Port Albert Servicing Master Plan

The Township of Ashfield-Colborne-Wawanosh initiated a Master Plan for Servicing the village of Port Albert in May 2018. Council adopted the Port Albert Servicing Master Plan as presented by BM Ross & Associates dated April 27, 2022 by by-law on Tuesday, June 7, 2022. 

The purpose of a completed Master Plan would be to provide a system-wide approach to infrastructure planning to allow for proper drainage when development occurs within the Study Area.

Service Area Map

 

Why do we need a Servicing Master Plan?

A Servicing Master Plan is a road map for all future development decisions in the Port Albert Settlement area. This is a dynamic long-term plan that provides a conceptual layout to guide future growth and development while at the same time improving on the existing infrastructure and drainage. This plan ensures that as development occurs in Port Albert that infrastructure needs are being met in the most effective and efficient manner while considering the environmental, social, and economic impact on the community.

The Purpose

The purpose of a Servicing Master Plan is to identify long range plans which integrate infrastructure requirements for existing and future land use with environmental assessment planning principles. These plans examine an infrastructure system, or group of related projects, to outline a framework for planning for subsequent projects and/or developments.

Master planning provides the Township with a broad framework through which the need and justification for specific projects can be established such that the environmental assessment process can be satisfied when development occurs.

A completed Master Plan would provide a system-wide approach to infrastructure planning to allow for proper drainage when development occurs within the Study Area. The work is to focus on optimizing each system to best service existing customers, and expand the systems to service future growth upon applications for development.

The Process

The Servicing Master Plan is being conducted in accordance with the requirements of the Municipal Class Environmental Assessment (Class EA) which is an approved process under the Environmental Assessment Act. Master Plan projects incorporate Phases 1 & 2 of the Class EA process and also include consultation with the general public, government review agencies First Nation and Métis communities, and affected property owners.

A descriptive or qualitative evaluation was completed by BMROSS to consider the suitability of alternative solutions/strategies, and identify significant advantages and disadvantages with respect to social/cultural, natural environment, public health and safety, economic/financial, legal/jurisdictional and technical evaluation criteria.

Studies Completed

Studies Completed During Phase One 

  • Engineering Investigation of Study Area
  • Natural Heritage Assessment of Woodlot Areas
  • Drainage Assessment of Study Area

Studies Completed during Phase Two

  • Hydrogeological Review
  • Species at Risk Assessment of Study Area
  • Stage 1 Archaeological Assessment
  • Engineering review of Sewage and Water Servicing

Current Recommendations

Sewage and Water Servicing

  • Do nothing for Sewage and Water Servicing

Rationale

Financial impact to residents would be significant. No evidence of significant issues with existing sewage and water systems. Hydrogeology of study area supports existing sewage and water systems. Septic inspection program could be developed to address aging septic systems within the community.

Existing Road and Drainage Infrastructure

  • Reconstruct roads to an urban design standard (similar to London Rd)
  • Develop minimum standard for grading, drainage and lot sizes

Future Development Areas

  • Develop a phasing plan for road and drainage infrastructure improvements
  • Confirm locations and standards for drainage/road infrastructure
  • Install stormceptors at key locations within the drainage system

Additional Investigations

Ashfield Street Storm Outlet Preliminary Design

  • BMROSS survey crew confirmed limits of road allowance
  • Confirmed that work can be completed within the limits

Ashfield Street Reconstruction Preliminary Design

  • Confirmed that Elm Tree can be retained
  • Confirmed that work can be completed within the limits of the R/A

Additional Recommendations

  • Address potential impacts to Bobolink and Meadowlark habitat
  • Complete Stage 2 Archaeological Assessments prior to construction, based on Stage 1 Report Recommendations
  • Implement tree saving measures along Ashfield
  • Provide Beach Access at new storm outlet at Street Ashfield
  • Develop policy for maintenance of storm outlets
  • Incorporate wildlife corridors development plans in
  • Use Oil and Grit Separators for conjunction with proposed Ashfield Street SWM
  • Incorporate other recommendations from studies

For more information on the recommendations provided please view BMROSS Presentation to Council April 2022. All presentations and project related information are available below.

Revisions since Public Meeting in September 2021

  • Victoria Drain upgrade costs will be split 50/50 between Township and owners
  • Drain upgrade surcharge for Port Albert Drain properties, no longer recommended
  • For Huron Street, scope of work revised to exclude road south of Ashfield, as it’s privately owned
  • Victoria Beach Road properties are no longer be part of the project
  • ACW staff have developed a policy which determines when unassumed roads (Huron Street) would be constructed .

Financing Approaches

Reconstruction of existing roads already assumed by Township (eg. Wellington Street)

  • Township to pay 100% of the road reconstruction costs
  • Township to pay 50% of the drainage upgrade costs
  • Residents to pay 50% of the drainage costs based on the area of land draining to the road and a flat rate charge per property of $4000 *

Construction of road allowances not currently assumed by Township (eg. Ashfield west of Sydenham/Huron)

  • Properties that front on road to pay 50% road construction and 50% storm drainage costs
  • The resident’s share will be determined based on the size of the parcel located within the drainage catchment, plus a $4000 base charge per property, which is subtracted from the resident’s share of the costs.
  • Township to pay the remainder

Construction of new roads within unopened road allowances (eg. Arthur/Colborne/Parts of Sydenham)

  • Abutting landowners to pay 100% of road and drainage costs
  • ACW to maintain once road is constructed and assumed by the Twp.
  • Construction of new storm drainage outlet at end of Ashfield St.
  • Township to pay 50% of the drainage upgrade costs
  • Residents to pay 50% of the drainage costs based on the area of land draining to the outlet

Construction of new storm water management facilities- Victoria Drain Upgrades and Stormceptors

  • Township to pay 50% of the drainage upgrade costs
  • Residents to pay 50% of the drainage costs based on the area of land draining to the outlet

Final Report- April 2022 

Notice of Completion was posted, and mailed to landowners within the Project Area on April 27, 2022. The Master Plan has been completed and, by this Notice, is being placed on the public record for review. Written comments on the Servicing Master Plan to the Study Engineers were received up until May 27, 2022. The Master Plan as prepared will be presented to ACW Council for approval on Tuesday, June 7, 2022. The Plan may be formally adopted on that date and ACW staff will move forward with implementation.

Port Albert Servicing Master Plan Final Report 

Appendices and Support Documents 

Adoption of Plan

Council was provided with a presentation prepared by Kelly Vader and Dale Erb from BM Ross & Associates Ltd. Council adopted the Port Albert Servicing Master Plan as drafted by BM Ross & Associates dated April 27, 2022 by by-law on Tuesday, June 7, 2022. 

By-law Number 49-2022 BEING A BY-LAW to adopt the Port Albert Servicing Master Plan was adopted, and came into full force upon final passing on the 7th day of June 2022. 

Historical Documents

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