uses or specific requirements for remediation. Thus, it is suggested that the implementation or phasing schedule for the more capital intensive Strategic Actions be developed following the completion of the Risk Management measures, however relative timing suggestions have been made. Many projects should also take place following the completion of a Traffic Flow and Parking Study. This study will provide recommendations as to the ideal locations of parking, roadways, structures and open space in order to maximize the use of space, the efficiency of traffic flow as well as safety within the Harbour Area. In coordination with the results of the ESA and Risk Management Measures chosen, this study will ensure that capital funds are invested in the most appropriate locations based on any recommendations or limitations that may be discovered via the study process. This is not meant to suggest however that all progress should be halted while the ESA and Risk Management process is underway. Various Strategic Actions can be undertaken and research activities and the development of more detailed action plans should also begin so that these items can be implemented as soon as possible following the completion of Risk Management Measures the and Traffic Flow and Parking Study. Dredging is an especially important undertaking and should be viewed as a top priority in securing the future of the harbour area. The following table outlines the suggested Strategic Actions, by category, and makes note of implementation considerations for each. Green stars denote tasks that may be implemented immediately or over a short-term timeframe, being started prior to the completion of the Risk Management Measures or Traffic and Parking Study. Dollar Signs denote items that will require capital funding/budgeting. The Municipality should aim to have a Risk Management Options Report completed in early 2009 to allow for continued progress with Risk Management Measures and to allow for capital budgeting for 2010. Capital budgeting for each year should include the immediate / short-term items identified below in addition to potential reserve amounts for future Action Plan implementation. An annual meeting, prior to budget submission, should be held between the Harbour Manager and Planning Department to review Plan implementation.

Implementation 5

5-2 Capital Budget Consideration Immediate to Short Term Implementation Item

Strategic Action Implementation Considerations Phasing/Budget Environment Carry out a Risk Management Options Review (and Risk Management Measures as necessary).

Development of the waterfront lands to the east of the core Harbour Area. Input regarding landscaping and maintenance restrictions for the public beach should be obtained.

Initial research and contact with stakeholders and conservation authority may be carried out. A more detailed action plan can be initiated with regard to outcomes of the Phase 2 ESA. Capital Funds will be required for the development of these lands. Initial costing of trails may assist in setting aside funds for this project.

Community Impact and Safety Carry out a traffic flow/parking analysis. * Establish adequate parking facilities and safe traffic flow routes * Include an evaluation of potential surface treatments for the gravel lots and roadways and a phasing recommendation for implementation * Examine the orientation of the new entrance way and adjust as deemed necessary for safety and convenience of use.

This should be carried out following the completion of the Environmental Site Assessment and in preparation for the Risk Management Options Review.

Substantial cost savings may be

provided by using in-house expertise

of the Transportation

Services Department

Develop a more structured entrance way/ intersection for the foot of St. Vincent Street at the entrance to the Harbour Area.

Based upon Traffic Flow and Parking Study recommendations. Style /design elements could be considered in the interim– i.e. nautical theme.

Address parking on both sides of the street at the bottom of St. Vincent Street (near to the harbour).

Review current parking by-laws in effect for this location. Review road width and regulatory framework. Implement By-law or potentially a permit system to govern parking accordingly. Could be addressed as part of the Traffic Flow Study.

2009/2010

2009

Implementation 5


Strategic Action Implementation Considerations Phasing/Budget

Establish interim dust control measures.

Include an increased number of dust suppressant applications in 2009 and later budgets and utilize plantings, where appropriate, to reduce dust generation

Capital and operational

Extend the sidewalk along St. Vincent Street further into the Harbour Area

Cost estimate should be prepared. Relatively minor cost – could be implemented on its own or as part of surfacing or entrance way construction.

Incorporate lighting into plans for traffic flow/parking/surfacing; entrance ways; and trails/pathways.

Cost estimate should be prepared for choice lighting fixtures for inclusion with later development. Consideration should be given to design, styles and placement guidelines established for the downtown via the Community Improvement Plan.

Operations and Saftey Arrange for dredging to be carried out for the new and old harbour basins.

Department of Fisheries and Oceans resources should be engaged where available. Dredging should be carried out via the most cost effective manner which may include partnerships with nearby marinas or commercial partners. Long range cost/benefit should be examined.

Undertake an annual review of Harbour operations, finances and customer satisfaction to identify areas for improvements/increased efficiency

Carry out initial review and apply improvements on an ongoing basis. Annual review should be completed.

Liaise with individuals and community groups to evaluate need and opportunities for volunteer involvement and should work to build a volunteer base for the harbour as deemed necessary.

Evaluate need and pursue as required. Responsibility of Harbour Manager

Implementation 5



Establish best practices guide for Marina operations (i.e. Booking protocols, slip assignment, contract administration, industry standards). Review and update annually.

Prepare guide for 2010 operating season. Review at end of season and refine each year.

Develop more efficient routes of communication with Harbour Stakeholders, including adjacent residents (i.e. newsletter; suggestion box etc...)

Evaluate options. Employ for 2010 operating season. Review at end of season and refine for future years.

Harbour facilities and land ownership should be expanded as needed to meet demand, where supported by a strong business case for capital investment.

• Dock extension at the pump out

• Harbour Complex Building expansion / maintenance

• Potential requirement for an additional washroom facility to the east of the Core Harbour Area

• New facility modeled after old train station or along that theme

• Additional storage facility

• Creation of a dedicated pedestrian bridge linking downtown to the Harbour

Needs analyses and business cases should be examined by the Harbour Manager for the above suggestions and for all new initiatives.

Connectivity and Pedestrian Focus

Resurface the river dock trail in a manner that incorporates functional requirements including accessibility. Interlocking brick or stamped concrete have been suggested as preferred surfaces.

Establish functional requirements in coordination with stakeholders. Prepare costing for preferred surface treatments. Resurfacing should wait until following Risk Management Measures.

Develop a trail along the waterfront lands to the east of the Core Harbour Area.

To be explored following completion of Risk Management process. Initial discussion with Environmental Agencies and initial cost estimates can be made in the interim.

Implementation 5



Develop consistent, well-placed, universal signage as a means of strengthening linkages

See Signage, Design and Promotion recommendations

Established styles and themes should be used to promote visual continuity along linkages.

See Signage, Design and Promotion recommendations

Benches / rest areas should be placed along all linkages.

Budget for and purchase benches for 2009. Stakeholders have requested placement of the benches along the river dock trail. A memorial bench program should be implemented.

Garbage and recycling receptacles should be placed at key locations along linkages

Garbage/recycling receptacles should be purchased and put in place for the 2009 summer season. Consideration should be given to style and placement considerations of Community Improvement Plan to unite with larger community themes.

Signage, Design and Promotion In coordination with the Harbour Ad Hoc Public Advisory Committee, signage requirements should be established. Signage should be placed to identify key amenities, regulations and linkages.

An analysis of signage needs should be carried out and an initial cost analysis for signage should be prepared. Placement of some signs may be practical initially however the potential outcomes of the ESA and Traffic Flow Study should be considered prior to installation.

Promotional activities should be identified and implemented to promote Meaford Harbour as a destination to residents of the region and tourists alike.

Co-marketing opportunities should be explored. Discussions with the Chamber of Commerce should take place regarding co-marketing. Booking information for the Harbour Pavilion should be widely distributed to promote use. Sufficient marketing funds should be determined and included in the annual operating budget.

Implementation 5



Styles and themes, in line with those established for the downtown core should be developed for the Harbour..

The Harbour Supervisor in coordination with the Public Advisory Committee should develop a colour/design scheme for the harbour area, including signage, in coordination with the downtown styles and themes and as identified within the Community Improvement Plan. A nautical theme for the immediate harbour area could be integrated with the more general style and design guidelines established for downtown.

The principles of the Community Improvement Plan for the Downtown Core Area should be applied, where possible, to the Harbour Area to aid in unifying and connecting these areas.

The recommendations of the Community Improvement Plan should be incorporated into harbour planning.

Public Access and Use Additional compatible uses, as outlined within the Official Plan, should be encouraged to establish within the Harbour Area.

Ongoing consideration.

Open green spaces should be designed and retained to promote passive public use

Identify appropriate additional locations for such spaces in coordination with outcomes of ESA, Risk Management Measures and Traffic Flow Study.

Harbour staff should facilitate the use of the Harbour Area for public festivals and events.

Ongoing consideration.

The Harbour Manager and Harbour Ad Hoc Public Advisory Committees should evaluate and make a decision regarding the presence and location of Recreational Vehicles in the Harbour Area.

This should not be carried out until following the Risk Management Review. Location of this sensitive use may be limited depending on the outcome of this study.

Implementation 5


Strategic Action Implementation Considerations Phasing/Budget Special Policy Areas Development along east and south municipal property lines should be carried out in light of the desired future uses of these properties.

This should be an item of ongoing consideration.

Appendices

Appendix 1 Official Plan Excerpts

Municipality of Meaford Official Plan As modified by the County of Grey on December 15, 2005

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B1.9 URBAN SPECIAL POLICY AREAS

It is the intent of this Plan to identify and provide a policy framework for specific areas of the Municipality where change is anticipated or development is encouraged.

B1.9.1 Special Policy Area #1 - Location

Special Policy Area #1 is identified on Schedule A-1 and is generally located in the eastern portion of the Meaford urban area, on the shore of Georgian Bay between Bridge and Marshall Streets.

B1.9.1.1 Vision for Special Policy Area #1

Special Policy Area #1 is a contiguous area of land that was previously designated for industrial uses and which is still occupied by existing and former industrial uses and buildings. It is the intent of this Plan to encourage the redevelopment of this area into a pedestrian oriented, mixed-use area. The lands identified in Special Policy Area #1 are considered to be integral to this objective, given their location on the shoreline and immediately east of the Meaford Harbour area.

B1.9.1.2 Development Principles

The following principles shall guide the redevelopment of the Special Policy Area #1 lands:

a) The lands will be planned and redeveloped in their entirety as opposed to being developed in an ad-hoc or piecemeal basis.

b). The lands will be used for a suitable mix of residential, open space and commercial uses related primarily to the hospitality, tourism and service sectors.

c) The development will be compatible with surrounding residential uses.

d) The development will create and improve linkages to existing open space and harbour lands.

e) The development will provide pedestrian space and access to the waterfront and will minimize the amount of space use for parking cars.

B1.9.1.3 Conditions to Develop

Prior to any development occurring within Special Policy Area #1, a Zoning By-law Amendment shall be approved and site plan agreement will be entered into between the landowners and the Municipality. Prior to considering an


50

amendment to rezone the subject lands, the following information shall be provided to the Municipality:

a) A land use plan that incorporates a mix of uses.

b) An Environmental Impact Study prepared in accordance with Section C6 of this Plan;

c) A Geotechnical Assessment of soil conditions to ensure that the lands can sustain the physical nature of development proposed;

d) A Functional Servicing Report which will provide recommendations with respect to a preferred form of sewer, water and stormwater servicing;

e) A Traffic Impact Assessment which assesses the effect of increased traffic and provides recommendations with respect to managing the impacts of increased traffic volumes on existing streets and residential uses; and,

f) A Phase 1 and 2 Archaeology Assessment prepared in accordance with Provincial regulations.

B1.9.1.4 Existing Uses

The creation of the Special Policy Area #1 designation is intended to facilitate the potential redevelopment of the subject lands by the establishment of a policy basis that is supportive of future development. It is not the intent of this policy to discourage the operation of existing industrial uses. It is the intent of this Plan to enable existing industrial uses to relocate within Meaford as part of an overall strategy to generate economic opportunities in the Municipality.

B1.9.1.5 Zoning By-law Implementation

Special Policy Area #1 will be zoned in an appropriate exception to recognize and permit all existing legal land uses. When Special Policy Area #1 is approved for redevelopment, it will be placed in a Mixed Use Residential Zone. The municipality may also use a Holding symbol in conjunction with the zoning of Special Policy Area #1 to require conditions of development, such as entering into agreement(s), to be fulfilled prior to development.

B1.9.2 Special Policy Area #2 - Location

Special Policy Area #2 is identified on Schedule A-2 and is generally located in the eastern portion of the Meaford urban area, abutting the eastern portion of the Meaford Harbour lands.


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B1.9.2.1 Vision for Special Policy Area #2

Special Policy Area #2 is comprised of five lots which abut the Meaford Harbour and, as a result of this close proximity to the Harbour, have good potential to accommodate commercial uses such as restaurants, inns, craft and gift shops, studios and art galleries which complement the harbour area. The intent of allowing small-scale commercial development in this area is to create an opportunity to use these lands in a manner that supports the Meaford Harbour and will assist in making this area an attraction for tourism. In addition to the above uses, low-rise residential uses may be permitted in this area, if there is no market for additional commercial uses. However, the consideration of residential uses on these lands should only be considered if it is determined that a greater long term public interest would be served if such uses are developed instead.

B1.9.2.2 Development Principles

The following principles will guide the redevelopment of the Special Policy Area #2 lands:

a) The lands will be planned as a logical extension to the Meaford Harbour, providing a definitive boundary to the Meaford Harbour;

b). The lands will be used for a suitable mix of commercial uses related primarily to the hospitality, tourism and service sectors.

c) The development will be compatible with surrounding residential uses.

e) The development will provide pedestrian space and access to the waterfront and will minimize the amount of space used for parking cars.

B1.9.2.3 Conditions to Develop

All development in Special Policy Area #2 shall be subject to rezoning. Prior to considering a proposed zoning by-law amendment, Council shall be satisfied that:

a) The use will have minimal impacts on the established residential neighbourhood to the south;

b) The uses are oriented to the harbour area;

c) Parking can be adequately accommodated by a combination of on-site parking and public parking; and,

d) The use will contribute to the vitality of the harbour. B1.9.2.4 Zoning By-law Implementation


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Special Policy Area #2 will be zoned in an appropriate exception to recognize and permit all existing legal land uses. When Special Policy Area #2 is approved for redevelopment, it will be placed in a Harbour Commercial Zone. The municipality may also use a Holding symbol in conjunction with the zoning of Special Policy Area #2 to require conditions of development, such as entering into agreement(s), to be fulfilled prior to development.

B1.9.3 Special Policy Area #3

This Special Policy area applies to the lands that are bounded by William, Thomson, Lombard and Cook Streets. These lands, at the time of the adoption of the Official Plan, were the site of a large building that used to be the site of a major industrial operation. A number of single detached dwellings are also located on this block, many in the same ownership as the parcel that is the site of the industrial building. Given the location of the property adjacent to the downtown area and the presence of a large building, the property has the potential to be redeveloped. It is the intent of the policies of this section to provide the basis for the consideration of a redevelopment scheme on the property.

Permitted uses within Special Policy Area #3 on the property are limited to entertainment uses, institutional uses, accommodation uses and residential uses. The establishment of new uses on the property will be subject to the approval of a zoning by-law amendment by Council. Factors to consider in reviewing such an application include:

a) the impacts of the proposed uses on the municipality’s objective

to maintain and promote downtown Meaford as the focal point for commerce and hospitality in the Municipality;

b) the ability of the proposed uses to complement and work with

existing uses in the downtown to attract more people to the downtown area;

c) the market impact of the proposed uses and its impact on

downtown businesses; d) the implications of the proposal on adjacent properties in terms

of generating additional applications for non-residential development in the area;

e) the impacts of additional traffic on the surrounding residential

neighbourhood; f) the impacts generally of entertainment uses on the surrounding

residential neighbourhood;


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b) the lands will be appropriately serviced with infrastructure, schools, parkland and open space, community facilities and other amenities, as required;

c) the density of the development is appropriate for the area;

d) the subdivision, when developed, will be easily integrated with other development in the area;

e) the subdivision conforms with the environmental protection and management policies of this Plan; and,

f) the proposal conforms to Section 51 (24) of the Planning Act, as amended.

Prior to the registration of any Plan of Subdivision, a Subdivision Agreement between the landowner and the Municipality will be required. Applicants are encouraged to pre-consult with the approval authority prior to submitting an application.

D4.4 PUBLIC PARKLAND

D4.4.1 Objectives

It is the objective of this Plan to:

a) establish and maintain a system of public open space and parkland areas that meets the needs of present and future residents;

b) enhance existing parkland areas wherever possible to respond to changing public needs and preferences;

c) ensure that appropriate amounts and types of parkland are acquired by the Municipality through the development process;

d) encourage the dedication and donation of environmentally sensitive lands into public ownership to ensure their continued protection; and,

e) manage the public open space and parkland areas in a manner that is consistent with the ‘environment-first’ objectives of this Official Plan.

D4.4.2 General Policies Applying to all Public Parkland D4.4.2.1 Recreation Master Plan

It is the intent of this Plan that a Recreation Master Plan be prepared by Council. The Master Plan is intended to serve as a guide for the development of parks and recreation facilities and services. The policies of this Plan are intended to


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complement the Recreation Master Plan. The Recreation Master Plan shall be updated, as required, to respond to changing needs and circumstances

D4.4.2.2 Integration of Other Public Uses with the Public Parkland System

Where a public parkland area is to be integrated with an educational or major recreational facility, it is the intent of this Plan that the two uses complement each other by ensuring that there are no physical barriers between the uses.

D4.4.2.3 Dedication of Land through the Development Process

Council will require the dedication of five percent of the land within a residential Plan of Subdivision to be dedicated to the Municipality as parkland. Two percent of the land within a non-residential development shall be dedicated as parkland. In lieu of the above requirements, Council may require cash-in-lieu of parkland instead, as deemed appropriate. All lands dedicated to the Municipality shall be conveyed in a physical condition satisfactory to the Municipality. Lands within the Environmental Protection designation and/or which have been identified as hazard lands shall not be considered as part of the required minimum dedication of parkland pursuant to this section of the Plan.

D4.4.2.4 Use of Monies Received Through the Cash-in-Lieu Process All monies received under the provisions of Section D4.4.2.3 shall be used for the sole purpose of developing and acquiring public parkland and/or developing recreational facilities in accordance with the Planning Act.

D4.4.2.5 Parkland Dedication By-law Council shall enact a Parkland Dedication By-law that establishes:

a) the lands to which the by-law is applicable;

b) the rate of parkland dedication in accordance with Section D4.4.2.3 of this Plan;

c) the development applications which are subject to parkland dedication requirements; and

d) land uses which are exempt from parkland dedication requirements.


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D4.4.3 Parkland Development Policies

D4.4.3.1 Parkland Siting and Design

It is the intent of this Plan that all public parkland:

a) have as much street frontage as possible and be open to view on as many sides as possible for safety purposes;

b) be appropriately lit for safety purposes;

c) have direct and safe pedestrian access from adjacent residential areas;

d) be designed to minimize any potential negative impacts on adjacent residential areas through the use of such measures as planting, fencing and the provision of appropriate access and parking;

e) incorporate natural heritage features wherever possible into the design of the parkland;

f) be integrated into the fabric of the adjacent neighbourhood; and,

g) be connected, wherever possible, to trail systems, cycling routes and natural heritage corridors.

D4.5 TECHNICAL STUDIES AND PEER REVIEWS

Where a policy in this Plan requires the submission of technical studies, such as an Environmental Impact Study, such studies must be prepared at the applicant’s expense by a qualified professional. When technical studies are submitted to the Municipality, Council may authorize a qualified professional to peer review such studies and provide advice to Council at the applicant’s expense.


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B1.5 HARBOUR OPEN SPACE AREA

B1.5.1 Objectives

It is the intent of this Plan to: • establish the Harbour lands as a prominent recreational focal point and

public open space area in the Municipality as well as the regional area;

• develop a mix of public and recreation oriented uses on the Harbour lands; and,

• create a pedestrian environment and linkage between the Harbour, the Downtown and the Georgian Trail.

B1.5.2 Location

The Harbour Open Space Area designation as shown on Schedule A-1 to this Plan applies to public lands adjacent to the Meaford Harbour.

B1.5.3 Vision for the Harbour Open Space Area The Meaford Harbour lands are intended to be one of the cornerstones of public open space in the Municipality. It will be maintained and developed to be an all-seasons public park and centre for community events. The Meaford Harbour is one of the most attractive and accessible waterfront parks in the Georgian Triangle and efforts will be made to promote this facility to citizens and tourists who travel by foot, car, boat or via the Georgian Trail, which is directly connected to the Harbour.

B1.5.4 Permitted Uses Permitted uses on lands designated Harbour Open Space Area include: • Public uses including parkland and picnic facilities;

• Tourist information centres;

• Festivals and special events;

• Libraries;

• Boat rental establishments;

• Storage of boats;

• Sailing schools;

• Tourist-oriented retail uses;


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• Parking areas;

• Museums and art galleries;

• Seasonal food vendors; and,

• Marinas.

B1.5.5 Future Planning

It is a policy of this Plan to require the preparation of a long-term capital works plan for the Meaford Harbour to ensure the vision for the Harbour is implemented over the long term. Any capital projects or works should be completed in a manner that considers the implications for floodplain management and be done in consultation with the Grey Sauble Conservation Authority.

B1.5.6 Implementing Zoning By-law

All lands designated Harbour Open Space Area shall be placed in a Harbour Zone in the implementing zoning by-law. Permitted uses in this zone shall be restricted to uses that existed on the date the implementing zoning by-law comes into effect.


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C14 CONTAMINATED SITES

If the site of a proposed use is known or suspected to be contaminated, Council shall require the proponent to prepare a study prepared in accordance with the Ministry of Environment guidelines which determines the nature and extent of the contamination and the identification of a remedial plan if required. Where the need for remediation is identified, the site shall be restored in accordance with the remedial plan before development occurs to ensure that there will be no adverse effects on the proposed uses or adjacent land uses.

Appendix 2 Stakeholder Memo

Memo Date: September 11th, 2006 To: Meaford Harbour Stakeholders From: Liz Buckton, Planning Department Re: Meaford Harbour Strategic Plan - Stakeholder Meeting Summary The Municipality of Meaford would like to thank you for your participation in the Meaford Harbour Stakeholders Meeting, held August 29th, 2006 at Meaford Hall. The following pages give a short description of the resulting actions being taken by staff, and also include a point-form summary of the topics discussed at the meeting. In regards to the comments received from our stakeholders, the Municipality is taking the following first steps:

• Items related to Marina operations have been forwarded to our Harbour Manager, Mike Molloy. He will follow up on these items. The Harbour Complex will begin to produce a newsletter to act as an introduction to the harbour for visitors and as a means to strengthen the communication between harbour stakeholders and staff. The first issue of this newsletter will outline some of the actions that will be pursued later this year, and in early 2007 to address some of the shorter-term concerns and suggestions raised at the meeting on August 29th.

• The suggestions made at the stakeholder meeting have been reorganized into the

following categories: General (relating to the entire Harbour Area); River Dock Trail; Signage; Parking and Traffic Flow; Municipally owned lands to the east; Marina Operations, and; Recreational Vehicles Review.

• In order to move forward with implementation, the “next steps” that must be pursued,

within each of these categories, have been identified. This will allow for adequate background research, costing and budgeting to be completed

• Some of the stakeholder comments received were in relation to environmental quality,

which raises concerns regarding the implementation of action items for the Harbour Area. Due to past industrial land use of the harbour and adjacent municipally owned lands, it is important that these comments and concerns be explored. Under the Environmental Protection Act and Ontario Regulation 153/04, the municipality may

be subject to an Environmental Site Assessment for parts of the Harbour Area and the municipally owned lands to the east. The timing and extent of this process is difficult to estimate and thus phasing within the strategic plan will need to incorporate flexibility in order to allow us to continue moving forward, while observing any limitations (time, money, land use) that may result from an Environmental Site Assessment process.

• As we move forward, an additional package will be produced for broader distribution

to harbour stakeholders. This package will be presented at an open house, where staff will be available to discuss any concerns or additional suggestions related to our harbour, the status of any environmental investigation that is deemed necessary and the strategic planning process in general.

The following is a summary of the items discussed at the Stakeholder meeting of August 29th, 2006: Issue #1 – River Dock Trail

- Interlocking brick a preferred choice - Cement curb - Define grass line - Could run an irrigation hose along side of trail - Functional issues such as heavy equipment for taking boats out of the water, dock

installation and for clearing ice jams may restrict the surface treatment - Dave Richardson can give input regarding the functional requirements for that area - Suggested that a landscape architect may be necessary to ensure an attractive &

functional extension of the Georgian Trail into this area. - Placement of benches along this trail - Keeping accessibility in mind

Issue #2 – Planters along the River Dock

- General consensus was to remove and replace them with something more akin to those found downtown.

- Initially put in place to protect hydro poles from damage (required for safety) - Suggestion to perhaps build around them - Explore alternative supports and/or placement of the hydro poles at this location

Issue #3- Rail Ties

- The rail ties have been removed - This boundary (grass and trail) should be delineated however this may occur part and

parcel with the new surface treatment along the trail - Whatever is put in place, it needs to be flush with the ground surface - Allow for emergency access to the waterfront

Issue #4 - Signage - A signage committee has been established and a package has been produced - Should be consistent with size, colours and style of the signage found downtown - Suggestion to keep with the green parks signs, and blue for harbour signs - There is a great deal of outdated, misplaced signage that needs to be removed (ie. At

foot of St. Vincent street, patrons are directed to parking UP the street - Signage needed for Harbour complex and marina, trailer, RV and car parking, end of

the Georgian Trail - Potential need for signage (and perhaps physical barriers – ie swinging gates) to help

protect the privacy of the boats on the docks (ie. Please respect the privacy of our boaters …or something to that effect) Discussion regarding the requirement of public access outlined in the DFO lease agreement (can we and should we restrict public access to the docks?)

Issue #5- Parking and Traffic Flow

- Define (pave) Don Bumstead Drive…suggested that it is inappropriate to have dedicated this in someone’s honour and leave it in the condition it is in

- Issue regarding dust (Coast Guard, local residents, those using the space…dust is essentially a deterrent to use of the harbour)

- Interim dust control measures need to be established Scheduled calcium application for example

- Over longer term, paving seems to be the ideal choice - Berms and vegetation should be maintained/constructed/placed so as to not block the

view of the water from this area - Request to have this area surveyed to establish location of lot lines and the extent of

the harbour - Structure for the parking is a huge concern (what parking is required and where, by-

law implications etc…) Issue #6- Sidewalk at the foot of St. Vincent Street

- Quite a bit of foot traffic in the evenings - Vehicles do not adhere to speed limits, and the lack of structure of the entrance here,

in combination with the mix of vehicle and pedestrian uses may result in accidents - Suggestion to structure this entrance to promote a reduction in speed, perhaps

placement of a stop sign at the end of St. Vincent into the harbour - Suggestion to include signage that will make drivers aware that this is a pedestrian

oriented area (along Bridge St, St. Vincent and especially at the foot of the Georgian Trail)

- Suggestion that we need to employ a traffic flow consultant to establish a safe, effective traffic flow for the harbour (access design, with a focus on decreasing speed)

- Incorporate nautical theme and consistent signage at this entrance (like other entrance) - Examine angle of new entrance to promote safe orientation

Issue #7/8 – The foot of Fuller Street and lands to the east of the harbour - Beach maintenance (regular schedule for maintenance, examine issue with

weeds/vegetation – not conducive to use as a swimming beach – limited access to water)

- Lots of parking on the beach – ideal to restrict vehicle access in this area - Suggestion that a survey is needed to establish exactly where the lot line is and to

distinguish private vs. public property - In the interest of safety, a floating line should be employed to mark out swimming

area, to keep people out of the way of the new harbour entrance - Generally accepted that washrooms would be a good use at this location, however,

concern noted from the Reef Boat Club that due to it’s out of the way location, this may be a target for vandalism

- Much discussion of placing RV’s at this location…concerns raised over space available to maneuver however many seemed to agree that this would be a suitable location to move the RV’s to from the core area – however it was stressed that it should not be clear cut, instead sites would be cut out of the trees providing a vegetated visual barrier to provide privacy and to allow for continued public use of surrounding areas

- Suggestion of a seasonal “eatery” or snack shack at this location - Suggestion to discuss with Grey Sauble Conservation Authority regarding lake levels

(beach erosion, limitations, process for development along this area) - Natural landscape is viewed as very valuable, why not embrace it (implement trail,

playground and open space park area – could use historic locations as a tourist draw (ie storage shed, turntable foundation, Knights etc… signage along a trail here)

- Placement of benches, picnic tables, garbage cans great ideas BUT this area needs to be monitored, and garbage needs to be collected…

Additional items were raised that were not specifically outlined in the agenda or stakeholder worksheets. One of the main issues, which generated a great deal of discussion, was the placement of Recreational Vehicles within the Harbour Area. Recreational Vehicles:

- RV’s a huge issue: these are people who have come to Meaford over a long time span, feel that this is also their community, spend a lot of money while here, feel somewhat unwanted

- Many at meeting voiced concern over the presence of the RV’s in the harbour area (need to establish placement that respects their privacy and allows for public access to the harbour)

- “Dust bowl” placement of RV’s is unsatisfactory (not visually appealing, and generally the RVer’s don’t want to be here)

- Request from nearby landowners for the inclusion of a visual or sound barrier to protect their privacy and that of the RV patrons

- Suggestion to look at cost vs revenue for the RV’s - We need to establish if this is a viable use of space and act accordingly – either

eliminate use, or do it right (all services, pleasant location) - Suggestion to place RV’s along the South side of harbour (beside storage shed)

- Services study should be carried out to establish what cost would be associated with setting up a top of the line facility for these patrons (if we’re going to do it, we should do it right)

Miscellaneous – Comments regarding operations, maintenance concerns, suggestions for improvement of service within the Marina and various other items were also voiced at the meeting:

- Vandalism report for Meaford should be reviewed (esp. harbour area) - Issues regarding emergency response to harbour (great concern to boaters) Discussion

regarding the protocol for boaters to follow, perhaps an emergency phone - Washrooms and showers are in desperate need of maintenance to rectify leaks

health and safety issue - Has been some discussion of moving the chip wagon – noted that this decision has not

been made and was only a suggestion made previously (a grape-vine type issue) - Suggestion of the inclusion of lighting like that found downtown (in parking area,

along Don Bumstead Drive) - Some comments made regarding a negative “environmental history” or brownfields

concerns at this site – reference to a dump site, coal beneath top soil - Inclusion of winter boat storage land use in future meetings/references to harbour land

use - With reference to RV’s – Memorial park capacity for additional RV’s should be

examined (is there space at memorial vs. staying at the harbour) - Reference to the potential for reconstruction of “the old train station” as a potential for

long-term planning - Concern over parking on both sides of St.Vincent Street between Bridge Street and

Boucher Street. Suggestion made to restrict parking to one side. Discussion of this item to also be addressed by a traffic consultant looking a traffic flow in the harbour area

- Noted that “trust issues” exist between local residents and municipality due to lax communication about projects being undertaken – example: Clearing for RV’s was a surprise to the local residents: it was noted that this type of undertaking without notification/communication, causes speculation which makes its way through the grapevine.

- Card key access to harbour complex needs to be put into place (locks must be changed as this space is being misused)

- Concerns raised over general timing of items implemented (seem to be a few months behind the season…ie not getting the full use out of changes)

- Suggestion that First Nations should be included in process at some point (use of harbour space, to identify specific concerns)

The Municipality of Meaford greatly appreciates your participation in this process! Please feel free to contact us with any additional questions, comments or concerns. Liz Buckton, HBSc. Planning Department Municipality of Meaford 519-538-1060 X248 [email protected]

Appendix 3 Background Information

Environmental Site Assessment

Documents

Meaford Harbour Strategic Master Plan · The figure on the following page, entitled ‘Meaford Harbour Strategic Planning Area’ outlines the properties included in the strategic