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HomeMy WebLinkAbout02 - Port Burwell Tourism and Recreation Study - Hanscombe Report PORT BUR WELL TOURISM & RECREATION STUDY PHASE I - BACKGROUND REPORT llafl -_, ,_. .Qi_n_ _P.) Hanscomb Consultants Inc . in association with Glen Frankfurter T . Cymbaly , B . E . S . Marketing Consultant Urban & Regional Planner August 21 , 1991 THE VILLAGE OF PORT BURWELL WaiIITOURISM & RECREATION STUDY PHASE! - BACKGROUND REPORT 77 thesrieSh Prepared by: ASCO o Hanscomb Consultants Inc. 75 Eglinton Ave. E. Suite 300 M4PnOntario (416) 487-3811 in association with: T. Cymbaly, B.E.S. Urban & Regional Planner Glen Frankfurter Marketing Consultant August 21, 1991. PORT BURWELL siZTOURISM & RECREATION STUDY 0 v,0 PHASE I - BACKGROUND REPORT TABLE OF CONTENTS 1. TOURISM & RECREATION STUDY 1.1 BACKGROUND& REASON FOR STUDY 4. 1.2 STUDY AREA 4. 1.3 STUDY METHOD AND REPORT FORMAT 4. 2. VILLAGE OF PORT BURWELL 2.1 VILLAGE LOCATION 5. 2.2 VILLAGE HISTORY 5. 2.3 ADMINISTRATION&ORGANIZATION 8. 2.4 TOURISM AND PORT BURWELL 12. 3. EXISTING TOURIST& RECREATION FACILITIES 3.1 THE VILLAGE 14. 3.2 TOPOGRAPHY&PHYSICAL ATTRIBUTES 15. 3.3 HISTORIC AND OTHER SIGNIFICANT BUILDINGS 18. 3.4 SPECIAL INTERESTS 20. 3.5 RECREATIONAL FACILITIES 23. 3.6 COMMERCIAL SERVICES 25. 3.7 SEASONAL RESIDENCES 26. 3.8 MUNICIPAL BEACH 27. 3.9 PORT BURWELL PROVINCIAL PARK 30. 3.10 BIG OTTER CREEK 34. 3.11 SUMMARY 39. 4. PLANNING POLICIES AND REGULATIONS 4.1 OFFICIAL PLAN AND ZONING BY-LAW 41. 4.2 SITE PLAN CONTROL 45. 4.3 SUMMARY 46. 1. PORT BURWELL TOURISM & RECREATION STUDY J 1� 0 J " "' PHASE I - BACKGROUND REPORT TABLE OF CONTENTS CONTINUED 5. INFRASTRUCTURE 5.1 WATER SYSTEM 47. 5.2 SANITARY SEWERS 48. 5.3 STORM SEWERS 49. 5.4 GARBAGE DISPOSAL 49. 5.5 TRANSPORTATION 49. 5.6 HYDRO 50. 5.7 SIDEWALKS 51. 5.8 MUNICIPALLY OWNED LANDS 51. 5.9 SUMMARY 51. 6. EXISTING MARKETING ACTIVITIES 6.1 PORT BURWELL PROVINCIAL PARK 53. 6.2 THE VILLAGE 54. 6.3 OTHER PROMOTIONAL METHODS 59. 6.4 SUMMARY B1. 7. THE TOURIST AND RECREATION STRATEGY 7.1 COMMUNITY PARTICIPATION 62. 7.2 QUESTIONNAIRES/SURVEYS 62. 7.3 MARINA OPERATORS AND U.S. BOATER SURVEYS 65. 2. PORT BURWELL 11 arel TOURISM & RECREATION STUDY n J " `-"=' PHASE 1 - BACKGROUND REPORT TABLE OF CONTENTS CONTINUED APPENDIX "A" PORT BURWELL VILLAGE PROPERTY "B" TOURIST SURVEY SUMMARY "C" PROVINCIAL PARK CAMPER SURVEY SUMMARY "D" RESIDENT SURVEY SUMMARY "E" BUSINESS SURVEY SUMMARY PORT BURWELL MARINA OPERATORS SURVEY "G" PORT BURWELL TRANSIENT BOATER SURVEY "H" PLATE 6-MAJOR PROPERTY OWNERSHIP 3. PORT BURWELL TOURISM & RECREATION STUDY 1 . TOURISM & RECREATION STUDY PORT BURWELL TOURISM & RECREATION STUDY ujig0 J LJ 10 1. TOURISM & RECREATION STUDY 1.1 BACKGROUND & REASON FOR STUDY The Port Burwell area has a long history of being a popular destination for tourists beginning in the late 1894's. The Village's economy however, in recent years, has not been able to gain a substantial benefit from these visitors. Isolated feasibility studies have been undertaken relating to the harbour-front with a view to stimulating the economy of the Village. A more general view, however, was deemed necessary and the Ontario Ministry of Tourism and Recreation has agreed to fund a study that could identify improvements to tourism and recreation facilities and how these improvements would benefit the economy of the Village. Critical in the assessment will be testing the feasibility and economic impact of an outer harbour development proposal currently in preliminary stages. A Steering Committee has been established by the Village Council, with the responsibility of overseeing the satisfactory completion of the Study. 1.2 STUDY AREA Although this Study specifically relates to the Village of Port Burwell, we have included areas adjacent to the Village where we have been able to identify potential improvements with economic benefits to Port Burwell. 1.3 STUDY METHOD AND REPORT FORMAT The overall Study is divided into two phases of which Phase I is reflected in this report. Phase 1-Background Report (An analysis and inventory of the current conditions in the Village) Phase 2-Development Plan (A concept and a master plan for future tourism and recreation facilities including an action plan for phasing, responsibilities, sources of funding, etc.) 4. PORT BURWELL TOURISM & RECREATION STUDY 2. VILLAGE OF PORT BURWELL PORT BURWELL TOURISM & RECREATION STUDY �J 2. VILLAGE OF PORT BURWELL 2.1. VILLAGE LOCATION The Village of Port Burwell is located in the County of Elgin on the North Shore of Lake Erie at the mouth of Big Otter Creek approximately 25 km south of Tillsonburg on Highway #19. County Road #42 passes through the Village in an east-west direction. Directly across Lake Erie to the south are the cities of Erie and Cleveland with Buffalo and Detroit at either end of the lake. Port Burwell is one of a number of small ports on the north shore of Lake Erie including Port Rowan (30 km east); Port Dover (50 km east); and Port Stanley(35 km west). The Village is also in close proximity to major urban areas such as St. Thomas (45 km); London (50 km); Woodstock (60 km); Brantford (75 km); and Kitchener-Waterloo (100 km). The distances to United States border crossings are Buffalo 180 km; at Detroit 220 km; and at Erie, PA 85 km across the lake. 2.2 VILLAGE HISTORY The origin and subsequent development of the Village is closely linked to the harbour facilities in and around Big Otter Creek. When first surveyed in 1830, the area which is now the Village of Port Burwell, consisted of two homes. Col. Burwell was the area's most prominent citizen and developer during the early days and was later honoured by having the Village named after him. Col. Burwell was instrumental in creating a commercial harbour at the mouth of the Big Otter Creek. By 1836 the population had grown to 200. An active ship building industry developed along the river with the result that by the end of the 1840's, more than two dozen sawmills operated in the area. The Trinity Anglican Church was built in 1836 and subsequently, in 1840, a 65' wooden Lighthouse was built. Both of these structures are still standing. Adjacent to the Trinity Anglican Church can be found the Village's pioneer cemetery. By 1875 timber products, ship building and grain were the main commerce of the harbour. 5. PORT BURWELL TOURISM & RECREATION STUDY nE 0 n, 2. Continued 2.2 (Cont'd.) By the end of the 19th century "Port Burwell` had been linked to Tillsonburg by a private railroad (Tillsonburg, Lake Erie and Pacific Railroad), but the local forests were depleted and timber products were no longer a commercial commodity. In 1900 the private railroad was sold to CPR and was eventually linked to CPR's rail lines. Coal now became the predominant commercial product of the harbour with imports from Ohio by freighter and the railroad ferry the 365' "Ashtabula". In 1910 federal funds were made available to build concrete piers and by 19228 the breakwater extended 4,300 feet into the lake. In 1930, the mouth of the harbour was 200 ft. wide and the harbour itself had sufficient room to allow the 'Ashtabula" to turn. Port Burwell was at that time the superior natural harbour on the north shore of Lake Erie and was considered to have a promising future. At the time the St. Lawrence Seaway was developed, Port Burwell tried unsuccessfully to establish itself as a deep water harbour. During the early 1930's the harbour was extremely busy. Around the harbour were no less than 5 hotels and dance halls. Already served by natural gas and electricity, there were 5 grocery stores, 4 butchers, 4 bakery and confection outlets, a dairy, 2 hardware stores, 3 dry goods stores, a canning factory, and although the automobile was still in its infancy, 4 garages. Needless to say there was no shortage of employment opportunities. Port Burwell generally flourished until the 1950's and was incorporated in 1949. As the need for coal diminished the commercial activities in the harbour dissipated. In 1964 the coal industry was transferred to Port Stanley. Subsequently, an average of only 9 commercial vessels used the harbour on a regular basis, All that remains of the railroad today is a mound of railroad ties. Dredging of the harbour has not been carried out by the Federal Government since 1973. In 1977 the Federal Government provided the Village with financial assistance to purchase a dredge and associated equipment in return for an agreement that the Village would be responsible for the dredging of the harbour. Dredging stopped in 1983 and only resumed in 1989 with costs shared on a 50/50 basis between the Federal Department of Fisheries and Oceans and the Village of Port Burwell. 6. PORT BURWELL TOURISM & RECREATION STUDY n �0C f 2. Continued 2.2 (Cont'd.) The demise of the harbour has had its effect on the Village. From a population of 200 in 1 836 it grew to 800 in 1864, and 756 (1991) today. A large proportion of today's population is either retired or work outside the Village. The Village consists of 166 hectares with the largest single use being devoted to the Provincial Park. ha. Residential 44.8 27 Commercial 8.3 5 Industrial 3.3 2 Institutional 5.0 3 Agricultural 23.3 14 Open Space/Vacant 81.3 49 (incl. Prov. Park) Within the last 15 years, the Village's population has been relatively stable with population fluctuations of a relatively minor nature. 1975 760 1976 733 1977 682 1978 661 1986 680 1988 648 1990 700 1991 756 in 1987 there were 90 vacant lots as well as several other larger parcels available for development including the Otter Court subdivision (32 lots) which has draft approval. Sufficient lands exist to accommodate all of Port Burwell's future general growth requirements based on historical trends. New construction of homes has been relatively moderate over the past fifteen years. During the 15 year period from 1975 to 1980 an average of less than 2 residences were built per year. In the period 1985-1990 an average of more than 5 residences were built per year. 7. PORT BURWELL ,� TOURISM & RECREATION STUDY �E1 l! S2 2. Continued 2.2 (Cont'd.) Although the pace of residential development has increased since 1986, such development is insignificant in comparison to the potential which may be forthcoming in the Marina & Waterfront Development (Skinner Associates) and the Riverwalk Developments(Z Group). In terms of growth, the Village's population will grow in direct proportion to the number of occupied permanent residential dwellings situated in the Village. Although the creation of jobs within the Village boundary will play a role in population growth, it is considered that job creation anywhere within comfortable commuting range will directly influence the housing market in Port Burwell. It is also possible that if the Village attracts senior citizen housing or attracts people who have retired, the population could also be positively stimulated. A significant factor however, is the role of seasonal residences in their various forms including trailers/mobile homes, cottages, dwellings and condominiums. If significant "resort" dwelling units are built, (e.g. condominium, time-sharing etc.) as contemplated by Skinner Associates and the Z Group, the summer population could show dramatic increases. Each type of resident whether they be permanent (e.g. working, retired, seniors) or seasonal cottages, condominiums, etc.) will demand and expect different services which must be considered when such developments are to be reviewed by Council. 2.3 ADMINISTRATION & ORGANIZATION The availability and capability of the administrative structures which are in place particularly at the local and county level play an important role in the Village's capability to direct its own tourist destiny or jointly share opportunities with other organizations and municipalities. 8. PORT BURWELL TOURISM & RECREATION STUDYflb) n� SCO 2. Continued 2.3 (Cont'd.) 2.3.1 VILLAGE The Municipal Council consists of a Reeve and four Councillors. The Council is served by a Clerk/Administrator and an office assistant. The administration is located in a small municipal office situated on Pitt Street where the Council Chambers and Administration office facilities are cramped and inadequate for the current existing operations. A larger administration will clearly require larger and more efficient facilities. Other Municipal personnel include two full time Public Works employees, a part time building inspector and a part-time harbour master. The Fire Department/Boat Rescue is operated by volunteers and the Province provides police services (OPP). All other municipal services are provided by the use of outside consultants or by senior levels of government. 2.3.2 COMMUNITY ORGANIZATIONS The Council is also represented on a number of volunteer community associations: The Recreation Board This is an official committee of the Village Council with 9 members including a Chairman who is a member of Council. This Board is responsible for local sports programs including fitness classes. karate, summer baseball teams, and soccer. The Board also organizes special events including fireworks on the Victoria Day weekend, August "Tub Daze" (commemorating the 1984 tub crossing to Erie PA.), and the annual Santa Claus parade. The Museum Board The Museum Board is an official Council committee consisting of 11 members. The Museum Board manages the operation of the Lighthouse, the Marine Museum, and also organizes special events for Canada Day, Victoria Day weekend and as well as a Christmas Tree Lighting. 9. PORT BURWELL TOURISM & RECREATION STUDY J—L-g,RECIZThlb 2. Continued 2.3 (Cont'd) 2.3.2 (Cont'd) The Business/Tourism Association (BTA) This is a voluntary ad hoc group of local business people interested in the promotion of commercial activities in the Village. The BTA works with both the Village Council and the Ministry of Natural Resources (Provincial Park), as well as county and regional tourist attractions on promotions for the Village. The Tourism& Recreation Committee This official committee was created by Council to oversee the completion of this study. Other community organizations include: Port Burwell Day Care Centre This non-profit Day Care Centre is operated by a volunteer Board of Directors. The Day Care Centre opened in 1990 and serves families in Port Burwell and surrounding area. Port Burwell Non-Profit Housing (Milton Towers) This 20 unit seniors complex was originally promoted by Council and is now operated by a volunteer Board of Directors. Port Burwell Family Residence This 35 unit development provides geared to income housing for families in Port Burwell. The volunteer Board of Directors has a full time manager and funding for the project is provided by the Ministry of Housing. Royal Canadian Legion, Port Burwell&Bayham Branch #524 The Legion Branch #524 is a very active community organization providing a variety of services to residents and visitors in Port Burwell. Regular activities include weekly darts, cards and horseshoes, monthly dances and breakfasts and other special events. 10. PORT BURWELL TOURISM & RECREATION STUDY fite\-20©inh 2. Continued 2.3 (Cont'd) 2.3.2 (Cont'd) such as Craft Show and Sales, a Catfish Derby and barbecues. Fundraising activities, including Nevada ticket sales, raised approximately $60,000 in 1990. This money was donated locally to the Village, Bayham Township, Vienna Village, and the Marine Museum as well as a number of national charities and Parkwood Hospital in London,a home to several veterans from Port Burwell. Other Associations There is also an active Scouting organization in Port Burwell and groups associated with each of the churches. 2.3.3 REGIONAL ASSOCIATIONS The Village of Port Burwell is represented on a number of Regional organizations. Elgin County Council The Reeve is the official representative of Port Burwell. The current Reeve is also active on County Council sub-committees. Long Point Region Conservation Authority Port Burwell is represented by one member who also represents Bayham and Malahide Townships and the Village of Vienna. Elgin County Board of Education The Trustee for Port Burwell also represents Bayham Township and the Village of Vienna. Southwestern Ontario Tourist Association (SWOTA) SWOTA is an organization promoting tourism and regional activities. The Village of Port Burwell, the BTA and individual businesses all may participate and be members. SWOTA produces and distributes a variety of tourist literature. 11. PORT BURWELL TOURISM & RECREATION STUDY ng 00 2. Continued 2.3 (Cont'd.) 2.3.3 (Cont'd.) St.Thomas-Elgin County Tourist Association (ETA) The Village of Port Burwell, the BTA and individual businesses all belong to the ETA. The ETA sponsors the "Visitors Guide" for Elgin County which features a series of automobile tours for tourists. The Village, BTA and some local businesses support the guide by placing advertising in it. 2.3.4 FINANCES The Village's current tax base is approximately $120,000. Other income totals approximately $350,000 of which approximately $50,000 Is revenue collected from the operation of the harbour facilities. In addition, the Village currently collects approximately $235,000 in taxes for the county and the boards of education. The generated tax revenues are contributed approximately 75% by the residential sector and 25%by the commercial sector. 2.4 TOURISM AND PORT BURWELL Port Burwell has been a tourist destination for approximately 100 years. In the late 1800's and the early part of this century visitors were brought to Port Burwell on the Lake Erie steamboats and by the train from Tiilsonburg and Ingersoll. At its peak in the 1930's, Memorial Park was a well known resort attracting campers and day visitors alike. During the 1940's and 1950's, a number of changes occurred as cottage development in Memorial Park and on Iroquois Beach reduced the available public open space and as changing tourist tastes and the automobile took tourists northward to Georgian Bay and elsewhere. The 1950's and 1960's also witnessed significant changes to the public's perception of Lake Erie as pollution levels discouraged recreational activities, and physical changes to the water level resulted in significant erosion particularly of the Municipal Beach (East Beach). The 1970's witnessed the establishment of the Iroquois Beach Provincial Park and the loss of cottage lots on the West Beach. 12. PORT BURWELL -11 TOURISM & RECREATION STUDY n o O f t 2. Continued 2.4 (Cont'd.) While the 1970's and 1980's have seen the emergence of Port Burwell Provincial Park (formerly Iroquois Beach) as a major park in the Ontario park system, tourist activity elsewhere in Port Burwell has declined drastically. The varied attractions of Memorial Park, Sam Shipp's Casino and the other facilities have long since vanished. Camping opportunities outside of the Provincial Park are limited and most of the seasonal trailer parks are at capacity. There are presently no ferry or tour boats on Lake Erie to stop in Port Burwell and the rail passenger traffic has ceased to exist. Although tourist facilities are not as extensive as they once were, Port Burwell continues to attract visitors. The majority visit or camp in the Provincial Park and use the large sandy beach. Others come for boating and fishing taking advantage of harbour boat launching facilities and dockage. A number of visitors are also attracted by the Municipal Beach, the Lighthouse and the Marine Museum. 13. PORT BURWELL TOURISM & RECREATION STUDY 3. EXISTING TOURIST & RECREATION FACILITIES PORT BURWELL TOURISM & RECREATION STUDY nE ,"^0 3. EXISTING TOURIST AND RECREATIONAL FACILITIES Existing tourist and recreational facilities play a major role in shaping the tourist potential of the Village. Without doubt the Village's current primary tourist asset is Port Burwell Provincial Park. It is largely within the Village boundary and occupies a significant portion of the Village's land area. This Section will explore the current tourist assets which are important in shaping the Village's role in tourism. 3.1 THE VILLAGE The Village comprises 166 hectares with a significant component occupied by Port Burwell Provincial Park. Approximately 75% of the Village is privately owned with the balance in public ownership. This public ownership provides a significant opportunity for the Village to ensure that development on these parcels are in the long term public interest. Our review of the Village from the land use perspective clearly indicates that Port Burwell has significant development potential based on existing physical and historical attributes. Although certain specific areas will be dealt with later in greater detail, the following is intended to highlight the main features and the opportunities which may exist primarily as they relate to existing and potential tourist development. 3.1.1 LOCATION A significant contributing factor to tourist potential is the location of the Village itself. In geographical terms the Village is located at the terminus of a principal road route being Highway #19 which extends from Highway #401 through Tillsonburg south to the Village. All other routes through the Village are essentially secondary including County Road #42 which is routed in an east-west direction. This route forms part of the Lake Erie Circle Tour which is a planned scenic route promoted for tourists. It is generally concluded that due to its geography and in particular since the Village is not located on any primary travel route, the Village is currently faced with being only a destination point. It is not in an ideal position to attract potential through traffic since the primary travel routes are situated farther north through Tiilsonburg (Hwy #3) and still further north along Highway#401. 14. PORT BURWELL TOURISM & RECREATION STUDY n3©CO� 0 3. Continued 3.1 (Cont'd.) 3.1.1 (Cont'd.) As a destination point, Port Burwell Provincial Park, and access to Lake Erie are the major reasons for non-residents to visit the Village. The Talbot Trail and the Lake Erie Circle Tour which are routed directly through the Village offer potential to direct tourists to the immediate area. 3.1.2 CONCLUSION Due to geography, the Village's tourist potential will continue to heavily rely on it becoming a destination for tourists who are attracted to Port Burwell by Port Burwell Provincial Park, access to Lake Erie and any boat launching or beach facilities which are available. The Village, being located on the Lake Erie Circle Tour and the Talbot Trail, has an opportunity to increase its share of the tourist traffic due to these routes. Any benefits which this may bring to the Village will be In direct proportion to the Village's ability to draw this traffic further into the Village to stop, visit and utilize its facilities and services. The lack of or poor quality of any such services (e.g. motels, restaurants, shopping etc.) and other "attractors' (i.e. beaches, museums, historical sites etc.) will negate any potential economic benefits. Tourist traffic along these "designated routes" is also dependent on the level of promotion which they receive. 3.2 TOPOGRAPHY& PHYSICAL ATTRIBUTES 3.2.1 CU MATE The shores of Lake Erie experience milder winters than the tourist areas on Lake Huron, Georgian Bay or the Muskokas. The summer season is also of a longer duration due to the warmer weather in the spring and fall. The milder winter and lack of significant snow accumulation reduce or limit winter activities which are dependent on snow cover. Although Lake Erie in this area does freeze, the surface around Port Burwell is usually very uneven and Is not suitable for ice fishing. Lake Erie is also relatively shallow and warms up quickly in the spring. 15. PORT BURWELL TOURISM & RECREATION STUDY n rb 3. Continued 3.2 (Cont'd.) 3.2.1 (Cont'd) This results in a longer season of warm water temperatures that are suitable for swimming or other water activities. 3.2.2 UNIQUE SETTING The Village has a very interesting physical geography with the main portion of the townsite on the higher elevations, and the municipal and Provincial beaches, Big Otter Creek, a harbour and a marina etc. on the lower elevations This uniqueness provides many opportunities to enhance the physical appearance of the Village with the possibility that it can become truly different and unique from many of the surrounding communities. Since many of the key parcels of land are not yet developed and in public ownership, the Village (at this time) has an opportunity to develop its own style and character whereas In other ports development Is too far advanced to alter and reshape the community. 3.2.3 LAKE ERIE One of the main physical attributes which benefits the Village is its location on Lake Erie. With the lake quality steadily improving, and the resultant positive benefits affecting tourism and recreation (e.g. swimming, boating, fishing, water sports, etc.) all existing facilities will benefit including the desire of investors to develop new facilities. 3.2.4 HAZARD LANDS Hazard lands are lands which are susceptible to flooding, erosion or which are inherently unstable due tc reasons such as shifting, slumping or sinking. Within the Village, lands have been identified which are subject to flooding and erosion. These lands are primarily along Big Otter Creek and the Lake Erie shoreline. 1B. PORT BURWELL TOURISM & RECREATION STUDY ULzIVL 3. Continued 3.2 (Cont'd.) 3.2.5 BIG OTTER CREEK The areas subject to flooding are based on various flood levels established by the Long Point Conservation Authority. The minimum acceptable standard is the 100 year flood level which is Identified along Big Otter Creek in the Village's official plan and zoning by-law. In terms of defining the floodplain limits which encompasses a larger area, the "regional storm' is used. In Southern Ontario the "regional storm" is based on the Hurricane Hazel storm of 1954. Upon review of the lands which are within the floodplain (based on a Hurricane Hazel type storm) significant additional lands adjacent Big Otter Creek are subject to potential flooding. Although the risk may be minimal, when coupled with the known history of ice jams along this creek, lands within the floodplain should be critically evaluated when considering future development proposals. 3.2.6 LAKE ERIE SHORELINE The lands subject to erosion east of the Municipal Beach are undeveloped directly adjacent to the water. In certain areas however, serious erosion continues. This area is also designated Hazard Land in the Official Plan which contains specific policies with respect to development. 3.2.7 CONCLUSION The Village itself offers significant potential for tourism due to its location on Lake Erie and its access to a harbour and with its abundant beaches. The unique physical topography and the location of the Village in relation to the terrain presents unique opportunities to establish a"character'which can further define Port Burwell. • The Village contains significant amounts of land designated as Hazard Land (flood lands) which are a major constraint to the development of major physical facilities. These areas are addressed in large measure in the Official Plan and Zoning By-Law. 17. PORT BURWELL TOURISM & RECREATION STUDY n 3. Continued 3.3 HISTORIC AND OTHER SIGNIFICANT BUILDINGS Port Burwell contains buildings dating to the founding of the community in the 1830's, and although a number are of historic architectural interest, no sites are designated under the Ontario Heritage Act. There is currently only limited development and promotion of this resource. The following historic or significant sites are noteworthy. 1. 1836 Trinity Anglican Church and Cemetery 2. 1840 Port Burwell Lighthouse 3. 1842 Beechwood residential dwelling 4. 1870's Edison home 5. 1880 McCord House 6. 1899 Port Burwell Home Hardware 7. 1895 Wright House 47 Wellington 8. 1908 Parish Hall 9. 1908 Old bank building 10. 1910 Residence 41 Victoria 11. 1910 Residence 11 Victoria 12. 1911 St Paul's United Church 13. 1925 Port Burwell Public School 14. N/A Alward home 52 Pitt St. It is evident that there exists a core of buildings within the community which would serve as a starting point to establish a historical and interesting character for the Village. It is also evident that additional upgrading, site improvement and promotion of these buildings and sites are necessary for there to be greater impact on the appearance of the Village. The two sites particularly noteworthy of regional and national/international interest are the Trinity Anglican Church and the Port Burwell Lighthouse. 3.3.1 PORT BURWELL LIGHTHOUSE The Port Burwell lighthouse built in 1840 is sited on its original location on Robinson Street and is considered to be the oldest wooden lighthouse in Canada. In 1986 it was restored by the Village and opened to the public for the summer months. In addition, one of the 18. PORT BURWELL � TOURISM & RECREATION STUDY 1 ��J 11 iS2 3. Continued 3.3 (Cont'd.) 3.3.1 (Cont'd.) first diesel engines manufactured is also on display on the site. The lighthouse is one of the few Village focal points which has the potential to attract bus tours and may be considered one of the premier landmarks and tourist features of the Village. Approximately 1,500-2,000 tourists visit the site each season. Although restored, the site itself is too small and isolated on the hill. Except for its frontage on Robinson Street, the site is surrounded by private property limiting public access since there is no public sidewalk to and across this property. Visitors are likely to park in the municipal parking lot and approach across Highway #19 (Robinson Street). With the possibility of major traffic to the Municipal Beach or a new outer harbour development, the lighthouse will be further isolated from the parking. There are also few "photographic opportunities" to obtain truly good photographs of the lighthouse. Some of the best views are from the Municipal Beach and Big Otter Creek banks, but the lighthouse is surrounded by derelict machinery and generally vacant land. 3.3.2 TRINITY ANGLICAN CHURCH The Trinity Anglican Church is an active church with services every second month alternating between Vienna and Port Burwell and the next month in Port Rowan and St. Williams. The congregation is small and financial resources extremely limited. The Church and Parish Hall are in need of repair and should be improved to fulfil their true potential to the Village. The site itself including the cemetery is not in good repair, however this is understandable recognizing the lack of funds. In the event of the Church becoming a significant tourist attraction, bus tours if parked on local streets could disrupt the neighbourhood. 19. PORT BURWELL V TOURISM & RECREATION STUDY fecjile©csin20 3. Continued 3.3 (Cont'd) 3.3.3 CONCLUSION The Village, with its history dating back to the 1830's maintains a number of historic and significant buildings which can provide a .basis for further development and improvement to stimulate and enhance the interest of tourists. The most significant facilities at present are the Trinity Anglican Church and the Port Burwell Lighthouse. The importance of the Port Burwell Lighthouse together with the nearby Marine Museum are considered significant but are isolated from each other by Robinson Street. Being in close proximity to the proposed marina and waterfront development and the redevelopment proposed by the Z Group, there is a major opportunity for the Village to enhance these sites by integrating them into the planning and design of these projects. It is necessary to build upon the Village's historic assets to ensure that future development does not diminish nor negate the positive role that this inventory of buildings can play in the revitalization of tourism. 3.4 SPECIAL INTERESTS In addition to the historic and interesting older buildings the Village contains a number of facilities and sites of special interest. 3.4.1 MARINE MUSEUM The Port Burwell Marine Museum occupies a new building with generous parking facilities opposite the lighthouse. its collections include marine exhibits, pioneer farm implements and household antiques. Of special importance is the collection of lighthouse lenses from across Canada. The Marine Museum, together with the lighthouse, is managed by the Port Burwell Museum Board and is funded largely by the fund-raising activities of the Board, by the Village and by contributions from the Legion and the Vienna Lioness. The Museum reception desk also acts as the "tourist information centre" for the Village. 20. PORT BURWELL is TOURISM & RECREATION STUDY ,na 0 0 3. Continued 3.4 (Cont'd) 3.4.2 THE FARMERS' MARKET The Farmers' Market was initiated by the Business & Tourist Association in 1991 with a start-up grant from Ontario Ministry of Agriculture and Food (OMAF) and is now being managed by a volunteer committee. It is held at the parking lot of the Marine Museum every Saturday between 8 a.m. and 12 noon from mid May to the end of October. A proposed marketing plan worth $6,350.00 incorporates start-up costs, advertising, flyers, posters and signage. It is intended to hire a manager to oversee the operation. 3.4.3 BIRD WATCHING The north shore of Lake Erie is well known for its excellent bird watching opportunities. Point Pelee National Park and Long Point Bird Observatory are nationally significant sites for bird watchers to witness the annual migrations. Other regionally significant sites include the Aylmer Wildlife Management Area, and Hawkcliffe and Fingal Wildlife Management Area. More than 400 different species have been identified in south western Ontario. There are several reasons why such a large number of species are seen in this area including the variety of habitat (open water, numerous ponds and marshes, a variety of vegetation, including open fields and protective woodlands), an excellent food supply and the convergence or overlapping of many flyways or corridors, some centuries old, which are used by birds on annual migrations to and from their northern nesting grounds. Although accurate records have not been developed for Port Burwell, 347 species have been observed at Long point Bay and 298 species in Oxford County. 21. PORT BURWELL TOURISM & RECREATION STUDY n sC® 0 3. Continued 3.4 (Cont'd) 3.4.4 RECREATIONAL SPORT FISHING The waters off Port Burwell are well known and highly regarded by sport fishermen particularly for walleye. The Village benefits from the charter boat operators which are based here as well as the many fishermen who use the public and commercial launch facilities to gain access to the fishing area. It should be noted that the fishing grounds are not limited to the Port Burwell area but extend generally along the north shore with well regarded fishing areas off Port Dover and Turkey Point all of which contain numerous marinas and boat launching facilities. With increased facilities and services the Village has the potential to attract significant numbers of fishermen. The potential economic benefits stem from several sources. Charter Boats • Operator (e.g. food, fishing supplies, bait, refreshments, accommodation). Support services necessary for the boat (e.g. repairs, fuel,dockage) Customers (e.g. restaurants, fishing supplies, groceries, accommodation, souvenirs). Fishermen (with their own boats or from shore) Food, fishing supplies, bait, refreshments, accommodation, groceries, fuel,launching fees, souvenirs. It is important to recognize that the lack of convenient support services and facilities will limit the growth of this sector and the benefits to the Village. 3.4.5 CONCLUSION There is significant potential for the further development of special sites and interests, including the Marine Museum, the Farmer's Market, sport fishing and bird watching opportunities in Port Burwell. 22. PORT BURWELL TOURISM & RECREATION STUDY Hanscomb 3. Continued 3.5 RECREATIONAL FACILITIES The Village contains the following assets which benefit tourists and could attract additional numbers if properly developed and promoted. 3.5.1 PORT BURWELL PROVINCIAL PARK The park is primarily located within the Village and having main entry points located within the municipal boundaries. The park currently attracts 80-85,000 visitors per season. 3.5.2 PORT BURWELL MUNICIPAL BEACH (EAST BEACH) The Village maintains a public beach on Lake Erie. The beach is approximately 1,000 metres in length and offers local residents and visitors a good shallow swimming area. Two summer concession stands are also located on the beach offering food and refreshments. It is well used with an estimated 10,000 visitors in 1990. Port Burwell beaches have never been posted or closed due to pollution. 3.5.3 BIG OTTER CREEK WATERFRONT The Village maintains a public boat launching and docking facility for recreational fisherman and boaters (6,000 users 1990 estimate) and charter boat operators. The management of these facilities are contracted to a private firm to administer and collect revenues. Adjacent to the western bank, fishing for carp and catfish was observed In May-June. These people were primarily non-residents. The ability to park their automobiles and fish from the same spot was a significant advantage. 3.5.4 CAMPGROUNDS AND TRAILER PARKS There are only two privately operated parks in the immediate Port Burwell area that have sites for overnight or weekly campers, the Big Otter Marina and Campground and Erie Vu. However, a total of five campgrounds have sites for seasonal trailers: 23. PORT BURWELL TOURISM & RECREATION STUDY ,Z o 0 f 3. Continued 3.5 (Cont'd.) 3.5.4 (Cont'd.) Campground/ Seasonal Overnight/ Overnight/ Trailer Park Sites (Full Full Service Unserviced Service) * Big Otter Marina Campground 50 15 50 Erie Vu 30 - 40 Otter's Edge 50 - - * Green Acres 51 - * Memorial Park 24 - - Total 205 15 90 *within Village boundary There are several campgrounds within 15 km of Port Burwell including Country Camping, a youth centred facility and Sand Hills Park a large family centred campground with 200 daily sites and 50 full serviced seasonal sites. 3.5.5 CONCLUSION Within the Village and the surrounding area there is a range of recreational facilities and opportunities, which can be used as a basis for the promotion of tourism. We do note however, the limited availability of overnight accommodation. The development of those within the Village particularly the Municipal Beach and the Big Otter Creek Waterfront could be significantly improved. 24. PORT BURWELL �,�. TOURISM & RECREATION STUDY n o '%-e.01nab 3. Continued 3.6 COMMERCIAL SERVICES 3.6.1 THE DOWNTOWN The main commercial centre of the Village is located on Robinson Street. One must pass through this commercial area when driving to the Municipal Beach. Our review of the commercial core indicates serious deficiencies in relation to tourism. These include the following: 1. empty lots 2. vacant stores 3. lack of uniqueness 4. no diversity in the range of services 5. the rear of the the west side of the buildings on Robinson presents a poor image from the waterfront and the west side of Big Otter Creek 6. little or no private landscaping 7. no municipal landscaping or beautification In general, the state of the commercial core provides few incentives for tourists to stop except by necessity. It is recognized however that in order for private interests to improve their facilities or new commercial enterprises to be built, there must be a demand for such services and secondly, many businesses cannot survive year-round solely on the tourist industry. This, however, is part of a larger economic and employment issue in the area. 3.6.2 OTHER COMMERCIAL SERVICES Motel or hotel accommodation is not available within the Village. There is however the Wright House which provides a 'Bed and Breakfast' service from May to October. The lack of accommodation other than camping is a significant shortcoming which acts as a major deterrent for tourists to visit or continue a stay. Big Otter Marina and Campground provides a good basis for private commercial recreational activity and is a potential factor in drawing tourists. 25. PORT BURWELL TOURISM & RECREATION STUDY _F-VgilleCafiCC3 3. Continued 3.6 (Cont'd.) 3.6.3 CONCLUSION The Village currently offers few commercial services not only for tourists who stay at local campgrounds but also to those visiting for the day. Commercial services which are considered to be lacking include the following: - motel/hotel -good range of boutiques -variety of restaurants and fast food outlets - pharmacy -speciality stores(e.g.fishing and camping equipment) It should also be noted that even if these facilities were to be constructed or developed, character or uniqueness must be added to give Port Burwell some distinction from other Port communities. 3.7 SEASONAL RESIDENCES The Village is also a recreation area for the seasonal residents. Many of the properties are being utilized on a seasonal basis and in particular the mobile trailers which are located in the several trailer parks within the Village. The creation of the Port Burwell Provincial Park eliminated approximately 100 cottage properties, although a small number of private cottages still remain. We can see little evidence that these seasonal cottages, trailers and homes have significantly benefited the Village in terms of upgrading the general physical appearance of the Village or the development of additional commercial enterprises. It is considered that a major opportunity to further the tourist and recreational potential of the Village lies with seasonal residents. Unlike other "cottage" areas in Ontario, the ability of each cottage to have shore frontage is extremely limited and therefore other forms of seasonal residences could present a good opportunity to benefit the Village if planned and developed properly. There Is a long history of seasonal residents in Port Burwell which has declined in the past number of years. Seasonal residents can provide a significant boost to the community not only in terms of demand for commercial services but also as a means to attract additional visitors to the area. 26. PORT BURWELL TOURISM & RECREATION STUDY ,[ 0 3. Continued 3.7 (Contd.) The Village needs to attract a higher quality form of development to accommodate seasonal residents, but also it must work to improve the environment and facilities for the existing ones. 3.8 MUNICIPAL BEACH The Municipal Beach which is owned by the Village consists of approximately four acres located at the foot of Robinson Street. The only services available include a fixed concession stand (Sam's) and a mobile concession stand. The beach is of good quality but not developed with landscaping, proper parking, lighting etc. Immediately to the east of the beach are the undeveloped lands where large granite blocks have been installed to prevent soil erosion. The beach has good access with a one-way exit road into the Village via Hagerman Street. Pedestrian access to and from the Village commercial core is poor with no sidewalk on the west side of Robinson Street and steep stairs on the east side. 3.8.1 MARINA AND WATERFRONT DEVELOPMENT (SKINNER ASSOCIATES) At its meeting of 29 May 1991, Council selected Skinner Associated Group as the successful proponent for its proposal call for development of the outer harbour and authorized the commencement of negotiations. Hanscomb Consultants reviewed the proposal and reported to Council that It is in general "ambitious but should prove to be a tremendous improvement to the vitality of Port Burwell, both financially and socially." The major elements of the proposal (Plate 1 and Plate 2) include the following: 27. I' ,!- i -'4 ,' 1 _________,.....„.77------.--------------- _. _ l`- r���� �- yam_ � tt�'�Zp�7i. - -31 � �+� ��1- , a�, fes' .. -�` -- ‘4011 .- `J: - , . .- • a _ ,:-. _ �- LOliki .1 f j 441" - j~� -^•�_, rte` %, , 1 1 PROPOSAL:STAGS II VILLAGE OF PORT BURWELL 51Ia ASSOCIATED GROUP MARCH 15,1991 (PLATE 1) ,3n1iadY - J A • ,( b A _ J f Ira -1 I I,r,r —`` .-.D � 1 i r I 5 1 :•: —dr •::` r 1 [;�*X r1:11 � � rfli ....1„:„."4..-. (\k‘ -.-., izi, ` E .'1!_1111,4LIFG --:._: , ...,/i.`. . '•.,'!...•.,,i\,',.fd - _ + },l i Y1`.W A ,Y LEGEND: ,,,,.,r ,/„.';.‹).‘„:1-:','..-,',.1" I j' ''' , lyr mLSIgITcnLua L � \ ac- 5 num CUM . �a\� 3 P. h - c cswuc cram • :1 �� � o MO Mt[DOOMING vt _ / Y I nLLac Lon . f MO NMI 1 D111111 ME .. � mitt mlar 0 11: I m COMM MOM ON S11._ � � s � Lrrlrw ml5m rAuunui4 1 ''� f t454 AIsmeasva-.P: I �,« �_� IIIrL Sl�f + �; - 'ti-.."...p..„...:./ r 1 v, I SATILIOLIOIm MAI.M. �! ••y A, , '•1 ft �� 5 5610 CLUB w OAT rAcluTm 4�.r.-C'' u • �� `` P Lomeli we moor sur • 1" a MAIM Mod f 1.1 'L., t��� / a•... r.• + fiIikyJ� I xur MIAOW „',&:. : T ''? 1!.3._J , Tom son,SOT Lori .,:i...„ ��11L ':�"r If T maim \. ..1- - $ !W-SAIL,aTEI Yu j• \• .--.;r - ' T 4S W Inns r \ %.I y Ii/I� I Ewoacu MOM wnrs • Or Ir 0 i so AN t. • L ''X '_` d 0., - 1'4 -- - SCALEi'-196-9' PROPOSAL:STAGE I VILLAGE OF PORT BURWELL . ASSOCIATEDF� CIATEO GCLJP MARCH 15,1991 (PLATE 2) PORT BURWELL TOURISM & RECREATION STUDY j-LEMEOZ111112 3. Continued 3.8 (Cont'd.) 3.8,1 (Cont'd.) MARINA 360 Marine Berths 50 Visitor Marine Berths 12 Fishing Vessels 10 Gas Bar Berths Major Restaurant (8,000 s.f.) 80 Overnight Cabanas Administration Offices(4,000 s.f.) Boutiques, snack Bars, Shops, (20,000 s.f) Commercial Fishermen Offices Water Ski, Sea-Doo, Surfboard, Pam-sail (watersport facilities) Laundry and Grocery Store Beach Club and Day Facilities Bar, Lounge, Coffee Shop Change Rooms, Lockers Showers Outdoor Theatre Pavilion/Dance Stage Swimming Pools PRIVATE DEVELOPMENT Convention Hotel (250 Rooms) Athletic Centre Cineplex Theatres (5) Low Rise Condominiums (Garden Type 120 units) High Rise Condominiums (Apartments 250 units) Service Shops (10,000 s.f.) Retail Stores (10,000 s.f.) Parking (1,000 cars) 28. PORT BURWELL TOURISM & RECREATION STUDYto, 3. Continued 3.8 (Cont'd.) 3.8.1 (Cont'd.) It would be an understatement to state that the proposed development is massive. As noted in their submission, the development would relocate the epicentre of the Village south to the marina. In addition, we note that many of the principles of the Village's planning policy (Official Plan) would become questionable. This is not surprising since the Official Plan anticipated that this area would be developed by amendment to the Official Plan and such a proposal was not envisioned during the research and analysis phase of the Official Plan preparation. The magnitude of this proposal (or a scaled down version) will require the Village to reassess many cornerstone principles of its existing planning policy including the following: 1. future development should be guided so as to retain its Village character(S.1.3a) 2. encourage commercial development to locate along Robinson Street by renovating older structures and building new ones (S.1.4 c) 3. encourage improvements in the physical appearances of the core areas of Port Burwell to create a new revitalized image (S.1.4.e) 4. make major areas of scenic or recreational value accessible to the public(S.1.4.,) This is not to indicate that a final proposal cannot be negotiated which will meet or reinforce many of the stated policies of the existing Official Plan, but our intent is to clearly state that the fundamental nature and character of the Village will be altered for many years. 29. PORT BURWELL TOURISM & RECREATION STUDY ,1 a 0 3. Continued 3.8 (Cont'd.) 3.8.2 CONCLUSION The approval of the development by Skinner Associated Group in some form will require an amendment to the Village's planning policies (Official Plan). The documentation and analysis for such an amendment will cause a fundamental re-evaluation of the Village's development strategy. The evaluation of the proposal and the negotiations with the developer will be carried out in the absence of a clear Official Plan policy and therefore the Village should establish guidelines and objectives which it seeks to achieve. These parameters should be made public as ultimately the official plan and zoning process is public and community input will be given. In the event that negotiations are not successful, the Village should work towards an amendment to the Official Plan which can accommodate a development scenario with a reduced private sector participation. 3.9 PORT BURWELL PROVINCIAL PARK 3.9.1 HISTORY Port Burwell Provincial Park is a recreation class park consisting of 227 hectares. This class of park is intended to support a wide variety of outdoor recreational opportunities for large numbers of people in attractive surroundings. Ail of it except for 50 hectares is within the Village. The park opened in 1971 as Iroquois Beach Provincial Park with the initial land assembly commencing in 1967. Subsequently the name was changed to Port Burwell Provincial Park. Historical records indicate that this area of the Village provided tourist and recreational opportunities for many years prior to the existence of the park Including many seasonal residences. Unique attractions included a band stand, concession and taffy booth, the White Palace on the beach with change rooms and a row boat deck, steam driven merry-go-round, and a dance pavilion. 30. PORT BURWELL TOURISM & RECREATION STUDY n (LTJ 3. Continued 3.9 (Cont'd.) 3.9.2 FACILITIES The park is located on the western banks of Big Otter Creek at the south end of Chatham Street and the western portion of the Lake Erie shoreline. The park contains a full range of day use and camping facilities and is utilized by approximately 80-85,000 visitors per season. It is also worthy of note that the park is not staffed year round but opens from the week before Victoria Day to the end of the Labour day weekend. The following summarizes the facilities Staff: Park Supervisor(Full time) 18 seasonal employees Contractors: Grass cutting 1-4 employees Cleaning t-2 employees 1. An excellent sandy beach approximately 2.5 km in length. 2. 232 regular campsites with reserved sites available from May 10 to September 2. 3. Comfort stations, showers, laundromat, swimming, picnicking, playground, self-guided trails, interpretive program, baseball diamond, badminton and volleyball nets, horseshoe pits, outdoor theatre. 4. Opportunities for bird watching. 5. Mobile concession stand in day use parking lot every weekend and most week days in good weather. 6. Park is primarily for family camping. 7. Developing attractions: - Ravine trail (with some Carolinian Forest species and good bird watching opportunities) - Wetland area - Developing sand dunes 31. PORT BURWELL TOURISM & RECREATION STUDY 1_1 a 0 i Ib 3. Continued 3.9 (Cont'd.) 3.9.2 (Cont'd.) The park does not contain sites with electrical outlets, lacks boat launching facilities and an interpretive building. The park also maintains a parking lot on the periphery adjacent to Chatham Street where users can enter the park without going through one of the two controlled entrances. 3.9.3 PARK MANAGEMENT PLAN In 1989 a Park Management Plan was approved for the park. The plan is intended to be a 20 year plan with reviews at least once every ten years(Plate 3 and Plate 4). The Park Management Plan also includes certain projects to be scheduled In four phases. Phase I has now been completed. Phase I Beach day use redevelopment Sand dune stabilization Boundary fencing Phase II Hard surfacing roads Wellington Street redevelopment Phase III Maintenance Area redevelopment Trail development Additional second car parking lot Phase IV Walk-in campsites (if required) Entrance identification structures Hydro campsites Multi-purpose activity area 32. PRESENT FACILITIES AND PROPOSED ACQUISITION AREAS Park Boundary Gi Parking n Vault Toilets O Comfort Station 31 Picnic Shelter Private Land i aft.. . ...._ ....... ! , . .0_..i.." rari,,,,_ i Walk-In CampsitesoodYd "1%. I I IERIIIIEr I I CAMPGROUND 4 I / s Recreation Area U ...,, It 1111 Vi 1 ,Re I Shower 1 •„,.. ft... I1 Buildin- ap . of •. Burwell a '1 I i I li............ I 1 itk .. Seeicery ft.— risastleift.• I t s El Station • ftilko I (Trail ......1 II --, ALZORA 0 4 ..,TI":"MP: 0.. -. • I CAIAPGRO ' . , I , PL.•• Park Office ‘ I 4.1:' - -`4•11010 '4-iltM wWg wifige ..-- mieui Ns T e PROPOSED ,.; .. ,'Trail oi 1 Z. .... T ACQUISITION -........_ -.4'...._ Permit 1 'b.."... LakeErie DAY USE AREA Office I 1 • ea . 4.446. tr \ %II* AtAillil , ainteaance ' .., -.4.40.44.,.. 1 la ..... . .1 N. PROPOSED : ..... ACQUISITION .4 .101, ... AREA :as. 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MP ff.,. . 0".1 cp• • G,,.;Epo.IPAp.,........:......:: .„,.. o...,.. o -q,liamthr.:1-1• 0., .... . .,.„,,,,,....%.r.).., • ,.•,.........•. ......?fi............. — .N.4, Te IiilaaliEr74, # 4 0.. JgN. • .?..4, 1.1r.o.:,:.::::.•:'' .v.:7.41t1.1.fi.:-:-...,. .'"Itgb...!..:!;•, '''•%3..14,,M. ,;.4*.,Y.79,13.14V.:/' :i..1‘...143"-; le..4."'..• ....• ..."rgtlfdlin ..,,...0.-a•.7‘, -9"T' r Spi "AZ?:-',11 ct 44% : (-1 ...,..: ,.. ....h.... . n..C71 ra..• • ': 9).1. 1 14% ell ,A. ''' tIt'lllh'a;4 1•qJ el,cc 6'•d?.•''' -0,,,,...eq;.1,1,3,,F,:::' n. '"*... ..............4?../.. I.r.,.‘ °A,117,2'.1,-E-;*.• ri- 1:111.niiiult,,cki„.1 al i: • ‘: . 4p Lake Erie •.,..1,..,„..1. ,.. %,„ ri N4 . -.-:...::. .,........:,..,....,, GI 41.1•,f.ct.... . .... . .. . .• L.,,..,....: ....,:-..,..,.. 1.1, ..„„ ifitill211-4iiiih. ...... 5 g'fi; ?..ir5 ••••.11 ,isilig:t1IFEEilisir Ni. HE111.:irSili.: 4-.11"i.-11:::•: :.i:•:..,-,x.".:. i 6'auir4.' - --,...... „0,-i...-.1..... ...... 'LliiilLP ..-••r!7;i,'. • 11/4.4 .%,.. -." •• ea. I1"."-N. "PIN._ I -N.,.._ 9 1 --.. N..4.. 1 i a . 'l* I 4 I • (PLATE 4) 0 300 óO0me F7 North PORT BURWELL TOURISM & RECREATION STUDY fizinaminlo 3. Continued 3.9 (Cont'd.) 3.9.3 (Cont'd.) Our review of the Park Management Plan suggests that the park is largely developed and operates in isolation of the Village with very little direct benefit to the community in terms of physical design and orientation, although the opportunity appears to be there in the following areas as stated in the Park Management Plan. 1. Section 8.3 - One of the objectives of the Marketing policy is "to attract day users staying at local commercial establishments or using local services" and to "increase the involvement with the commercial sector by encouraging park users to take advantage of local tourist services and attractions; and to generally promote interaction between the tourists, park and the commercial sector in the vicinity". 2. Section 9.4 - The policy states that the present park office is adequate but that "minor alterations will be made to the maintenance yard to improve efficiency". There is also the suggestion that the two park entrances might be consolidated and the park office relocated by amendment to the plan. We conclude that the park management policies particularly as they relate to the physical development of the park, and in particular the areas to the south and adjacent to Chatham Street (maintenance yard, entrances, park administration office) require a more comprehensive review especially in co-ordination with development which may take place on the west bank of Big Otter Creek. Clearly the Park Management Plan considered possible conflicts as it directed certain land acquisitions "to consolidate management of the beach and to prevent the possibility of future development which might conflict with park values". 3.9.4 CONCLUSION The park occupies a significant portion of the Village and is the largest generator of tourists to the Village. It has a good range of facilities with certain shortcomings. Additional facilities could enhance the attraction of the park for additional users. 33. PORT BURWELL TOURISM & RECREATION STUDY a3 �-b 3. Continued 3.9 (Cont'd.) 3.9.4 (Cont'd.) The Village should be concerned that spark values" do not conflict with Village values. Certain physical design aspects of the park should be better integrated to the west bank of Big Otter Creek. This Is made more difficult in the absence of firm development proposals in this area. it is clear however, that the Village's planning policy supports redevelopment on both sides of Big Otter Creek. To fully develop bird watching opportunities would require that a research project be undertaken to compile a list of species currently using the park habitat. This could be done by volunteers but would require some organization/administration direction and support. The Village should encourage a review of the Park Management Plan or request amendments in concert with a development proposal satisfactory to the Village in this area. Key areas of concern should address the following: the provincial park lands adjacent to the harbour the parking lot outside the entrance gates the park administration office the entrances to the park the location of the maintenance yard entrance identification structures provide Hydro at campsites boat launching facilities land use adjacent to Chatham Street 3.10 BIG OTTER CREEK The harbour at the mouth of Big Otter Creek has existed since the early part of the nineteenth century. It was a busy commercial harbour by 1909. Commercial use by fishermen and other industrial and commercial craft has declined to the point where today only two commercial fishing vessels are based here permanently and up to eight operating out of the harbour in the summer months. 34. PORT BURWELL TOURISM & RECREATION STUDY J1 a 0 f J 3. Continued 3.10 (Cont'd.) Since its earliest days as a harbour, the mouth has been plagued with siltation problems and occasional ice jams. As noted previously, much of the adjacent lands are designated "hazard lands" (within the 100 year flood level) and are also located within the Big Otter Creek floodplain. Maintenance of the harbour with dredging and the associated costs continue to be a factor in the potential use of this harbour. 3.10.1 OUTER HARBOUR DEVELOPMENT STUDY JUNE 1988 The firm of J.S.W. (Johnson Sustronk Weinstein and Associates) was retained by the Small Craft Harbours Branch of the Federal Government to: 1. assess present and future demand for harbour facilities to support commercial fishing, sports fishing and recreational boating;and 2. review the feasibility of an alternate harbour development east of the east pier. The study reached a number of important conclusions: 1. Maintaining the existing harbour in its present location would likely result in an ongoing deterioration of sediment quality to the point where it will no longer be suitable for open water disposal. This would make the cost of dredging prohibitively expensive. Any proposed harbour should be separate from the creek. 2. From a coastal engineering point of view, the most logical location for the harbour would be adjacent to the west pier. 3. A master plan concept was suggested for the east side adjacent to the pier due to the increased benefits to the Village and its location in proximity to the commercial core(Plate 5). This last scheme was used as a basis for the Village's proposal call for the outer harbour development. 35. w LL I ✓�� i i r CC - 7 , , HAGERMAN �f�r. ar2S2�.s ,�� �t V X11) kx�°�` 1 J! �`'� W II 1 1 "VTuar. �+T +r ...ga. _C 1.___ a 0 ---- 9 1�, �_f /� i\ 1 Ir.rTaa�w ao�t c. u0r�,y� ~ iI1t egarzra// / lon �,a _ ..` — i----/ i i / \ Ir , lIIjJjjjjj1,, 1 / ,, ... , R. i i C III �„ - i aTL oa; �,c I k r - i r IF,— , 1 / I I �� 1 1 tf I11/ 1 .� / 1 ' rT ��..1a r L.--,, =,-.-_,,_, 1 // `�•.•� L sem a^ / 1 I // \ d�/ . /... i 1/ I /�~�� r , \ ��� \ A / 1 1 / /�' ! �fk / i // o / \/� fri1I 1 v iJ \\ i % / or/ ( u.�ts.+¢as. £ '� T. ` // �\ �� / / / .- / \ \I i s/ r/ r � /•-• \ / ) =OPT PLAN C-I CUT=\\ 1 j/c....,f r , siluidaA mar LATL 12 / . .if 1 i 7 (PLATE 5) Isimmimerma: me -- PORT BURWELL TOURISM & RECREATION STUDY 1�LeiD'o 'p 3. Continued 3.10 (Cont'd.) 3.10.2 RECREATION Big Otter Creek is currently used for swimming, fishing and recreational boating. From Lake Erie there is approximately 20 miles of the Creek which is navigable by canoe and in the past was promoted as a canoe route to County Road 44. There is potential to significantly increase the usage of Big Otter Creek for boating, canoeing and fishing with the development of good access and an improved quality of environment for fishing (parking, landscaping, lighting, etc.). The overall aesthetic experience must be improved but, with increased boat traffic, swimming has little future. 3.10.3 BIG OTTER MARINA AND CAMPGROUND This marina and campground commenced operation in 1983 and increased significantly the number of recreational craft based in the harbour. Boat access to the marina however is limited by the shallow water depth and the bridge clearance. The marina has a full range of services and provides a significant boost to the recreation and tourist use of the Big Otter Creek. Big Otter Marina is a significant asset to the development of tourism in the Village. Being located within the floodplain and also on "hazard lands" requires that future development of the marina particularly of major structural facilities should be consistent with sound water and flood management practices. 3.10.4 RAILWAY LANDS CP Railway has abandoned the tracks along the waterfront. We consider that the lands extending to Highway #19 are vital to the interests of the Village as these lands are at elevations above the floodplain in most instances and therefore prime development lands. These lands will play a key role in shaping the nature of the development along Big Otter Creek, as well as the commercial area along Robinson Street. 36. PORT BURWELL 11- , TOURISM & RECREATION STUDY j-L=r3 61..@ID Rh 3. Continued 3.10 (Cont'd.) 3.10.4 (Cont'd.) The Village should attempt to secure the CP Railway lands. If these lands were to be secured by the private sector, there will be a serious negative impact on the Village's ability to manage and affect the development of the waterfront to the Village's best interest. 3.10.5 RIVERWALK DEVELOPMENT-Z GROUP Approximately 20 acres of waterfront (Plate 6), on the east and west banks have been suggested by the Z Group for development including condominium housing. Although advertising brochures have been distributed and a large sign posted at the base of Robinson Street, no formal application for development has been made. KEY MAP . MUM MUT 1 i . I 1 SUBJECT SITES1 ; 11 li i _ _j I____ __BritIET C111THAR e e '017.42v. r Tr// ,),7))7, I 1 I--...--- / 7 y ITV/Atale0 7;71Z ___ ----- --- , __....__ --_---- / .,,, _ ------.. .,./. - _..„------- .. . ., mw -,- -- ' / k I7 I-7 r----7 r------_ „ LAKE ' 1H . I ! \ ERIE ' 1----j i' l —; 1 : \ • . 1 1:71 i ,, ., ,\ NN , _7- v e ___ , , _j L_ 1 \\, MAGMA AIIITT (PLATE 6) 37 PORT BURWELL TOURISM & RECREATION STUDY ji_g_ThEMflith 3. Continued 3.10 (Cont'd.) 3.10.5 (Cont'd.) The development concept seems to envision the following: 1. bungalow townhouses (10 units per acre) 2. three-storey residential townhouses 3. 2 four-storey buildings 4. medium density residential 5. boat launching, parking, small marina 6. commercial docking 7. boutiques Unfortunately the proposal is very conceptual making analysis extremely difficult. We do note however the following: The project appears to be "waiting" for the development of the outer harbour development. No formal application for development has been made for any stage. Much of the development is within the floodplain on low lying lands. The project appears to be a combination of permanent and seasonal type units. Although the development of these lands appears to be waiting for the outer harbour development, we see no reason why this is necessary particularly since the Official Plan contains policies to guide Council in assessing a development proposal. We do however conclude that the Village will be in a strong position to augment and facilitate good development if it acquires the Federal lands which it seeks on the west bank and also the abandoned railway lands, on the east bank. 38. PORT BURWELL TOURISM & RECREATION STUDY _F-LMOZeTtth 3. Continued 3.10.6 CONCLUSION The development adjacent Big Otter Creek will have a major impact on the Village and offers a significant opportunity to benefit the Village economically and physically. This development can be a major stimulus for tourism and its redevelopment is not conditional on the outer harbour development. 3.11 SUMMARY It is evident that the Village offers many unique existing and future opportunities to enhance its tourist development potential. These include the following: - Location on Lake Erie with water access -The Village has a unique history with historical sites - Unique physical attributes (beaches, bisected by Big Otter Creek,varied topography, interesting views) -Port Burwell Provincial Park - Public boat launching facilities -Seasonal residences -Big Otter Creek Marina At present there appears to be no major land use conflicts related to the arrangement of the existing land uses, however it is clear that the Village is in a holding pattern with respect to development and that major changes are imminent due to several major development projects which have been proposed, as well as key parcels of land which are in public ownership, and in a state of transition. The Village is essentially underdeveloped particularly from the tourist perspective. Although significant opportunities exists, only Port Burwell Provincial Park is in a reasonable state of development and functions as a significant tourist attractor. To a lesser degree the Port Burwell Lighthouse and the Municipal Beach, also serve as tourist attractions. 39. PORT BURWELL TOURISM & RECREATION STUDY 3. Continued 3.11 (Cont'd.) In order to capitalize the full tourist potential from the land use and development aspect, certain key land holdings and development opportunities must be monitored and developed carefully. Any one of the following either independently or in concert with the others if developed inappropriately could negatively affect the Village's desire to further tourism: 1. Port Burwell Municipal Beach 2. Port Burwell Provincial Park 3. Federal Waterfront Lands 4. Canadian Pacific Railway Lands 5. Riverwalk Developments (Z Group) 6. Waterfront Marina Development (Skinner Associated Group) 7. The Village commercial core 40. PORT BURWELL TOURISM & RECREATION STUDY 4. PLANNING POLICIES AND REGULATIONS PORT BURWELL 1 TOURISM & RECREATION STUDY n��0 J L Lb 4. PLANNING POLICIES AND REGULATIONS The Village is fortunate to have an updated Official Plan which was approved on January 1, 1991. In addition, the Village has a recently approved Zoning By-Law(No. 90-23) approved by Council on February 12, 1991. Due to the recent nature of these documents, the planning policies and zoning regulations are viewed as reflecting the current municipal policy position on future development. 4.1 OFFICIAL PLAN AND ZONING BY-LAW Our review of these documents is taken primarily from the point of view of tourism and recreation but also considers the specific role of the Skinner proposal and the Z-Group concept. In general our view of the planning policies and zoning regulations is very favourable particularly where the Village indicates that the Official Plan is viewed as a "step towards the re-emergence and revitalization of Port Burwell'. There are however a number of areas where the Official Plan requires direction of a more detailed nature especially if the "tourism option" is chosen as a priority. The following comments are made with respect to specific Council policies as noted in the Official Plan. 4.1.1 GENERAL POLICIES Goals (S.1.3) Tourism is not specifically mentioned as a goal. Although there is reference to the potential for public and private recreation and preserving the scenic character of the Village, these goals should be directly related to a strong statement policy direction (goal) with respect to tourism. General Policies (S.1.4) This section also lacks any direction with respect to tourism. 41. PORT BURWELL � TOURISM & RECREATION STUDY o rah 4. Continued 4.1 (Cont'd.) 4.1.1 (Cont'd.) Employment and Economic Base(8.2.2.3) For the first time, there is reference io the tourist potential and its impact on the economy. The following policy however is weak by referring to tourism as playing a"potential"larger role. 'Port Burwell is located in a prime tourism area. The potential exists to make the tourism industry a larger part of Port Burwell's economy.'(!) In view of other policies which encourage commercial and industrial development and the promotion, expansion and diversification of the local economic base (S.1.2b), the priority of the tourist sector is not evident. Future Growth (S.2.3) In terms of future growth, Council's policy is also to diversify several sectors. "Council wishes to encourage economic diversification in the Village in the industrial, commercial and tourism sectors.'(S.2.3.2) Economic Base (S.2.4.3) In this section there is a clear statement of direction regarding the expansion and diversification of the tourism industry. To encourage the expansion and diversification of the tourism industry in Port Burwell."(c) Similar to the previous policies mentioned, this direction is diluted by a policy to diversify and expand the economic base of the Village. The difficulty stems from attempting to ascertain the direction of Council. A similar difficulty exists with respect to policies in Section 4.13 Economic Development. 42. PORT BURWELL TOURISM & RECREATION STUDY TinaThECI0 V v 0 4. Continued 4.1 (Cont'd.) 4.1.1 (Cont'd.) The Village should clearly establish in the Official Plan the relative priority of tourism in relation to the overall community development strategy. Further, there are many detailed specific policies which can be specifically developed and expanded as a result of tourism being the priority. 4.1.2 MUNICIPAL BEACH -REDEVELOPMENT AREA Future Development (FD) (S.3.11) The most serious difficulty with the Official Plan is the policy with respect to this area. In essence there is no policy. Very general policies exist in Sections 1.3 (d)(e), and 1.4 (g)(h)(i). These however are negated by the specific policy of Section 3.11.2 which indicates that the future development will be by "an amendment to this Plan". Since this reference is to the Official Plan and not the Zoning By-law, all existing policies are subject to change. The Zoning By-law designates this area as PD - Proposed Development which generally only permits existing uses, public and private parks. The combination of the Official Plan policy and the Zoning By-law in effect leaves this entire area open to speculation. That is, there is no clear policy direction in terms of the nature of future development. This is unlike the Big Otter Creek lands where there is a policy in terms of the desired uses and densities and the appropriate development only requires an amendment to the Zoning By-law. 4.1.3 BIG OTTER CREEK This area is critically important to Port Burwell. On the east side the major portion to the south is designated RMFH - Multi-Family Residential with the northern section Commercial. On the west side the majority of the lands are designated RMFH with a smaller portion designated Commercial adjacent to the sewage treatment plant. 43. PORT BURWELL TOURISM & RECREATION STUDY rfffriaMitab 4. Continued 4.1 (Cont'd.) 4.1.3 (Cont'd.) Much of this area adjacent the bank is Hazard Land and subject to flooding. In this regard the Official Plan provides strong guidance and there appears to be sufficient controls to ensure that floodlands are developed only under strict requirements in consultation with the Long Point Conservation Authority. Specific direction regarding the nature and location of public access in this area is lacking and in particular the northern section on the east bank designated Commercial. The lighthouse is in this area and no mention is made of its integration or enhancement with redevelopment. Also, no mention is made of the vacant railway lands which are a key component of the area The lands adjacent to Big Otter Creek designated RMFH and Commercial should be governed by a more specific Official Plan policy. More specific policies and design objectives should deal among other things with: Public access and ownership Land acquisition policy of the Village The road network Pedestrian and cycle circulation Location of major and minor open spaces Land uses, densities, height restrictions Integration of the lighthouse Tourist facilities In effect there should be a secondary plan for the area. 4.1.4 THE DOWNTOWN (COMMERCIAL) In terms of tourism, it has been identified that the downtown area is in need of revitalization and investment. The Official Plan states as a policy objective the following: 'To revitalize and expand, in an orderly way, the commercial core'(S.2.4.3(a)) 44. PORT BURWELL �� TOURISM & RECREATION STUDY n �1 11 J0 4. Continued 4.1 (Cont'd.) 4.1.4 (Cont'd.) 'The Commercial designation should remain as compact as possible. New Commercial development should be an extension of the existing area and should be discouraged from establishing in adjacent residential areas'(S.3.6.3) Unfortunately the Official Plan actually designates considerable areas of land Commercial perhaps with the belief that the availability of ample Commercially designated and zoned land will attract new commercial enterprises. We believe that this in fact is counter-productive to the intent of Council to stimulate the redevelopment of the Robinson Street Commercial area which Is currently the commercial heart of the Village. The Village should re-evaluate the lands designated Commercial and remove such designations from all unnecessary sites with a view to enhancing and consolidating the Robinson Street downtown core. 4.2 SITE PLAN CONTROL On March 26, 1991 Council enacted a Site Plan Control By-Law. The By-Law designated lands zoned R3, R4, RC, Cl, C2, C3, M, and I as areas of site plan control. Exemptions are made for lots approved for development of 10 units or less and zoned R1, R2, and R3. The By-Law provides that sites covered by site plan control will now require an additional approval of drawings and further, that agreements may be entered into with respect to fulfilling conditions of approval. At this point no site plan approval for any project has been given by Council due to its recent enactment. We do note that key areas of potential tourist development are not areas of site plan control, namely the Resort Residential (RC(h)) the Hazard Land (HL) and the Proposed Development (PD) zones. All these zones have significant potential for development. Council should further evaluate the areas subject to site plan control and include areas which are likely to receive major development. 45. PORT BURWELL TOURISM & RECREATION STUDY j-MSCInflaiS2 4. Continued 4.3 SUMMARY The Village's planning policies and regulations recognize tourism potential but provide no clear direction in terms of its priority relative to other employment and development sectors such as commercial and industrial. Upon establishing this priority, necessary changes to planning policies and regulations should be undertaken. 46. PORT BURWELL TOURISM & RECREATION STUDY 5. INFRASTRUCTURE PORT BURWELL TOURISM & RECREATION STUDY nE0 J 11 LuJ 5. INFRASTRUCTURE The development of any tourist strategy or plan must by necessity consider the existing and proposed physical and administrative infrastructure of the Village. It is reasonable to conclude that as a fundamental premise any significant increase in tourists/recreation seekers etc., will ultimately mean that new facilities and structures will be built. It is readily apparent even to the casual observer that current tourist attractions are few and facilities and services to enhance the visit are limited. The ability of the Village to accommodate the construction of a new commercial building (e.g. motel) or a large enterprise such as major marina/hotel/condominium complex must be evaluated in concert with the Village's ability to service these facilities. The Village is in a surprising good state of preparedness to accommodate an increase in development. This stems from three basic areas of readiness. Firstly, a good sewage system of recent construction, secondly, a good supply of piped water, and thirdly the advantage of a recently approved Official Plan and Zoning By-law which prevents unrestricted development. This latter point is extremely important and provides the Village Council with the ability to control its destiny. 5.1 WATER SYSTEM The water system which was designed in 1972 essentially serves the entire Village. The system is over- designed by 400% anticipating a major industrial user which never materialized. With moderate residential and tourist development, no major capacity problems are foreseen, however any major development should be carefully evaluated in terms of reserve capacity particularly for existing vacant lots within the Village. Adequate water capacity exists to serve most general developments. The Village should ensure that any significant development proposal provides that reserve capacity exists to service the vacant lots existing in the Village. 47. PORT BURWELL TOURISM & RECREATION STUDY n5 J lJ L uJ 5. Continued 5.2 SANITARY SEWERS The entire Village is serviced by sanitary sewer with the exception of a few properties. The major area not serviced include the area of the Z GROUP proposal. It Is important to ensure that there is the continuing ability to accommodate new development. The sanitary sewage system was designed by Giffels Associates to the following specifications. (a) Design Population 1258 (b) 1991 Population 756 The system requires two pump stations due to the nature of the topography and the result of the treatment plant being located on the west bank of Big Otter Creek. Discussions with designers from Giffels Associates leads us to believe that there is ample capacity available for increased development particularly if it is residential in nature. That is, there is a surplus for an increase of approximately 502 people or equivalent. The difficulty may occur when development may be of a commercial or industrial nature which are based on different loading assumptions. It is also important to note that the existing system is fully paid for and the necessity of any future expansion or enlargement of the existing system will require new sources of funding. The sanitary sewage system is adequate for further development of the Village in particular infilling of the residential lots and additional commercial enterprises within the Village particularly in the commercial core. Any major commercial, industrial or residential development should be required to provide an engineering report to the satisfaction of the Village that the sanitary sewage system is capable of accommodating the development. The Village should ensure that reserve capacity should always be retained to service the existing vacant subdivided lots which are zoned to permit development. 48. PORT BURWELL TOURISM & RECREATION STUDY ac=u LeCellah 5. Continued 5.3 STORM SEWERS The majority of the Village is served by storm sewers. The areas not yet served Include the streets along and west of Chatham Street and along Elizabeth Street. The Village should continue to work towards servicing the remaining portions of the streets with storm sewers. 5.4 GARBAGE DISPOSAL Garbage collection is provided to residents on a regular basis and by contract to a private company. Disposal Is not within the Village but at a site near the Village of Dutton. Although the situation with respect to garbage collection may be satisfactory at present, the Village should carefully assess the implication of solid waste disposal requirements of any major development in the event that current prevailing standards are not adequate to service such development. 5.5 TRANSPORTATION 5.5.1 ROADS The Village is served by asphalt and tar and chip roads which are in good condition. The Village is essentially divided into two components; the development west of Big Otter Creek and the main Village to the east.One bridge serves as the link between the two. 5.5.2 BUS/TRAIN/AIR SERVICE The Village is not directly served by any commercial bus line or rail line. The nearest municipal airports are in St. Thomas and Tillsonburg which are not served by regularly scheduled passenger service. For such service one must utilize the airport in London. 49. PORT BURWELL �� TOURISM & RECREATION STUDY n� 0 f 5. Continued 5.5 (Contd.) 5.5.3 BOATING The harbour provides an opportunity for significant boat traffic. Recreational boats launched from the Village boat ramp and Big Otter Creek Marina were estimated at 6,000 in 1990 and 8,000 in 1989. In addition, commercial fisherman and charter boat operators are based here. It is evident that with greater facilities and attractions, this harbour could become a magnet for recreational boaters, and charter boat operators exploiting the walleye fishery. The commercial operators could increase but their impact on tourism is relatively minor. 5.5.4 CONCLUSION Port Burwell, although relatively isolated in terms of the bus, road and air modes of travel, offers significant potential as a entry and exit point for boats. Although the facilities are quite basic at this point, significant potential exists particularly with major new development which may be on the horizon. The road system is in good condition however there is no clear focus in terms of travel patterns. The road system does not serve the Village well in terms of potential tourist traffic. This focus should be made clear when the destination points for tourist traffic are more clearly identified. The lack of direct service by bus, train or air serves to further isolate the Village from potential visitors who may wish to travel by these modes. 5.6 HYDRO Current service provided is 16 KVA, but with a 27 KVA line extended to Vienna in 1991. This will be continued to Port Burwell in the near future. (This is a cost to Ontario Hydro not the municipality). 50. PORT BURWELL TOURISM & RECREATION STUDY n a 0 la ) 5. Continued 5.7 SIDEWALKS The Village is not entirely served by sidewalks. Although this is not normally a problem, should the focus of the tourist strategy encourage pedestrian walks through the Village, the condition and nature of the sidewalks will become important. The Village should continue to install sidewalks along key streets In order to provide at a minimum a sidewalk on at least one side of every street. 5.8 MUNICIPALLY OWNED LANDS The Village owns considerable land assets (Appendix A), some of it in key locations. We have identified the following parcels because of their location or size: Municipal Beach 4.00 A Cenotaph 2.43 A Lighthouse 0.03 A Marine Museum 0.25 A Community Centre Ball Park 12.3 A The Village is currently entering negotiations to obtain certain lands from the Federal Government. We believe that if these lands can be acquired to the satisfaction of the Village they will play a pivotal role in the redevelopment of the waterfront area. The Village should continue to acquire as much property as possible particularly in key locations which can be developed either by the Village or in joint venture with private enterprise. (See Appendix"H"). 5.9 SUMMARY The Village's infrastructure is in good condition to support the existing population and development pattern, as well as moderate development. Major development along Big Otter Creek and the outer harbour development proposal could seriously impact virtually the entire infrastructure of the Village. The challenge facing the Village is to accommodate such major development with a beneficial impact to the community in terms of its infrastructure. 51. PORT BURWELL TOURISM & RECREATION STUDY 6. EXISTING MARKETING ACTIVITIES PORT BURWELL TOURISM & RECREATION STUDY -Li o 0 6. EXISTING MARKETING ACTIVITIES Port Burwell has been a tourist destination for over 100 years and in that time tourists' tastes and the facilities available have changed considerably. In the 1890's large organized picnics on the bluffs were very popular. Steamers were a common sight on Lake Erie bringing day and overnight visitors to Port Burwell. 1n the early 1900's swimming began to be a popular activity and change houses and other facilities developed closer to the water. In the 1930's Memorial Park was the place to be with a variety of attractions for day trippers and tent campers alike. In the 1930's and 1940's Shipp's Casino and Iroquois Beach on the west side both featured large dance floors and regularly hosted popular dance bands. In the 1990's Port Burwell continues to attract tourists although the facilities and attractions are not as extensive as they once were. The majority come to visit or camp in the Provincial Park and use the large sandy beach. Others come for boating and fishing taking advantage of harbour boat ramps and dockage. A number also come to use the Municipal beach, and visit the Lighthouse or Marine Museum. The majority of the tourists today are repeat visitors who have been coming regularly to Port Burwell for years or even generations. Some, particularly day visitors, come from the local area and for these two groups there is not a great deal of need for marketing activities - they already vacation in Port Burwell. Marketing is important in attracting new visitors and keeping community events and an image of Port Burwell in the minds of past visitors. Potential visitors to Port Burwell are found throughout South Western Ontario and it is important that Port Burwell is marketed effectively against numerous other tourist destinations. The following sections will examine the existing level and type of marketing activities currently taking place in Port Burwell, for the Provincial Park and other Village attractions. 52. PORT BURWELL TOURISM & RECREATION STUDY n 6. (Cont'd.) 6.1 PORT BURWELL PROVINCIAL PARK Port Burwell Provincial Park is one of 247 parks operated by the Ontario Ministry of Natural Resources. The Provincial Parks Act and other provincial legislation control many aspects of the park operation and ensures that there is a standardization of service in provincial parks. Promotion or marketing of Port Burwell Provincial Park is part of a larger marketing strategy developed for all provincial parks. The Ministry of Natural Resources produces black and white brochures for all parks with similar layouts and information sections. This is part of a strategy which stresses a uniformity of product and service across the system. The strategy means that all advertising of the park system benefits all of the component parts. Further marketing at the provincial level is also carried out by the Ministry of Tourism and Recreation. Many of the Ministry's publications contain information on Port Burwell Provincial Park, including their "Camping Ontario" listing brochure. The Port Burwell Provincial Park brochure is distributed throughout the Province at both Ministry of Natural Resources offices and at Tourism Information offices supported by the Ministry of Tourism and Recreation. The Port Burwell Provincial Park benefits from uniform marketing across the province to residents and visitors to the province. However, promotion is not locally directed and it is not sensitive to or based on any strategy to enhance the Village of Port Burwell. 6.1.1 PARK TABLOID In 1991 10,000 copies of the tabloid for Port Burwell Provincial Park were printed. The tabloid was produced in co-operation with the Port Burwell Business and Tourist Association and the Ontario Ministry of Natural Resources. The tabloid is given free of charge to Provincial Park users. 53. PORT BURWELL TOURISM & RECREATION STUDY ansc 0 0 6. Continued 6.1 (Cont'd.) 6.1.1 (Contd.) The tabloid contains information on the provincial park campgrounds, facilities, programs and activities, history and features as well as information on local attractions and articles on nature and environmental concerns. It also contains advertisements for many local businesses or events. The tabloid forms a strong link between the provincial park and the local community. While it promotes the park to users (and later their friends) it also provides park users with information on local services and amenities. 6.2 THE VILLAGE Marketing or promotion is an important but not a primary function of municipal government. Promotion activities may develop as a part of an economic development strategy for a municipality. Such promotion would usually be targeted at potential residents or industries. Any other promotions are likely ad hoc or unorganized and this would appear to be the case in Port Burwell. The Village has an annual budget of $2,500 for promotion of tourism, recreational activities and special events. This small budget must achieve several different goals and work at two different levels. Firstly, the Village wishes to inform residents of recreational activities and special events. Secondly, the Village wishes to publicize to as many people as possible outside of Port Burwell about the attractions, recreational activities and special events available in Port Burwell. To increase the effectiveness of their limited budget, the Village works with the Business and Tourism Association on a number of projects. They are also part of two regional organizations which are able to promote Port Burwell, (SWOTA and ETA). 54. PORT BURWELL TOURISM & RECREATION STUDY Ju1QJ 6. Continued 6.2 (Cont'd.) 6.2.1 VILLAGE ATTRACTIONS The primary tourist attractions in the Village are the Port Burwell Provincial Park, the Lighthouse, the Municipal Beach, the Marine Museum, the harbour and the Big Otter Creek. The main tourist activities revolve around the beach and the park, boating, fishing and camping. All of these activities are promoted in the "Port Burwell' Brochure. The full colour brochure was produced by the Village of Port Burwell and the members of the Business and Tourism Association. Distribution of the brochure is through the BTA members locally and on an ad hoc basis elsewhere. Copies are supplied to local tourist offices and to other tourist offices upon request. The lighthouse and the Marine Museum are also promoted in several of the Ministry of Tourism and Recreation publications. Community advertisements for Port Burwell have also been placed in selected publications including the St. Thomas-Elgin County Tourist Association brochure and feature sections of local and regional newspapers. These are all jointly funded by the Village and the BTA. 6.2.2 SPECIAL EVENTS The Village of Port Burwell Recreation and Museum Boards, the Port Burwell Provincial Park and the Royal Canadian Legion, Port Burwell and Bayham Branch #524 all sponsor individually and together a large number of special events. Most are held on an annual basis. The type and level of promotion for each event varies, as does the purpose of the event. Date: Spring Event: Pitch-In Week Sponsor: Provincial Campaign-Locally-Recreation Board Purpose: To clean up the community and particularly the Municipal Beach and harbour area 55. PORT BURWELL TOURISM & RECREATION STUDY J-LEMB©enftb 6. Continued 6.2 (Cont'd.) 6.2.2 (Cant'd.) Date: Spring Event: Walk in the Park Sponsor: Recreation Board Purpose: To give local residents the experience of Spring in the Provincial Park Date: May Event: Victoria Day Weekend, Community Yard Sale, Fireworks (Sunday evening) Sponsor: Museum Board and Recreation Board Purpose: Fundraising and fun for community Fun for residents and early campers Date: May 26 Event: Craft Show&Sale Sponsor: The Legion Purpose: Fundraising and fun for residents Date: June 7-9 Event: Big Otter District Camporee in Port Burwell Provincial Park Sponsor: Big Otter Creek Scouting Association Purpose: Fun for 1500 children and adults in Scouting movement Date: June 22-23 Event: Kite Festival Sponsor: MNR (Port Burwell Provincial Park) Purpose: Fun for Park Visitors Date: July 1 Event: Heritage Day/Canada Day Sponsor: Museum Board Purpose: Fun for residents and visitors Date: July 22 Event: Chicken BBQ Sponsor: The Legion Purpose: Fundraising and fun for residents and visitors 56. PORT BURWELL TOURISM & RECREATION STUDY riMEOcanah 6. Continued 6.2 (Cont'd.) 6.2.2 (Cont'd.) Date: July 23 Event: Parks Day Sponsor. MNR/Port Burwell Provincial Park Purpose: Promotion of Park through free day use Date: August 2-4 Event: Tub Daze Sponsor: Recreation Board Purpose: Fun for residents and visitors Date: August 4-10 Event: Discovery Week Sponsor: Provincial Park Purpose: Various fun events for visitors Date: August 20 Event: Seniors' Day Sponsor: MNR/Port Burwell Provincial Park Purpose: Promotion for seniors use of Park Date: November Event: Craft Show&Sale Sponsor: The Legion Purpose: Fundraising and fun for residents Date: December Event: Santa Claus Parade Sponsor: Recreation Board Purpose: Fun for residents. Promotion for participants Date: December Event: Tree Lighting Sponsor: Museum Board Purpose: Fun in the lighthouse for residents Date: December 31 Event: New Year's Eve Dance Sponsor: The Legion Purpose: Fun for residents 57. PORT BURWELL TOURISM & RECREATION STUDY o =Mb 6. Continued 6.2 (Cont'd.) 6.2.2 (Cont'd.) Each of these events is promoted differently. Generally events for local residents are promoted in the local paper The Harbour Lights, and on notices placed on the community notice-boards or in local businesses. Events sponsored by the park are promoted to park visitors, in the Park Tabloid or through the "Weekly Events" notice and to others either through the Aylmer Ministry of Natural Resources office or in newspaper advertisements. The Recreation and Museum Board usually list events in the free "Coming Events" column of local newspapers and radio stations, as well as in the Events publications of the Ministry of Tourism and Recreation. 6.2.3 RECREATION ACTIVITIES The Recreation Board organizes a number of regular activities including fitness classes, karate, 8 ball teams, soccer and a Summer Day Camp program. 6.2.3 FISHING DERBYS Seasonal events include The Great Catfish Derby sponsored by the Royal Canadian Legion and the Annual Lake Erie Salmon & Trout Club Fishing Derby. These events are advertised on handbills in the community and also in local newspapers. 6.2.4 RECREATIONAL FISHING Recreational fishing off Port Burwell is regularly mentioned in the Outdoor Trails column by John Vance in the Tillsonburg News. There is also coverage in the monthly "The Great Lakes Fisherman", "Ontario Out of Doors" and "Ontario Fisherman" and other specialist magazines. In addition several television fishing programs and features have recently mentioned Port Burwell as a good area of Lake Erie for walleye fishing. 58. PORT BURWELL TOURISM & RECREATION STUDY n5 011 0 6. Continued 6.3 OTHER PROMOTIONAL METHODS Port Burwell is promoted by several other indirect means. These include the Circle Tour promotion and articles or features in various media. 6.3.1 THE CIRCLE TOUR The South Western Ontario Tourist Association (SWOTA) in co-operation with the Tourist Associations of the United States on the south shore of Lake Erie have developed a new regional tourist promotion - The Circle Tour of Lake Erie. Brochures have been produced (50,000) which provide route maps, calendars of events and tourist attractions on the Ontario section of the circular route around Lake Erie. Thls promotion has been given media coverage and will be widely advertised through regional and national tourism shows. Unfortunately there is no money budgeted this year for road signs to help tourists follow the route in the brochure. It should also be noted that a previous regional promotion The Talbot Trail appears to have been abandoned. It is no longer possible to obtain brochures or details of the attractions on the route but the signs remain in place. It appears that there is promotion without signs and signs without promotion. This situation needs to be resolved locally if not also on a regional level. 6.3.2 MEDIA RELATIONS A review of local and regional papers indicates that Port Burwell receives coverage of many events. In recent months there have been over twenty positive tourism orientated stories including two full page photo stories. The papers most frequently providing coverage of Port Burwell are listed. 59. PORT BURWELL �� TOURISM & RECREATION STUDY SC 01 U LuJ 6. Continued 6.3. (Cont'd.) 6.3.2 (Cont'd.) The Harbour Lights The Harbour Lights is a locally produced community newsletter which Is published monthly. It averages 8 pages in length and has been available for almost two years. The newsletter includes a mixture of news articles, notices of events, historical notes and features of general interest. There are usually photographs of recent events and there are advertisements for local businesses The cost is 35 cents and there are currently over 300 subscribers. The paper is also available for sale at several businesses. Nickel Sheet A weekly 'Nickel Sheet' is also being produced in conjunction with the weekly Farmers Market. The one page newsletter sells for 5 cents and includes a weekly calendar, coverage of recent events, a market report and historical trivia. It also contains a few advertisements. The Aylmer Express and Tillsonburg Independent Both of these are weekly papers which are available locally. They usually cover Council meetings and special events. The Tilisonburg News This paper is published three times a week and covers Council meetings and special events. The St.Thomas Times Journal This is a daily paper focusing on St. Thomas but covering events throughout Elgin County. 60. PORT BURWELL TOURISM & RECREATION STUDY r a 0 Y-v-,0 6. Continued 6.3 (Cont'd.) 6.3.2 (Cont'd.) The London Free Press This is a regional daily paper with a hard news focus but including a section of regional news. Coverage is for a very large part of South Western Ontario and inclusion of special events is very haphazard. 6.4 SUMMARY Current marketing efforts must be considered to be fairly successful. Large crowds have been drawn to special events, including the August 1991 tub Daze, the Provincial Park attracts thousands of campers and day visitors and the charter boat business appears to be thriving. However, marketing efforts are very unco-ordinated and haphazard and significantly underfunded. The image of Port Burwell is quite weak and it Is unclear what Port Burwell is or wants to be. In addition, there are conflicts between the Ministry of Natural Resources, who operate the Provincial Park and the Village in how they perceive the public lands being used and marketed. Both Port Burwell Village and the Provincial Park provide a busy calendar of events that attract tourists to the Village and which are given considerable local media attention. However, the special events are, for the most part, community celebrations to which visitors are welcomed. They are unlikely on their own to bring people from any great distance. As tourist attractions they will only come into their own when the development of tourist accommodation in the immediate area provides the basis for transient attendance. 61. PORT BURWELL TOURISM & RECREATION STUDY 7. THE TOURIST AND RECREATION STRATEGY PORT BURWELL � TOURISM & RECREATION STUDY naL Q,1 ,,� , 7. THE TOURIST AND RECREATION STRATEGY This Background Report (Phase 1) sets the basis for the preparation of the Development Plan which will contain the master plan for future tourism, and recreation facilities including a proposal for phasing, responsibilities for implementation and sources of funding, etc. Prior to the formal preparation of Phase 2 it is considered that two critical areas bear further analysis and discussion. This is in keeping with the underlying philosophy of the Study that community involvement will lead to a more relevant proposal which can meet the needs of the community. 7.1 COMMUNITY PARTICIPATION Prior to the commencement of the Study a community meeting was held on April 2, 1991 to introduce the study team as well as outline the basis of the study program and the anticipated results. This meeting also gave the community an opportunity to raise any concerns and ask questions of those involved in the study. To provide additional two-way access to the community and the consultants, Hanscomb, in consultation with the Village retained the services of a liaison person, Ms. Morse, from the local area with an office in the Village to assist in research and provide contact with the residents. The current program also contemplates a community meeting to discuss the general results of our Phase 1 Study. The results of this community meeting and any submissions will be analysed and considered when recommending the master plan. It should also be noted that upon completion of the master plan (Phase 2) there will be a further community meeting. 7.2 QUESTIONNAIRES/SURVEYS Ms. Morse, project Liaison Officer, met informally with a number of residents and visitors in Port Burwell. In addition, Ms. Morse attended meetings of the Business and Tourist Association, the Recreation Board and the Museum Board. Discussions were also held with the Port Burwell Provincial Park staff, the President of the Royal Canadian Legion, Port Burwell and Bayham Branch #524, and the Publisher/Editor of Harbour Lights. 62. PORT BURWELL TOURISM & RECREATION STUDY j-HieCiarlfth 7. (Cont'd.) 7.2 (Cont'd.) Additional public involvement was obtained through four structured questionnaire surveys which were conducted in late June and early July. Two of the surveys were of tourists visiting Port Burwell and the other two were of residents and business operators in Port Burwell. Each of the questionnaire surveys are described briefly and a Summary of the results is provided in Appendices B, C, D and E. 7.2.1 DAY VISITOR SURVEY Almost 900 people were approached in Port Burwell, by a team of four (4) interviewers, between June 26 and July 7, 1991 inclusive. A total of 750 complete visitor interviews were obtained. Twenty-two (22) people refused to participate, thirty (30) were residents of Port Burwell and ninety-four (94) had been interviewed previously. The low number of refusals was indicative of the interest most tourists had in the development of Port Burwell. The number of people that were approached more than once is also indicative of the number of tourists that are repeat visitors to Port Burwell. Interviews were conducted at various times of the day to ensure both early morning fishermen and evening beach users were involved. Interviews were conducted every day but almost 60 percent of them were obtained during the weekends. interviews were obtained at various locations including Port Burwell Municipal Beach (East Beach), Provincial Park Beach (West Beach) the dock and boat ramp area, both piers, the boardwalk and at the lighthouse and Marine Museum. Fifty-one percent (51%) of the interviews were obtained on Port Burwell Provincial Park Beach and thirty-two (32%) percent were obtained on the Port Burwell Municipal Beach. A copy of the survey and the results are summarized in Appendix B. 7.2.2 PROVINCIAL PARK CAMPER SURVEY Over 500 self-administered questionnaires were distributed to campers at Port Burwell Provincial Park between June 26 and July 7, 1991. A total of 130 were returned either to interviewers or the Permit Return Box at the campground gate. A copy of the survey and the results are summarized in Appendix C. 63. PORT BURWELL TOURISM & RECREATION STUDY nm J ll n_b 7. (Cont'd.) 7.2 (Cont'd.) 7.2.3 RESIDENT SURVEY A total of 145 interviews were obtained with residents of Port Burwell. Interviews were conducted from July 2 to July 14, 1991 by one interviewer during afternoons and evenings. This is approximately fifty percent (50%) of the approximate 300 households in Port Burwell. A copy of the survey and the results are summarized in Appendix D. 7.2.4 BUSINESS SURVEY Currently in Port Burwell there are approximately 73 active businesses. The majority are small private owner-operated providing limited or seasonal employment opportunities. Retail Stores 8 Food Services/Restaurants 8 Accommodation/B&B 1 Marinas/Boat Launch 3 Campgrounds/Trailer Parks 9 Garage/Gas Station 2 - Bank 1 Laundromat 1 Insurance 1 Hairdressing 2 Construction/Trades 18 - Agricultural Products 7 Fishing commercial 2 Fishing Charters 10 (est.) TOTAL 73 A large scale tourist development in Port Burwell would have an impact on almost all of these businesses either directly or indirectly. However, for the purposes of this study only those businesses directly affected by tourism will be examined in detail. 64. PORT BURWELL TOURISM & RECREATION STUDY H a 0 I 7. (Cont'd.) 7.2 (Cont'd.) 7.2.4 (Cont'd.) Interviews have been conducted with the owners of the retail stores, food services/restaurants, the marina, the campgrounds, the gas station, charter boat operators, and the managers of the bank and the LC.B.O. From these interviews it is possible to obtain information on the impact of the current level of tourism activity. A total of twenty-two (22) interviews were conducted covering a total of twenty-eight (28) businesses. The businesses were: Restaurant/Food Service 8 Campground/Trailer Park 5 - Retail Stores 5 - Grocery/Variety Stores 3 - Marinas 3 Charter Boat 1 - Bed & Breakfast 1 Marine Services 1 Bank 1 TOTAL 28 A copy of the survey and the results are summarized in Appendix E. 7.3 MARINA OPERATORS AND U.S. BOATER SURVEYS All eighteen marina operators in Port Dover, St. Williams/Turkey Point, Port Rowan/Long Point, Port Burwell, Port Bruce and Port Stanley were interviewed. Most were more than willing and talked at length for the record. None refused to be interviewed. In 1991 these operators provided 2.752 wet berths and a wide variety of boater services. Though this was approximately 25% more than were available in 1987 most were in the process of further expansion this year. A copy of the survey questionnaire is in Appendix F. 65. PORT BURWELL TOURISM & RECREATION STUDY n� 0 fJ Lb) 7. (Cont'd.) 7.3 (Cont'd.) Sixty-eight (68) boater interviews were conducted in the United States at yacht clubs in Erie, PA, Conneaut, OH and Ashtabula, OH. Eighty-seven percent (87%) interviewed paid at least one visit per season to a Canadian Port and sbcty-seven percent (67%) paid four or more visits to either Port Dover or Port Stanley depending on proximity. All were enthusiastic about the prospect of a new and weii equipped marina on the north shore. As one marina operator said "there are a lot of boats in Ashtabula with no place to go" A copy of the survey questionnaire is in Appendix G. 66. PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "A" APPENDIX "A" PORT BURWELL VILLAGE PROPERTY 1. 1-286 PLN 197, PT. LOTS 2, 3,4, E/S GEORGE _11 AC 2. 1-159 PLN 12, LOT 5 E/S ERIEUS, LOT 5, W/S STRACHAN; MEMORIAL TRAILER PARK .50 AC 3. 1-160 PLN 12, LOTS 6 TO 10, E/S ERIEUS LOTS 6 TO 9, PT. LOT 10, W/S STRACHAN (CENOTAPH) 2.43 AC 4. 1-185 PLN 12, E PT. LOT 14,2/S ERIEUS .05 AC 1-298 PLN 12, PT. MARKET SQUARE, 1/4 OF MARKET SQUARE, WORKS DEPT. STORAGE AREA, S/S PITT STREET .10 AC 1-299 PIN 12, PT. MARKET SQUARE, 1/4 OF MARKET SQUARE, FIRE HALL AND SERVICE BLDG. S/S PITT STREET .10 AC 1-312 PLN 12, PT. MARKET SQUARE, 1/4 MARKET SQUARE .10 AC 1-313 PLN 12, PT. MARKET SQUARE 1/4 MARKET SQUARE MUNICIPAL OFFICE N/S PITT STREET .10 AC 5. 1-406 CON 1 PT. LOT 11,W OF 11R990 PART 2, 660X 1 Rr 1.043 AC 58.75 X 60 .081 AC 6. 1-228 PLN 12, PT. LOT 14, LIGHTHOUSE .03 AC 7. 1-470 CON 1 PT. LOT 10&PLAN 40, LOT 52, PT. 51 W/S CHATHAM, LOTS 50 TO 52 E/S ADDISION, COMMUNITY CENTRE BALL PARK,W/S CHATHAM 1-471 CON 1, PT. LOT 10,W/S CHATHAM 12.30 AC 8. 1-389 PLN 98, PT. LOTS 8 TO 12 RP 11 R2511 PARTS 1 TO 9& 11 N/S UNION STREET .61 AC 9. 1-346 PLN 12, E PT. LOT 21 W/S ERIEUS N/S WELLINGTON; PUC .10 AC 10. 1-243 PLN 12, LOTS 2 TO 5,W/S ERIEUS PLN 12, LOTS 3 TO 5, E/S ROBINSON-THE BEACH 11. 1-2-2 PLN 12, LOT 15, E/S ROBINSON-THE MUSEUM .25 AC 12. 1-301 PLN 12,W PT. LOTS 14, 15 W/S ERIEUS, S/S PITT .14 AC 13. 1-187-02 PLN 12, PT LOT 17, 19 ERIEUS STREET 10 AC PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "B" APPENDIX "B" TOURIST SURVEY SUMMARY Seventy-one percent (71%) visit Port Burwell for a day or less and eighty-one percent (81%) are repeat visitors. Seventy-five percent (75%) have travelled less than 75 km to get here and ninety percent (90%) arrived by car. The average size of a visitor group is 4.4 and forty-one percent (41%) of the visitors were in adult only groups. The majority of respondents(67%)were between 26 and 45 years of age. The primary activity focus of the visitors was the beach where 89% of the respondents planned to spend some of their time. Twenty-five percent (25%) of the respondents planned to be camping, twenty-two percent (22%) fishing and eleven percent (11%) were going boating. Ten percent (10%) of the respondents brought a boat with them. Forty-one percent (41%) planned to buy meals, but a significant number, thirty-three percent (33%), didn't expect to spend any money. Of these 97% felt they would have no need to buy anything. Of the day visitors fifty-seven percent (57%) expect to make a purchase during their visit while ninety per cent(90%) of boaters expect to make a purchase. Thirty percent (30%) of the respondents made no response to the question "What service would you like to seer, but the 526 individuals that did answer made 626 suggestions. Forty-six percent (46%) of the suggestions concerned Beach/Harbour improvements with fifty-six (56) suggesting to clean up the beach and harbour, fifty-five (55) requests for more/or proper washrooms and forty-seven (47) requests for improved rescue/supervision services on the beach. A total of forty-seven (47) respondents also reported that Port Burwell was "Fine as it is". Fifty-six (56) respondents suggested new restaurants were needed and forty-two (42) respondents requested more stores. A total of seventy-nine (79) suggestions concerned new attractions which could be developed and they included rental equipment such as boats, jet skiis, bikes and windsurfers, a bar at the beach, mini golf, watersidies and a dance club or a dance cruise. Only ten respondents mentioned the need for accommodations including motel/hotel, more campsites and more bed and breakfast places. Twenty-four (24) comments were made about the provincial park. There were forty-two (42) suggestions for general improvements to the Village and thirty-three other comments of which eleven(11)were opposing particular types of development. TIME DAY DATE LOCATION AM M PM D WEATHER: Port Burwell Day Visitor Study Yes No 1. Is this your find visit? ❑ ❑ of yea) Where did you learn Friends/Relatives ❑ about Port Burwell? Brochure/Maps ❑ Other ❑ Specify 2-4 Mars frfnot How merry visite? ❑ ❑ 2. Where is your home? Total Children(under 16) 7 Including yourself,how many in your party? ❑ ❑ Day Overnight 2-3 Days Longer A How long do you plan to stay? ❑ ❑ ❑ Beech Fishing Camping Boating 5. What will you do while you are here? ❑ ❑ [] Yea No 6. Are the historic lighthouse and museum of interest to you? ❑ ❑ 7. Did you come by Car/Van/Truck ❑ with boat trailer ❑ Moor Home ❑ Boat ❑ Other ❑ Specify 8. Will you use the%Allege to purchase Meals ❑ Provisions Hardware/Equipment ❑ Laundry Service ❑ Gasoline ❑ Marine Services ❑ Souvenirs/Crafts ❑ Nothing Price Hours Service No need Not Available If not Why not 7 ❑ ❑ ❑ ❑ ❑ 9. What service would you like to se*? 16-25 26-35 36-45 46-65 Over 10. What is your age group? ❑ ❑ ❑ ❑ ❑ Yes No 11. Would you like m come again? ❑ Port Burwell Tourism&Recreation Study PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "C" APPENDIX"C" PROVINCIAL PARK CAMPER SURVEY SUMMARY Seventy-two percent (72%) of the campers have stayed in the park more than two times. Twenty percent (20%) were in the park for the first time. Only five percent (5.3%) have come from the local area. Forty-three percent (43%) live 25-75 km from Port Burwell, while nearly forty-seven percent(46.9%)live more than 75 km from Port Burwell. The total number of people accompanying the respondents was 611 and the average group size was 4.7 people. These groups included a total of 253 children with an average of 1.9 children in each group. Almost ninety-five percent (95%) of the respondents will be staying two days or longer. A total of fifty-four percent (54%) will stay 2-3 days. Ninety-three percent (93%) of the campers plan to go swimming during their stay and sixty-nine percent (69%) plan to do some hiking. Only fourteen percent (14%) plan to go boating, but thirty-four percent (34%) plan to go fishing. While eighty-two (82%) percent arrived by car or van, and eight percent (8%) brought a boat with them. A total of seven percent (7%) arrived by other modes of transport including motorcycles and bicycles. Of the respondents, forty-two percent (42%) plan to visit the lighthouse or Marine Museum. Only thirty-two percent (32%) plan to visit the Farmer's Market although it had only been open 5 weeks at the start of the period. Eighty-six percent (86%) of the respondents expected to purchase something in the Village. A total of seventy-four percent (74%) expected to buy supplies and sixty-six percent (66%) planned to buy food. Approximately one third planned to purchase gasoline (34%) or hardware/equipment (37%). Only nineteen percent (19%) planned to purchase meals. Of those not planning any purchases, eight-four percent (84%) say they will have no need. The majority (69%) of the respondents were aged between 26 and 45 years old. Nineteen percent (19%) were between 46 and 65 years old and seven percent (7%) were over 65 years old. Only one respondent said he would not like to come back. PORT BURWELL IS LISTENING FOR YOUR MESSAGE SO IT CAN SERVE YOU BETTER THE VILLAGE OF PORT BURWELL NEEDS YOUR HELP TO IMPROVE ITS SERVICES PLEASE COMMENT AND FACILITIES FOR OUR VISITORS AND CAMPERS IT WILL TAKE ONLY TWO MINUTES TO THE VILLAGE OF PORT BURWELL CHECK THE QUESTIONS. PLEASE IS GRATEFUL TO THE PARK ADMINISTRATION DROP THE COMPLETED QUESTIONAIRE FOR ITS HELP IN DISTRIBUTING AND IN THE BOX WITH YOUR CAMP PERMIT COLLECTING THIS QUESTIONAIRE WHEN YOU LEAVE THE PARK. THANK YOU Village of Port Burwell Provincial Park Visitors Study 1. Including this vist How many times 6. Did you come by Car/Van? with boat trailer 1--1 have you vistied the Park ? Motorhome ? Once Twice More Other ? 1 Yes No If more Do you come regularly ? La [ 1 7. Will you visit the Village Yes No - to see the old lighthouse and museum ? L' L 2. Where is your home ? Yes No - to go to the farmers market Saturdays ? NAME OF TOWN OR CITY - to purchase meals ? gasoline ? LA food ? souvenirs & crafts ? 1 3. Including yourself how many people are in your party ? supplies ? 1 1 hardware/equipment ? TOTAL CHILDREN laundry ? marine services ? 4. How long do you plan to stay ? 8. If not Why not ? Price Business Hours Service No Need Not Available DAY OVERNIGHT 2-3 DAYS LONGER n rili I - 1 9 What is your age group ? 5. What activities have you planned during your stay? 16-25 26-35 36-45 46-65 Over I 1 LJ SWIMMING FISHING BOATING HIKING f Li Yes No 10. Would you like to come again ? PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "D" APPENDIX "D" RESIDENT SURVEY SUMMARY A total of 145 interviews were obtained with residents of Port Burwell. Interviews were conducted over a two week period by one interviewer during afternoons and evenings. Of the respondents seventy-five percent (75%) live in Port Burwell all year round, but twenty-five percent (25%) are seasonal residents. Forty-eight percent (48%) of the respondents have lived in Port Burwell for less than five (5) years, while twenty-two percent(22%) have lived in Port Burwell for more than fifteen (15)years. Forty-two percent (42%) of the respondents reported that they were retired. Of the sixty (60) permanent residents that were active in the work force, forty-two percent (42%) work in Port Burwell. A further thirty-three percent (33%) work within a 25 km radius of Port Burwell. The remainder work in the London-St Thomas area. The households of the respondents include a total of 428 village residents. The average household size is 2.95 persons. Only twenty-four percent (24%) of the respondents were under 35 years of age, but sixty-one percent(61%)were over 45 years old. Seventy-eight percent (78%) of the respondents regularly participate in one of the recreational activities of fishing, boating, camping, hiking and swimming. Fifty-eight percent (58%) go fishing and fifty-four per cent (54%) regularly go swimming. Twenty-five percent (25%) of the respondents own a boat and thirty-four percent (34%) regularly go boating. Eight four percent (84%) of the respondents reported being involved in special events such as Tub Daze as a volunteer, participant or spectator. Sixty-one percent (61%) also reported that they or a member of their families participate in community activities such as sports or clubs. Seventy-one percent (71%) of the respondents had been to the Farmers' Market during the first six weeks it was open. Fifty-one percent (51%) of the respondents have taken visitors to the Lighthouse and Museum. Seventy-four percent (74%) of the respondents think that Port Burwell needs increased cultural and recreational facilities. Seventy-seven percent (77%) of the respondents believe that Port Burwell would benefit from increased tourist activity. Of these that said yes, ninety-five percent (95%) rated harbour improvements with a score of 4 or more. Eight-two percent (82%) rated more tourist accommodation with a score of 4 or more and seventy percent (70%) gave a score of 4 or more to the Outer Marina and to the development of more stores. Only twenty percent (20%) of the respondents had no comments or suggestions. The 115 respondents that did respond made a total of 150 comments/suggestions. Sixty-five (65) suggestions were for the development of more stores, particularly a drugstore (34) and a clothing (5) or a dry goods store (8). Ten (10) suggestions concerned new restaurants or food services and eighteen (18) suggestions were for new attractions including a theatre, movie theatre, arena, waterpark and mini-golf. Nine (9) suggestions concerned improvements to the beach and harbour and ten (10) were suggestions for general improvements to the Village. A further twenty-eight (28) comments Indicated concerns about changes to Port Burwell, suggesting an underlying fear about the future of the Village. Port Burwell Tourism & Recreation Study RESIDENTS SURVEY Identify dwelling : n Permanent Trailer ❑ Other Yes No 1. Do you live in Port Burwell all year ? ❑ ❑ 2. For how many years have you lived here? years Yes No 3. Are you retired? ❑ ❑ If no What town do you work in? 4. In which recreational activities do you regularly participate? Fishing Boating Camping Hiking Swimming Yes No 5. Do you own a boat? Yes No 6. Do you often go to East Beach? ❑ ❑ Yes No Prov.Park Beach? ❑ ❑ (West Beach) 7. Were you involved in any special events such as Canada Day,Tub Daze etc.as a: Volunteer Participant Spectator ❑ ❑ ❑ 8. Do you or your family participate in community activities such as sports,Clubs etc.as a: Volunteer Coach Participant Spectator ❑ ❑ ❑ ❑ Yes No 9. Have you been to the Farmer's Market yet? Yes No 10. Do you take visitors to the Lighthouse and Museum? 11. Do you think that Port Burwell needs increased cultural and recreational facilities such as a community centre,playground Yes No equipment,improved baseball facilities? n 0 12. Do you think that Port Burwell would benefit Yes No from increased tourist activity? El n If yes,please rate the following tourist ideas on a scale of 1 to 5(5 Is best) 1 2 3 4 5 Outer Marina 0 n 0 0 n Harbour Improvement 0 0 0 0 n Retirement Homes El n 0 0 0 Townhouse/Condo Development 0 0 E E Tourist Accommodation n n El n n More Stores El = n n 0 Do you have any suggestions? 16-25 26-35 36-45 46-65 Over 13. What is your age group? 0 n n n n TOTAL CHILDREN(under 16) 14. Number of people In your household? El 0 Comments? PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "E" APPENDIX "E" BUSINESS SURVEY SUMMARY Of the twenty-four (24) businesses only eleven (11) were open all year round. The hours of operation for the businesses varied considerably. In the winter only 5 were open on Sundays and two were closed on Wednesday afternoons. Evening hours varied between a 7 pm and a 11 pm dosing and only 3 were open in the evening seven days a week. Three other businesses were open on a Friday evening. In the summer seven business operators described their hours of operation "as needed". These operators lived on or near their businesses and did not feel the need to maintain regular hours but were able to be flexible to the consumers' needs. Fifteen (15) businesses are open six (6) days a week, thirteen (13) are open on Sunday and one (1) closes on Wednesday. Eight (8) businesses are open for some part of the evening seven days a week. Two (2) more are also open on Saturday evening, and four (4) more on a Friday evening. Of the twenty-four (24) businesses, eight (8) were located on Robinson Street and ten (10) in the downtown core area. Eight (8) are located near the water in the vicinity of the beach or the harbour. Twenty (20) businesses were privately owner/operated although three (3) had owner affiliations with national companies. The bank and the LC.B.O.are locally managed. Eleven (11) of the businesses are either completely operated by the owner/owners or rely on family help. The remainder create thirteen (13) full time and seven (7) part time permanent jobs, and 4 full time and 5 part time seasonal jobs. Two (2) businesses also employ casual employees on an"as needed"basis. Thirteen (13) operators were positive about their business activity describing it as "good", "steady" or "growing". Three (3) described activity as "bad" and two (2) said it was "slow- declining". Ten (10) business operators reported weekend peaks to their business, and five (5) reported summer peaks. the remainder felt their business was steady all season or all year. Only two (2) operators reported that their clients were mainly local, eleven (11) reported mainly non-local and four (4) reported an even mixture. The other four (4) reported a seasonal change with mainly local in the winter and non-local in the summer. Marketing Fourteen (14) of the operators reported that they advertised their businesses. Of those that advertise, eight (8) placed ads in the Park Tabloid and seven (7) advertised in Harbour Lights. Five (5) had also paid for advertisements on the radio. A total of ten (10) have used signs or notices in and around Port Burwell and eight (8) have developed brochures or flyers. 2. Only three (3) businesses had any plans for other marketing efforts. Ten (10) business operators expressed interest in a community marketing strategy and two (2) said "maybe". The most popular idea was for Special Promotions (9), with flyers (6), and coupons (5) also being popular. Twelve (12) of the business operators belong to the Port Burwell Business and Tourist Association. Tourism Only eight (8) operators felt that Special Events such as Tub Daze benefited their businesses, and only six (6) were sure they benefited from the Lighthouse and Museum. However, four (4) thought they benefited indirectly and that they were attractions for visitors once they were in Port Burwell. Seven (7) operators reported their businesses were significantly dependent on Harbour activity and four(4) were partly benefiting. Seventeen (17) operators completed the tourism rating question. Fifteen (15) operators rated harbour improvements with a score of four (4) or more and fourteen (14) rated hotel/motel development with a score of four(4) or more. Business operators had 104 suggestions for tourism development. Five (5) commented that once the outer Marina is developed all other tourist services and facilities will follow. Twenty-nine (29) suggestions concerned improvements to the beach or harbour, and thirty (30) concerned general improvements to the Village. Thirteen (13) suggestions were for the development of new attractions and six (6) were for additional restaurants or stores. Sixteen (16) suggestions were given for the development of more special events. Port Burwell Tourism &Recreation Study BUSINESS SURVEY 1. Name 2. Type of Business 3. Service Provided 4. Period of Operation fl All Year Dates: 5. Hours of Operation Summer: Winter: 6. Description of Premises 7. Type of Facilities 8. Site Description 9. Employees: Number Types 10. Ownership 11. Business Activity(ie.Turnover,Good,Bad,Steady,Growing,Declining) 12. Pattern of Activity(weekend,Daily,Evenings,Lunchtime etc.) 13. Customer n Mainly Local Non Local Do you serve; Village Residents ❑ Cottagers Campers Visitors ❑ Boaters ❑ Fishermen Commerical clients ❑. Specify Municipality ❑ Describe 14. Marketing Yes No Do you advertize? ❑ Imp Where? Aylmer Express ❑ Tilsonburg News Tilsonburg Independent Harbour Lights ❑ St.Thomas Elgin London Free Press Delhi News Radio ❑ Specify ❑ Park Tabloid fl Other ❑ Yes No 15. Do you use signs or notices? ❑ If yes Where? Yes No 16. Have you ever used a flyer? Lm Where? Yes No 17. Are you planning any other marketing efforts 18. If yes,describe 19. Would you consider participating in a group/community Yes No marketing strategy? For example coupons flyers %discount to campers with permit fl discount days Ei special promotions n 20 What business or community organization do you belong to? Yes No BTA List any others: Yes No 21 Do special events(ie Tub Daze) benefit your business? ❑ Li Yes No 22 Do the museum and lighthouse benefit your business? El 23 Does harbour activity account for a Yes No significant part of your business volume? fl ❑ 24. On a scale of 1-5 how would you rate these ideas for tourism development(5 is best)? 1 2 3 4 5 Outer Marina ❑ ❑ ❑ ❑ Hotel Development ❑ ❑ ❑ 100 Townhouse/Condo Development ❑ ❑ ❑ ❑ ❑ Retirement Homes ❑ ❑ ❑ ❑ ❑ Harbour Improvement 00000 Improved Creek Access ❑ ❑ ❑ ❑ ❑ Railway Line-Hiking Trail ❑ ❑ ❑ ❑ ❑ Park Season Extension ❑ ❑ ❑ ❑ ❑ 25. Have you any suggestions or ideas to promote tourism in Port Burwell -new facilities -new services -special events -off-season events 26. General Comments: PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "F" APPENDIX "F" PORT BURWELL MARINA OPERATORS SURVEY 1 . About the Marina a) Name and location b) What is your season duration? Start : Close : c) Of all your slips, what percent are permanent? What percent are transient? d) How do you charge for the slips? By the day, week, etc . ? e) Are the rates the same for all slips or do they vary by size, or other criteria? At what rates are slips rented? f) how do the lengths of your slips vary? ( i .e . are they all the same length? do you have just a few of the maximum length?) g) How many people db you employ full—time? How many people do you employ part—time? h) Have you expanded your operation in the past or will you in the future? If so, in what way? i ) OPTIONAL: could you give a rough estimate of revenue/operating costs? 2 . About the_ boats a) What is the ratio of power to sail in your marina? b) What is the ratio of commercial to recreational craft? c) Of those boats with an engine, what is the ratio of gas to diesel? 3. About the people *Permanent Slip Users* a) What distance from your marina do permanent slip users typically live? 25km? 50km? 100km? more? Any other comments? b) What is the typical size of a party making an outing on the boat? Mostly adults or families with children? c) What percent of slip users come Weekly? Monthly? Other? d) How long do they stay? The day? Overnight? Weekend? More? *Transient Boaters* e) What distance from your marina do transient slip users typically live? 50km? 100km? more? U.S . ? Any other comments? f) What is the typical size of a party making an outing on the boat? Mostly adults or families with children? *Services Used* ( if applicable to your marina) Please rank in order of importance the services used/demanded at your marina. (1 = most important, 2= next, etc . ) Fuel ( ) Ice ( ) Repairs ( ) Hydro ( ) Marine Supply ( ) Water ( ) Launch Ramp ( ) Pumpout ( ) Storage ( ) Lift ( ) Food Service ( ) Showers ( ) Laundromat ( ) PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "G" APPENDIX NOW PORT BURWELL TRANSIENT BOATER SURVEY 1 . Have you ever visited the Canadian side of Lake Erie by boat? Yes ( ) No ( ) 2 . If so, how many times? 1-2 ( ) 3-4 ( ) More ( ) 3. During the boating season how often do you boat to Canada? Monthly ( ) Yearly ( ) Never ( ) Other (please specify) 4. If never, why not? Ports are too distant from each other ( ) Poor boating club facilities ( ) Poor service ( ) Lack of tourist attractions ( ) No desire ( ) Other (please specify) 5. If you do boat to Canada, what attracts you to its marinas and boating clubs? Do you have any complaints? 6. If you do boat to Canada, how long do you typically stay in one port? And, which port is it? Week ( ) Weekend ( ) Overnight ( ) Other (please specify) 7r Where is your home port in the United States? PORT BURWELL TOURISM & RECREATION STUDY APPENDIX "H" I ll 1 111 I: S / , _ �.�....�.... sores ST,, D ` rp ,-.` 7. i .;,._ ---- - -"--.......,, ,D 1 ki - . • 41d . [ COWPER .t. r • . `, t•• ai LE t O _ ■ I= r6`` ® 11,1• f .-_ r\Q ` .6 I mgr. • f R• x'\- D ITMMIU EMI.. O .- 17=-1 LawasaT V ♦11' '� �© - !AMMg MW • ST. Lift .,_, A .0 • .TUN -- / n- — WI I-l o I + L "71-1 IIS / - .4'2111:j 7M7"�1'..s p IMM.7.CIMIrM71 Em . n lz C /. . O� 7© _Y o I �' `alis-' ./- - 7� LitS7"L'�LEI e I e NANNNN Ot • \fT011aO Ut. __ .U ATEA Leo iso s. ( C'7��CIII2J �i r CTM xFIN ,.? -L rust"�� a I — C7.7 j ■ 7ra+r X117.] " NMI= . vi -= I 1 +' . U ■ELLIMETON ETRE 0 ,s 0. 1.1 __ • Lam_ _J--- O . IMZI MM CI MEM • 0 • := -M.1111 rilirEl r� PITT .T. • Y ] L]� p __ ,I ... a — lrlr Y U ., �4 ® l llll� III - :tmmii S1 B MD .tea IP I r`i©" " 1. TNe� 3E1=w. ..-! smock . .II1. ® *.r 7IND I "7� fslec�6.100004 . ' g Ar, • 'i F u I t 1 VILLAGE OF PORT BURWELL • • . MAJOR PROPERTY OWNERSHIP • 4i Irmicsant9etII Village of Port Burwell ,-._.......r F..7..t.n.nrr- I in Port Burwell Provincial Park • O Government of Canada . O Rive,walk Development(Z GROUP) PLATE 6 • I. Q CP Railway LAKE PORT BURWELL TOURISM & RECREATION STUDY Hanscomb Consultants Inc. ER/E PORT BURWELL TOURISM & RECREATION STUDY PHASE 2 MASTER DEVELOPMENT PLAN THE VILLAGE OF PORT BURWELL POS TOURISM & RECREATION STUDY ur Bwell PHASE 2 - �a� theff`e Sha MASTER DEVELOPMENT PLAN /-2&')61)g' Prepared by: F[ n ®® .1L Hanscomb Consultants Inc. 75 Eglinton Ave. E. Suite 300 Toronto Ontario M4P 2Z9 (416) 487-3811 in association with: T. Cymbaly, B.E.S. Urban & Regional Planner Glen Frankfurter Marketing Consultant November 1, 1991 . la f � i. ULAAJLI z Emma III . • Mimi . room. ST , ' R. �� '34 c ` s ill!YfoutMEY ET CM r ' f/ v sot 1f'E'�MMYiON n LA KISS/ ,t�� 31M1.71 � ILLI N pa � ` „.„../..,_.!...r-47,- rI S MEirT r7 LT MI WE IL. t MIME' �• /1. J�maim N ti.: : s ..... t Cmt`; C s' �� .+'ice L. i o• ....... e WATERLOO Sr o '� �� A L';�LE]e ® o MENU! : M_D hYllrEn 4D6 HARMAN IES' rte" Ca7:vix.t11 '1 . MINIM l C 1 //// .fL�.� ... l , .:`42 <�� ' ���7 fflLIMiTOM r o�� • A I. ��oowMaa?= a gala" j I . - _, - P,TT tires' . / ! �� I'Rcuimlff 11A-IC 's .I` ' ._ae j 1111 L.4.-.'-. • MC ��� aNDC■ i� d .I I I' ,�e.. 77El'i - B�fF� �� fff Tj I :� . • +� r E7 ' mud` `- fY� e J y -r":::''''- - .._______ ______.....j.::,_----------i 41(._. ..,.._,......r, , • a I VILLAGE OF PORT BURWELL. il ) 1, �. l MAJOR PROPERTY OWNERSHIP II �_. r+qr Tnfml«m Frlg I j Village of Port BurweN {u metchr, 41 ' -hI i - •-4''' a Pan Burwell Provincial Park I ei Government of Canada ti ElRivervvalk Development{Z GROUP) 44A D' 0 CP Railway PLATE 6 ER/E PORT BURWELL TOURISM & RECREATION ST JOY METLECOMM Coniurtams Inc. naMS`00 0 November 1, 1991. To the Reeve and Council The Village of Port Burwell Port Burwell,Ontario Attention: Reeve Cindy Allin RE: TOURISM &RECREATION STUDY PHASE 2-MASTER DEVELOPMENT PLAN Dear Reeve Min: We are pleased to submit herewith Phase 2 - The Master Development plan of the Tourism and Recreation Study for the Village of Port Burwell. Since Phase 1, the Background Study, was completed in August of this year, we have prepared a document we believe you will find useful in the planning of Port Burwell's future, both immediate and for the balance of this century. We have completed this study in association with T. Cymbaly, B.E.S. urban and regional planner and Glen Frankfurter, marketing consultant. We are aware that the study was made possible by a generous grant from the Ontario Ministry of Tourism and Recreation (The Honourable Peter North, Minister). The Ministry was represented on the Steering Committee by Ms. Lori Waldbrook of the Ministry's southwest Ontario regional office. We would like to acknowledge to you and to ail those involved our gratitude to those members of Council, Clerk-Treasurer James Timlin and the Study Steering Committee who provided advice and direction throughout the study. We especially want to thank Lauren Timlin, who charied the Steering Committee and was tireless in support and perceptive as a critic, Councillor Larry Martin, Park Superintendent Henry Valks, and all members of the Steering Committee who were generous with their time and their support. We also want to thank Doris Vandenschout who generously made office space available to us in the Village library. We would also like to single out the people of Port Burwell, both the citizens at large and the business community, who willingly assisted us in our efforts, patiently answering our questions, filling out our questionnaires and treating our staff with courtesy and consideration. Hanscomb Consultants Inc. Suite 300 .../2 75 Eglinton Ave. E. Toronto, Ontario M4P 2Z9 1416)487-3811 Fax (416) 487-5043 2. n� 00 We would like to acknowledge the members of the team who worked on the study: Alison Morse, who was in charge of the Hanscomb office in Port Burwell, Cecilia Paine who was the study co-ordinator in Toronto, David Morgan who did the computer analysis of the surveys and Kevin MacNeill who conducted the marina operators'and boaters' surveys. Finally, on a personal note we would like to take this opportunity to say what a genuine pleasure it has been to get to know Pori Burwell and to meet some of its residents. We all look forward to visiting Port Burwell again. Good luck,and may all our recommendations be implemented. Yours truly, ANS RASMUSSEN Senior Vice President. HR/cp. PORT BURWELL TOURISM & RECREATION STUDY -n-�O-� u I D PHASE 2 - MASTER DEVELOPMENT PLAN TABLE OF CONTENTS 1. INTRODUCTION 2. ISSUES 2.1 SAFE HARBOUR 5. 3. RECOMMENDATIONS 3.1 MUNICIPAL ADMINISTRATION 7. 3.2 COMMUNITY ORGANIZATIONS 8. 3.3 REGIONAL ORGANIZATIONS 8. 3.4 GOVERNMENT 9. 3.5 PORT BURWELL PROVINCIAL PARK 10. 3.6 MUNICIPAL BEACH + 1995 (WITH THE OUTER 19. HARBOUR DEVELOPMENT) 3.7 BIG OTTER CREEK 23. 3.8 THE VILLAGE OF PORT BURWELL 26. 3.9 PORT BURWELL IMAGE 37. 3.10 MARKETING THE VILLAGE 38. 4. COST IMPLICATIONS 4.1 INTRODUCTION 43 4.2 CAPITAL COST 44. 4.3 CASH FLOW 51. 4.4 OPERATING COST 58. 5. IMPLEMENTATION 5.1 STRATEGY 65. 5.2 SCHEDULE 70. (i) PORT BURWELL 1, TOURISM & RECREATION STUDY ` � J�,u PHASE 2 - MASTER DEVELOPMENT PLAN TABLE OF CONTENTS CONTINUED 6. ALTERNATIVE #1 WITHOUT THE OUTER HARBOUR DEVELOPMENT 6.1 INTRODUCTION 71. 6.2 RECOMMENDED VARIANCES 72. 6.3 COST VARIANCES 74. 6.4 IMPLEMENTATION VARIANCES 81. 7. APPENDICES "A" ANALYSIS OF THE PROPOSED OUTER HARBOUR DEVELOPMENT "B' PORT BURWELL'S MARKET AREA "C SAMPLE PAGES (SWOTA PLANNER) "D" EXCERPTS FROM SHORELINE MANAGEMENT PLAN BY LONG POINT CONSERVATION AUTHORITY "E" ORIENTATION MAP OF THE INNER HARBOUR PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 1 . INTRODUCTION PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 nM©0_�' 1. INTRODUCTION This Report to be read in conjunction with the Background Report (Phase I) dated August 21, 1991. The objective of this phase (Phase II) of the Tourism & Recreation Study is to identify opportunities to increase economic activity in Port Burwell based on the tourism and recreation trades and to recommend a master plan and implementation program that would best benefit the Village. These benefits are considered to be essential in creating employment opportunities for the Village's residents, increased opportunities for the merchants and an expanded tax base for the Village. The latter would benefit the Village's residents by providing funding for added services and physical improvements without increasing the tax burden of the community. The Terms of Reference for this study were specifically directed to focus on five areas of development: 1. The existing natural resources and particularly the waterfront. 2. The role of the Provincial Park in the commercial development of the Village. 3. The recreational and cultural events in the Village. 4. The need for a safe harbour/harbour of refuge in Port Burwell. 5. The plans for an outer harbour marina. Subsequent to the call for proposals, the Village of Port Burwell reached an agreement with the proponent chosen to develop the outer harbour (Skinner Associated Group). As a result, the study team was directed to base the study on the assumption that the proposed development would be built with one alternative to the study which would assume that the proposed development by Skinner would not be built. 1. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 Enec�0 sycz 1. Continued An analysis of the proposed development was done by Hanscomb Consultants Inc. in the spring of 1991 independent of this study. The analysis is included in this report as Appendix A. 2. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 2. ISSUES PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 Limemna 2. ISSUES The major Issue that can be said to have prompted this study is the inability of the Village to fully exploit the economic benefits which should arise from the tourism and recreation activity generated by Port Burwell Provincial Park, the remarkable local beaches and area's recreational fishery and boating facilities. It is important however, to recognize the difference between 'tourism' and 'recreation' and to be able to distinguish between the activities associated with each of them. Tourism is travel and by its very nature a transient activity. Its economic benefits can be enormous - related to the provision of accommodation, the development, organization and improvement of sights and sight-seeing and the provision of restaurant and refreshment services that are more than "something to eat or drink" but are part of what draws the tourist to a place. Most tourists favour areas that offer recreational activities. Recreation is a leisure activity. In the Port Burwell area, it includes swimming, boating, sailing, camping, picnicking, fishing, bird watching; activities that bring you back to the same destination time after time. Economic benefits are gained with the provision of facilities that make it pleasant and easy for people to indulge their leisure activities. It requires the identification of these people and their needs and a careful scrutiny of changes in the demographics of each activity. Port Burwell is not taking full advantage of its potential by not exploiting to the maximum its tourism and recreation assets. 1) The Village does not appear to be "tourist" oriented. This simply means that in comparison to the drive and level of activity that the citizens of the Village carry Into their civic activities (the Recreation Board, The Museum Board, The Legion, the Boy/Girt Scouts, etc.) there is a very low level of contact and sense of mission brought to serving the day visitors, the campers and the park and, with the exception of one seasonal bed and breakfast facility, there is no place for the tourists to stay who are not campers. 3. PORT BURWELL V TOURISM & RECREATION STUDY- PHASE 2 nr 0 fL(' 2. Continued 2) Although the business survey indicated that the merchants recognize the value of the "tourist" business, there is no organized attempt to collectively find ways to serve the tourists better or to increase the scope of this business. These conditions are reflected in the visitors' apparent lack of interest in the Village and in the dissatisfaction of the visitors with the services offered, the erratic business hours and the prices charged. The fundamental issue facing the Village is the degree to which the Village will benefit from a campaign to promote Port Burwell as a destination for tourists and as more local people seek recreational activities. We believe that unless the residents and merchants become more 'visitor" oriented, promotional campaigns and increased municipal capital expenditures will not have the major impact on jobs, commercial business and assessment that one would have expected. The future outlook, however, is positive as we believe that Port Burwell is on the verge of being 'discovered' by the rest of southern Ontario. Our neighbors to the south would also be keenly interested in a modem harbour in Port Burwell with associated facilities. ft is interesting to note that the lack of development in the past has now rendered Port Burwell more attractive to developers by its "virgin" territory and the inherent opportunities this gives a developer with foresight. The official development guidelines currently in place by the Council will also assist in attracting developers. Port Burwell could easily become a major destination point for tourists both from the land and the lake. In the process it may also attract a significant number of permanent and seasonal residents, particularly retired people seeking to remain in a park-like setting in Ontario where recreational activities are plentiful and the winters are more moderate. A more direct link is required between the Village and the provincial park, particularly to the commercial core, if the Village is to see any increased benefit from the thousands of annual park visitors. 4. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n� 2. Continued The proposal presented for the outer marina may on the surface appear to reduce the need for added marina facilities in the inner harbour. However, it may have an opposite effect on the traffic to the harbour once the facilities become known among boaters on Lake Erie and elsewhere. Should that happen, the shallow channel in the inner harbour will again become a major issue. Approximately $50,000 is spent annually to keep this channel open and must be continued by the Village. Our surveys have indicated that the boaters will play a major part In the future development of Port Burwell. The Village should offer not only marinas with associated facilities, but also a safe harbour. There is a serious need for a harbour of refuge on the north shore of central Lake Erie. 2.1 SAFE HARBOUR The question of the need for a safe harbour at Port Burwell was addressed in some detail by the study carried out by the Small Craft Harbours branch of Fisheries and Oceans Canada in 1988 by Johnson Sustronk Weinstein & Associates of Toronto. In that report JSW+ noted that "...there is an increasing demand for transient docks and that these are not being supplied in the central portion of the Lake Erie shoreline. Port Dover, Erieau and Leamington which all do have suitable transient docking facilities said that they have to turn away transients during certain peak weekends...". Leamington accommodated 732 transient boating days in 1985 which increased to 1,764 in 1986 and 3,304 in 1987 ... Erieau has experienced similar increases and provided docking facilities to approximately 2,400 visitors in 1987. Port Dover reported a total of 203 transients during the 1985 season, which increased to 556 in 1987. Our own interviews and surveys of the marinas from Port Dover to Port Stanley indicate that since 1987 the number of wetberths has grown dramatically and will continue to grow and that transient boater traffic is growing along with ft. 5. PORT BURWELL ^L.!" 1,0 TOURISM & RECREATION STUDY- PHASE 2 Rte°-La 2. Continued 2.1 (Cont'd.) WETBERTHS Location 1987 1991 Port Dover 275 372 St.Williams/Turkey Point 1035 1210 Port Rowan/Long Point 560 872 Port Burwell 60 113 Port Stanley 64 116 JSW+ note further: 'The distance by water between Erleau and Port Dover is some 190 kms. The only suitable harbour of refuge between these two ports is Port Stanley, some 80 kms. east of Erleau. Although Port Stanley can and is serving as a harbour of refuge, it lacks facilities for visitors. The two local marinas surveyed reported a total of 300 visiting boats accommodated in 1987 but also advised they could have increased this number if they had the facilities available.' With the exception of two special cases all the operators interviewed this year are planning further expansion of their facilities in the immediate future. With the revival of commercial fishing on Lake Erie and the growth of recreational boating, the case for establishing a harbour of refuge at Port Burwell appears to be stronger than ever and perhaps urgent. 6. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 3. RECOMMENDATIONS PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 anscomb 3. RECOMMENDATIONS Prior to the commencement of this study, the Village called for and received a proposal for the development of the outer harbour. While this study was in progress, a basis for an agreement has been reached with a developer. This development will be several years in the making and must cross many hurdles prior to obtaining the necessary approvals etc., and since there is always the possibility the development may not be completed or even started, the Steering Committee has requested that recommendations be made for a scenario where the outer harbour development proceeds and one where the development does not take place. In either case, there will be the need for decisions and actions outside the development and, for the years before construction, a limited amount of things need to happen inside the proposed development boundaries. We are of the firm belief that both short and long term plans should be made. It will only be natural for developers of other potential business activities in and around the Village to take a 'wait and see' attitude towards the outer harbour development. It therefore becomes necessary. for the Village to encourage these developments on their own merits, particularly the Z Group development at the banks of Big Otter Creek. The Village will therefore need a strategy or 'plan of attack'with the necessary resources for implementation. 3.1 MUNICIPAL ADMINISTRATION Even the simplest and least costly recommendations in this study could not be implemented without providing the management support to carry out and administer the recommendations. The present demands of the Village Clerk and his assistant are great and they will increase as the outer harbour development proceeds. Revenues and taxes from developments should provide a source for funds to hire the Village supervisory staff that will be required. It is in the developers' Interests to do so because they will want these matters to be carefully prepared for Council so that they can be promptly executed. In the event that such staff is not available In the short term, it is apparent that there is a need for specialized administrative staff to exploit the Village events for tourism, organize maintenance of the beach, manage the summer manpower efficiently and plan and carry out a program for bringing visitors to the lighthouse and the Marine Museum in an organized manner. A further assessment of such a person's range of activities is made under Section 3.10 in this report. 7. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 S0.:(9) 3. Continued 3.2 COMMUNITY ORGANIZATION Part of the Phase 1 Background Report surveys the community organizations, their resources and their extensive programs and activities. We note that from a tourism and recreation perspective there does not appear to be any consideration of how to make these organizations tourist oriented. Since tourism promotion needs advanced planning, representatives of the existing committees might meet during the off-season to co-ordinate next season's events. The objective is to make these events as attractive to people in the total market area as they are to the residents of Port Burwell. Special efforts should therefore be made to seek participation from parallel organizations in the market area as well as other shoreline communities. (See Appendbc B"). RECOMMENDATION#1 The Council,together with the Business and Tourist Association (BTA) should instigate a meeting of representatives from all committees and groups affected by tourism and recreation to co-ordinate their activities,exchange information and eliminate duplication. When contacting parallel organizations,inexpensive promotional items should be made available to them. Properly selected promotional items would be a reminder that Port Burwell is a busy playground all year long. 3.3 REGIONAL ORGANIZATIONS The Village is a member of several regional organizations and maintains representation on the Southwestern Ontario Tourist Association (SWOTA), the Elgin County Tourist Association (ETA) and the Long Point Conservation Authority. If membership in these organizations is to yield the maximum benefit to the community, the Village must play a greater role in influencing the policies and priorities of their various programs. Continuous feedback between the representatives and local community organizations should be encouraged. In circumstances where the Village is represented jointly by other communities, it is necessary that the Council and BTA stay in touch with the representative and reviews the Village's goals prior to any meetings of the organizations. 8. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 a *ARO L 3. Continued 3.3 (Cont'd) RECOMMENDATION#2 Council through its representation on the various regional organizations should become more aggressively involved when seeking benefits and programs of particular benefit to Port Burwell. The Council should involve the Business and Tourism Association in this type of representation. 3.4 GOVERNMENT The Village has established a close relation with senior levels of government and especially where this study is concerned with those that affect tourism and recreation. For the Province these are the Ministry of Natural Resources, the Ministry of Tourism and Recreation, and the Ministry of Agriculture. Of these, the Ministry of Natural Resources, which operates Port Burwell Provincial Park, has the most significant influence on Port Burwell's tourism and recreation activities. Although the park lies almost entirely within the Village limits,the Village has virtually no presence in its planning. Since major developments in the Village and the land use recommendations in this study will have as much impact on the park as the park has had on the Village,the plans of both must be carefully considered. (see 3.5). The Department of Fisheries and Oceans Canada is the main Federal department that has any significant impact on Port Burwell's tourism and recreation activities. 9. PORT BURWELL is �.,,� TOURISM & RECREATION STUDY- PHASE 2 -n a 0-� u b.J 3. Continued 3.5 PORT BURWELL PROVINCIAL PARK Port Burwell Provincial Park is unusual in that it is a facility operated by the Ministry of Natural Resources and is situated almost entirely within the limits of the Village (an old and settled municipality), yet the Village does not have a say in the management of this public facility. The Village and the park will soon have even more impact on each other if and when present development plans proceed. For that reason recommendations are made on land use and consultation that are designed to bring the Village and the park into a harmonious relationship to avoid conflicts of interest in the future - particularly under the impact of these new developments in the inner harbour and on the beach. One example of the MNR's lack of basic understanding of the needs of the Village Is the closing of the park at Labour Day when the campers at the Marina would like to make use of the park until Thanksgiving weekend. For budgetary reasons, no consideration is given to keeping the park open if for campers who enjoy the fail season and the related economic impact on the Village. We have noted previously that the park is the largest generator of visitors to the Village and area. We consider that there are three major areas where the Village should have a direct interest in the park; (1) the Park Management Plan, (2) land use and design, and (3) park facilities. 3.5.1 Park Management Plan It is considered that the community through the Village Council should become more actively involved in any subsequent amendments to the Park Management Plan and in particular should be directly involved in the next major review of the plan. The Park Management Plan is stated to be a 20 year plan with a review at "least once every ten years or earlier if required'. In view of the outer harbour development and the formulation of a tourism plan by the Village it Is suggested that the Village request a major review within the next year to ensure securing policies and programs which are compatible to the Village's goals and objectives. 10. PORT BURWELL � 1 TOURISM & RECREATION STUDY- PHASE 2 J u 3. Continued 3.5.1 (Cont'd) RECOMMENDATION#3 Council should request that a formal committee or such other appropriate structure be established to involve the Village Council directly in reviewing the Park Management Plan as well as to provide advice and consultation on any future amendments. RECOMMENDATION#4 Council should request the Ministry of Natural Resources to commence a major review of the Port Burwell Provincial Park Management Plan with a view to implement programs that would be compatible with the Village's goals and objectives. 3.5.2 Land Use and Design It was noted in Phase 1 that the park essentially operates independently of the Village and that clearly a better integration of facilities and land use to the Big Otter Creek harbour and the Village itself is necessary. Unfortunately detailed recommendations and strategy would be premature until certain other issues are first resolved, in particular, the Riverwalk Development and the outcome of Village negotiations with the federal government regarding lands on the west bank. These issues must be pursued diligently and with a certain strategy in mind. Our basic conclusion is that there must be better access and movement of park campers and day users in an east-west direction towards and across Big Otter Creek. This could be facilitated by establishing a major park entrance in the area of the south entrance used by the day users. A new administration building together with other appropriate building and structures could provide a new focus to the park which would not only benefit the park users but provide a catalyst for new quality facilities adjacent to Chatham Street. 11. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 L_R 011J L uJ 3. Continued 3.5.2 (Cont'd) Recognizing that much of the west bank of Big Otter Creek is flood-prone and subject to potential flooding in a 1:100 year storm or a regional storm, major intensive redevelopment of these lands would not be in the Village's interest. There exists an opportunity to expand the provincial park eastward from the existing south entrance. These lands could then be utilized not only for a major park entrance but would also provide a good opportunity for boat launching and dock facilities and such other landscaping features which may not be building intensive in recognition of the flooding hazards. This land acquisition might also be considered in concert with the Long Point Conservation Authority. RECOMMENDATION#5 The Village should encourage the Ministry of Natural Resources (or the Long Point Conservation Authority)to acquire lands along the west bank of Big Otter Creek for park,recreation and conservation purposes. When this land has been acquired, the Village in co-operation with the Ministry of Natural Resources should review the Park Management Plan in the area adjacent to Chatham Street and along the west bank of Big Otter Creek with special attention devoted to the following issues: RECOMMENDATION#6 Public amenities such as boardwalks,washrooms,benches,etc.,should be provided on the west bank of Big Otter Creek. RECOMMENDATION#7 A single new park entrance further south near the existing day user entrance,with a major entrance structure and administration facility. 12. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 ansic 0'nab 3. Continued 3.5.2 (Cont'd) RECOMMENDATION#8 The current maintenance yard is too prominently located and should be relocated to a more obscure site. RECOMMENDATION#9 Expansion and improvement of the parking lot east of Chatham Street 3.5.3 Park Facilities Our review has concluded that a number of areas of concern are related to the facilities themselves (or lack thereof) within the Park According to the park's own record of campers' comments, approximately 10% of the campers responding would like weekly church services in the park. This would suggest exploring with the Ministry of Natural Resources an outreach program by the Village's churches. Such a program is in keeping with one important aim of this study: to strengthen the connection between the Village and the visitors to the park. Other campers have expressed a wish for sites with hydro, for specific places to clean fish, for improved facilities for boaters and for a longer season into the Fail. The attraction of the park would be enhanced to a wider range of campers and their trailers if hydro facilities were provided. This has been noted in the existing Park Management Plan and therefore requires no amendment to the Plan. RECOMMENDATION#10 The Village should encourage the Ministry of Natural Resources to install hydro at campsites as soon as possible. 13. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 �5 SOO 0 3. Continued 3.5.3 (Cont'd) In recognition that many park visitors would like to bring their boats and that boaters purchase supplies and equipment locally, it is to the advantage of the Village that the park provide boat launching facilities west of Big Otter Creek. Such facilities would be of use not only to the campers who bring boats with them but also to day users of the park. One or more sites should be explored in concert with an amendment to the Park Management Plan. RECOMMENDATION#11 Within the park there should be a docking facility for small craft for visitors wanting to enjoy the beach on a daily basis. RECOMMENDATION#12 The Village should explore with the Ministry of Natural Resources the feasibility and location of one or more boat launching facilities within the Park.One possible location is the small west beach (south of the Day user parking lot)which is not suitable for swimming due to its proximity to the sewage treatment outfall and other debris which flows out from Big Otter Creek. In conclusion the enhancement of existing park facilities to attract more visitors and the improvement of the land uses and design features of the park can provide the Village with significant benefits. The re-orientation of the park with the most intensive users being drawn to Chatham Street and the west bank of Big Otter Creek provide the Village with the further opportunity to attract more people to the heart of the Village and in particular to a revitalized Big Otter Creek waterfront. 14. PORT BURWELL 1_15 �, TOURISM & RECREATION STUDY- PHASE 2 -n° 0 J uf, 3. Continued 3.6 MUNICIPAL BEACH 3.6.1 Present Use The Day Visitors Survey (Appendix "B" - Phase 1 Background Report) indicates that 89% of all the day visitors are primarily in Port Burwell to spend their time at the beaches. One thing on which both the visitors and the residents agree is the need to improve conditions at the Municipal Beach (Plate 4). In this respect the emphasis was on clean up maintenance but a considerable number (55) requested additional proper washrooms and (47)for Improved rescue supervision services. Access to Lake Erie via the Municipal Beach is a major tourist feature which can be further enhanced by the Village (Plate 3). Although a preliminary agreement has been reached with Skinner with respect to the outer harbour development, its final development is subject to many conditions and will in any case not be likely to develop for at least 3-5 years. We therefore envision several possible scenarios: Municipal Beach 1992-4 Municipal Beach 1995+ Skinner Development 1995+ Transients Interviews with the marina operators between Port Dover and Port Stanley indicate that with only two exceptions all have invested heavily in more slips, more facilities and more services throughout the 1980's. The majority of the marinas plan to continue this expansion into the 90's. 15. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 fL L Q J u 3. Continued 3.6.1 (Cont'd) This is not surprising when according to a study made by the Allied Boating Federation in 1989, one Canadian family in six owns a boat and Canadians spend approximately 3.9 billion dollars per year on recreational boating goods and services. Each of the marinas on Lake Erie shore seem to have their own characteristic age group and area from which they come. Many appear to take on the values of a settled community and gather together for the summer year after year. The boats become floating summer cottages occupying the same slips-almost on a permanent basis. Those marinas capable of receiving transient boaters have Indicated that these boaters were not a significant factor but came mostly from the United States. Nevertheless one of the biggest operators declared "there are lots of boats in Ashtabula with no place to go.' This prompted a survey of the transient boaters on the south central Erie shore opposite Port Burwell; specifically at Erie, PA.and at Conneaut and Ashtabula, OH. The survey was revealing indicating that 67% of the boaters had visited Canadian ports 5 times or more; 30% said they did so two to four times in each season and 20% more said they did so up to a dozen times. In addition, 66% indicated they visited each time for an entire weekend and another 26%for an overnight stay. Moreover, boaters are by far the largest per capita spenders of all summer visitors. Port Burwell surveys show that more than 90% of all boaters purchased something in the Village compared with 57% of the day visitors. In the other categories the percentage ratios of spending by boaters to others is indicated in the following table: 16. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 nEM©er1 3. Continued 3.6.1 (Cont'd VILLAGE PURCHASES Category Boaters (%) Others(%) Meals 44 39 Provisions 42 14 Hardware/equipment 31 7 Gasoline 31 16 Marinas generate business, not only at the harbour, but throughout the entire Village economy during the summer months because boat owners act like permanent residents. 3.6.2 Municipal Beach 1992-1994 Until the options exercised by Skinner are fulfilled and Council is assured that the development will proceed, there is a period of uncertainty. During this time the beach should continue to function and attract visitors and be used by the local community. It is assumed that the Municipal Beach will be able to function under the auspices of the Village during this interim period notwithstanding that ownership may actually transfer to Skinner when the wateriot is acquired by the Village. RECOMMENDATION#13 Council should ensure that public use of the beach is permitted until actual construction of the outer harbour development is commenced. During this period we recommend that only low cost cosmetic and functional improvements take place. Certain improvements cans be moved later to the new municipal beach or other locations if desired. 17. PORT BURWELL , 1 TOURISM & RECREATION STUDY- PHASE 2 j-- =fZ L uJ 3. Continued 3.6.2 (Cont'd) RECOMMENDATION#14 The Village during the winter of 1991-92 should prepare a modest improvement plan which can be undertaken in April/May 1992 to improve the overall appearance and utility of the beach. The following elements should be considered: L designation and arrangement of parking 2. minor landscaping with grass,flowers,planter boxes etc. 3. seating,picnic benches,garbage cans 4. signage 5. portable change rooms 6. portable toilets 7. a regulated maintenance program 3.6.3 Municipal Beach 1995+ In these circumstance the Village is in a position whereby the Skinner Development does not proceed for some reason and the Village decides that it does not wish to make another proposal call. The Village in essence decides to develop the municipal beach by itself as a beach and/or a municipally owned and operated marina. Under these conditions there is a significant opportunity to develop a plan in concert with various government programs and grants. Since the possibility of this scenario is contingent on events several years from now a plan for the beach is considered as an alternative. (See section 6). RECOMMENDATION ALTERNATIVE#1 In the event that the Village decides to pursue the planning and development of the Municipal Beach without a major development proposal such as Skinner or some other party,the Village should immediately retain the services of such experts as may be appropriate to develop a site plan and design for the Municipal Beach. Such plan will take advantage of the Village's financial resources at the time as well as such government grants and programs which may be available. 18. PORT BURWELL � TOURISM & RECREATION STUDY- PHASE 2 n5 0 J LJ L�J 3. Continued 3.6.4 Municipal Beach 1995 + (with Outer Harbour Development) The Village has executed an agreement with Skinner to develop a major development complex which would include a marina. Due to various conditions which must be met including environmental assessment, zoning and official plan amendments, land acquisition and transfers etc. the actual construction for even a portion of the development is several years away. It is not within the terms of this study to evaluate the agreement which has been concluded but to provide certain recommendations as they may affect tourism in the Village. Without doubt the Marina Development will attract a significant number of tourists and enhance the local and regional economy. (See Appendix"A"). Development Concept From a land use and design perspective the agreement identifies a concept with certain facilities. Although we do not have detailed property surveys, elevation drawings, traffic studies etc, we do suggest that the Village be cognizant of certain considerations when considering the proposal in greater detail throughout the development process. It is anticipated that by the time an application is made for amendment to the Official Plan and zoning by-law much more detailed information will be available. The proposed project can be classified as a typical "mixed use" development. It includes commercial (shops, restaurants, hotel, athletic centre, etc.) and residential development as well as the long sought after "outer harbour marina". The marina includes docking facilities for the commercial fishing boats and breakwater. The latter will protect the marina and shoreline from any further erosion. The developer has agreed to provide the required environmental impact study which will be available prior to the start of any construction. 19. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 J1t c �- _b 3. Continued 3.6.4 (Cont'd) The marina (including the commercial fishing activities), the hotel(s), restaurants, etc. will greatly add to Port Burwell's attraction as a destination place for tourists. The addition of permanent residents will Improve the Village's economy on a year round basis. Should the commercial fishermen become permanent residents of Port Burwell, they alone will add significantly to the economy of the Village. RECOMMENDATION#15 It is recommended that the Skinner proposal be reviewed in detail as the concept is more fully developed to ensure that tourist traffic and usage coming from land and water is sympathetic to the overall functioning of the existing Village and does not prejudice development potential on adjacent lands. Particular attention should be devoted to grading and elevations since it appears that considerable grading and filling will be necessary. The final plans should be considered in light of the following: - a detailed review of the total development proposal - integration with the undeveloped lands to the west (Riverwalk Development) - detailed landscaping of the project - height of buildings particularly in relation to shadows. - view-planes (views to and from specific sites particularly the Lighthouse) - aesthetic quality of buildings,materials and street furniture design RECOMMENDATION#16 Services to Public areas under municipal or provincial ownership (street lighting, sidewalks,roads,public utilities,etc.) must be provided. 20. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 finE0aiTh_b 3. Continued 3.6.4 (Cont'd) RECOMMENDATION#17 General traffic access through the Village as well as truck and servicing access to the development must be provided. 3.6.5 East Waterfront Park It should also be noted that in the long run the waterfront east of the Municipal Beach must be incorporated into the temporary and ultimate design of the Municipal Beach. This area has been identified (see Appendix "D" - Shoreline Management Plan by Long Point Conservation Authority) as having considerable erosion taking place in certain areas from the cliffs (1.5-4 m. per year). Any future plan for this area must review in greater detail the erosion taking place along the cliffs and the existing condition of the armour revetment (granite blocks) which is in place protecting the shore from water and wave action. In this area it is suggested that basic landscaping and Improvements to the road in this area is sufficient until a decision Is made on the direction the development of the outer harbour development will take. RECOMMENDATION#18 The Village Council should request senior levels of government in co-operation with the Long Point Conservation Authority to undertake a detailed study to review the existing physical conditions in this area. The area to be studied would extend east of the existing Municipal Beach to little Otter Creek The study should also recommend improvements that can be made as well as recommended guidelines to be followed for any municipal park plan along this shore. Subject to the issue of jurisdiction and public access, such improvements should include the following: 21. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 � fl' 3. Continued 3.6.5 (Cont'd) Amount of land to be retained by the village for the municipal beach to the east of the outer harbour development and public access to this shoreline. Soil stability, grading and drainage as it affects the site and adjacent sites. RECOMMENDATION#19 Provide a permanent access road to the new park/beach area with a turning circle for public access,parking and maintenance. RECOMMENDATION#20 Provide municipal services to the new park/beach area. RECOMMENDATION#21 Provide public amenities to the new municipal park/beach area. establishment of a pedestrian/bicycle pathway planting of minor landscaping installation of seating benches,garbage containers,etc. washrooms and changerooms life guard tower a regulated maintenance program in recognition of the physical constraints which the area imposes now and in the future, such final scheme is conditional on engineering and other studies which will form the basis of future plans for the area. It Is recommended that it would be prudent to undertake such necessary studies as soon as feasible thus ensuring that municipal objectives can be met particularly in the evaluation of the outer harbour development. 22. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n a 0 f l 3. Continued 3.7 BIG OTTER CREEK In addition to the outer harbour (Skinner) development, Big Otter Creek (Plate 10 and 12) should become the central focus of the Village. From its Industrial-commercial heritage we consider that its future is one of becoming the heart of the Village with a tourist/commercial flavour. Key to this Is not only our recommendation to expand the public area on the west bank (Plate 18) but also to develop the east bank In a manner sympathetic to a revitalized Robinson Street. Visitors responding to the survey (Appendix B - Phase 1 Background Report) suggested that there were many business opportunities that were being ignored. Specific suggestions induded the rental of boats, jet skis, windsurfers, watersildes and bikes. These business opportunities and more, are considered by Skinner, but could be considered by the existing business community. Due to significant private ownership on both sides of Big Otter Creek, we believe that a master plan for this area can be accommodated by a secondary plan (official plan amendment) for the area. We do, however, suggest the following major concepts and elements for inclusion in such a plan. 3.7.1 West Bank The following recommendations have been made in concert with recommendations under section 3.5 of this report. (a) a public roadway running north-south along the west bank with access to Chatham Street (b) an expanded provincial park with landscaping, boating facilities, walkways, parking and possibly a new park administration centre (c) a continuous pedestrian walkway with benches, lighting, etc. along the entire riverfront 23. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 HEc n1 _b 3. Continued 3.7.1 (Cont'd) (d) Riverwalk Development to the north with seasonal condominiums and limited retail/service commercial (restaurants, boutiques etc.and boat slips. (e) land acquisition by the Long Point Conservation Authority with Improved grading and flood control measures 3.7.2 East Bank The following recommendations are made here or under other sections of this report. (a) a public riverfront roadway running north-south with access to Robinson Street to the north, Pitt Street and the outer harbour development. (b) a continuous municipal pedestrian walkway and with benches, lighting, etc. along the entire riverfront (c) municipal acquisition of the CP Railway lands (d) Riverwalk development (north of Pitt St.) directed primarily adjacent to the commercial core along Robinson Street with seasonal condominiums, retail/service commercial (restaurants, boating supplies, fishing equipment, boutiques etc. and boat slips. (e) expanded site for the Lighthouse and Marine Museum with a possible unique attraction located on the new site (f) more and improved pedestrian walkways giving access to the waterfront from Robinson Street. (g) a pedestrian/bicycle bridge linking the east and west bank preferably with a unique design which in itself will become a tourist attraction. 24. PORT BURWELL ,, TOURISM & RECREATION STUDY- PHASE 2 1�l_f ] 0 f 72 3. Continued 3.7.2 (Cont'd) RECOMMENDATION#22 We recommend that a secondary plan (Official Plan policy) be eventually prepared to outline in greater detail Council's goals and development strategy for the Big Otter Creek lands. This by necessity will also include the relationship of the East Bank to the Robinson street commercial core and the lighthouse/marine museum. In order to achieve such a development the following is recommended: RECOMMENDATION#23 The Long Point Conservation Authority be urged to acquire lands on the east banks of Big Otter Creek particularly those which are susceptible to flooding and which may be used for flood control measures. RECOMMENDATION#24 The Village continue to pursue the acquisition of the CPR lands.In the event that such lands are not secured by the Village, the Village should approach other levels of government or agencies to secure them. Particular attention should be focussed on any potential pollution or hazardous materials which may exist on this property prior to acquisition. RECOMMENDATION#25 Municipal roads and services should be provided to the newly acquired land areas. RECOMMENDATION#26 Public amenities should be provided by the Village, to the newly acquired land areas. 25. PORT BURWELL � TOURISM & RECREATION STUDY- PHASE 2 nff J L1 LJ 3. Continued 3.7.2 (Cont'd) RECOMMENDATION#27 Provision should be made for a pedestrian/bicycle bridge across the Big Otter Creek connecting the Provincial Park to the Village. RECOMMENDATION ALTERNATIVE#2 In the event that a private development proposal(Z Group) is not received (application for development) by the Village by 1992 or such target year as may be established by the Village,the Village should retain such experts as may be appropriate to develop a secondary plan for the banks of the Big Otter Creek. Such a plan will be incorporated into the Official Plan. The land for such features which may be incorporated into the plan should then be expropriated. 3.8 THE VILLAGE OF PORT BURWELL 3.8.1 Planning Policies and Regulations Our review of Port Burwell's status in relation to planning policies and regulations was found to be very favourable. That is, the Village has the benefit of a recently approved official plan and zoning by-law as well as a site plan control by-law. We did however identify in the Phase 1 report (Section 4.0) that in terms of specific policies as they relate to tourism and recreation, improvements could be made. Our general concern relates to the role that tourism is intended to play in the development of the community. We suggest that Council should undertake a critical evaluation of its planning and development policies as they relate to tourism. Council should further focus on the relative priority that this sector should play in relation to other economic sectors. This becomes more urgent in view of the major impact on tourism that would result from the outer harbour development. 26. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 171J-119=1,12 3. Continued 3.8.1 (Cont'd) In view of the significant impact that the outer harbour development will make on all aspects of community development, we suggest that the Village review all planning policies which may be affected by the construction of the outer harbour development. In this respect the official plan amendment required for the development should also include changes to all planning policies which must be adjusted to accommodate the"new Port Burwell. RECOMMENDATION#28 Council should undertake a review of its official plan with a view to considering the major role that tourism is intended to play in the development of Port Burwell. 'The official plan amendment necessary to accommodate the Skinner development should also include necessary adjustments to the planning policies of the entire municipality to ensure consistency of planning policies and objectives. The Official Plan should be amended to ensure that the downtown remain compact and generally develops westward towards Big Otter Creek Commercial shops developed as part of the Riverwalk development or others could be visible from the west bank and thus provide incentive for park users to cross and shop in the downtown. In view of the impending major developments (including the Z Group), Council should further review its site plan by-law and other by-laws governing development to clearly ensure that all major proposals are subject to site plan review. Further, in certain key locations, Council should consider that even minor developments should also be subject to site plan approval. We would suggest that any development along Big Otter Creek, and the Lake Erie shoreline be required to obtain site plan approval. 27. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 nnp f 3. Continued 3.8.1 (Cont'd) RECOMMENDATION#29 Council should undertake a review of its development by-laws,including the site plan control by-law, to satisfy itself that no major or minor developments can escape site plan approval along Big Otter Creek and the Lake Erie shoreline. RECOMMENDATION#30 Council should undertake a review of its planning policies as they relate to historic sites and buildings. It is considered that a heritage policy in the Official Plan will further enhance and protect the Village in terms of its historic assets which are also vital if the Village is to promote tourism and offer the visitors something unique. RECOMMENDATION#31 The Village should officially adopt a design such as"The Lighthouse on the Lake"-and a theme such as -"The Jewel of the Erie Shore". Council should farther ensure that they are used at every opportunity; imprinted on everything from the signage, the stationery, the trucks, - to T shirts visitors buy and take home with them. 3.8.2 Port Burwell Lighthouse The lighthouse is a major tourist asset of the Village (Plate 1) and should be vigorously protected from adjacent unsightly buildings and structures, adverse development and traffic along Robinson Street (Plate 2). However, access is not easy for the elderly or for children. The climb to the top of the lighthouse is strenuous and only three people can go up at a time. Still, the lighthouse is what brings sightseers to Port Burwell and provides day visitors and campers with an interesting diversion. 28. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 Asf-momnith 3. Continued 3.8.2 (Cont'd) We have identified that the site is too small, surrounded by an unsightly environment (Plate 1 and 2) and there is difficulty with both pedestrian access as well as parking. To resolve these issues as identified in Phase 1, it is strongiy recommended that the site be expanded (Plate 6). RECOMMENDATION#32 The Village should acquire sufficient land adjacent to the existing site both westward and south towards Big Otter Creek and Lake Erie.This will also ensure that vistas and views are protected.We envision a site sufficiently large enough to accommodate parking of vehicles and access from the public road recommended previously. Our surveys show that 56% of the residents bring visiting friends to the lighthouse, and 42% of the campers visit it. For the Village residents, the lighthouse is probably taken for granted, and the campers need to be told more about it. To heighten interest the Village should seek funds to make a video that shows the view from the top and also a sighting of the light from out in the lake, together with a voice-over telling the story of the lighthouse. This would turn a visit into an occasion with something for the visitor to talk about at home. RECOMMENDATION#33 The Village should seek funding for the development and production of a video/film which can be played at the museum or lighthouse to visitors. 29. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n L 'p 3. Continued 3.8.3 Marine Museum The Marine Museum is a significant tourist facility and offers additional potential to Port Burwell. The location of the existing facility and the building itself offers limited potential for improvement (Plate 8). We recommend that it be relocated if possible. The existing site thus would provide a good location for a new municipal administration building or public facilities such as a community centre or even as a temporary parking facility for downtown visitors. RECOMMENDATION#34 In order to enhance the lighthouse it is recommended that an additional building be built adjacent to it in an architecturally sympathetic design. It will house a new marine museum and a restaurant/cafeteria on the upper floor with a panoramic view of Lake Erie and the inner harbour. The Lighthouse/Museum complex would thus be visible from the west bank and passing boats entering and leaving Big Otter Creek (Plate 6). The intent is to develop an attraction which functions as a unit and provides a major tourist anchor to the East Bank of Big Otter Creek and an additional incentive for people to cross to the east bank. We suggest that the new museum building be designed large enough to allow for future expansion of the exhibits. In the meantime, the additional space could function as meeting rooms, banquet facilities and during the summer season, as a restaurant/cafeteria. The facility could provide large seating capacity with many windows overlooking Big Otter Creek, offer a view of Lake Erie and portions of the outer harbour development. This type of operation would provide seasonal jobs and revenues to the Village to maintain the lighthouse/museum complex. 30. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n a:1119©airftb) 3. Continued 3.8.3 (Cont'd) The Museum acts also as a tourist information centre in the season. This should be advertised with signs and arrows at the Village access routes, at the park and at the docks. In order to perform this service the Museum should be open every day and early evening. In this way the two functions would promote each other. RECOMMENDATION#35 The Marine Museum should be open on a regular basis during the summer season each day into the early evening. The Marine Museum with its fine collection of reflectors is closely linked with the lighthouse. It also displays exhibits of Port Burwell's early days. The Marine Museum when relocated to a larger site should strive to obtain a "significant exhibit" to be located inside the new building or on the grounds/waterfront. In this respect a major effort should be launched to find such an exhibit. Our Initial thought is to locate some historical or visually interesting artifact which can be permanently moored at the inner harbour or exhibited on the grounds. RECOMMENDATION#36 A major effort should be launched to obtain a"significant exhibit" to be located inside the new building or on the grounds/waterfront. Depending on the size of the site, the grounds could also be used for the Farmers Market should the existing site be developed for other purposes. 31. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 np p 3. Continued 3.8.4 Historic Sites and Buildings Port Burwell maintains a number of historical sites and buildings as noted in the Phase 1 Report. The inventory which was identified was not intended to be complete but merely to point out that a core of buildings exist which, if maintained and improved, could foster the upgrading of the Village's physical and historical character. It is important that the development adjacent to key sites (Plate 14) be carried out in a manner which will not detract from their character. In recognition of the historic character of Port Burwell, Council should also review its planning policies with the view to strengthening the historic role of identified sites to ensure that they are protected from adverse development. We consider that the historic aspects of Port Burwell require added emphasis in the Official Plan and thus benefit tourism in the long run. RECOMMENDATION#37 Council should encourage the formation of a historical society which will recommend to Council a list of architecturally and historically significant sites and buildings as well as to recommend to Council ways and means to protect"historical Port Burwell". We do not recommend that any list which may be established and approved by Council be included in the Official Plan. Any such list should be used only as a "guide" by Council, recognizing that many properties are in private ownership. All sites and buildings, however, require preservation and it would be in the Village's interest to ensure they present themselves in their best light. RECOMMENDATION#38 We recommend that a preservation support program be established for all sites and buildings identified by Council as historic properties. 32. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n MO(Myth 3. Continued 3.8.5 Special Events A part of section 6.2 (The Village) of the Background Report has been devoted to Special Events (6.2.2) and a comprehensive schedule of activities was noted. It would benefit the Village to communicate with communities in the "Market Area" as noted In Recommendation #1 to keep these communities up-to-date on ail these activities. RECOMMENDATION#39 The Village,jointly with the Recreation Board and the Business and Tourist Association, should create a fishing derby in early spring to start off the tourist season. If a sponsor can be found,some significant prizes could be made available. RECOMMENDATION#40 When the pedestrian/bicycle bridge has been built across the mouth of Big Otter Creek an area of the creek can be used for regattas (rowing and canoeing). Arrange regattas at the same time every summer and eventually the Port Burwell regatta could be as well known on Lake Erie as the Henley regatta is on Lake Ontario. A dub is required to arrange regattas. We recommend that the Recreation Board be requested to obtain the necessary information and arrange meetings with interested parties. RECOMMENDATION#41 In conjunction with the park,sailing and/or windsurfing regattas could be held on Lake Erie in the summer. A club is also required for these types of activities and should be pursued and implemented as noted under Recommendation#40. 33. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 n L5T-20©71_,b) 3. Continued 3.8.6 General Improvements The"Downtown"Core The state of the downtown core of Port Burwell provides few opportunities for tourists. From the land use and physical perspective we have previously identified serious deficiencies in the downtown core (confirmed by our survey) including the following: (a) many empty lots (b) vacant stores (c) lack of uniqueness (d) lack of diversity in the range of services (e) little or no private landscaping (f) no municipal landscaping or beautification Over 100,000 visits are made to Port Burwell in the summer months between Victoria Day and Labour Day. In 1990 the park alone accounted for 80,000+. Most of these visitors are from the primary Port Burwell market (See Appendix "B"). It would appear that Port Burwell's location is not a secret. We note that 33% of the day visitors did not purchase anything in the Village. When our survey was taken (July 1991) 68% of the campers had not visited the Farmer's Market. Virtually all of the campers complained about the unco-ordinated business hours, and lack of availability of the things they needed. The only reliable source of business from the visitors was a captive market; the boaters. 92% of the groups with boats (44% on meals, 42% on provisions, 31% on hardware/equipment, 31% on gas) made purchases in the Village. 34. PORT BURWELL ,�,�.� TOURISM & RECREATION STUDY- PHASE 2p J 11 LTJ 3. Continued 3.8.6 (Cont'd) The Day Visitors Survey (excluding the boaters) reveals that these visitors generally do not add to the commercial activities of the Village. The question is how can the merchants provide the services to the visitors if they do not know what the visitors want or need. The first step to attract the thousands of day visitors and the park campers to the business area is to make it more attractive in appearance and keep the establishments open on a regular basis. Council should develop a beautification program which will aesthetically improve the overall appearance of the Village in addition to those suggested for the Municipal Beach and the downtown area. RECOMMENDATION#42 The commercial core or downtown Port Burwell requires a concerted effort to improve not only the public areas and property but also the private properties. Council should investigate provincial programs such as PRIDE and others which be may used as a basis to regenerate and upgrade.the quality of the downtown environment. RECOMMENDATION#43 In the short term it is suggested that a simple beautification program be developed in time for the Spring/Summer of 1992. It is suggested that the Village could either purchase these directly or have seating or planter boxes sponsored by various organizations and businesses Such a program would consist of the following: planter boxes street benches flower baskets hanging from poles/buildings planting flowers and grass on vacant lands,both public and private. landscaping and flower planting on various vacant and abandoned parcels throughout the Village. 35. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 22 f 1 LJ 3. Continued Municipal Services,etc. Our review of the municipal Infrastructure indicates that it is in good condition. We do, however, suggest that there be a continuation in the improvement of such public works as financial resources permit. RECOMMENDATION#44 Council should continue its program to upgrade the existing public infrastructure such as roads, sidewalks, storm drains, curbs etc. as finances permit. Council should require that as new developments are requested to be approved by the Village, such public works (e.g. roads, street lighting, sidewalks etc.) which will be assumed by the Village will be of a high standard. The Village requires improvements to its signage program, both at the entrance to the Village and further directional signage for the lighthouse and particularly for the Marine Museum within the Village. RECOMMENDATION#45 New major signs should be located at the entrances to the Village. The Village should also place identification and signs directing visitors to the Marine Museum and the Lighthouse. RECOMMENDATION#46 The Village at its earliest opportunity when financially feasible should provide the initial spark by building a public facility such as new municipal office/community centre or such other facility in the downtown. Its architectural features should be unique but also of a historic design in keeping with many of the older buildings remaining in the downtown. 36. PORT BURWELL 11 TOURISM & RECREATION STUDY- PHASE 2 fir- 0�..,0 3. Continued 3.9 PORT BURWELL IMAGE Our survey of residents reveals an older than average community with a 42% retired and 61% over 45 years of age. It is not therefore surprising, to find that only about 25% of Port Burwell's households have young people 18 years or under in residence. This goes a long way to explain the relaxed atmosphere we have commented on elsewhere. We have also noted the important role the Recreation Board plays in providing the extensive sports program which engages the young as participants and the older people(75%) as spectators. The Village therefore projects the Image of a self-reliant and self-contained community with little interest in the tourist or the visitor. Yes, Port Burwell needs tourist accommodation (56%); yes the citizens thought It would be nice to have an outer harbour marina (63%) and harbour Improvements (75%). But they would rather have more cultural and recreational facilities for themselves - such as a community centre (74%) and only 56% make a point of taking visitors to see the lighthouse and the Marine Museum. 37. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 JJ- 11-LJ 3. Continued 3.10 MARKETING THE VILLAGE In the Introduction we noted that the Village residents do not appear to be tourist oriented. This was confirmed in our study by the survey results of consumer attitudes, visitors buying habits, and the usage of historic sights. With some organization and direction, however, there is evidence that a new community approach to tourism can be established. The restoration of the lighthouse and the establishment of the Marine Museum have created a tourist centre which needs to be exploited. During the course of this study, the Business and Tourism Association has had a conspicuous success with its Farmers' Market. These developments show the way and augur well for the future. We have noted in Phase I (6.2.2 Pp 65-68) of the study the program of community and park special events. We have also noted the extensive coverage many of these events receive in the press of the primary market (Tllsonburg,Aylmer, Delhi)and in The London Free Press. We have monitored these events during the summer of 1991 through visits on the important dates by members of the study team, attendance at meetings of the responsible committees and by developing an extensive clipping file from the press during this period. Naturally, most of this press coverage comes after the event. There is no coordinated program of public relations or advertising to focus attention on them before the events or even on the exceptional fishing, boating, camping and beach actNitles that Port Burwell has to offer now without any considerable development or capital expenditures. 3.10.1 Administration of Tourism We have also noted that promoting tourism and recreation is not a spare time activity and requires continuous and close attention to every detail. The Village cannot expect that the Clerk and his assistant will have the required time to devote to this area. They will have even less time in the months to come when the outer harbour development project will require more attention and direction. 38. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 J 0_flab 3. Continued 3.10.1 (Cont'd) The Village should seek to secure manpower to seize opportunities, create situations and plan programs that will increase visitor traffic In the Village, create the need for more jobs and make the park, its day visitors and its campers the commercial asset that they ought to be. We suggest that the person occupying such a position will be involved with the following activities: 1) Co-ordinate the work of the Village committees affected by tourism 2) Propose (and manage when approved) promotional events to the Council and the Business and Tourist Committee. 3) Suggest special services for the park campers and day visitors (the campers, the surveys indicate, constitute a semi-permanent community that reserves every weekend through the summer months). Consideration should be given to providing a weekly flyer to the camper with goods that could be ordered by phone and delivered to a pickup opposite the park gate. The Business and Tourism Association could make the Museum and Lighthouse more interesting to visitors. The Lighthouse steps cannot be climbed by the elderly or by children, or by more than 3 people at a time. For most people to have the Lighthouse experience", a video is needed to take them to the top for the marvellous view and to take them out on the Lake to see the Lighthouse at work. The Museum exhibits need better descriptions and labelling and this might be done by a link with the historical geography department at the University of Western Ontario. 4) Once this was done there would be a reason for going after bus tour operators and seniors organizations in the region and (through SWOTA) beyond. 39. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 _a5 J u th 3. Continued 3.10.1 (Cont'd) 5) This officer might promote cooperation among the Big Otter Communities (Vienna, Bayham Twnshp., Staffordville, Port Burwell) to encourage traffic down Hwy 19 from Hwy 3. through the erection of a billboard and even the building and staffing of an Information kiosk at the crossroads to promote such sights as the Lighthouse,the Edison House etc. 6) Maintain regular contact with officers at the regional organizations (SWOTA, ETA, Long Point Cons. Authority, the Park, the Ministry of Natural Resources, the Ministry of Tourism and Recreation). The Tourist Co-ordinator will be a very busy person in tourism development alone without all the other implications related to economic development. RECOMMENDATION#47 The Village should seek funding for a tourist development co-ordinator (even if part time)who will assist the Clerk/Administrator in developing the tourism and recreation sector. 40. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 E C �'�,.© 3. Continued 3.10.2 Brochures and Promotional Items The Port Burwell brochure is an attractive piece of promotional literature and can continue to be reprinted. It must, however, incorporate the approved symbol and theme and the Village must establish specific times and seasons for the Lighthouse, Marine Museum and Trinity Church so that visitors can arrive with confidence. Information in the literature should be more tourist specific rather than business oriented. For example; Museum; marine artifacts and local historical exhibits should be expanded to say something about Port Burwell's history as a coal and lumber port. Local and rural activities should say when and what; what and when is Discovery Week?Tub Daze?Annual Jamboree etc? For some reason nothing is said about the boat launch. Bumper Stickers; No car that enters the parking lots should be allowed to escape - but sent forth into the world with Port Burwell's message - the lighthouse symbol and the theme - Port Burwell-the Jewel of the Erie Shore. Once specific hours and dates can be established and honoured, the brochures should state them. Until then, provide an "800" phone number and a person to answer questions. We recommend that Port Burwell buy the SWOTA Motor Coach tour Planner sales package for 1993-4 to stimulate group visits to the Museum, the Lighthouse, the historic church and the Farmers' Market and to prepare for receiving these tour business with the video, the information service and 800 phone, the established open hours, the published entrance fees with group discounts and the revised brochure containing all this information. 41. PORT BURWELL TOURISM & RECREATION STUDY- PHASE 2 1_1 3. Continued 3.10.2 (Cont'd) The Village should also make every effort to develop a marketing and promotion budget sufficient to let it consider buying all or part of the SWOTA co-operative advertising and travel show package for the 1993-4 year. The advantages of the package are self-evident: low advertising rates because of SWOTA's buying power, SWOTA arrangement of all the details of participation in travel shows, professional evaluation and buying of space and the provision of assistance and advice. SWOTA's 1990-91 Planner (see Appendix "C") has sections for both Elgin and Oxford Counties and destinations in the Port Burwell area (e.g. Dolls in Toyland and The Great Western Station in Tlllsonburg and Coyles) and a listing of 32 such places in Elgin County, but with no participation from Port Burwell insofar as there is no mention of the Lighthouse, Museum or the historic Church. RECOMMENDATION#48 The village should purchase the SWOTA tour operators package and allow for it in the annual budget. 42. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 4. COST IMPLICATIONS PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 J-L5 0 N 12 4. COST IMPLICATIONS 4.1 INTRODUCTION Most of the recommendations made in this report will require funding in order to be implemented. Should the outer harbour development proceed as planned, large amounts of private funding will go into this project during and after the construction period. When the planning and initial design of this project has been completed and a date established for the start of construction, we believe that other developers, like the Z Group, will start investing money in Port Burwell. It is our recommendation that the implementation of our suggestions should not wait for the start of any private development, but commence independently to encourage the start-up and continuation of private development. The suggestions made in this report will, when completed, by themselves improve the economic situation and general image of Port Burwell. Unless the private developers can be made to contribute towards the funding of the suggested improvements, the total funding must come from a variety of public sources. The proposed funding outlined in this section assumes that private funding will not be available for these improvements, however, as the private developments are being completed, they will contribute greatly towards the maintenance and up-keep of the new facilities through the Village's increased tax base. 43. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 ls� SCD 112 4. Continued 4.2 CAPITAL COST Without a specific design, it is difficult to assess the cost of the various recommendations. However, the proposed budgets will serve as a guide for the magnitude of the various projects. The budgets can, of course, be altered as or when funds are available and the magnitude of the projects amended to suit the available funds. In certain circumstances roads, landscaping, public works, etc. will be constructed by the private sector as a condition of development and will be turned over to the Village upon completion. 44. an`:*o j i o Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPITAL COST SUMMARY ESTIMATED FUNDED FUNDED DESCRIPTION CAPITAL BY BY COST y.. VILLAGE OTHERS ORGANIZATIONS 0 0 0 PST Waal PROVINCiAL PROVINCIALPARA 320,000 0 320,000 TW MUNICIPAL BEACH 185,000 92,500 92,500 THE EAU BANK OF BIG OTTER CREEK 535,000 180,000 355,000 `H V LIAGE 896,000 523,500 372,500 TOTAL. `3 1,936,000 796,000 1,140,000 PROJECTED. CAPITAL .COST DISTRIBUTION VILLAGE OF PORT BURWELL 796,000 GENERAL ITEMS 346,000 NEW BUILDINGS 450,000 MINISTRY OF NATURAL RESOURCES 320,000 MINISTRY OF MUNICIPAL AFFAIRS (PRIDE) 12,500 MINISTRY OF TRANSPORTATION 175,000 MINISTRY OF ENVIRONMENT 45,000 MINISTRY OF CULTURE & COMMUNICATIONS 130,000 MINISTRY OF COMMUNITY & SOCIAL SERVICES 50,000 MINISTRY OF TOURISM & RECREATION 145,000 LONG POINT CONSERVATION AUTHORITY 100,000 COMMUNICATIONS CANADA 162,500 r TOTAL. $ 1,936,000 LJ i iinib Date October 1991 PORT.BURWELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPITAL COST Organizations ESTIMATED FUNDED FUNDED RECOMMEND. REF. RECOMMENDATIONS RELATED TO CAPITAL BY BY NO. NO. COST VILLAGE OTHERS 'OTHER' FUNDING SOURCES ORGANIZATIONS i. 14. IMYOEYEIEN1 eV BUSUIESS & TOMSK ASSOC.. 0.00 0.00 0.00 2. 3.$..0 REGIONAL REPRESENTATI2N BY COUNCILMA _-o __0.00__ 0.00 IOTATOTAt. $ 0.00 0.00 0.00 Vieneonfiritg Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPITAL COST Provincial Park ESTIMATED FUNDED FUNDED RECOMMEND. REF. RECOMMENDATIONS RELATED TO CAPITAL BY BY NO. NO. COST VILLAGE OTHERS 'OTHER' FUNDING SOURCES . r .PORTSMELL PROVINCIAL PARK twos IAA YAM PSETWEINION I tail.tmokaitair 0.00 0.00 0.00 SAI MIDIMEV OF PA D'S RAMMER M 1 5,000.00 0.00 5,000.00 MINISTRY OF NATURAL RESOURCES ati tonavours 1. RAI 0 U OAK OF BIG OTTER CREEK 100,400.00 0.00 100,000.00 MINISTRY OF NATURAL RESOURCES Sti34SAR IMPROVEMENTS TO.VEST BANK OF RICOTTE4..CREEK 50,000.00 0.00 50,000.00 MINISTRY OF NATURAL RESOURCES . > ME PAW MAN ' 10,000.00 0.00 10,000.00 MINISTRY OF NATURAL RESOURCES 8. 34,1 KAINIENANCE TAO 5,000.00 0.00 5,000.00 MINISTRY OF NATURAL RESOURCES 34,: IMPROVE SUM La`. $T 0£ POO ST, ; 25,000.00 0.00 25,000.00 MINISTRY OF NATURAL RESOURCES .10:, 3.:54 INSTALL 11M0 At PSK CAMPSITES 50,000.00 0.00 50,000.00 MINISTRY OF NATURAL RESOURCES 11 :3 5,:3 CI FACILITIES WHIN PARK 25,000.00 0.00 25,000.00 MINISTRY OF NATURAL RESOURCES 12. 44%%3 MOAT LAVACHINS FACILITY WITHIN PARK 50,000.00 0.00 50,000.00 MINISTRY OF NATURAL RESOURCES TOTAL $ ' 320,000.00 0.00 320,000.00 U r n` s©co. 'o Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPITAL COST Municipal Beach ESTIMATED FUNDED FUNDED RECOMMEND. REF. RECOMMENDATIONS RELATED TO CAPITAL BY BY NO. NO. COST VILLAGE OTHERS 'OTHER' FUNDING SOURCES MUNICIPALJt B E wow Nrot 1092-$194 It...64 ME OF SC MON MOE TO OTMEMENT 0.00 0.00 0.00 1 + 3.:L2 Wt. ISPROMTNTS TO,ENTSTAL BEACH: 10,000.00 5,000.00 5,000.00 'PRIDE' PROGRAM (MUNICIPAL AFFAIRS) CO411, IMJNECIPAL MS. MUTER OARNOUR Mona.) .5, : ,4 WI I FINAL. .PROPOSAL 20,000.00 20,000.00 0.00 to 34.6,4 MOTU MOO AtIACENT TO SKINNER OEN. 25.000.00 2,500.00 22,500.00 'WATER AND SEWAGE WORK' (MINISTRY OF ENVIRONMENT) 17, 3.0.4 TUFFS MOM TO WNW 1TOR NT 50,000.00 25,000.00 25,000.00 'ROADS, BRIDGES & CULVERTS' (MIN. OF TRANSPORT.) EAST WATERFRONT 1N: 3:44 WT. F.OF INOTOETONO• T INS` NON, 20.000.00 0.00 20,000.00 LONG POINT CONSERVATION AUTHORITY 0$ $A°: ATMS NM 15.000.00 10,000.00 5,000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM & RECR.) 20, 3AS.5 NWITcTP ,MIMES 15.000.00 10,000.00 5.000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM & RECR.) k, 34.5 AMMO = 30,000.00 20.000.00 10.000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM & RECR.) TOTAL 3' 105,000.00 92.500.00 92,500.00 ansoo nn. Date : October 1991 PORT BURNELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPITAL COST Big Otter Creek ESTIMATED FUNDED FUNDED RECOMMEND. REF. RECOMMENDATIONS RELATED TO CAPITAL BY BY NO. NO. COST VILLAGE OTHERS 'OTHER' FUNDING SOURCES THE CAST BANK OF BIG OTTER CREEK 3.74 PLANNING OF LAND USE 10,000.00 5,000.00 5,000.00 LONG POINT CONSERVATION AUTHORITY 46 23: 1.14 ND ACI,VISMOO O MINT OW 100,000.00 50,000.00 50,000.00 LONG POINT CONSERVATION AUTHORITY 24, 4..7.2 ACROISITION DF CPO (ANDS' 50,000.00 25,000.00 25,000.00 LONG POINT CONSERVATION AUTHORITY 26. 3.1,.2 (IISIIOIP*L ROAOS.'.N VMS 60.000.00 40,000.00 20,000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM) 26. 3:7..* P OLIC ANENITIES 15,000.00 10,000.00 5,000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM) 204 KOESTRfAMICItti ARISE ACROSS 300,000.00 50,000.00 250,000.00 MIN. OF TRAHSP. + MIN. OF TOURISM BIG QUER CREEK TOTAL $ 535,000.00 180.000.00 355,000.00 771 SCo _ J Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.2 CAPIITAL COST Village ESTIMATED RAIDED FUNDED RECOMMEND. REF. RECOMMENDATIONS RELATED TO CAPITAL BY BY NO. NO. COST VILLAGE OTHERS 'OTHER' FUNDING SOURCES THE VALAGE 20, 3.81 IC AL P NNOMENTS 5,000.00 5.000.00 0.00 0441 1010 OF Moor 0010 1.000.00 1,000.00 0.00 ;. &&8,I `1ERIT :.PLA140113 SIC 0.00 0.00 0.00 341 JWCOT Vittat ANTIMIttli0 11041e 0.00 0.00 0.00 ugsmoust3,,8.E we U$ Y MOUNO ** 10,000.00 5,000.00 5,000.00 'MUSEUM ASSIST. PROGRAMS' (COMMUNICATIONS CANADA) • 33. #414 MOW fawn:, LAMM 5,000.00 2,500.00 2,500.00 'MUSEUM ASSIST. PROGRAMS' (COMMUNICATIONS CANADA) NM MON 34. 5.8.1; Ulf SNOOK250,000.00 0.00 250,000.00 COMMUNICATIONS CANADA + MIN. OF CULTURE & COMM. 35. 04.3 10 EN'#IIS A 1O :0*51$ 0.00 0.00 0.00 9$. 3.8.:3 WOE 1SIONtrttANI' EXHt9LT 10,000.00 0.00 10,000.00 COMMUNICATIONS CANADA + MIN. OF CULTURE & COMM. 4000 E 31, 3;8:1 F#IIl1 MkI 1: S I 0.00 0.00 0.00 14A 401100411011 OP:HOMAGE OM MO OWE 50,000.00 25,000.00 25,000.00 'MUSEUM ASSIST. PROGRAMS' (COMMUNICATIONS CANADA) S t&MO . 59, 3.8.5 MOO NW 5,000.00 5,000.00 0.00 3;:8:5 0606141011* REGATTA 10,000.00 10,000.00 0.00 $,$.:5 _44114601NOSORMIG KE6ATTA 5,000.00 5.000.00 0.00 GEMOVLIMWOMENTS 42,. MA 1 UV601111.*4 10,000.00 5,000.00 5,000.00 'PRIDE' PROGRAM (MUNICIPAL AFFAIRS) ,. 3;:8.:5 GEt :I 5,000.00 2.500.00 2,500.00 'PRIDE' PROGRAM (MUNICIPAL AFFAIRS) '44 3.8.6 mum wows tift Nurnom FACILIT(IS 25,000.00 2,500.00 22,500.00 'WATER AND SEWAGE WORK' (MINISTRY OF ENVIRONMENT) + . 3.8:;:A NEW VILLAGE UM 5,000.00 5,000.00 0.00 46,: 3 ;:6 4407400$0PAL BCPWWONWIDNY ORE COME • 500,000.00 450,000.00 50,000.00 'DAY NURSERIES' (COMMUNITY & SOCIAL SERVICES) i( I • A . t$04 Egatlitit 0.111104,01410'` 41140.00 0.00 0.00 46; 3.10A 1104' Fg.I,IEIz . 0.00 0.00 0.00 TL ; 896,000.00 523,500.00 372,500.00 PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 n5 c a 4. Continued 4.3 CASH FLOW The projected cash flow is a reflection of the recommended schedule (see Section 5.2) for the implementation. As noted in section 4.2, should funds be available earlier than projected, the schedule can be altered without any severe impact on the final outcome. Should funds for certain projects be delayed,the other projects can proceed without delay. It Is anticipated that'YEAR 1' shown on the cash flow matrix will be 1992. 51. ilLbrieWilf1110 Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASHFLOW SUMMARY CASH FLOW (Port Burwell) DESCRIPTION YEAR I " YEAR 2 YEAR 3 . YEAR 4 : y YEAR 5 TOTAL TI€1NS0 0 0 0 0 0 PORT 'OURVELL PROVINCIAL PAR 0 0 0 0 0 0 THE I11�CTFAL BEACH 25,000 67,500 0 0 0 92,500 111E EAST BANK OF SIG OTTER CREEK 5,000 0 100,000 25,000 50,000 180,000 ME VILLAGE 23,000 19,500 7,000 129,500 344,500 523,500 N GRAND TOTAL $ 53,000 87,000 107,000 154,500 394,500 796,000 CASH FLOW (Other Funding Sources) ' DESCRIPTION , .YEAR I , ..YEAR 2; YEAR 3 . YEAR 4 YEAR 5 TOTAL CONIVINICATIONS CANADA 7,500 10,000 130,000 10,000 5,000 162,500 LONG POINT CONSERVATION AUTHORITY 25,000 0 50,000 25,000 0 100,000 MINISTRY OF COMMUNITY & SOCIAL SERVICES 0 0 0 12,500 37,500 50,000 MINISTRY OF CUL1IIRE & COMPUNICA'TIANS 0 0 0 125,000 5,000 130,000 MINISTRY OF ENVIRONMENT 0 32,500 0 12,500 0 45,000 MINISTRY OF MUNICIPAL AFFAIRS (PRIDE) 6,500 1,500 1,500 1,500 1,500 12,500 MINISTRY OF NATURAL RESOURCES 65,000 180,000 35,000 20,000 20,000 320,000 MINISTRY OF TOURISM & RECREATION 0 20,000 110,000 0 15,000 145,000 MINISTUY O1 TRANSPORTATION 0 25,000 150,000 0 0 175,000 TOTAL 104,000 269,000 476,500 206,500 84,000 1,140,000 ans-e nit Date : October 1991 THE VILLAGE OF PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASH FLOW FOR THE VILLAGE OF PORT BURWELL Organization CASHFLOW RECOMMEND. REF. RECOMMENDATIONS RELATED TO NO. NO. YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 TOTAL r ORGANIZATIONS 1.. 3.2.0 INVOLVEMENT BY BUSINESS.A TOURISM ASSOC. 0.00 - - 0.00 w 2. 3,3.0. REGIONAL REPRESENtAt O BY'COUNCIL/STA 0.00 - - - - 0.00 TOTAL $ 0.00 0.00 0.00 o.00 o.o0 0.00 11 o ll1 l Date : October 1991 THE VILLAGE OF PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASH FLOW FOR THE VILLAGE OF PORT BURWELL Provincial Park CASIIFLOY RECOMMEND. REF. RECOMMENDATIONS RELATED TO N0. NO. YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 TOTAL PORT OUR ELL PROVIKIAL PARK PLANNING 3. 3.5:1 VILLAGE PARTICIPATION IN PARK MANAGEMENT. 0.00 - 0.00 4• 3..54 REVIEW O PARK03 KANi NT:PLAN 0.00 - - - - 0.00 to 4. IMPROVEMENTS: S. 3.5-.:2 LAND ACI?.: VEST BANK OF MIG WI. CREEK - 0.00 - - - 0.00 6, 3.5.2 IMPROVEMENTS TO VEST BANKOF VIN OTTER CREEK - 0.00 0.00 0,00 0.00 T 34:4 "SINGLE PARK ENTRANCE 0.00 - - - 0.00 O. 3.5..2 MAiNTENANCE TARO - 0.00 - - 0.00 9, 3.5.2 IMPROVE WOKING LOT UST OF CHATHAM ST:. - 0.00 - - - 0.00 10. 3.5::3 INSTALL HYDRO AT PARK.CAMPSITES, 0.00 - - - - 0.00 1.1. 3.5.3 DOCKING FACILITIES WITHIN PARK I - - 0.00 - - 0.00 12. 3.54: BOAT LAUNCHING FACILITY WITHIN PARK - 0.00 - - - 0.00 TOTAL . S 0.00 0.00 0.00 0.00 0.00 0.00 [nan+ Cisol1-11l0 Date : October 1991 THE VILLAGE OF PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASH FLOW FOR THE VILLAGE OF PORT BURWELL Municipal Beach CASIFLOW RECOMMEND. REF. RECOMMENDATIONS RELATED TO NO. NO. YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 TOTAL THE M ICIP&. BEACH i:. MUNICIPAL ,EAS 19912:4994 13, 344 USE OF KUN. BEACH 111111R TO MOMENT 0.00 - - 0.00 14. 3.64 TEMP. woman TO 'EXIST r :NUN BEACB 5,000.00 - - 5,000.00 0 cn MON CYPAL. BEAp! SBS 10 !!:I&..R OtyELO ._1 15. 34,4 REV1EN OF SKIS FINAL. OEVELOP IT PROPOSAL 20,000.00 - - - - 20,000.00 10. 34.4 MUNICIPAL somas 6 Wan TO SKINNER.OM 2,500.00 • - 2,500.00 11, 34.4 TRAFFIC.:MCOS TO SONO OEVELOPMENT - 25,000.00 - - 25,000.00 EAST WATERFRONT PAS IC 344 STUDY"OF WATERFRONT EAST OF ROL UM 0.00 - 0.00 19• :3.:6.5 ACCESS ROAD - 10,000.00 - 10,000.00 20. 3.6.5 MUNICIPAL SERVICES - 10,000.00 .. - 10,000.00 21. '3.6.5 PUBLIC AMENITIES - 20,000.00 - 20,000.00 TOTAL $ - 25,000.00 67,500.00 0.00 0.00 0.00 92,500.00 111§T.« aiiiiic Date : October 1991 THE VILLAGE OF PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASH FLOW FOR THE VILLAGE OF PORT BURWELL Big Otter Creek CASIMFLOY RECOMMEND. REF. RECOMMENDATIONS RELATED TO NO. NO. YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 TOTAL THE EAST BANK OF 'BYO OTTER :CREEK • 22, 3.7.E PLANNING OF LAND ISE 5,000.00 - - - - 5,000.00 un E3, 3,74 t A QtI S 3IBN OF THE EAST BANK - - 50,000.00 - 50,000.00 24. 3.74 ACQ1 Sfl.;ON OOF CFR .LANDS 25,000.00 - 25,000.00 25.. 3.1.2 MUNICIPAL RMS:A somas - - - - 40,000.00 40,000.00 26 3.7.2 CLIC AMENITIES - - - - 10,000.00 10,000.00 27, 3474 PEDESTRIANISM= BRIDGE .ASS - . 50,000.00 - - 50,000.00 BIG OTTER CREEK TOTAL $- 5,000.00 0.00 100,000.00 25,000.00 50.000.00 180,000.00 Hal i._ 'a j - ( 11 1110 Date : October 1991 THE VILLAGE OF PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.3 CASH FLOW FOR THE VILLAGE OF PORT BURWELL Village CASHFLOW RECOMMEND. REF. RECOMMENDATIONS RELATED TO N0. NO. YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 TOTAL E 11 VILE OtAININO 36+ $.4.1 OFFICIAL PLAN AI ERNE$T3 5.000.00 - - 5,000.00 04 8 L a REVIEW OP OEVELOPOT .5V4Aws 1.000.00 - 1,000.00 30. 3,341 HERM PLA N#!MS:POLICY 0.00 - - - 0.00 • 31. w1 MOOT MOE AMMO* `1M 0.00 - 0.00 LIQ 32+ 344 GSE A MO AMMO U SE - 5,000.00 - 5,000.00 a € 35. L:t ROW FUR EL MOM 2,500.00 2,500.00 J MAR NE MOWN E 34, 5.8.3 NEW BOUM - 0.00 0.00 35. 5,114 10 05 OPER ON A R I 3 0.00 - 0.00 Mi 1,8.3 MIRE EXHIBIT - - 0.00 0.00 NERIIA5E 01, I«3.4 PORN R1STORI AI. nom 0.00 r - 0.00 . 3B. L844 REVfoRATIOR.OP HERITAME OM AMo IUU.DINOS 5,000.00 5,000.00 5.000.00 5,000.00 5,000.00 25,000.00 SPECIAL EVENTS a,, 3,8,5 MOO D3 8Y 5,000-.00 - - 5,000.00 40.. 3+LS ROWIKTICAROE R - - - 10,000.00 10,000.00 41.. LEA sRI.IIR INOSUR .REMI - 5,000.00 - - - 5,000.00 Geigtx impRomons. 42, 3A4,6 ISPRovENEVES TO POMO1,000.00 1,000.00 1,000.00 1000.00 1,000.00 5,000.00 43 3,8.6 'MEM BEAUTIFICRION 500.00 500.00 500.00 500.00 500.00 2,500,00 44, 3J.:6 CONTINUED Omuta OF RWUCIP-AL MCKL.IM 500.00 500.00 500.00 500.00 500.00 2,500.00 45. 344:0 NEW`VILLARE SIGNS 2,500.00 2.500.00 - - 5,000.00 46. 3.3.5. NEW IUN #:1RAL OFX00/000AMOAY Wit CEII1RM - - 112,500.00 337,500.00 450,000.00 810 LANEou3 41. 3.10.1 SIC OIEVELOP44.:/TI ISM 00-110filitirn 0.00 0.00 0.00 0.00 0.00 0.00 45. 8>:10.:5 lane TOI*1SK PA IRS 0.o0 0.00 0.000.00 0.00 0.00 TOTAL $ 23,000.00 19,500.00 7,000.00 129,500.00 344,500.00 523,500.00 PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 �r11- 200----' - 4. Continued 4.4 OPERATING COST The projected operating cost will, of course, have to be added to the Village's annual budget. As noted in section 4.1, however, we believe that the anticipated increased tax base will more than cover the added expenses (see also Appendix"A"). 58. Ilkreminib Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST SUMMARY YPoR14 HANDED. FUNDED DESCRIPTION OOE BY . ._ VILLI E OTfIEI ORGANIZATION 0 0 0 PORT .BIJRWELL. PROVINCIAL 39,000 0 39,000 THE. MUN.II:PAL BEACH 22,o00 22,000 0 THE KST BANNCOP BIB- ono :GREEK 8,000 7,000 1,000 IE VILLAGE 63,000 58,000 5,000 TOTAL 1 132,000 87,000 45,000 Date : October 1991 PORT BURWELL �� � ► �"�l�l���� 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST Organizations YEARLY FUNDED FUNDED RECOMMEND. REF. OPERATING BY BY NO. NO. RECOMMENDATIONS RELATED TO COST VILLAGE OTHERS 1 ORGANIZATIONS 0 1. . . ,. 5.2:0 INV0L;VEHENT BY ,MIMEO Or YOugliN ,AUKC, o.oo o.oo 0.00 2 3.3.0 REGIONAL OPREsENIATiON BY tOUNC t VIA o.D0 coo 0.00 TOTAL $ 0.00 0.00 0.00 1 110 Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST Provincial Park YEARLY FUNDED FUNDED RECOMMEND. REF. OPERATING BY BY NO. NO. RECOMMENDATIONS RELATED TO COST VILLAGE OTHERS • ::PORT BURWELL PROVINCIAL PARK - • PLANNING 3 • 3 5.1 VILLAGE PARTICIPATIQN 11t PARK MANAGEMENT 0.00 0.00 0.00 4 3 5.1 .REM1EW OF•PAK'S.IIANAGKOO1T 1 M.. 0.00 0.00 0.00 as IMPROVEMENTS 5. 3.5;2 LANG ACQ,•:11ESTAMK OF:RI6'OT1'ER>CREEK:: 2,000.00 0.00 2,000.00 6. 3:52 IMPROVERNTS TO WEST BJS11K'OF BIG OTTER CREEK 5,000.00 0.00 5,000.00 • 1. 3.5:2 SINGE PARK Emma 0.00 0.00 0.00 MINISTRY OF NATURAL RESOURCES e • :3:5.2 MAINTENANCE YARD 5,000.00 0.00 5,000.00 MINISTRY OF NATURAL RESOURCES 9.. 3.5,2; AmPlioyE PARKING LO'T EAST OF•CHATHAM ST: 5,000.00 0.00 5,000.00 10.. 3 3 . : I$STALL NYORO..AT PARK400111110.. 2,000.00 0.00 2,000.00 MINISTRY OF NATURAL RESOURCES 11. :. 3,5 3 ' • DOCKING FACTIvIT1E WITHIN<P 10,000.00 0.00 10,000.00 MINISTRY OF NATURAL RESOURCES 12. 3:5:3 BOAT LAUNCHING FACILITY WITHIN PARK 10,000.00 0.00 10,000.00 MINISTRY OF NATURAL RESOURCES MINISTRY OF NATURAL RESOURCES TOTAL -: s` ' 39,000.00 0.00 39,000.00 MINISTRY OF NATURAL RESOURCES r ! jaleaji lib Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST Municipal Beach YEARLY FUNDED FUNDED RECOMMEND. REF. OPERATING BY BY NO. NO. RECOMMENDATIONS RELATED TO COST VILLAGE OTHERS • THC. MUNICIPAL BEACH • MUNICIPAL. BEACH 19.92-.1994 13. 3.6.2 USE OF.NUN. BEACH PRIOR TO DEVELOPMENT 0.00 0.00 0.00 14. . 3.6,2> TEMP. IMPROVEMENTS TO aUSTIL NUN: BEACH 2,000.00 2,000.00 0.00 t%) MUNICIPAL.;BEAM 10160. (DOTER HA -DEYELOPNT,) , 15 3.5:4 REVIEW OF SKINNER'S FINAL DEVELOPMENT PROPOSAL 2.000.00 2,000.00 0.00 1R. CO...4 MUNICIPAL SERVICES AMAMI 14 Alma:nu. 5,000.00 5,000.00 0.00 12 3.6;4 TRAFFIC ACCESS TO SKINNER DEVELOPMENT 5,000.00 5,000.00 0.00 EAST WATERFRONT PARK 18 3.6:0' STUDY OF'WATERFRONT EAST OF HUN BEACH 0.00 0.00 0.00 19. 3.6.5 ACCESS ROAD 2,000.00 2,000.00 0.00 20, 3;6.5 MUNICIPAL SERVICES 1.000.00 1,000.00 0.00 21. 3.6.5 PUBLIC AMENITIES: 5,000.00 5.000.00 0.00 TOTAL $ 22,000.00 22,000.00 0.00 its 1 _ 11��7f if I�u) Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST Big Otter Creek YEARLY FUNDED FUNDED RECOMMEND. REF. OPERATING BY BY NO. NO. RECOMMENDATIONS RELATED TO COST VILLAGE OTHERS THE EAST BANK OF BIG OTTER CREEK 22.: 3.7:2: PLANNING OF LAND .USE3 0.00 0.00 0.00 o+ w 23 3.1.x: LARD ACQUISITIOR .OF THE EAST BANK 1.000.00 0.00 1,000.00 2�. 30,2 ACQUISITION OF CPR tel 0.00 0.00 0.00 LONG POINT CONSERVATION AUTHORITY 25.. • 3'7:2 :MUNICIPAL ROADS M1 SERVICES 2,000.00 2,000.00 0.00 3.1.2 =PUBLIC:MNITIES 5,000.00 5.000.00 0.00 21 3,7;2. POESTRWIAWALE MORE ACOS RIR OTTER OEM TOTAL $ 6.000.00 7,000.00 1,000.00 Fr,m ea JIl_o) Date : October 1991 PORT BURWELL 1991 TOURISM AND RECREATION STUDY 4.4 OPERATING COST Village YEARLY FUNDED FUNDED RECOMMEND. REF. OPERATING BY BY N0. NO. RECOMMENDATIONS RELATED TO COST VILLAGE OTHERS E Vft E two* n. 2.0.:3NP ME NN l 0.00 0.00 0.00 0, 3.3.1 NREY1 uE_ I0-t,1 ' 0.00 0.00 0.00 It IAA 11I�:� POLICY 0.o0 0.00 0.00 31... L.L-1 i1."MAO '040tt3.IMG PO 0.00 0.00 0.00 . LI 32:. 3.8,:2 4010,414031111014 DNX tiatillailt 500.00 500.00 0.00 33. 34,2 DEVELOP FM RE. tisomouse 2,000.00 2,000.00 0.00 Want 1040,31 34. 3.;,#.3 liEht 011.114044 2,000.00 2,000.00 0.00 35. 3. .3 TO BE OPEN ON'A AF AR BASIS 5,000.00 5,000.00 0.00 IAC. $4143 KIWIS 416N1F1CAltts Etna 2,000.00 2,000.00 0.00 311 33.6.4 ,601014010101.. EETY 0.00 0.00 0.00 31. 3.6.4 .4010114M40 Of 110IMIE 306.04 841110INGS. 5,000.00 0.00 5,000.00 'MUSEUM ASSIST. PROGRAMS' (COMMUNICATIONS CANADA) SPEC 30:. 3.4,0 FT311103 Wirt 2,000.00 2.000.00 0.00 40. CALI 117110100,10t REMITA 2,500.00 2,500.00 0.00 41., 348.46 641U 0110 I RD AT A 2,500.00 2,500.00 0.00 GENE.. 'INTS 42. 34.6 I ENTS'IOIN'U o.o0 0.00 0,00 43. 3.6.6 GENERAL B AU:T`IFICATI.ON 1,000.0o 1,000.00 0.00 44. 3.4.:6 COSMO tO14140110 Of•NONICIPA OgitiliES 1,000.00 1,000.00 0.00 43. 3.8.,0 MI IILL041. 5'1405 500.00 500.00 0.00 46. 3.0.6 .NII KONICIP444 113UES/LX RAEYJD° Ira CENTRE 5.000.00 5.000.00 0.00 StICOVIIIIII 41:. 3.13.4 IMINISII 11.000014;.:000016$ }iA I f 20,000.00 20,000.00 0.00 43., 3...10,2_ 'S TA' TOU.YS M PliCKAGES 12,000.00 12,000.00 0.00 TOTAL 3, 63,000.00 56,000.00 5,000.00 k PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 5. IMPLEMENTATION PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 n o 0 5. IMPLEMENTATION 5.1 STRATEGY Successful Implementation of many of our recommendations depends largely on two major factors: A. Availability of funds B. The outer harbour development We have adopted the position that funds will be available in accordance with the projected schedule and that the development of the outer harbour will proceed as projected in the analysis report of Skinner's proposal (prepared by Hanscomb in April 1991). We do now believe, however, that this project will start one year later than shown in that analysis, namely the spring of 1993. Based on the above, we recommend that the following strategy should be used for the implementation. 5.1.1 Port Burwell Provincial Park The Ministry of Natural Resources currently has the total responsibility for the management of the park. Considering that the park occupies a very large part of the Village and particularly how little effect the park's visitors have on the local economy, we believe that the MNR should involve the Village in the management of this public facility, particularly the planning of future improvements. The Village should immediately seek representation in the park's administration. The park will become more accessible and easier to find if it is extended to the west bank of Big Otter Creek, incorporating the flood plains along the creek. This area would also be ideal for a small marina and boat launching facility serving the park's visitors. A single park entrance would also be better accommodated and the maintenance yard could be "tucked out of site"_ 65. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 5. Continued 5.1.1 (Cont'd) We recommend that the park's season be extended to the Thanksgiving weekend. The MNR should realize that the camping season in this part of the Province lasts longer than in the northern part of the Province. Installation of hydro outlets would improve the facility for the campers, particularly during the extended season. 5.1.2 Municipal Beach A program for the use of the Municipal Beach for 1992 should be prepared Immediately. The improvements made to the beach for 1992 should be substantial enough to last at least till the end of the 1994 season. This is In case the outer harbour development Is delayed until then. if the proposed development for the outer harbour has not started by the end of 1994, It is not likely to ever get off the ground. Assuming that the proposed development will proceed, however, a new municipal beach should be developed east of the existing beach. The year that the breakwater for the marina is being built, it Is not likely that any of the existing or proposed municipal beaches will be suitable for swimming. The following year, however, the proposed new municipal beach should be ready for use. If the improvements built for the existing beach are substantial enough,they can be transferred to the new beach. it Is assumed that permanent access to the new municipal beach will be through the outer harbour development. As various parts of this development will likely be under construction for 6-8 years, it would be prudent to create a temporary access to the new municipal beach. The strategy for the development is outlined In Appendix A. 66. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 n fec 0 5. Continued 5.1.3 Big Otter Creek The improvements recommended for this area are dependent on successful acquisition, and possibly trading, of land parcels in order to create an attractive and cohesive public amenity. If the outer harbour marina and a marina associated with the provincial park are built, we do not see the need for a municipally operated marina in this area. As the necessary land transfers will likely take some time, however, the existing municipal marina should continue to operate for 2-4 years. The development of the public amenities (hiking/bicycle trails along the old CPR track, boardwalk, benches, washrooms, etc.) should proceed in concert with the adjacent private development (Z Group). It is assumed that this private development will proceed in concert with or slightly behind the outer harbour development. It is, therefore Important to acquire the necessary lands as early as possible for proper planning of these public amenities. A major undertaking in this phase will be the pedestrian/bicycle bridge across the mouth of Big Otter Creek. The bridge should span between publicly owned parcels of land. Again, the proper land acquisition is of prime importance. The presence of this bridge should greatly enhance the traffic between the park and the Village. The bridge will limit the size of boats entering Big Otter Creek and should therefore be delayed until the outer harbour marina is capable of accommodating larger vessels such as the commercial fishing fleet. 5.1.4 The Village Administration The Village's administration and planning, currently functioning well, will need to be reviewed in light of the outer harbour development and the recommendations contained in this study. 67. PORT BURWELL ,1� TOURISM & RECREATION STUDY - PHASE 2 n �� C 0 J lJ L,0 5. Continued 5.1.4 (Cont'd) When completed the outer harbour development will have doubled the Village's population. The Implementation of the recommendations in this study will require special administration and co-ordination. The Village will need to double its current staff when the outer harbour is completed and hire a co-ordinator for the implementation of this study's recommendations. The cost of the former will be covered by the added tax base from the outer harbour development, the cost of the latter has been dealt with in this report. Lighthouse&Marine Museum These two facilities should be combined into one as noted In sections 3.8.2 and 3.8.3 of this report. Consideration should be given to incorporating a restaurant/cafeteria in the complex providing it does not jeopardize the public funding of combining these two entities. Historic Sites and Buildings Like most other communities, Port Burwell has only recently started to appreciate and preserve its ties with the past. Also, like most other communities, the cost of this preservation has been left for the individual owners. If an official list of historic sites and buildings is established and accepted by the provincial and/or the federal agency responsible, funds can be made available for preservation. The drawback with this situation is that one cannot deal with the "listed` properties without input from these agencies. An "unofficial" list should therefore be established and funds made available to the individual owners on an ad hoc basis as and when the Village is able to sustain such grants/loans. To emphasize the historic aspects of the Village can only improve its attraction as a tourist destination. 68. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 o Sas 0 711,C3 LuJ 5. Continued 5.1.4 (Cont'd) The"Downtown'Core The improvements to the core should start immediately and be done gradually to encourage participation, both financially and physically, by the business community. Potential improvements have been described In section 3.8.6 and we are convinced that at the first signs of development in the Village, public or private, the business community will rise to the occasion without further prompting. The Council should therefore Immediately plan a "beautifcation° program for the downtown core In association with the Business and Tourism Association. 5.1.5 Marketing the Village In section 3.10 of this report, certain recommendations are made In relation to the marketing of the Village. These recommendations should be implemented as soon as possible to give the earliest possible effect. The marketing program must be maintained in the future to be of any value to the Village. We cannot too strongly emphasize the need for a tourist development co-ordinator. Without a concentrated effort by the Village, the marketing will not give the desired result and many of the recommendations In this report will not be properly nor timely implemented. 69. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 J�L� 0 i-Y-.0 5. Continued 5.2 SCHEDULE When considering the implementation of the various recommendations, we have attempted to balance the projected expenditures as evenly as possible over the next 5 year period. We consider that "short" term projects should be completed within the next year or two. 'Long" term projects may be completed within 5 years if funding is available, but could conceivably take longer. However, we have assumed all our recommendations will be completed within 5 years, or before the completion of the outer harbour development. 70, mm Recom. Reference .Number Number OescriptimismI Iumm +ITmI IluYIANIALI+ ISEPIONbq+►I 01. 3.2.0 INVOLVEMENT BY BUSINESS B , 02. 3.3.0 REGIONAL REPRESENTATION .. 103. 3.5.1 VILLAGE PARTICIPATION IN I I I 1 04. 3.5.1 REVIEW OF PART'S MANAGENE1 4 J 1 05. 3.5.2 LAW AGUISITION M. BANE Cl E 1 I 1 06. 3.5.2 IMPROVEMENTS TO N. BANK Ore". g MEWS 07. 3.5.2 SINLE PARK ENTRANCE C ! 1 ! g 08. 3.5.2 MAINTENANCE YARD __ I ! 1 1 09. 3.5.2 IMPROVE PARKING LOT UST{ 10. 3.5.3 INSTALL HYDRO AT PARK CAN 1 1 I 11. 3.5.3 DOCKING FACILITES WITHIN 1 I I ! 12. 3.5.3 BOAT LAUNCHING FACILITY W I I I U -I - -1 13. 3.6.2 USE OF NUN. BEACH PRIOR T ! I ! 14. 3.6.2 TEMP. IMPROVEIIOHTS TO EXI 1 I 1 1 15. 3.6.4 REVIEW OF SKINNER'S FINAL I I I 1 i I 1 !' 16. 3.6.4 NUN. SERVICES ADJACENT TO._,_1----1----I -1 E 17. 3.5.4 TRAFFIC ACCESS TO SKINNER t 18. 3.6.5 STUDY OF IATEWRONT EAST I I I I 1 19. 3.6.5 ACCESS ROAD TO EAST WATER i E 20. 3.6.5 MUNICIPAL SERVIIE.S TO EAS 4 I I I 121. 3.6.5 PUBLIC AMENITIES TO EASTI I I I ! • 22. 3.7.2 LAND USE PLANNING - BIG 0 I I ! 23. 3.7.2 LAW ABU. - EAST BANK - B I I E 1 24. 3.7.2 AOUISITION OF CPR LANDSI I 25. 3.7.2 MUN.SERVICES - EAST BANK -- --- --- ---�!",,///////✓/ /��i��i���i, 26. 3.7.2 PUBLIC AMENITIES -E.i3JWK ///i////////i/////r//ii 127. 3.7.2 PEDESTR'WBIKE BRIDGE ACF ! I I � I 1 ! 28. 3.6.1 OFFICAL PUN AMENDMENT __4____1_ _ _j I 29. 3.8.1 REVIEW OF DEVELOPMENT BY: I 1 I 1 i-3°. 3.8.1 HERITAGE PLANNING POLICY 1 131. 3.6.1 ADOPT VILLAGE ADVERTIZIN 1 ! I 1 32. 3.B.2 LAND AOUISITION AROUND L] I I 1 I 33. 3.8.2 DEVELOP FILM RE. L101111911 ! I rt I ! i ! 34. 3.8.3 NEN BUILDING FOR MARINE F I I ! 1 35. 3.6.3 MARINE MUSEUM TO BE OPERMIll IIIIII 36. 3.8.3 AGUIRE 'SIEMNIFICANT' EXHI] - , I s 37. 3.8.4 FORM HISTORICAL SOCIETY E 1 ! 1 38. 3.8.4 RESTORATION OF HERITAGE I / z/ , 339. 3.6.5 FI5HOINNG DERBY 40. 3.9.5 ROMINS/CANOE REGATTA n ', 41. 3.8.5 SAILING/WIMIDSURFING REGA' , 42. 3.8.6 IMPROVEMENT OF DOWNTOWN I 43. 3.8.6 GENERAL BEAUTIFICATION %///////U/,w 14C 3.8.6 CONTINUED UPGRADING OF M -1 145. 3.8.6 NEW VILLAGE SIGNS 1 I r 1 46. 3.8.6 MEW N3IICIPAL OFFICES/LI! �f/✓/✓✓//r/////////////✓/r/r/r/r/r///r///r✓r/r/r/r/f/i/r//// I I I I I ! 1 I 1 I 1 1 1 I 1 1 1 TYPE OF PAN. HANSCOMB CONSULTANTS INC. i 1011I Co rye. Dote Renato ISM ".r'".# I= P1a 1 MUM 1 i_Primerera Systeme. Inc. ses♦um 1 PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 6. ALTERNATIVE#1 WITHOUT THE OUTER HARBOUR IJJCYELOr1YICIY I PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 rasieoz_71,0 6. ALTERNATIVE#1 (WITHOUT THE OUTER HARBOUR DEVELOPMENT) 6.1 INTRODUCTION This study focuses on what can be done to enhance the current economic conditions in the Village and encourage new economic activities. Unless the private sector can see the potential for profitable operations, new or increased business activities will not take place. With the exception of the proposed major development for the outer harbour, we do not believe that the private sector is prepared to make any investment in Port Burwell due to the economic conditions which exist In the Village today_ Even the outer harbour development may need to see some activity by the public sector to get started. The recommendations made in this study are, therefore, directed at various levels of government to provide the initial improvements required to stimulate the economy. Once these recommendations have been implemented, we believe that investments by the private sector will follow and the additional tax benefits to the Village will provide funding for the operation and maintenance of the publicly funded improvements. If the proposed outer harbour development does not materialize, the Village should develop a marina on its own. Today, the visitors contributions towards the Village's economy is minor, most of it being contributed by the boaters. It is our opinion that the boaters will continue to be by far the largest contributors towards the economy. When implemented, the recommended public improvements will increase tourism and recreational activities in and around the Village which in turn will improve the economic conditions in the Village to a certain degree. However, this improvement would be substantially greater if a major marina was built at the outer harbour. 71. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 n m 6. Continued 6.2 RECOMMENDED VARIANCES 6.2.1 Administration/Organizations/Government The recommendations (1-2) made in these sections of the base study would remain as is. 6.2.2 Port Burwell Provincial Park RECOMMENDATION#A.1 If the outer harbour development does not proceed and the marina recommended in section 6.23 is not built,we recommend that the docking and launching facilities recommended in section 3.5.3 be doubled. The other recommendations in section 3.5 (3-10)will remain as is. 6.2.3 Municipal Beach If it has been established that the outer harbour development will not proceed, we recommend that the Village build a 300-400 berth marina as originally envisaged within the confines of the new breakwater. RECOMMENDATION#A.2 In the event that the Village decides to pursue the planning and development of the Municipal Beach without a moor development proposal such as Skinner or some other party,the Village should immediately retain the services of such experts as may be appropriate to develop a site plan and design for the Municipal Beach. Such plan will take advantage of the Village's financial resources at the time as well as such government grants and programs which may be available. RECOMMENDATION#A.3 It is recommended that a 3-400 berth municipal marina be designed,built and operated by the Village. As an alternative,the operation may be leased to a private firm. 72. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 ng r3o 111120, 6. Continued 6.2.3 (Cont'd) Prior to construction of the municipal marina,it is recommended that the municipal beach remain open to the public as per section 3.6.2 and that the recommended improvements (13-14) remain as is. When the start of construction of the municipal marina has been established, a transfer of the municipal beach to the east waterfront park should be made as per section 3.65 and the recommendations noted (18-21) be implemented. 6.2.4 Big Otter Creek If the outer harbour development does not proceed, and the municipal marina is built in its place, the recommendations made in section 3.7(22-27)will remain as is. 6.2.5 The Village If the outer harbour development does not proceed and the municipal marina is built in its place, the recommendations made in section 3.8 and 3.10 (28-48)will remain as is. 73. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2u-La 6. Continued 6.3 COST VARIANCES Alternative #1 proposes that if the Skinner development does not materialize, the Village should build its own marina. Without support from senior levels of government, this may not be possible as it would have a tremendous impact on the Village's tax burden. In our calculations, we have therefore assumed that approximately 60% of the total cost of the marina and the breakwater will come from various departments of the federal government and ministries of the provincial government. It will obviously not be easy to obtain this amount of government funding even though the funds would not be required till 1994-1995. The next years must be used wisely to obtain the support, if it becomes necessary. 74. PORT BURWELL 1991 TOURISM AND RECREATION STUDY ALTERNATIVE # 1 6.3 CAPITAL COST ESTIMATED FU ED FUNDED RECOM. REF. DESCRIPTION CAMAL NO. NO. C T mixt OTh 'OTHER' FUNDING SOURCES 1-2 3.2-3 RECOMMENDATIONS RELATED 70:ORGNNI/ATiONS 0.00 0.00 0.00 3-10 3_5.1-3 REC0I NPATIONS REL:ATOO TO PORT URWELL NOV.. PARK 320,000.00 0.00 320,000.00 MINISTRY OF NATURAL RESOURCES A-1 6.2.2 •DO11sLL 't CKIM4R*-LAUNCHING:FACUAUES 75,000.00 0.00 75,000.00 MINISTRY OF NATURAL RESOURCES RECOIENOATIONS RELATED TO SNE MUNICIPAL SEACK n 13-14 3.6.2 MUNIOIPAL 40441,9249$4. 10,000.00 5,000.00 5,000.00 (SEE SECTION 3.6.2) $UNIUIPAL BEi . 199 (MUNICIPAL.MARINA OEV.) A-2 6.2.3 PLANNING.AiMON. 300,000.00 250,000.00 50.000.00 'COMMUNITY WATERFRONT' (MIN. OF TOURISM 4 RECR.) A-3 6.2.3 ROADS A1, VICES - 50,000.00 5,000.00 45,000.00 MIN. OF TRANSPORT A MIN. OF ENVIRONMENT togagurnow A-4 6.2.3 BIPJOMTER 3,500,000.00 0.00 3,500,000.00 DEPT. OF OCEANS A FISHERIES A-5 6.2.3 MINA 4,500,000.00 2,250,000.00 2,250,000.00 MINISTRIES OF HUN AFF.TOUR 6 RECR. TREAS 8 (CON 18-21 3.6.5 EAST WATERFRONT PARK 60,000.00 40,000.00 40,000.00 (SEE SECTION 3.6.5) 22-27 3.7.2 WOO, ROAM. Tb INE CAST BANK or OIG OTTER CREEK 535,000.00 180,000.00 355,000.00 (SEE SECTION 3.7.2) 28-48 3.8-10 R"ECONMENOATIONS RELATED TO THE MLASE 896,000.00 L 523,500.00 372,500.00 (SEE SECTIONS 3.8 & 3.1o) TOTAL S 10,266,000.00 3,253,500.00 7,012,500.00 PORT BURWELL 1991 TOURISM AND RECREATION STUDY ALTERNATIVE # 1. 6.3 CAPITAL COST DISTRIBUTION PROJECTED! CAPITAL COST DISTRIBUTION VILLAGE OF PORT BURWELL 3,253,500.00 GENERAL ITEMS 553,500.00 NEW BUILDINGS & MARINA 2,700,000.00 COMMUNICATIONS CANADA 162,500.00 DEPARTMENT OF OCEANS & FISHERIES 3,500,000.00 LONG POINT CONSERVATION AUTHORITY 100,000.00 MINISTRY OF COMMUNITY & SOCIAL SERVICES 50,000.00 MINISTRY OF CULTURE & COMMUNICATIONS 130,000.00 MINISTRY OF ENVIRONMENT 41,500.00 MINISTRY OF MUNICIPAL AFFAIRS 1,012,500.00 MINISTRY OF NATURAL RESOURCES 395,000.00 MINISTRY OF TOURISM & RECREATION 695,000.00 MINISTRY OF TREASURY & ECONOMICS 750,000.00 MINISTRY OF TRANSPORTATION 170,000.00 TOTAL 10,266,000.00 HaliWaidtb PORT BURWELL MUNICIPAL MARINA OPERATED BY THE MUNICIPALITY FINANCIAL PRO-FORMA REVENUES RENTAL OF 400 BERTHS @ $ 1000.00 PER SEASON 400.,000.00 OTHER RELATED INCOME (50% OF REVENUES) 400,000 0.0 TOTAL $ 800,000.00 EXPENSES OPERATION & MAINTENANCE 400 BERTHS @ $ 500.PER YEAR 200,000.00 OTHER COSTS 100,000.00 DEBT SERVICE ($3,500,000 @ 10% AM-15 YEARS) 4`40,160.00 NET INCOME $ 53:,840.00 PORT BURWELL 1991 TOURISM AND RECREATION STUDY ALTERNATIVE S 1 6.3 CASH FLOW (VILLAGE OF PORT BURWELL) CASH FLOW RECON. REF. DESCRIPTION YEAR 1 YEAR ? Y 'S. YEAR 4 YEAR 5 'TOTAL NO. No. 1-2 3.2-3 KMONNENONTIONS MATEO TD DROAN!zA 0.00 0.00 0.00 0.00 0.00 0.00 3-10 3.5.1-3 Recommottoss AMATE 1 TO POWWOW, PRov. PARK 0.00 0.00 0.00 0.00 0.00 0.00 A-1 6.2.2 DOODLE DOCKING* OWNING-MOIRES- 0.00 0.00 0.00 0.00 0.00 0.00 E EMOMONS gamut TO INC NURCIPI! KAM CO 13-14 3.6.2 ' NUNIMAL, MH 1.92-1994. 5,000.00 0.00 0.00 0.00 0.00 5,000.00 P W JPAf. DA 1095 (FE[ I DIPAL M INA DEV A-2 6.2.3 :pawns;A.DESIGN 0.00 0.00 0.00 250.000.00 0.00 250,000.00 A-3 6.2.3 Rte :&SENVICES 0.00 0.00 0.00 5,000.00 0.00 5,000.00 CONStRUCTIOW A-4 6.2.3 .E E:4 'EN 0.00 0.00 0.00 0.00 0.00 0.00 A-5 6.2.3 `�YGtet�RyM11A. Y1Y 0.00 0.00 0.00 0.00 2,250,000.00 2,250,000.00 16-21 3.6.5 EAST VA ERFRUiNT PARK - 0.00 40,000.00 0.00 0.00 0.00 40,000.00 22-27 3.7.2 • 9n . REMO T0. mg EAST IS DID OTTER CEM 5,000.00 0.00 100,000.00 25,000.00 50,000.00 180,000.00 20-48 3.8-10 REONNENpA' l 1S AML:ATEO TO THE MUM 23,000.00 19,500.00 7,000.00 129,500.00 344,500.00 523,500.00 TOTAL $ 33,000.00 59,500.00 107,000.00 409.500.00 2,644,500.00 3,253,500.00 G J gRABO C �lll PORT BURWELL 1991 TOURISM AND RECREATION STUDY ALTERNATIVE 1 1. 6.3 CASH FLOW FOR OTHER FUNDING SOURCES PROJECTED CASH FLOW FOR OTHER FUNDING SOURCES DESCRIPTION YEAR 'l. YEAR 2.. YEAR 3 YEAR: 4 _ YEAR 5 TOTAL COMMUNICATIONS CANADA 7,500.00 10,000.00 130,000.00 10,000.00 5,000.00 162,500.00 DEPARTMENT OF OCEANS A FISHERIES: 0.00 0.00 0.00 3,500,000.00 0.00 3,500,000.00 ., : LONG POINT CONSERVATION AUTHORITY 25,000.00 0.00 50,000.00 25,000.00 0.00 100,000.00 MINISTRY OF COMNUNiff SOCIAL SERVICES 0.00 0.00 0.00 12,500.00 37,500.00 50,000.00 MINISTR:Y OFULRE & COMMUNICATIONS 0.00 0.00 0.00 125,000.00 5,000.00 130,000.00 MINISTRY OF EINIROWNT 4,500.00 4,500.00 4,500.00 29,500.00 4,500.00 47,500.00 MINISTRY OF MUNICIPAL AFFAIRS (PRIDE). 6,500.00 1,500.00 1,500.00 1,001,500.00 1,500.00 1,012,500.00 MINISTRY OF NATURAL RESOURCES 65,000.00 180,000.00 35,000.00 20,000.00 95,000.00 395,000.00 MINISTRY OF TOURISM & RECREATION 0.00 20,000.00 110,000.00 50,000.00 515,000.00 695,000.00 MINISTRY OF TREASURY & ECONOMICS 0.00 0.00 0.00 750,000.00 0.00 750,000.00 MINISTRY OF TRANSPORTATION: 0.00 0.00 150,000.00 20,000.00 0.00 170,000.00 TOTAL $ 108,500.00 216,000.00 481,000.00 5,543,500.00 663,500.00 7,012,500.00 PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 riAneciznith 6. Continued 6.3 (Cont'd) Operating Cost It is assumed that the Village will be able to have the breakwater built, or funded, by the federal government. It is also assumed that of the total cost of the marina ($4,800,000), the Village will be able to obtain grants or forgivable loans from the provincial government in the amount of $1,000,000 - $1,500,000 ($1,300,000 has been used in the calculations). It is assumed that the balance ($3,500,000) will be repaid from income from the marina. Our calculations project that the marina will operate at a small profit. The operating cost for Alternative #1 will therefore remain as for the base study. 80. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 n� 0 LuJ 6. Continued 6.4 IMPLEMENTATION VARIANCES It has been noted that of all the tourists, the boaters generate the greatest amount of business for the Village. If Skinner's outer harbour development does not proceed the Village should build, or have built, a municipal marina. It is our understanding that, in the extreme, Skinner could delay the start of the development till 1995. Also as noted, we believe that unless the development was started by 1994, it probably will not materialize. We, therefore, recommend that the Village commence planning and design of the municipal marina in 1994 and be ready for construction in 1995. It should be possible to be open for business in 1996. All other recommendations would proceed in accordance with the schedule suggested in the base study, save for the recommendations related to the east waterfront park which will follow the completion of the municipal marina. 81. PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 7. APPENDICES PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 APPENDIX "A" TEMMirlit Port Burwell Marina & Waterfront Development Analysis Report 1. General Review 2. Development Economics 3. Impact on Village 4. Development Phasing 5. Financial Benefits 6. Appendix A - Developer's proposal PORT BURWELL MARINA & WATERFRONT DEVELOPMENT ,f 1 O 11 O 1. General Review A. Overview Skinner's proposal has met the basic criteria set down in our call for proposals. The Marina will provide in excess of 400 berths, while a minimum of 300 was requested. It is assumed from the proposal, that the facilities directly associated with the marina will be located on the 'marina lands' , or in other words, on the municipal/federal land. This will necessitate a land lease between the developer and the municipality and/or the federal government. It is difficult to assess if the private development can be confined within the dedicated land area. This needs to be clarified by the developer. The developer may have secured options to buy the adjacent land. Skinner has also responded to the question of the value of the freehold land by stipulating what he is prepaYed to do financially. It appears that the value of the freehold land has been set at approximately $2,000,000. This assessment is obviously based on the assumption that the land is, or will be, totally serviced by the municipality without any cost to the developer. This of course is negotiable. The developer is also responding to the matter of operating the Marina by offering to take on a management contract to be negotiated. The only condition made by the developer is that the Breakwater must be financed by public money. As the Breakwater must be built before the start of the marina, it will be necessary to overcome this condition in order to proceed with the project. The proposed development is, in general, ambitious but should prove to be a tremendous improvement to the vitality of Port Burwell, both financially and socially. As noted in Skinner's proposal, the development will no doubt relocate the epicentre of the Village and consideration should therefore be given to the relocation of the township offices, fire hall, etc. These municipal facilities could become part of the new development. Care must also be taken that the new development does not 'turn its back' on the existing village and thereby creating a separate community. 1 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT IIC ns-co 0 1. General Review (cont'd) A. Overview (cont'd) The total floor area of the development must be reviewed by the Village and discussed with the developer. The village must also carefully review any height restrictions it wants to impose on the development. It is our opinion that this development properly managed, will transform Port Burwell, from what has been called 'a sleepy little village' to a thriving town. A transformation that may be welcome by some and not by others. B. Mix of the Development While the development is ambitious, it contains, in our opinion, the ingredients that are needed to make it work. The only item we seriously question is the size of the athletic centre which, in our opinion, is grossly oversized. It is difficult to make financial sense out of indoor tennis, bowling, curling, etc. , in a facility that must match the quality of the remainder of the development. It should be assumed that the development will be phased over a number of years and that the start of a succeeding phase will be dependent on the preceding phase(s) . However, for the purpose of this analysis, we have assumed that one phase will immediately follow the preceding phase. The projected phasing is our best guess after reviewing the estimated financial performance of the various facilities proposed. 2 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT JZ p JL0 2. Development Economics A. Cost We have reviewed the developer's projected cost and income figures. Due to the limited information given, we have prepared our own projections which compare favourably with the developers's. The estimated costs are as follows: Skinner Hanscomb Breakwater $ 3,400,000 $ 3,750,000 Marina $ 4,900,000 $ 4,250,000 Ancillary Facilities $ 10,000,000 $ 9,150,000 Private Development Hotel and Retail $ 35,000,000 $ 42,000,000 Athletic Centre $ 8,000,000 $ 7,500,000 Cineplex $ 2,000,000 $ - 1,875,000 Low Rise Condos $ 12,000,000 $ 12,600,000 High Rise Condos $ 25,000,000 $ 28,000,000 Parking S 8.000,000 $ 7,500,000 Total Development Cost $108,300,000 $116,625,000 We consider estimates within 10% of each other to be comparable at this stage of a development. B. Income The figures provided by Skinner for the cost of the project are rather sparse. The figures provided for income are even more so, and, to make matters worse, some of the amount given appear to be Net Income, while others are Gross Income or income from operation of the facility rather than the income from the Real Property. A direct comparison is therefore of little value. We have again prepared our own projections. 3 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT LwQ w[Q 2. Development Economics (cont'd) B. Income (cont'd) i. Rental Income per year Hanscomb Skinner [ ] Gross Operating Net ] [ Income Costs Income $ $ $ $ Breakwater - 10,000 (10,000) - Marina 800,000 300,000 500,000 400,000 Ancillary Facilities 1,700,000 700,000 1,000,000 1,038,000 Hotel & Retail 10,400,000 6,200,000 4,200,000 4,500,000 Athletic Centre 1,200,000 600,000 600,000 1,000,000 Cineplex 500,000 250,000 250,000 250,000 Parking 2,100,000 500.000 1.600.000 4 000,000 Total 16,700,000 8,560,000 8,140,000 11,188,000 4 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT Lranneciznal3 2. Development Economics (cont'd) B. Income (cont'd) ii) Sales Income Hanscomb Costs Sales Profit Low Rise Condos $12,600,000 $19,200,000 $ 6,600,000 High Rise Condos $28,000,000 $43,750,000 $15.750,000 Totals $40,600,000 $62,950,000 $22,350,000 Skinner Low Rise Condos $12,000,000 $18,000,000 $ 6,000,000 High Rise Condos $25,000.000 $35,000,000 $10.000,000 Totals $37,000,000 $53,000,000, $16,000,000 C. Funding The developer is indicating that the funding will be done through syndication of shares in the development. This is a common practice in the industry, yet can be quite time consuming. We assume that the syndication will involve the minimum equity participation only. If the development was to be built as one project, it could be completed within 3-4 years. However, the equity requirement would be in the range of $25-$30,000,000. 5 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT n J 2. Development Economics (cont'd) C. Funding (cont'd) The developer has indicated that the development would be phased over approximately 10 years. We have reviewed various phasing alternatives and found that the minimum time span for what we consider to be the most advantageous phasing, would be 6 years (see Section 4 of this report) . The equity requirement in a phased project (whether 6 or 10 years), would be greatly reduced. We estimate that prior to the start of Phase #2 (see Section 4) an equity requirement of approximately $2,000,000 plus the sales of approximately 60 condo units of the Low Rise will be required. A further $1,000,000 wil be required prior to the start of Phase #3 and sales of approximately 125 units of the High Rise will be required prior to the start of Phase #4. If the project is successful, the investors stand to gain 8-10 times their investments. 6 PORT BURWELL u W� MARINA & WATERFRONT DEVELOPMENT n O OJuLQ) 3. Impact on Municipality A. Infrastructure We have assumed, along with the developer, that municipal services, roads, etc. will be provided to the edge of the development by the municipality without any charge to the developer. We have also assumed that the distribution of these services from the edge of the development to points within, will be for the cost of the developer. We are aware that the municipal services have large space capacities and have assumed they are sufficient to handle this development. However, they must be brought to both properties. As the Marina will be considered a separate property, it would be prudent of the municipality to budget a minimum of $500,000 to cover the cost of providing these services The majority of this amount will probably be spent in servicing the Marina and would have to be in place approximately 1 year after the development agreement has been signed. The balance of the expenditures would be phased over the following 4-5 years. Other municipal services such as fire department, library, schools, etc. , may have to be enlarged. We assume the increase in tax assessment will pay for these services (see section 5) . B. Business The development would have a significant impact on the business community in and around the Village. There would be a tremendous increase of traffic in the area with its adherent increase in business activities. With an additional 370 residential units and the operation of a 300 room hotel, a good part of these activities would be ongoing throughout the year. There would, of course, be increased competition from the retail facilities within the new development, but this is bound to draw shoppers from a much larger area than ever before. Existing business operators that fail to see the opportunity for increased business by not providing improved shopping facilities, are bound to suffer the consequences. 7 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT n O ,-,O 3. Impact on Municipality (cont'd) C. Employment i. During the development stage As described elsewhere in this report, we assume a phased development over a minimum period of 6 years. During this time, there will be ongoing construction with a workforce that we estimate to average approximately 50 people. The lowest at any one time will probably be 20-25 and the most 80-100. For a period of 6 years, this will greatly improve the employment situation and the business opportunities in the community. ii Permanent (incl. seasonal) As the various facilities open for business, there will be a great need for operating and maintenance personnel. Based on the limited information available, we estimate the employment opportunities to be: Permanent full time positions Hotel 55 Retail 8 Athletic Centre 8 Cineplex 3 Condominiums 9 Parking Garage 3 Marina w/ Ancillary Fac. 2 Total 89 8 PORT BURWELL MARINA & WATERFRONT DEVELOPMENT --1 p 1 QJ 3. Impact on Municipality (cont'd) C. Employment (cont'd) Seasonal (May-Oct) full time positions Hotel 15 Retail 5 Athletic Centre 5 Cineplex 3 Parking Garage 3 Marina w/ Ancillary Fac. 120 Total 151 Part time positions throughout the year for the various facilities is estimated to be the equivalent of 10 full time jobs. 9 ART AU RW WAL MARINAnEn& WATERFRONT DEVELOPMENT O O 4. Development Phasing The economics of the development will suggest 3 phasing of the construction. We have reviewed a number of phasing scenarios and the most advantageous we have found is as follows: Phase 1 - Breakwater Phase 2 - Marina with its Ancillary Facilities Parking Garage for approximately 600 cars Low Rise Condominiums Phase 3 - Hotel Retail Cineplex Parking Garage for approximately 400 cars Phase 4 - High Rise Condominiums Athletic Centre Considering the time required for planning, design and construction, together with considerations for the beet time to start construction and open for business, we see the following schedule Start of Open for Phase Construction Business #1 Summer 1992 - #2 Winter 1993 Spring 1994 #3 Spring 1994 Spring 1996 #4 Spring 1996 Spring 1998 This phasing sequence would have a number of benefits: - a limited effect on the Village as far as the 'construction site' syndrome is concerned - only 60 units have to be pre-sold to obtain financing for 2/3 of the project. 10 MARAU RW WAL SCO MARINA Sc WATERFRONT DEVELOPMENT Q • 4. Development Phasing (cont'd) the opening of the various facilities will be spread over a longer period and retain the development's attraction for years. - requirements for equity funding will be reduced due to income from the project during the development - the financial and social impact on the Village will be more gradual The impact of the phasing on the potential employment would be approximately as follows: Full Time Jobs Seasonal Full Total Time Jobs 'Construction Permanent . Summer/Fall 1992 20 1993 - Spring 1994 50 - _ 50 Spring 1994-Spring 1996 50 10 120 180 Spring 1996-Spring 1998 50 70 146 266 From Spring 1998 and Onward - 89 151 240 11 PORT BURWELL _ MARINA & WATERFRONT DEVELOPMENT J�E�IL ffliSD 5. Financial Benefits While there will be certain demands made on the Village by the new development, there will also be an added tax-base to support the Village. The following calculations have been made with 1984 as the base year of the assessment. Property Business Assessment Tax Tax Marina with Ancillary Facilities $ 105,000 $ 15,000 $ 4,500 Commercial Development $ 700,000 $ 96,000 $29,000 Residential Development $1,850,000 $215,000 - Totals $2,655,000 $326,000 $33,500 Total Tax Revenues $ 33,500 ;359.500 The above has been estimated conservatively and will certainly escalate if the county proceeds with its planned county wide re-assessment of the tax-base. 12 PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 APPENDIX "B" PORT BURWELL - TOURISM & RECREATION STUDY- PHASE 2 q S c:LLD APPENDIX"B" PORT BURWELL'S MARKET AREA Our survey of marinas on the central area of Lake Erie (contained in Phase 1 - The Background Report) reveals that the marinas east of Port Burwell (Port Rowan to Port Dover) draw most of their clients from within a radius of 75 km. In addition, they also attract a significant clientele from Kitchener/Guelph and from Hamilton/ pronto. This trend to permanent clients from the larger centres was attributed by the operators to escalating costs end overcrowding on Lake Ontario. Nevertheless, the traditional definition of market area by radii seems increasingly outmoded - certainly for recreation markets- when the important factor appears to be travel time. It is highways, travel routes and time of travel that should define recreation markets. Defined by highway access, Port Burwell's natural hinterland is on the highway No.3/ Hwy No. 19 hub which draws north/south and east/west traffic through Tilisonburg from Aylmer on the west to Delhi on the East and from Woodstock and Ingersoll on the north. To the East and West of this axis (i.e. from either London or Brantford) the natural pull is from London through St. Thomas to Port Stanley or along Highway 402 to Lake Huron - and from Brantford south through Simcoe to Port Dover. This defines Port Burwell's primary market. But the Kitchener/Waterloo/Cambridge axis along highway 401 to Woodstock and Ingersoll provides a secondary market - which, because of its great size and its ready access to the 401 Freeway, is a natural secondary market for Port Burwell. This is confirmed by the number of renters of marina slips at Port Dover and at Turkey Point who might be said to be out of their natural habitat because the only real facilities are there. These markets, of course, are limited to weekend boaters and day visitors for whom time is of the essence. They do not apply to Port Burwell with the Skinner project in place which, because of its magnitude, will attract tourists by land and transient boaters by water by a much larger area. Nevertheless Port Burwell promotions should be conditioned by these traffic flows and information should be directed to these areas through their broadcast and print media. TORONTO Aik (7.) Kitchener-Waterloo ' Woodstock„ ,K Cambridge w Ingersoll i° .i. 1 HAMILTON London , LAKE Brantford ONTARIO St.Thomas Ayim ` Tllsonburg Simcoe t- _€I Delhi ,,,�-Port Stanley `'PPort Port Burwell Turkey y Port �^ ^ "M,--. .• "." .,ww.r ��„ - ^ �... Point Dover. .r . ,w'n LAKE ERIE - w.,... • (Schematic- not to scale) MARKET AREA Primary Market Area iiiiiiiiiiiimil n2n_ s©onib MAP PORT BURWELL TOURISM & RECREATION STUDY - PHASE 2 APPENDIX "C" ST. THOMAS ATTRACTION ST. THOMAS DINING The Elgin Military Museum New Sarum Family ADDRESS:30 Talbot Street,St.Thomas,Ontario N5P 1A3 Restaurant (519)633-7641 This museum traces local military participation from the War of LOCATION:New Sarum,east of St.Thomas,Hwy.74 at Hwy.3 1812 to the present.Features:World War I Bunker,submarine ADDRESS:R.R. #3,St.Thomas,Ontario N5P 3S7 (519)773-3101 control room, muzzle-loading cannon, reference library, Country restaurant serving country fresh food.Decor simu- indexed records of military personnel. Group tours may be lates small town "Main Street" scene. Group.menu choice arranged in advance. includes memorable chicken dinner specialty. Breakfast, brunch,lunch,afternoon tea,dinner;licensed. St. Thomas Visitor/Tourist CONTACT PERSON:Robert White,Proprietor Information Centre OPERATING DAYS/HOURS:7:00 am- 10:00 pm Jumbo Monument RESTAURANT CATEGORY:Family Dining;Table Service MAXIMUM GROUP SIZE 133 persons ADDRESS:65 Talbot Street,St.Thomas,Ontario (519)633-8429, GROUP MENU AVAILABLE: Yes.Pre-arranged group seating FAX(519)631-0466 and menu Short,informative presentations provided by staff on-board or PAYMENT PROCEDURE:Payment upon departure of(. Escorted tours, including narrative by guide, by PRICE RANGE:$8.00•$15.00.Breakfast,lunch,dinner appointment. CONTACT PERSON:Ellen Parks DURATION OF VISIT: 1 -2 hours OPERATING SEASONS/HOURS/DAYS:March-December COMPLIMENTARY POLICIES:Driver and Escort free MOTOR COACH PARKING: Yes.2 coaches Elgin County Pioneer Museum ADDRESS:32 Talbot Street,St.Thomas,Ontario N5P 1A3 (519)631-6537 The Elgin County Pioneer Museum reflects the social,cultural and industrial history of Elgin County. Unique displays of Canadians. Providing: On-site tours, self-guiding tours, changing displays&step-on bus tour guides. PORT STANLEY PORT STANLEY ATTRACTION Port Stanley Kettle Creek Business Association Queen LOCATION:Port Stanley,Ontario ADDRESS: 1 The West Pier (519)782-3566,782-3315 ADDRESS:P.O.Box 310,Port Stanley,Ontario(519)782-3315 Forty-five foot paddlewheel party boat cruising scenic Kettle Overnight accommodation available at Kettle Creek Inn and Creek and the harbour area on the north shore of Lake Erie. numerous bed&breakfast establishments.Attractions include OPERATING DAYS/HOURS:April 15-September 15;Regular daily 1 train rides(Port Stanley Terminal Rail)and tour boat charters tours 1:30 pm and 3:00 pm or as scheduled (Kettle Creek Queen).Port to one of Lake Erie's finest fishing MAXIMUM GROUP SIZE:Liquor licenced for 100 persons fleets and for shipping of the large lake freighters. Interesting and unusual shops and boutiques including home of the Kettle GROUP RATE:$6.00/person(2 comps.) Creek Canvas Co.Excellent dining with many facilities available to bus tours. Summer theatre operates evenings all summer. Port Stanley Clean beautiful beach. World famous Hawk Cliff/Migratory Port birds in September.Historical King George lift bridge.Dickens Terminal Rail Days - first weekend in December. Calipso weekend - Civic Holiday. ADDRESS:319 Bridge Street at Carlow,P.O.Box 549, CONTACT PERSON:Barry Fitzgerald Port Stanley,Ontario NOL 2A0 (519)782-9993;FAX(519)679-9258 COMPLIMENTARY POLICIES:Vary by establishment Ride the 125-year-old London and Port Stanley rail line along Kettle Creek.Visit the museum and food caboose at the Port Stanley Station. Call Shirley for more information on regular charters and special trips to St.Thomas. CONTACT PERSON:Shirley Liggett(519)672-7953 OPERATING SEASONS/HOURS/DAYS: Year round, on the hour from the station in Port Stanley.Sundays May-June 1:00 pm- 4:00 pm;July-August 12 noon-5:00 pm;Sept.-April 1:00 pm-3:00 pm; Saturdays May-June 1:00 pm-3:00 pm;July-August 1:00 pm-5:00 pm; Sept.-October 1:00 pm-3:00 pm;Santa Claus Special Dec.7&8,14& 15,21&22 MAXIMUM GROUP SIZE:3 motor coaches GROUP RATE:Adults$4.50,Children$2.25(mm.$120.00) ; .; 4.O .U .TH WES TER ONTARIO TOUR PLA NE s PORT STANLEY DINING WEST LORNE ATTRACTION Jackson's Wharf Swain Greenhouses Ltd. Restaurant LOCATION:Corner of Hwy.3&Hwy.76 LOCATION:208 Main Street(on the waterfront) ADDRESS: R.R.02,West Lorne,Ontario NOL 2P0(519)768-1116, FAX(519)768.2582 ADDRESS:P.O.Box 759,Port Stanley,Ontario NOL 2A0 31/2 acres of lush tropical greenhouses.Visit the shops of gifts (519)782 4589 and crafts.Enjoy a quiet lunch in our new Texas Longhorn Bar Situated at the mouth of Kettle Creek,you can observe from all &Grill Restaurant. areas of our building the unusual blend of pleasure craft,fishing CONTACT PERSON:Connie vessels,commercial ships and the King George Lift Bridge. Join our loyal following of patrons who drive for miles to enjoy a OPERATING SEASONS/HOURS/DAYS:Mon.-Sat.9:00 am- Jackson's dining experience. Licensed dining room, private 5:30 pm;Sun.10:00 am-6:00 pm all year banquet rooms(10-150 people),outdoor patio,access for wheel- MAXIMUM GROUP SIZE:No limit chairs-Famous for our seafood as well as products from the.land- GROUP RATE:No charge CONTACT PERSON:Larry Cawker LENGTH OF TIME REQUIRED:2 hours OPERATING DAYS/HOURS:Wed.-Sun.(Oct:April);7 days/ week(May-Sept.)11:00 am-9:00 pm COMPLIMENTARY POLICIES: Complimentary coffee break or RESTAURANT CATEGORY:Family dining lunch for driver MAXIMUM GROUP SITE:150 persons - TOUR GUIDE/REPRESE NTATNE Yes GROUP MENU AVAILABLE Yes TOURS PROVIDED BY FACILITY'S REPRESENTATIVE:Yes PAYMENT PROCEDURE Cash or cheque at end of function RESTAURANT SERVICES:Cafeteria type restaurant serving Texas Longhorn burgers, homemade soups, sandwiches & fresh PRICE RANGE:$9.50-$12.00(includes soup,salad,entree,dessert, baked,HUGE desserts&bread,ice cream.Seats 125;same hours as coffee/tea) above DURATION OF VISIT: 1-11h hours MOTOR COACH PARKING:Yes,side of building COMPLIMENTARY POLICIES:Driver&escort eat free MOTOR COACH PARKING:Yes,2-4 buses SPARTA Historic Village of Sparta LOCATION:Elgin County,Sparta,Ontario(south of St.Thomas) ADDRESS: c/o Merchant Association, General Delivery, Sparta, Ontario NOL 2H0 (519)775.2522,FAX(519)775-2726 Our friendly village will greet you with old fashioned hospitality. Quaint shopping area in restored buildings,circa 1850. THE VILLAGE TEAROOM&BAKERY:Mr.Murray Westbrook,775-2447."Treat yourself to the country cuisine and the quaint village atmosphere!"SEASON:as above 11:00 am- 5:00 pm(extended hours available);GROUP RATE:from$4.95; 1 complimentary meal per 20 paid meals. QUAL DU VIN ESTATE WINERY:Mr.Roberto Quai,775-2216. "Located 5 minutes north of Sparta you will find nestled among the vineyards,Ontario's newest&smallest winery."SEASON: as above 11:00 am-5:00 pm;Complimentary tastings&tour of winery/vineyard. Step-on guide for Historic Tour.504/person;approx.45 minutes All above services require advance notice.Brochures on request CONTACT PERSON:Anna Ritchie,Association President OPERATING DAYS/HOURS:Tues.-Sun.April-Dec.;7 days/week Summer COMPLIMENTARY POLICIES:Step-on Guide for"Welcome to Sparta Greeting';Self-guided walking tour brochures 'S' Cr U T J'1 },R T E RR IV 0 N• T F1+ '1 a L e1' a P-'1A. l i•iT E - _ r ' Oxford County (Woodstock OXFORD Area) 1. Dolls in Toyland Bluebird Coach Lines 2. Elm Hurst Inn 3. Ingersoll Cheese Factory Museums& 228 Whiting Street, Ingersoll Sports Hall of Fame Phone: (519)485-3567 Monday-Friday, 7:00 am-5:00 pm 4. Jakeman's Maple Products Saturday,7:00 am-12:00 pm 5. Great Western Railway Station Dumping facilities only 6. Woodstock Museum * Arrangements can be made for after hour service 7. Annandale House&Tillsonburg Museum Fee 8. Covey Bros. Motel and Family Restaurant 9. Coyle's Products Limited Zorra Highland Bus Company 10. Highland Games 121 Huron Street, Embro 11. Norwich& District Museum and Archives Phone:(519)4754181 12. The Pines Motel Monday Friday,8:00 am-5:00 pm 13. Quality Inn& Convention Centre Dumping facilities, emergency maintenance and service, 14. Shoult's Antique Lighting and Brass washing Fee 15. Village Cheese Mill 16. Westmount Motel 17. Woodstock Wood Show 18. Ye Olde Museum Listings in bold type appear in pages to fellow SOUTHWESTERN ONTARIO TOUR PLANNER INGERSOLL/TILLSONBURG/WOODSTOCK INGERSOLL DINING ATTRACTION Woodstock Museum The Elm Hurst Inn ADDRESS:466 Dundas Street,Woodstock (519)537.8411 LOCATION:Hwy. 401&Hwy. 19 North Sit in a councillor's chair in our 1879 council chamber. Walk ADDRESS:P.O.Box 123, Ingersoll,Ontario N5C 3K1 through an Oxford County forest,enter a neutral longhouse and (519)485-5321 descend into a WWI trench.$1.00 per visit. Discover our Inn!The Elm Hurst Inn is nestled amongst century old maples and surrounded by quiet countryside.The Carriage Great Western House features an art gallery, prints &originals, and crafts locally done. Railway Station CONTACT PERSON:Mrs.Margaret Ball ADDRESS:P.O.Box 374,N4B4H8(corner of Bridge St.&Bibweil St.) OPERATING DAYS/HOURS:7 days/week;Cafe:7:00am•11:00 (519)842-6151 pm;Dining Room:Lunch 11:30 am-2:00 pm Mon.-Sat.,Dinner 5:00 pm onward Mon.-Sat.,Sun.Brunch 10:30 am-2:00 pm,Dinner 4:00 Housed in a railway station restored in 1982 by the Tillsonburg pm.8:00 pm District Craft.Guild.It contains the Baggage Room Craft Shop, station gallery and also an outdoor farmers market from RESTAURANT CATEGORY: Formal setting; Buffet available June-Oct. upon request r MAXIMUM GROUP SIZE:50 people/half hour Ingersoll Cheese Factory _ GROUP MENUS AVAILABLE:Yes Museum & Sports Hall of Fame PAYMENT PROCEDURE:Escort pays with one cheque PRICE RANGE:$12.00$40.00/person ADDRESS:P.O.Box 340,Ingersoll,Ontario N5C 3V3 DURATION OF VISIT:2 hours (519)485 4930,485.5510(summer) COMPLIMENTARY POLICIES:Escort&driver complimentary The reconstructed cheese factory,commemorating Ingersoll's MOTOR COACH PARKING:Yes famous"Big Cheese",is situated in picturesque Centennial Park with the Community Museum, Blacksmith Shop and Agricultural Barn.Admission by Donation. SWEABURG ATTRACTION TILLSONBURG ATTRACTION Jakeman's Dolls in Toyland Maple Products Shop & Museum LOCATION: Interchange 230, off Hwy. 401, 1/2 mile north of LOCATION: 1 mile north of Tillsonburg on Hwy. 19 Sweaburg ADDRESS:R.R.#3,Tillsonburg,Ontario N4G 4G8 ADDRESS: R.R. #1, Beachville, Ontario NOJ 1A0 (519) 539-1366, (519)842-8670 539-6212,FAX(519)421-2469 Unique museum displays over 800 dolls from 1850 to present, "Since 1876" Jakeman's have been producing pure natural plus a large selection of antique toys,watch fobs,ecaleconitruc- maple syrup.Today you can browse through our old-fashioned tion models,farm toys and collectors banks.A delight to seel general store choosing your very own gift of maple syrup, CONTACT PERSON:Ines Kunkel maple sugar, maple butter, gift baskets,homemade jams& jellies,peanuts,pottery,for that unique&different flavour. OPERATING SEASONS/HOURS/DAYS:Year round Tues.-Sat. Tour our modern sugar shanty&museum,stroll through the 10:00 am-5:00 pm;Sun. 1:00 pm-5:00 pm;Closed Mon. woods&adjacent Trillium Woods Provincial Park.Open year MAXIMUM GROUP SIZE 60(no public washroom) round for your enjoyment. CONTACT PERSON:Mary Jakeman GROUP RATE$2.00/person(adults,children&seniors) OPERATING SEASONS/HOURS/DAYS:Mon.-Sat.9:00 am- LENGTH OF TIME REQUIRED:45-60 minutes 5:00 pm all year;Closed Sunday COMPLIMENTARY POLICIES:Free admission for driver&guide MAXIMUM GROUP SIZE:50 persons TOUR GUIDE/REPRESENTATIVE:Not required LENGTH OF TIME REQUIRED: 1- 11/2 hours TOURS PROVIDED BY FACILITY'S REPRESENTATIVE:Only COMPLIMENTARY POLICIES: Gift of maple syrup to both at special request driver and escort,as well as for a coffee stop RESTAURANT SERVICES:Several within a 5 minute drive TOUR GUIDE/REPRESENTATIVE:Yes MOTOR COACH PARKING:Sufficient TOURS PROVIDED BY FACILITY'S REPRESENTATIVE: Yes RESTAURANT SERVICES:Can serve a cup of coffee&maple entree or a steaming plate of pancakes for up to 50 people at one time MOTOR COACH PARKING: Yes .. [ r H E S T' 'E 'N. 0 r e77 II:'d 0, .° f q 'N..; E.,R • Elgin Tourist Association ELGIN Pioneer Museum Visit Elgin County, the unspoiled heart of Southwestern 1. El gin Count Ontario-2 hour or less scenic drive from Detroit,Buffalo or Port 2. The Elgin Military Museum Huron.Ideal for day trips. 3. Elgin Tourist Association The Good Time Music Hall presents a 3 hour ragtime themed dinner/show.A 5 course dinner is served to the table.Ground 4. Jackson's Wharf floor.Group discounts. 5. Kettle Creek Queen Great Lakes Farms offers 250 scenic acres of apples&straw- 6. New Sarum Family Restaurant berries for picking. Informative guided tours, the Apple Barn features a bakery,country store of homemade goodies&crafts. 7. Port Stanley Business Association, Inc. Entertainment on most weekends. 8. Port Stanley Terminal Rail Kettle Creek Inn,Port Stanley.Our historical 1849 Inn is ideal for lunch-inside or gazebo dining.We have several packages 9. St.Thomas Visitor/Tourist Information available. Centre -Jumbo Monument Kettle Creek Queen.Tour picturesque Port Stanley aboard the 45' paddlewheeler. Licenced for 100 persons & wheelchair 10. Swain Greenhouses Ltd. accessible.We are ready for your booking today. 11. Village of Sparta Any of these may be paired together to suit your requirements. 12. Art Gallery St. Thomas-Elgin For more information on any of these,please contact: 13. Aylmer and District Museum ADDRESS:538 Talbot Street,St.Thomas,Ontario N5P 1C4 (519)631-8188,FAX(519)631.0466 14. Cardinal Court Motel BUSINESS HOURS:Mon.-Fri.8:30 am-4:30 pm 15. Dutton Highland Games 16. The Good Time Music Hall 17. Great Lakes Farms 18. Great Lakes'Farms Guest House 19. Grimm Reaper General Store, Inc. 20. Holland House Restaurant 21. lona Restaurant 22. Journey's End Motel, St. Thomas 23. Kelly's Boardwalk 24. Kettle Creek Inn 25. Paperscape Gallery 26. Port Stanley Summer Theatre Elgin County (St. Thomas) 27. Quai Du Vin Estate Winery Lewis Bus Lines Limited 28. St. Thomas&District Chamber of Commerce 74 Gaylord Road 29. The Sparta Pedlar Phone: (519) 633-2971 30. Spartan Antiques and Country Gift Shop Monday-Sunday, 24 hour service 31. Studio Sparta Dumping facilities, maintenance and service, washing 32. The Village Tea Room Fee Listings in bold type appear in pages to tallow T-CrL ._ '; t ' .E'•S.. .T. E R N: oN T A R 1 Q . . .PLA, 111 N _sR� (51 Prohibit lakeward expansion of existing dwellings or expansion nodification of dwellings that rapid eliminate or reduce potential maintenance access for heavy equipment. (61 Adapt a 'No Ile-build' policy for Lots 11 and 12 of Rainham Township until detailed and 5 comprehensive plans for the elimination of flooding and damage by propagating waves are prepared and implemented. Areas within these lots above the flood level can be exempt from this policy. Sector A - Port Burwell to Long Point 10 Three reaches of distinct character have been identified within this sector. The reaches are referred to as High Naffs which iodides bisffs east of Port Burwell as well as a small section west of the beach. Part Barwell Village and Port Burwell Beach. Specific recommendations of the plan are as follows: 15 Nigh Bluff Areas (1) to development be allowed within the regelatory shoreland zone unless all erosion hazards are eliminated. 20 (21 Where protection strictures nesse(' to overcome erosion hazards, the structures mut provide fill protection during a stora evemt.of 1:100 year occurrence. Protection :tractuns:mut have a design life of 100. years with reasonable aaimtenuce: A permanent land business. mist be provided. The protected menet eztemd not less than 2.5 times the height of-bin!!em both sides 25 of the property to be protected, or tie in with adjacent protection of adequate -levels.' Protection of the entire shoreline in a linear manner is not being encouraged. It is suggested that If development mist occur that it aceans in concentrated areas of developments.or 'pods'. This statement nest not be taken as suggesting or encouraging any new development in this area. 30 This approach list not be mistaken for allowing extension of strictures- into the lake this interfering with littoral drift. All new-strscterei nest be placed at the shoreline to ■iaimize interference with littoral transport. This type of protection can only cone about as a reesit of a significant development proposal. It is expected that this type of approach nay in the long run 35 lead to establishing headlands and bays. A detail assessment of impact on littoral systems mist be completed prior to approving any such proposal. (3) The maintenance and upgrading of existing structures should be allowed by the regulatory agencies, sibject to the upgraded-strictire:mot creating environmental or other hazards andrwemainieg in 40 place during the design storm conditions. The conservation authority should prouiderisformation regarding methods of upgrading and improving strictures. The lands shall remain within the regulatory shoreland zone. 141 No lakeward extension of existing dwellings, such as addition of patios, porches etc. be allowed 45 within the regulatory shoreland sone Wass proper stricture! protection is in place and the expansion area is outside of the stable slope allowance. to permanent or enclosed addition shall be allowed on the landward side on 'Desisting dwelling unless the dwelling is entirely onside the regulatory shoreland zone or strectiral protection in accordance with (2) above is provided. 50 (5) The local impacts of strictiral protection within Reach A be analyzed by the project proponent with respect to immediate dowadrift shoreline and potential sediment prevented from entering the littoral system whew laid is protected.. Areas.within a 6 kilometer updrift of Long Point shall inclede impact assessment of Lang Point die to anchoring of shoreline. 11 90- � ��a� `.� . 4\ _ Z .... f� �. 9TIaeTS. 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Al —,/, j ,6 .•f ��i�/ � ! -15L-4.1.2';'), ,,e°1;. z. jl ' BIG OTTER CREEK p ° „ .1. ----..z o � �;' ; `�� % (Inner Harbour) a ° ice. /> Al) o;, �`a .n.. / 9 / IN4r..I Slew"WI M.O.r / Cron%OM IM0•1 10071m,Flpod[Wotan I /�::' m, I , 1..Z ..•.• elo rier Le.Ln•1.11..M M^ ' `�`` // \,// LAKE ERIE ee �l1 ® Port Burwell Tourism 8 Recreation Study L° ,4,1.,,,',...,z,....„/ aa° _ Phase 11 - 1991 %• _ L d r 0M B h• 2 The ehaw map d lege l 5504 lle ne ineppM loo no arp PaiiCenMlYGlon A5[5501501 +e,�+�Mino ohe0+veah5 o[Iles.