Burlington’s new transparency plan

... and, too many questions around Lasalle Park marina decision

Burlington committees handled several interesting issues this week. One resulted from an impressive new policy.

It has mystified citizens how specific buildings get approved. A new transparent system deserves recognition. BUD (Burlington Urban Design) committee meets monthly to assess and question design and lot layout on buildings five or more storeys high, early in the process.

This independent 9-member advisory body consists of four architects, two landscape architects, one urban designer, and two others with related professional designations. What a smart idea.

Jamie Tellier, the city’s manager of urban design, outlines the project details, site context and planning framework, and areas on which the city is seeking advice. The proponent’s architect presents the plans to BUD, which may ask questions and suggest changes. BUD minutes are now included in planning reports.

The first, this week, on an Alton community proposal, recommended changes to its long massive buildings. The applicant is making a resubmission. This process is fully transparent.

Details are on the city’s website. This week, again, a huge issue was LaSalle Park Marina. LaSalle Park Marina Association (LPMA) originated in 1981, when a group of boaters sought City permission to operate a marina, saying it wouldn’t cost taxpayers a dime to operate. Using the Joint Venture process, they borrowed from the city, and repaid the loan over 10 years. They used floating tires initially, but these gradually deteriorated, and were replaced in 1998 by a floating wave break.

But as climate changed, bad lake conditions wreaked havoc on moored boats, and boaters are leaving because owners are having trouble getting insurance. LPMA’s 2016 proposed solution was a permanent armour stone wavebreak, which posed its own problems.

First — there would have to be a marina expansion from 219 to 340 slips to cover the cost, which in 2016 was expected to be between $12 and $16 million, which LPMA doesn’t have.

And expansion created new issues. In recent years, uncommon Trumpeter Swans established a wintering ground there. Strong concerns exist that expansion and change to water quality would affect their small Ontario population — only about 1,000. Their biggest threat is lack of suitable wintering areas with shallow enough water.

The file was handed to City Manager James Ridge. Consultants were hired, and Ridge advised council two weeks ago that it had two options: Cease marina operations, or build a replacement floating wave break (at LPMA’s cost) and continue the LPMA agreement, which expires in 2019. Government grants are no longer available for marinas.

Costs will accrue either way — whether the marina stays or goes. The city does not support expansion and the costly permanent wavebreak, although boaters lobbied for it — just replacing the floating one. Even this would cost LPMA about $4 million ($18,265 per slip).

The report identified problems with both options. For example, Hamilton owns LaSalle Park, and the Hamilton Port Authority owns the waterlogs. The city has short-term leases on both.

Hamilton’s full service West Harbour Marina has 435 new slips, and is adding 200, which could possibly accommodate these boaters. Bronte and Fifty Point are other options.

Burlington is a lake community, and a marina could make sense, if it works. Boaters tell me LaSalle isn’t sheltered enough. Burlington has no marina money budgeted.

Interestingly, this week staff recommended that the $4 million cost be absorbed by the city, not LPMA, because of concerns that LPMA could not repay the debt while setting aside enough reserves for a future replacement. LPMA wants the new wavebreak by April, 2019, but that date is challenging.

Committee supported the wavebreak five to two. Councillors John Taylor and Marianne Meed Ward were opposed to the $4 million being a grant. Most municipalities fund their marinas, but to me, there are too many unknowns here — a pig-in-apoke decision.

How many more boaters will leave before improvements occur? Can LaSalle’s rates compete with Hamilton’s expanded full service marina? What will be in the agreement (to be written later)? This goes to council June 18.