“I know no more impressive scenery in Canada · Figure 5.2 Waterfront Centre Building Rendering 37 Figure 5.3 Waterfront Centre Floorplan & Elevation 38 Figure 5.4 Waterfront Centre

“I know no more impressive scenery in Canada . . .

There is a sublime order to it, the long curves . . . the sweeping

ranges of the hills, the headlands that push out into the lake . . .”

~ A.Y. Jackson 1925

June 2003

Township of Red Rock

r e d r o c k m a r i n a p h a s e I I f e a s i b i l i t y s t u d y

T a b l e o f C o n t e n t s

ACKNOWLEDGEMENTS

EXECUTIVE SUMMARY

1.0 INTRODUCTION 1

1.1 Study Objectives 1

1.2 Summary of Public Consultation Process 2

2.0 BACKGROUND STUDY REVIEW 4

2.1 Brief History of Red Rock 4

2.1.1 Historical Uses of the Waterfront 6

2.2 Overview of the Previous Studies & Master Plans 6

2.3 Summary of Waterfront Improvements to Date 7

2.4 National Marine Conservation Area 8

2.5 Great Lakes Heritage Coast 11

3.0 INVENTORY AND ANALYSIS 15

3.1 The Study Site 15

3.2 Current “State of the Waterfront” Assessment 16

3.2.1 Marina Basin 16

i. Navigation/Identification 16

ii. Breakwater 16

Red Rock Park and Marina Phase II Feasibility Study

June 2003

iii. Docking Facilities 16

iv. Marina Services and Operations 16

v. Boat Launch 17

vi. Parking 17

vii. Boat Storage 17

viii. Marina Lighting, Safety and Security 17

3.2.2 Pul-a-Log Park 18

i. Access 18

ii. Pedestrian and Vehicular Circulation 18

iii. Boardwalk 18

iv. Existing Buildings/Structures 18

v. Lighting and Infrastructure 18

vi. Landscaping 19

vii. Recreational Use 19

viii. Parking 19

3.2.3 NORAMPAC Inc. 20

3.2.4 Habitat Initiatives 21

3.2.5 Community Context and Adjacent Land Uses 21

3.3 Land Ownership 22

3.4 Summary of Stakeholders 23

3.4.1 Community Members 23

3.4.2 Township of Red Rock 23

3.4.3 NORAMPAC Inc. 24

3.4.4 Red Rock Historical Society 24

3.4.5 “Live from the Rock” Blues & Folk Society 24

3.4.6 Red Rock Fish & Game Club 25

3.4.7 National Marine Conservation Area 25

& Great Lakes Heritage Coast

3.4.8 Provincial and Federal Ministries/Agencies 25


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4.0 ISSUES AND OPPORTUNITIES 27

4.1 Summary of Key Issues 27

4.2 Summary of Opportunities 27

4.2.1 Integration with NMCA Initiatives 28

4.2.2 Integration with GLHC Initiatives 28

4.2.3 Recreational Boater/Tourism Market 30

4.2.4 Opportunities for Marina and Waterfront 30

Improvements

4.2.5 Connections and Linkages 31

4.3 Summary of Potential Constraints 31

5.0 CONCEPTUAL WATERFRONT MASTER PLAN 32

5.1 Conceptual Master Plan 32

5.2 Design Brief 35 5.2.1 Marina and Marina Services 35

5.2.2 Waterfront Centre Building 36

5.2.3 RV Park and Campground 40

5.2.4 Vehicular Access 41

5.2.5 Parking and Vehicular Circulation 41

5.2.6 Pedestrian Circulation 42

5.2.7 Pul-a-Log Park 42

5.2.8 Plantings 44

5.2.9 Habitat Enhancement Opportunities 45

5.2.10 Additional Angling Opportunities 46

5.2.11 Recreational Facilities 46

5.3 Preliminary Cost Estimate 47


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6.0 IMPLEMENTATION PRIORITIES & PHASING STRATEGY 54

6.1 Introduction 54

6.2 Implementation Priorities 55

6.2.1 Implementation Priority No. 1 55



6.3 Phasing Strategy 57

6.4 Phasing Summary 66

7.0 LAND OWNERSHIP & OPERATIONS STRATEGY 67

7.1 Township of Red Rock Ownership & Operation 67

7.2 Township Ownership/Private Lease Combination 68

8.0 TOURISM AND MARKETING ANALYSIS 69

8.1 Introduction 69

8.2 Current Marina Operation and Profitability 70

8.2.1 Current Utilization 70

8.2.2 Financial Performance 71

8.3 Additional Demand Projections 72

8.3.1 Potential Sources of Additional Demand 72

8.3.2 Demand Projections 74

8.3.3 Integration with the Waterfront Master Plan 75

8.4 Profitability of an Expanded Marina Operation at 76

Red Rock

8.4.1 Profitability of the Marina Operation Itself 76

8.4.2 Economic Impact on the Community 77


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8.5 Market Potential of an RV Park and Campground 78

8.5.1 Introduction 78

8.5.2 Potential Demand 79

8.5.3 Development Concept and Capacity 79

8.5.4 Occupancy and Utilization 79

9.0 PARTNERSHIP AND FUNDING OPPORTUNITIES 82

9.1 Introduction 82

9.2 Partnership Opportunities 83

9.3 Funding Opportunities 84

9.4 Next Steps 84

10.0 MANAGEMENT & MAINTENANCE PLAN 80

10.1 Introduction 80

10.2 Potential Management & Maintenance Model 81

11.0 CONCLUSION 82

11.1 Conclusion 82

APPENDIX

Appendix A – Proposed Waterfront Centre Building program

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L i s t o f F i g u r e s a n d T a b l e s

Table 2.1 Previous Waterfront Studies 7

Figure 2.1 Proposed National Marine Conservation Area 9

Figure 2.2 Great Lakes Heritage Coast Boundary 12

Figure 5.1 Waterfront Master Plan 34

Figure 5.2 Waterfront Centre Building Rendering 37

Figure 5.3 Waterfront Centre Floorplan & Elevation 38

Figure 5.4 Waterfront Centre Elevations 39

Figure 5.5 Bandshell and Events Lawn Rendering 43

Table 5.1 Preliminary Cost Estimate 48

Table 6.1 Phasing Strategy 58

Figure 6.1 Phasing Strategy Plan 65

Table 8.1 Current Marina Utilization 70

Table 8.2 Marina Revenue 71

Table 8.3 Effective Operating Subsidy 71

Table 8.4 Forecast Marina Profitability 77

Table 8.5 Demand for Campground Relative to Market 80

Table 9.1 Potential Funding Agency Contacts 85


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A c k n o w l e d g e m e n t s

The following members of the Red Rock community were generous with their time,

enthusiasm and ideas; we thank them for their participation in the various stakeholder

meetings and public meetings (with our apologies for any misspelled names):

Jeannette Barr

Richard Cormier

Rose Ann Crevier

Brian Davis

Tracy Enders

Doug Garlick

Mic Groulx

Harriet Hanson

Liz Harvey-Foulds

John Humphrey

Rita Imhoff

Vincent Kennesy

Dale Kivilahti

Erin Langevin

Lewis Martin

Kathleen McFadden

Lorne Morrow

Dave Petterson

Tony Pimeau

Diane Poulin

Doug Poulin

Kal Pristanski

Danny Saunders

Bill Scott

Donna Smeltzer

Murray Smeltzer

Sam Soblesh

Judith Soblesh

Helge Swanson

Judy Swanson

Joe Williams

Stan Zapcic

Carol Zechner

John Zechner


June 2003



E x e c u t i v e S u m m a r y

Building upon the success of the first phase of waterfront improvements at Red

Rock, the Township of Red Rock initiated this Phase II Feasibility Study to address

further improvements to the waterfront and the exploration of opportunities

associated with the proposed National Marine Conservation Area (Parks Canada)

and the Great Lakes Heritage Coast (Ministry of Natural Resources).

After the completion of background study reviews, stakeholder interviews and a

public brainstorming workshop, the preliminary waterfront master plan was

developed and presented to the public for feedback. Comments received from the

public were very positive; refinements were made to the master plan and study and

the final findings were presented to the public in May 2003. This final report is the

result of the combined efforts of the Township of Red Rock, members of the

community and the consultant team.

The three main issues associated with further waterfront improvements were

determined to be the following:

i. land ownership

ii. National Marine Conservation Area and Great Lakes Heritage Coast

involvement

iii. marina function

An agreement in principle has been reached to transfer the ownership of the study

lands from NORAMPAC Inc. to the Township of Red Rock, and it is strongly

recommended that any further proposed improvements to the Red Rock waterfront

be planned with a conscious awareness of the overall goals and objectives of both

the National Marine Conservation Area and the Great Lakes Heritage Coast.


June 2003


Key components of the master plan include the following:

marina improvements/expansion to accommodate larger boats

multi-functional marina building

RV park

campground

Pul-a-Log Park improvements

multi-functional bandshell

additional habitat creation

additional angler opportunities

additional plantings

walking trails/connections and boardwalk extension

natural interpretation area north of Big Trout Creek

long-term parking and boat storage

With the objective of enhancing the position of the Township of Red Rock in terms of

capitalizing on funding opportunities, it is important that several activities be initiated

immediately:

i. land securement

ii. environmental assessment

iii. continued communication with potential funding and implementation

partners

As part of the scope of work for this study, the consultant team met with numerous

potential partners and funding agencies. Response to the concept was consistently

positive and encouraging. As a result, significant opportunities exist to obtain

funding from FedNor, the Trillium Foundation, the Great Lakes Renewal Foundation,

Parks Canada (NMCA) and the Ministry of Natural Resources (Great Lakes Heritage

Coast and Ontario Living Legacy Trust). A number of local organizations were also

consulted and it is anticipated that they will act as participants and partners in any

further waterfront improvements.

As stated in the feasibility study, the phasing of implementation of various

components of the Master Plan will be determined in large part by the timing of the

NMCA and GLHC initiatives and the availability of funding from other sources. It is

recommended that improvements be phased over a five-year implementation

period – while allowing for flexibility depending upon funding availability.

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1 . 0 I N T R O D U C T I O N

The Red Rock waterfront – with the simple complexity of its

northern beauty and its scenic character, as eloquently

captured by A.Y. Jackson – has the potential to become a

regional tourist destination and a significant node along the

Great Lakes Heritage Coast. With the successes of previous

planning and implementation initiatives already well

documented and widely applauded, Red Rock is poised to

build upon the momentum and achievement of the past to

ensure a socially, economically and ecologically healthy future.

At this point in the region’s development, by taking the time to

objectively assess the strides that have been accomplished

thus far, the preparation of this feasibility study for Phase II of

the Red Rock Park & Marina will be a useful tool for

determining the next steps in the development of the

waterfront.

1.1 STUDY OBJECTIVES

The Township of Red Rock initiated a Waterfront Master Plan study in 1991, and this

plan resulted in the implementation of a number of significant waterfront

improvements in Red Rock as part of the first phase of work. An innovative and

award-winning “living breakwater” was constructed in 1993-1994 in order to create

a safe marina basin; additional phase one improvements included a service dock

(fuel, pump-out services and concession sales), docking facilities for a number of

small boats, two habitat enhancement islands, an illuminated boardwalk and

waterfront park landscaping.

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Building upon the success of the first phase of waterfront improvements, the

Township of Red Rock initiated this phase two feasibility study in the fall of 2002.

Since the initial waterfront study (1991), Parks Canada has announced the proposed

development of a National Marine Conservation Area (NMCA) and the Ontario

Provincial Government has announced the creation of the Great Lakes Heritage

Coast (GLHC) initiative. Red Rock is located within the proposed boundaries of both

the NMCA and GLHC, and as such the objectives of this feasibility study include the

identification of recreational and economic opportunities (in relation to both the Red

Rock town site and the surrounding region) associated with these two significant

initiatives. The original Waterfront Master Plan will act as the foundation for

recommended phase two improvements.

The specific objectives for this feasibility study, as stated in the project Terms of

Reference (July 2002) include the following tasks:

review, make recommendations on and prepare cost estimates for

outstanding waterfront components;

prepare cost benefit analysis and preliminary design for new marina building;

identify potential partners;

identify a theme, design and estimate for ways to enhance and promote

economic and recreational opportunities in Red Rock and surrounding areas;

identify primary and secondary employment opportunities;

explore development of an RV Park and long-term parking facility;

explore the development of a deep water docking facility;

review and assess operations to date;

identify opportunities to be developed in concert with the GLHC and NMCA

goals and objectives;

identify potential funding sources.

1.2 SUMMARY OF PUBLIC CONSULTATION PROCESS

The Red Rock waterfront – despite its potentially increasing value and reputation to

tourists and federal and provincial agencies – belongs first and foremost to the

residents of the community of Red Rock. Integral to the success of any future

improvements at the Red Rock waterfront is the consideration of the views, wishes

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and feedback presented by members of the community and the Township of Red

Rock.

The preparation of this feasibility study involved the following opportunities for

gathering public feedback:

i. Local Stakeholder Interviews (October 2002)

- Township of Red Rock

- Red Rock Historical Society

- Red Rock Horticultural Society

- Live from the Rock Blues & Folk Society (via telephone)

ii. Public Meeting No. 1 (October 2002)

A public meeting was held to share ideas and discuss issues related

to the phase 2 development of the Red Rock Marina. Members of the

public provided valuable insight into the function of the existing

waterfront amenities, the patterns of use by community members and

the community vision, goals and expectations for the second phase of

waterfront improvements. The information, ideas and concerns

voiced formed the foundation for this feasibility study.

iii. Public Meeting No. 2 (January 2003)

The preliminary master plan for the phase II improvements was

presented to members of the public at an informal open house to

receive input and comments on the preliminary master plan.

Feedback from the public was very positive, and this preliminary

master plan for phase II improvements was further refined and

resulted in the master plan contained within this document.

iv. Public Meeting No. 3 (May 2003)

Upon completion of the master plan and final draft of this report, a final

public meeting was facilitated to present the findings of this feasibility

study to representatives of the community and the Township of Red

Rock.

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2 . 0 B A C K G R O U N D S T U D Y R E V I E W

The Red Rock Waterfront & Marina have been the focus of several

comprehensive studies and precedent-setting implementation

projects over the past decade. In the process of preparing of this

feasibility study, it was imperative to consider the results of previous

project work, research and waterfront studies as a starting point for

this next phase of study. An overview of the previous Master Plan

(1991) and a summary of waterfront improvements implemented to

date are addressed in the following sections of this document.

The improvement and expansion of services at the Red Rock

waterfront is a potentially long-term project with subsequent long

lasting potential benefits. While it is recognized that current Council

members, residents and stakeholders have an intrinsic and deep-

rooted knowledge of the history of the area, the following information is

included as part of this report for the benefit of people who may

become involved in the project in the future who do not possess a

thorough understanding of the unique history of Red Rock. It is our

hope that this document may act as a case study for future projects in

other regions, and the following information includes important

contextual references.

2.1 BRIEF HISTORY OF RED ROCK

Red Rock – whose name reflects the large red cuesta rock formation located along

Highway 17 between Red Rock and Nipigon – has grown from a small, isolated rural

Northern Ontario settlement into a well-established community.

Prior to the 1920s, Red Rock was a small rural community of widely scattered farms

and was accessible only by rail. The settlers were mostly of Finnish heritage, and

they made their living from raising hay and root crops and cutting pulp to be sold for

firewood. The construction of the Nipigon Highway in the 1920s was soon followed

by the construction of the first school and a general improvement in overall living

conditions in the town. In 1936, The Lake Superior Sulphite Pulp and Paper

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Company purchased property, including the present town site, for the construction of

a paper mill. The current town site was literally carved from the forest along the

edge of Lake Superior. As the mill and town site were under development, the Red

Rock Inn and Quebec Lodge were also constructed – and they remain in operation

to this day.

The construction of the mill and town site was halted in 1937 when The Lake

Superior Sulphite Pulp and Paper Company went into receivership. In 1940, the

abandoned site was bought by the Canadian government to house a prisoner of war

camp that encompassed the area from Trout Creek in the north to the railway tracks

in the west and the Lake to the east. A total of 1145 prisoners were housed in the

camp for eighteen months until its closure in 1941.

Construction on the mill was restarted in 1944, and the Improvement District of Red

Rock was incorporated in 1945, followed closely by the start of production at the mill.

The construction of the town site was completed, and by 1945 there were nearly 100

new homes ready for use by the mill employees.

Over subsequent years, amenities have been added to the town site to

accommodate the needs of the population. Operations at the mill continued to

expand and respond to environmental concerns, and the Town was incorporated as

a Township in 1980. In the 1990s, the newsprint operation at the mill was shut

down, and production was converted from newsprint to craft board. The work force

at the mill was significantly downsized, and the need for a secondary industry for the

area was first identified.

After the downsizing of the mill in the 1990s, NORAMPAC Inc. purchased the mill

and productivity increased significantly.

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2.1.1 Historical Uses of the Waterfront

As with most waterfront communities along the North Shore of Lake Superior,

the initial uses associated with the Red Rock waterfront were purely utilitarian

in nature. The town site was constructed in order to provide the support

needed to run the mill – and the mill site was chosen due to its proximity to

Lake Superior.

As outlined above, the current waterfront had a very unique use in the early

1940s while the prisoner of war camp was in operation; after the demolition

of the camp, the mill was finished and the waterfront was primarily used for

mill operations purposes. In 1973, the era of the river drive ended, meaning

that wood no longer arrived at the mill by water; as a result, the iconic

“slasher-reclaimer” was demolished and a waterfront landmark – both from

the land and the water – was lost.

At present, the operation of the mill is dependent upon the use of the railway

lines and roads that lead directly to the mill. The railway lines were built at a

time when access to the waterfront for recreation and tourism was neither

needed nor even contemplated. As a result, the placement of the train tracks

resulted in a significant physical and figurative barrier between the town site

and the waterfront continues to pose challenges to waterfront development.

2.2 OVERVIEW OF PREVIOUS STUDIES AND MASTER PLANS

As summarized in the 1991 Red Rock Waterfront Study (Marshall Macklin

Monaghan Limited, 1991), a marina development for Red Rock was first proposed

in the Red Rock Economic Development Strategy. This report was the first to

address the feasibility of the marina development and emphasized the definite need

to develop the waterfront. This was followed by a detailed Waterfront Development

Program Report that provided a detailed financial analysis of a number of proposed

development initiatives.

The purpose of the Red Rock Waterfront Study was to develop a strategic

development plan for the Red Rock Harbourfront. The goal was to provide the

Township of Red Rock with a detailed site plan outlining a design theme along with

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the location and size of specific components. The study built upon the work of

previous consultants and incorporated the work undertaken by the Small Craft

Harbours Branch of Public Works Canada.

The following provides a list of documents that either incorporated or endorsed the

development of marina facilities on the waterfront:

Table 2.1 – Previous Waterfront Studies

STUDY DATE PREPARED BY

Water Feasibility Study 1989 Quadra Consultants

Economic Development Strategy 1989 Quadra Consultants

Official Plan 1990 Proctor & Redfern

Recreation Master Plan 1990 Marshall Macklin Monaghan

Red Rock Harbourfront Master Plan 1991 Marshall Macklin Monaghan

“Economic and Social Impact Analysis of 1992 Quadra consulting et al.

the Downsizing of the Forestry Industry on

the Red Rock, Nipigon and Dorion Region”

2.3 SUMMARY OF WATERFRONT IMPROVEMENTS TO DATE

The development of the Red Rock waterfront area to date has been the result of

ongoing cooperation and partnerships between volunteers, NORAMPAC Inc.

(formerly Domtar), the Township of Red Rock, provincial and federal governments

and public agencies. The Township – in partnership with the Ontario Ministry of

Northern Development and Mines; Nipigon Bay Remedial Action Plan; the Ontario

Ministry of Natural Resources; the Ontario Ministry of the Environment and the Federal

Department of Fisheries and Oceans – invested in excess of $2.5 million into the

construction of a waterfront park and full service marina in 1993 and 1994.

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The contributions of community volunteers to date deserves special recognition. The

development of the waterfront area – especially Pul-a-Log Park – has been in no

small part the result of the ongoing volunteer contributions of numerous groups and

individual community members.

The most significant waterfront improvement to date was the

construction of the precedent setting and award-winning “Living

Breakwater” in 1994. This breakwater allowed for the creation of a

safe harbour at Red Rock, and it is now the primary attraction – aside

from the beauty of the natural environment – of the Red Rock

waterfront. The construction of the breakwater incorporated a variety

of innovative and successful habitat enhancement initiatives, in

addition to two habitat islands. The breakwater was featured as one

of three case studies in the CSLA (Canadian Society of Landscape

Architects) award-winning publication entitled Achieving Integrated

Habitat Enhancement Objectives – A Technical Manual (Schollen

1998).

Additional waterfront improvements implemented to date include marina services

(kiosk, fuel, pump-out), docking facilities, a boat launch, an illuminated boardwalk, a

children’s play area and park landscaping.

A more detailed inventory and analysis of the waterfront components is contained in

section 3.0 of this document.

2.4 NATIONAL MARINE CONSERVATION AREA

Parks Canada initiated a feasibility study in 1997 to explore the possibility of

establishing a National Marine Conservation Area (NMCA) on Lake Superior, and a

June 2002 publication outlined some key elements of the vision for the NMCA.

Prime Minister Jean Chretien announced in October 2002 that the Lake Superior

National Marine Conservation Area is one of five NMCAs and ten National Parks that

will be created by 2008.

Parks Canada (Department of Canadian Heritage) is responsible for National Parks

and National Historic Sites, in addition to establishing a national system of marine

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protected areas – The National Marine Conservation Areas Program – to represent

the full range of marine ecosystems found in Canada. The goal is to represent each

of the 29 marine ecosystems contained within the Canadian waters of the Atlantic

Ocean, Pacific Ocean, Arctic Ocean and the Great Lakes. At present, three NMCAs

have been established in Canada: Fathom Five National Marine Park (Georgian

Bay, Ontario), Gwaii Haanas National Marine Conservation Area Reserve (Queen

Charlotte Islands, British Columbia), and Saguenay-St.Lawrence Marine Park

(located at the confluence of the Saguenay Fjord and the St. Lawrence River

Estuary). The current vision for the NMCAs as supported by Parks Canada is “ . . .

to respect our natural and cultural heritage by balancing preservation and

responsible use by all, for present and future generations.”

Figure 2.1 – Proposed National Marine Conservation Area

(Parks Canada)

At present, three levels of participation have been identified:

i. Gateway direct access to Lake Superior;

ii. Port of Discovery * access to the Lake, along with

education and interpretation

opportunities;

iii. Marine Operations Base * use not yet identified.

* Red Rock has been identified as both a potential Port of Discovery and

Marine Operations Base for the NMCA initiative

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National Marine Conservation Areas (NMCAs) are marine areas managed for

sustainable use, containing smaller zones of high protection. They include the

seabed, the water above it and any species that occur there, and they may also

include wetlands, estuaries, islands and other coastal areas. NMCAs are federally

protected from dumping, undersea mining, oil and gas exploration and

development. Traditional fishing activities will be permitted, but they will be

managed with ecosystem conservation as the main goal.

Parks Canada is in the process of establishing National Marine Conservation Areas

in order to:

represent each of Canada’s 29 marine ecosystems;

demonstrate how protection and conservation practices can be harmonized

with resource use in marine ecosystems;

represent the diversity of Canada’s ocean and Great Lakes environments;

maintain ecological processes and life support systems;

provide a model for sustainable use of marine species and ecosystems;

encourage marine research and ecological monitoring;

protect depleted, vulnerable, threatened or endangered species and their

habitats.

Proposed Lake Superior NMCA Visitor Services

The proposed focus of visitor activities for the Lake Superior NMCA will be

along the Trans-Canada Highway corridor. Quality visitor services along this

corridor will be supported by an overall theme that seeks to share the history

of the area, offers interpretive and educational experiences, and allows

people to participate in the unique culture of the north shore of Lake Superior.

Operation of the NMCA will require a central administrative facility (to be

potentially located in Nipigon) along with seasonal operations bases (one of

which is to be potentially located in Red Rock). The history and the nature of

the area suggest the need for a number of interpretive centres of varying

scales dispersed along the corridor. United by a shared vision, these centres

– one of which to be located in Red Rock – will be “Ports of Discovery” – each

representing a unique theme. The operational role of Parks Canada will be in

the provision and maintenance of facilities in support of a range of outdoor

recreational experiences, including access, docks, trails, lookouts,

interpretation features and signage.

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Lake Superior NMCA Resource Conservation

The majority of the Lake Superior NMCA will be zoned for sustainable use

that is compatible with the purposes of an NMCA. Special areas containing

unique or endangered resources will be protective zones (some may be

seasonal only). Fish and wildlife resources will be conserved and protected

using existing legislation and regulations where applicable, as supported by

Parks Canada through enforcement activities.

Lake Superior NMCA Management

Parks Canada will be responsible for managing the Lake Superior NMCA,

while a Management Board – established by the Minister of Canadian

Heritage – will support the operations of the NMCA. The successful

management of the NMCA will require the development of partnerships with

regional stakeholders, communities, citizens, Aboriginal peoples and

provincial or territorial governments.

2.5 GREAT LAKES HERITAGE COAST

In 2000, the Ontario Government launched a major project to establish the Great

Lakes Heritage Coast as the centrepiece of the Ontario’s Living Legacy strategy.

The Great Lakes Heritage Coast – totaling 2,900 km in length – includes the entire

Ontario coastline of Lake Superior, the north shore of the St. Mary’s River and the

coastline of Lake Huron to the eastern coast of Georgian Bay. The community of

Red Rock is located within the limits of the Great Lakes Heritage Coast, and is in the

company of other Ontario communities including Thunder Bay, Nipigon, Marathon,

Wawa, Sault Ste. Marie, Killarney, Parry Sound and Port Severn. The GLHC covers

1.1 million hectares of coastline and inland areas, ranging from two to five kilometers

inland from the shoreline.

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Figure 2.2 – Great Lakes Heritage Coast Boundary

(Ontario Ministry of Natural Resources)

The Government of Ontario has identified the Great Lakes Heritage Coast as “ . . . an

area for special planning and management.” The goal is to take a comprehensive

approach to developing an overall vision for protecting and enjoying the significant

values along the coast. While the GLHC policies do not apply to Aboriginal or

privately owned lands, the goal is to encourage owners of these lands to support

and embrace the Great Lakes Heritage Coast initiatives.

Ontario’s Living Legacy strategy establishes the long-term goals for the GLHC as:

i. ecosystem protection

ii. tourism promotion

iii. partnership development

The Living Legacy establishes that the Heritage Coast will be managed to ensure the

following:

protection of its outstanding beauty and natural ecosystems;

promotion of its recreation and tourism potential through the establishment of a

system of parks and protected areas and complementary sustainable tourism

infrastructure;

development of Crown lands that is compatible with the overall policy intent for

the area; and

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co-operation and partnerships actively pursued with other levels of government,

Aboriginal communities, and interest groups in the planning and management of

the coastal area.

The theme for the Great Lakes Heritage Coast project is Imagine the Possibilities.

This theme is intended to “ . . . encourage and challenge leaders along the coast to

come forward with ideas to attract more tourists, build new businesses, strengthen

communities and bring the world to the distinctive cultural heritage and outdoor

beauty of the Great Lakes heritage coastline.” A vision statement for the Great

Lakes Heritage Coast initiative is still being formulated, but it will be based on the

principles of protection, balance, stewardship, education and knowledge,

development and management.

i. Protection

The long-term protection of the wilderness beauty of the Heritage

Coast and protection and restoration of its ecosystem is the number

one priority.

ii. Balance

To ensure the long-term future of the Heritage Coast, its pristine

beauty and “accessible wildness” must be maintained. Within this

wilderness setting, efforts will be made to promote tourism use and

strategically located tourism development that compliments a

collective vision for the coast.

iii. Stewardship

Stewardship initiatives that provide private land stakeholders with the

tools they need to support the coastal ecosystem should be

encouraged and supported. Stewardship should also encourage local

initiatives and decision-making while providing effective grassroots

guardianship.

iv. Education and Knowledge

The coast presents a “living classroom” of global significance. It is

important to accumulate new and existing information, use it

effectively in decision-making and make it available for educational

use throughout the coast.

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v. Development

New sustainable development that takes place should compliment the

coastal ecosystem and be consistent with a collective vision for the

Heritage Coast. Quality tourism facilities and infrastructure should be

directed to existing communities. Crown shoreline and island

development should generally be limited to recreational infrastructure,

such as campsite facilities, trails, access points and docks.

vi. Management

These principles and the collective vision for the coast, while

recognizing and providing for regional differences, must guide

management of the Heritage Coast. Co-ordination and co-operation

among municipal, provincial and federal governments, First Nations

and stakeholders are vital. Promotion of the coast will require

significant efforts and resources to ensure that increased use does not

negatively affect the natural values of the coast.

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3.0 I N V E N T O R Y & A N A L Y S I S

3.1 THE STUDY SITE

The Township of Red Rock is located 80 km east of Thunder Bay, Ontario,

approximately 8 km south of highway 11-17 at the end of highway 628. The town

site is nestled between the Nipigon Bay and the cuesta formation of How Mountain.

The waterfront feasibility study site is located along the shores of Nipigon Bay and is

comprised of two distinct parcels of land that are separated by the Big Trout River.

The overall area of the study site is approximately 24 hectares (60 acres).

The following description is excerpted from the Township of Red Rock Waterfront

Study (Marshall Macklin Monaghan, 1991):

“Big Trout Creek flows through the site bisecting it into two parcels which are distinct

in character and composition. The 7.5 hectare parcel north of Big Trout Creek is

densely wooded and largely undeveloped, [while] the remaining area south of Big

Trout Creek has been cleared and developed to support park uses. The shoreline

adjacent to the wooded portion of the site is heavily vegetated and relatively diverse

with some deadfall and boulders scattered intermittently along its length . . . Nipigon

Bay is shallow in the vicinity of the study site [with] an average depth of 0.9m at a

distance of 300m from the water’s edge. The soft bottom is comprised of silt and

organic material.

The site topography is gently rolling, dropping in grade some 4m from the railway

right-of-way to the water’s edge. Some poorly drained pockets are evident on the

site. These low-lying areas are fringed with native tree and shrub species. The soil

report for the site . . . indicates that methane is present.”

The marina and living breakwater (constructed 1993-1994) extend into Nipigon Bay

at the southern end of the study site.

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3.2 THE CURRENT “STATE OF THE WATERFRONT” ASSESSMENT

3.2.1 Marina Basin

i. Navigation/Identification

- entrance not clearly visible for incoming boats

- navigational lighting does not meet Canadian Coast Guard

standards

ii. “Living” Breakwater

- adequately protects marina basin from predominant – but

not all – wave action

- provides fish habitat

- lack of fishing platforms/piers is a concern

- additional protection required from waves entering the

marina from the east

iii. Docking Facilities

- 65 serviced slips (water and electricity)

- capable of housing in excess of 250 slips

- only accommodates small boats (largest slip currently

accommodates boats up to 36’ in length)

- marina currently at full capacity for the larger boats within

the size range that it can accommodate

- does not adequately accommodate large (40-50’) boats

- large boats forced to dock alongside fuelling area, resulting

in conflict of uses and congestion

- all slips are currently accommodated on floating docks

iv. Marina Services & Operations (including fuel)

- concession sales

- staffed seasonally by local students

- lack of washrooms, showers and laundry services is a

major concern

- insufficient marina services building

- insufficient storage/garbage storage areas

- pump-out works very well

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- signage insufficient

- insufficient shelter from the elements

- insufficient shade protection

- diesel tank is undersized

- conflicts occur at the fuel area – large boats can only be

currently accommodated in areas intended for fuelling and

pump-out uses

v. Boat Launch

- double wide launch ramp

- considered to be one of the best boat launches along the

north coast of Lake Superior

- concerns expressed about the depth of water at the toe of

the launch for larger keeled boats

vi. Parking

- parking areas are centrally located close to the docks, boat

launch and boardwalk

- parking areas are surfaced with gravel – uneven surface

- particulate from the mill sometimes settles on cars in

parking lot

vii. Boat Storage

- boats are stored for the winter in areas identified for parking

- area identified for boat storage is not easily accessible and

therefore not typically used by the public

viii. Marina Lighting, Safety and Security

- lighting is adequate

- no major public safety or security issues

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3.2.2 Pul-a-Log Park

i. Access

- pedestrian and vehicular access is restricted to one location

due to the presence of the shunting tracks

- pedestrian and vehicular access is gained via the single

entry road into the Park and Marina

ii. Pedestrian and Vehicular Circulation

- vehicular circulation is initiated via the single entry road into

the Park and Marina

- vehicular circulation at the Marina is casual and relatively

unrestricted – cars can access the marina services area,

the parking areas and the breakwater

iii. Boardwalk

- approx. 150m of waterfront boardwalk

- very well used and appreciated by members of the

community

- very well illuminated and well maintained

- isolated element that doesn’t extend to the Marina area

iv. Existing Buildings/Structures

- washrooms located at the north end of the park – to be

renovated in the summer of 2003

- picnic shelter – good condition

- Fish & Game Club building – good condition

- Water Treatment Plant – good condition

v. Lighting and Infrastructure

- boardwalk very well illuminated

- level of lighting in the rest of the park – low

- inadequate electrical services available for festivals and

additional services

- there is no irrigation system

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vi. Landscaping

- some grass areas near the boardwalk have settled and

frequently exhibit saturated conditions that hinder use

- the Township of Red Rock continues to plant new trees –

generally short-lived species

- the Red Rock Horticultural Society currently plants and

maintains (8) annual flower beds along the waterfront area

- spring vehicular traffic frequently parks on grass areas,

leaving ruts and uneven areas

- currently only (1) tap that can be connected to a hose for

irrigation/watering purposes

- Township currently has approximately (50) evergreen

saplings growing on site for nursery purposes

- subsoil is very poor – 6” top layer of soil is underlain by

rock/fill material

vii. Recreational Use

- the waterfront area contains a children’s play area that was

installed as part of the phase I improvements

- there are currently no programmed sports/activity fields

along the waterfront – these amenities are located in

proximity to the recreation centre in the town site (these

recreational facilities meet the needs of the population base

and the waterfront area is not envisioned to include

significant programmed sport facilities)

- local children dive from rocks into the water, but there is no

designated swimming area or beach

viii. Parking

- the waterfront park shares informal parking areas with the

Marina

- parking areas are centrally located close to the docks, boat

launch and boardwalk

- parking areas are surfaced with gravel – uneven surface

- particulate from the mill sometimes settles on cars in

parking lot

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3.2.3 NORAMPAC Inc.

The community of Red Rock is historically and functionally very closely

associated with the operations of the NORAMPAC Inc. paper mill. The

Lake Superior Sulphite Pulp and Paper Company originally purchased

the current mill site in 1936, and construction of the mill coincided with

the clearing of the town site and the first construction of houses for mill

employees. When the Lake Superior Sulphite Pulp and Paper

Company went into receivership shortly after, the construction of the

mill was stopped; Brompton Pulp and Paper Company purchased the

mill and began producing paper products in 1945.

Since 1945, the mill has endured rises and falls in its productivity and

has changed owners several times. In January, 1998 Domtar Inc. (the

owner of the mill at the time) merged with Cascades Inc. to become

the largest container board producer in Canada and present owner of

the mill – NORAMPAC Inc.

Key issues associated with the NORAMPAC Inc. site in Red Rock

include:

- ownership of the waterfront lands (NORAMPAC currently owns the

waterfront lands and leases them to the Township);

- potential expansion of the shunting tracks that traverse the edge of

the waterfront lands;

- degradation and contamination of the waterfront lands immediately

adjacent to the mill site;

- requirement to maintain safe shunting operation within the railway

corridor; and

- public safety and limitation of access to the mill site from the

waterfront areas.

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3.2.4 Habitat Initiatives

i. Habitat Enhancement Islands (constructed 1994)

- plant material has become successfully established

- habitat enhancement initiatives (single log and canopy

shelter structures, spawning shoals and littoral zone

extensions) have resulted in new aquatic habitat

- the islands are also aesthetic features for the waterfront

ii. Breakwater Habitat Enhancement Overlay

- successfully diversifies the breakwater

- provides spawning, forage and shelter habitat for fish

- provides recreational opportunities along the crest of the

breakwater

iii. Big Trout Creek

- now free of boater traffic seeking shelter from wave action

- sediment has built up at the mouth of the Creek

- the Creek supports a sustainable fish community

- the Creek separates a parcel of natural waterfront land from

Pul-a-Log Park

iv. Water Quality

- breakwater opening ensures adequate circulation of fresh

water through the marina basin

3.2.5 Community Context and Adjacent Land Uses

The Red Rock waterfront lands and marina are currently separated

from the Town Site – both physically and visually – by the shunting lines

that lead to the NORAMPAC mill site and by Baker Road which serves

as the primary truck route to the mill. While the Town Site is a short

walk from the waterfront, the connections to the Town Site are not

immediately clear for boaters who arrive at the Marina. Because of

the railway tracks, both vehicular and pedestrian access to the

waterfront is consolidated at one location with an at-grade crossing of

the tracks.

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Views to the waterfront from the town site remain relatively

unobstructed in the absence of stopped shunting cars. However, due

to the high productivity of the NORAMPAC Inc. mill, views to the

waterfront and Nipigon Bay from the town site are very frequently

blocked by rail cars. This is a function of the mill operations and is not

anticipated to change any time soon.

Surrounding land uses include industrial lands (the NORAMPAC Inc.

mill) located to the south of the waterfront lands; commercial, open

space (recreation centre), residential, industrial/commercial and rural

surround the remainder of the site.

3.3 LAND OWNERSHIP

NORAMPAC Inc. currently owns the Red Rock waterfront lands and marina,

and the Township of Red Rock currently leases the property from

NORAMPAC Inc. at a rate of $1.00 per year. The lease was drafted in

February 1984 and expires in December 2029. Only the following

recreational uses are permitted on the site under the terms of the lease

agreement:

park

fitness trail

picnic areas

boat launching

The terms of the lease specifically prohibit the on-site use of “over-snow or

all-terrain vehicle including trail bikes or for any other purpose including the

carrying on of any business, profession or trade of any kind …”

In order to meet the terms of the lease, modification to the terms and

conditions or termination of the lease would be required prior to proceeding

with the implementation of any further waterfront improvements. Careful

study of the specific terms and conditions of the lease is recommended.

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Under the Official Plan, the waterfront lands are zoned as Waterfront

Development with the following permitted uses:

marine facilities and services

parks and open space

public recreation facilities

conservation

tourist commercial services

facilities appropriate for a waterfront area

3.4 SUMMARY OF STAKEHOLDERS

3.4.1 Community Members

The most important stakeholders for the Red Rock Waterfront Master Plan

are the members of the community who live and work in the town site and

the area. Through the public consultation and facilitation process associated

with this and previous studies, it is apparent that the residents of Red Rock

possess a great sense of pride and interest in their community and

waterfront. All recommendations for the next phase of improvements should

be presented to members of the community in order to continue the open

dialogue between the Township and the community and in order to ensure

that public support, enthusiasm and momentum for the project is maintained.

3.4.2 Township of Red Rock

As the initiator of this Feasibility Study and previous reports and studies, the

Township of Red Rock is obviously a key stakeholder and potential funding

source for the next phase of implementation of waterfront improvements. As

previously mentioned, the Township of Red Rock currently leases the

waterfront lands from NORAMPAC Inc.

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3.4.3 NORAMPAC Inc.

As the current landowner of the waterfront lands, NORAMPAC Inc. is also a

key stakeholder and potential funding partner for the project.

3.4.4 Red Rock Historical Society

The Red Rock Historical Society – incorporated as a not-for-profit group in

2000 and with over 1,500 members from around the world – is a valuable

local stakeholder and potential funding partner for the project. Having worked

with the Ontario Historical Society to develop its strategic plan, the Historical

Society has adopted the following Mission Statement: “Preservation of the

Past for the Enrichment of the Future.” The Historical Society has a keen

interest in any improvements to the Red Rock waterfront, and has recently

formed an “Interpretive Centre Committee.” The Historical Society is

particularly interested in the marine history component of the project.

3.4.5 “Live from the Rock” Blues & Folk Society

The Blues & Folk Society is actively promoting its first annual Folk Festival to

be held at Pul-a-L:og Park from August 8-10, 2003. The organization hopes

to make this an annual North of Superior Festival and to have

input/participation from individuals and performers from Thunder Bay to

Marathon, Ontario. The Festival is envisioned as a family-oriented event, with

on-site camping, an artisan’s village and three stages for performances.

The Society has developed a proposed site map, a vision/mission statement

and a schedule of activities for the Festival. They have written grant

applications for funding to four different funding bodies in addition to forming

a fundraising committee and undertaking a corporate sponsorship

campaign. The Society has received a grant from the Ontario Arts Council to

hire a consultant who has completed a needs assessment and is currently

working to develop policies and procedures, a business plan, a budget and a

long-term artistic vision for the festival.

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3.4.6 Red Rock Fish & Game Club

The Red Rock Fish & Game Club has been an active contributor to the life of

Red Rock since the completion of its first clubhouse in 1948. The current

clubhouse – built in 1980 on the south bank of the Big Trout Creek – is located

within the boundaries of the study site. It is interesting to note that as recently

as only 100 years ago, hunting and fishing provided almost all the meat for

residents of Red Rock. Currently, the annual Fish Derby (Fish & Game Club

Trout Tournament) is sponsored by the Red Rock Fish and Game Club and

attracts anglers to Red Rock every year.

3.4.7 National Marine Conservation Area and the Great Lakes

Heritage Coast

The National Marine Conservation Area (Parks Canada) and the Great Lakes

Heritage Coast are both significant potential stakeholders for future waterfront

development at Red Rock. Please refer back to sections 2.4 and 2.5 of this

document for further detail related to these initiatives.

3.4.8 Provincial and Federal Ministries/Agencies

The following government ministries/agencies have been key stakeholders in

past studies and initiatives, and as such will be important partners in the next

phase of implementation of the waterfront improvements:

Provincial (Ontario)

Ministry of the Environment

Ministry of Natural Resources

Ministry of Northern Development and Mines

Federal (Canada)

Department of Fisheries and Oceans

Canadian Coast Guard

Parks Canada

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North Shore of Lake Superior Remedial Action Plan / Lake Superior

Programs

Canada Customs and Revenue

Approvals from the several of these agencies may be required to facilitate the

implementation of in-water and other works associated with the waterfront

development including the following:

Fisheries and Oceans Canada – Fisheries Act

MNR – Lakes and Rivers Implement Act

Coast Guard – Navigable Waters Protection Act

MOE – Certificate of Approval, stormwater, wastewater, sewage

and fuel storage components.

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4 . 0 I S S U E S & O P P O R T U N I T I E S

4.1 SUMMARY OF KEY ISSUES

Prior to the implementation of any further significant improvements to the Red Rock

waterfront, there are several key issues that need to be addressed:

i. Land Ownership

Ownership of the site in relation to permitted uses – both short and

long term – needs to be addressed. As stated earlier, the site is

currently owned by NORAMPAC Inc. and is leased to the Township of

Red Rock.

ii. NMCA and GLHC

The level of potential commitment and involvement from the National

Marine Conservation Area and the Great Lakes Heritage Coast needs

to be understood as clearly as possible.

iii. Marina Functioning

In response to the general tourism trend for larger boats on Lake

Superior, the capacity of the marina and its existing services needs to

be upgraded to accommodate boats of greater size and in larger

numbers.

4.2 SUMMARY OF OPPORTUNITIES

As a result of the unique and fortunate natural setting of Red Rock, the ongoing

implementation processes of the National Marine Conservation Area and the Great

Lakes Heritage Coast have the potential to produce a dramatic and long-lasting

positive effect on Red Rock and the surrounding region. The potential recreational

and economic benefits are extremely significant, and as such they need to be

identified and incorporated into the planning of the second phase of implementation

at Red Rock.

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4.2.1 Integration with NMCA Initiatives

The proposed National Marine Conservation Area is an exciting opportunity

for the Township of Red Rock to collaborate with various funding agencies

and levels of government to further build upon the existing improvements to

the waterfront that were completed in 1994. While the specific physical

requirements of the NMCA program remain undetermined (June 2003),

Parks Canada has indicated that Red Rock will potentially be used as a “Port

of Discovery” and a “Marine Operations Base” for the National Marine

Conservation Area. While the specific physical requirements have not been

determined, it is expected that there will be interpretive and educational

components affiliated with the “Port of Discovery” and that there will be a

need for boat docking and operational amenities associated with the “Marine

Operations Base.” The preliminary plans for the NMCA include the

establishment of an administrative centre to be located in Nipigon.

It is strongly recommended that any further proposed improvements to the

Red Rock waterfront be planned with a conscious awareness of the overall

goals and objectives of the National Marine Conservation Area. The

anticipated activities and uses associated with the NMCA are very much

complementary to the collective vision for the waterfront as articulated by the

Township of Red Rock and members of the community. As such, these

anticipated activities and uses offer an unprecedented opportunity to build

upon the existing improvements to the waterfront to realize the goals and

aspirations of members of the community, the Township of Red Rock and the

National Marine Conservation Area.

4.2.2 Integration with GLHC Initiatives

As with the proposed NMCA, the Provincial Government’s Great Lakes

Heritage Coast initiative is a significant opportunity for the Township of Red

Rock. The long-term goals of the GLHC initiative have been identified as

ecosystem protection, tourism promotion and partnership development.

These goals relate directly to the overall direction that the Township of Red

Rock has taken through the implementation of the first phase of waterfront

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improvements and the initiation of this feasibility study for phase II waterfront

improvements.

In cooperation with partners such as the Township of Red Rock, the GLHC

strategy should address:

Ecosystem Protection – establishing a collective vision and strategic

direction, providing a framework for resource management, fostering co-

operation and teamwork, and co-ordinating areas such as infrastructure,

information management and education.

Tourism Development and Infrastructure – identifying necessary tourism

facilities and infrastructure, including:

- water-based infrastructure improvements, such as docks, marinas,

access points and mooring areas;

- highway-related facilities and improvements, such as special signage,

rest stops, lookouts and interpretive plaques;

- new tourism facilities and improvement to the existing system of

facilities such as hotels, motels, restaurants and resorts; and

- facilities within Ontario Parks such as trails, interpretive centres and

campgrounds.

As stated in the Great Lakes Heritage Coast Discussion Paper (2000), “ . . .

the need for well-planned, quality tourism facilities and infrastructure was

identified. Quality accommodation and facilities, such as marinas, should be

directed to existing communities, with access provided to the coast through

carefully located access points, trails, campsites and mooring sites. There is

also a need to rehabilitate damaged sites and restore populations in both

terrestrial and aquatic environments. Through careful planning, decisions can

be made on where infrastructure and use should occur while maintaining

wilderness attributes and sensitive features, or making ecological connections

to adjacent watersheds.”

Waterfront development at Red Rock supports the principles of the GLHC

and the protection and restoration of its ecosystem. It is clear that the GLHC

initiative will target existing communities – such as Red Rock – that currently

provide access to the coast. As such, the GLHC initiative is an excellent

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opportunity – in conjunction with the NMCA – to build upon the existing

waterfront improvements and realize further partnerships and waterfront

improvements.

4.2.3 Recreational Boater/Tourism Market

The North Shore of Lake Superior represents a vast and largely untapped

tourism market. Due to the overall lack of full-service, safe harbours along

the North Shore, the Red Rock Marina and waterfront has the potential to

become a major stop along the Great Lakes Heritage Coast. In order to

capitalize on this untapped market, it will be imperative for the Red Rock

Marina to be able to accommodate larger boats than it can presently

accommodate in addition to providing improved camping/accommodation

and service opportunities.

4.2.4 Opportunities for Marina and Waterfront Improvements

Marina improvements/expansion

Multi-functional marina building

RV Park

Campground

Pul-a-Log Park improvements

Multi-functional bandshell

Additional habitat creation

Additional angler opportunities

Additional plantings

Walking trails/ connections and boardwalk extension

Natural interpretation area to the north of Big Trout Creek

Long-term parking

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4.2.5 Connections and Linkages

Physical connections to town site

Connections to the greater open space system

Connections to a regional trail/open space system (connection to

Nipigon)

4.3 SUMMARY OF POTENTIAL CONSTRAINTS

Despite the numerous and significant opportunities for further waterfront

improvements at Red Rock, the following constraints must be acknowledged and

understood prior to the implementation of any further phases of waterfront

improvements:

Limited population base

Distance from Highway 11/17

Distance from major population centres

Land ownership

Funding

Contamination

Existing mill shunting tracks and future track expansion

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5 . 0 C O N C E P T U A L W A T E R F R O N T M A S T E R P L A N

Building upon the original 1991 master plan and incorporating

additional input from the Township of Red Rock, community

members, relevant public agencies and the National Marine

Conservation Area and the Great Lakes Heritage Coast, the

conceptual waterfront master plan provides direction and

recommendations regarding the location, size and layout of amenities

related to potential waterfront improvements at Red Rock.

5.1 CONCEPTUAL MASTER PLAN

The conceptual master plan for further improvements to the Red Rock marina and

waterfront is the product of an integrated and collaborative effort between the

Township of Red Rock, members of the community and the consultant team. Local

residents and stakeholders were generous with their time, resources and ideas. The

creativity and enthusiasm of all parties involved resulted in the creation of this master

plan that was endorsed in principle by members of the public at a public meeting in

January 2003. The revised version of this plan that was endorsed by the Township

of Red Rock and members of the public in June 2003 is contained in subsequent

pages of this feasibility study.

As discussed in previous sections of this document, the Red Rock waterfront

currently contains a wide variety of existing amenities and features. The goal of the

following conceptual waterfront master plan is to provide a plan that builds upon the

existing amenities while addressing current and future issues and opportunities.

A detailed description of the plan is contained in section 5.2 of this document; key

features of the plan include the following:

expanded marina capacity (ability to accommodate more and larger

boats)

reconfiguration of existing docks

expanded marina services

multi-purpose marina centre waterfront building

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RV park and campground

outdoor performance bandshell

expanded pedestrian trails/boardwalk

nature interpretation area

additional plantings and landscaping improvements

additional habitat enhancement initiatives

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5.2 DESIGN BRIEF

5.2.1 Marina and Marina Services

The construction of the Red Rock marina has been a significant first phase of

improvements to the waterfront. The further development of the marina and

marina services are critical components of the next phase of implementation

for the Red Rock waterfront improvements. It is recommended that further

improvements to the marina should focus on the following:

i. Dock Reconfiguration

The marina currently houses two spines of floating docks that can

accommodate up to 65 small boats. Based upon near-unanimous

feedback from members of the public and boater surveys, there is an

immediate need for the marina to be able to accommodate larger

boats. The master plan illustrates the full capacity of dock

reconfiguration and expansion to accommodate up to (243) boats up

to approximately 20m in length. It is important to note that the

reconfiguration and expansion of the marina will result in the ability to

accommodate boats potentially associated with an operations base

for the National Marine Conservation Area.

ii. Fuel & Pump-out Services

The marina currently operates using (1) 5,000 litre diesel tank. Based

upon input received from boaters and the Township of Red Rock, the

master plan includes the addition of (1) 10,000 litre diesel tank and the

re-use of the existing 5,000 litre diesel tank for gasoline. Depending

upon the success of the expanded marina operations, it may be

necessary in the future to add additional fuel capacity. Based upon

input received from boaters and the Township of Red Rock, the

existing pump-out facilities are in good working order and provide

sufficient capacity to service any increased demand.

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iii. Navigation

Boaters have commented that it is difficult to accurately locate the

entrance to the marina as one approaches the marina from Nipigon

Bay. While the NORAMPAC Inc. mill provides an unmistakable visual

landmark, the master plan includes the provision for navigational aids

to be placed at the entrance to the marina and on the proposed

habitat island to safely guide boaters into the marina.

iv. Boat Launch

The existing boat launch itself functions very well in its current location

and configuration. However, the removal of the existing rip-rap

retainment between the service/fuel dock and the launch ramp and its

replacement with sheet-pile edging would improve the safety of the

area. In addition, the master plan shows a conceptual location for the

addition of a marine crane to allow for the launching of very large or

fixed keel boats that cannot be launched using the existing ramp.

5.2.2 Waterfront Centre Building

In order to attract and accommodate an increased number of boaters,

tourists and user groups to Red Rock, it is imperative that improved services

be provided. As stated in the Request for Proposals, a key component of the

project is the siting and conceptual design of “ . . . a multi-functional marina

building to provide essential amenities to existing infrastructure in concert with

the NMCA plans and objectives.”

The proposed 337 square metre (3,625 square feet) building is designed to

be a significant landmark on the Red Rock Waterfront that will function as a

new focal point for the marina and a beacon for both land and water traffic to

and from the site. The building’s two-and-a-half story configuration houses

public washrooms, offices for a variety of waterfront related government

agencies, work and sales space for marina and campground support staff, a

coin-operated laundry and vending area, storage and display space for the

Red Rock Historical Society and a general lobby and waiting area for marina

and campground patrons.

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The building is strategically situated to address the vehicular access to the

marina and water activities located in the beach area adjacent to the

boardwalk. The entire building is covered by a steeply pitched cedar shingle

roof that contains a high ceiling volume over the public spaces and space for

storage and mechanical equipment above the washrooms. The exterior of

the building is finished in natural stone veneer on the lower portions and

prefinished wood fibre reinforced cement panels and battens on the upper

portion. The gable ends are decorated with lap siding roof margins and the

roof overhangs are supported by Craftsman-style brackets.

A detailed program of use for the building is contained in Appendix A.

Figure 5.2

w a t e r f r o n t c e n t r e b u i l d i n g

(artist’s rendering)

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5.2.3 RV Park and Campground

Comments and feedback garnered from community members at the first

public meeting held as part of this feasibility study almost unanimously

included reference to the need for an RV park and campground in Red Rock.

While the historic Red Rock Inn is an excellent local source of

accommodation, there is a need to diversify the level of accommodation in

the Township to include a formal RV park and campground operation for

transient boaters and vehicular tourists. This need can be expected to

increase as the National Marine Conservation Area and Great Lakes Heritage

Coast initiatives are developed.

The master plan illustrates that the RV park and campground are located at

the southeast corner of the site, adjacent to the proposed waterfront centre

building and Pul-a-Log Park. Pedestrian trails and pathways link the area to

the marina and the entire waterfront area. The RV park and campground

contains the following breakdown of sites:

Type of Site Quantity *

Serviced RV sites 15

Serviced trailer sites 11

Unserviced tent/trailer sites 46

* section 7.5 of this document addresses the market potential of an

RV park and campground in Red Rock

Due to the very exposed conditions presently on the site, it is recommended

that significant plantings be included as part of the development of the RV

park and campground for wind protection and visual screening. The finished

grades of the area can be lowered to further buffer the site from the adjacent

shunting tracks and the mill; the excavate generated can be used to assist in

the leveling of the poorly drained portions of Pul-a-Log Park.

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5.2.4 Vehicular Access

Due to the location of the shunting tracks that act as a barrier between the

waterfront and the town site, vehicular access to the waterfront is currently

limited to one asphalt roadway (at a level crossing of the shunting tracks).

This road is located to the south of the Township’s water treatment plant, and

it is recommended that it remain as the sole vehicular access route onto the

site. This road traverses the site and will lead vehicles directly to the

proposed waterfront and marina services building. An existing secondary on-

site roadway leads to the Fish & Game Clubhouse.

5.2.5 Parking and Vehicular Circulation

Short-Term Parking

The master plan includes the accommodation of (10) 6m x 3m

standard parking spaces and (5) larger pull-through spaces adjacent

to the proposed waterfront centre building and the campground.

These short-term parking spaces are intended to facilitate the

temporary parking of vehicles for campground registration or marina-

related purposes.

Boat Launch Staging Area

In order to maintain the efficient and safe operation of the boat launch,

the master plan includes a specific boat launch staging area. It is

important that the function of the boat launch neither impedes nor is

impeded by people waiting to either launch or retrieve a boat. Turning

radii must be designed to accommodate large trailer movement.

Marina Parking

At present, parking for the marina is accommodated in a large gravel

area adjacent to the marina. Due to the clear functional advantages of

having the marina parking lot located adjacent to the marina itself, the

master plan shows an efficiently organized parking lot with (294)

parking spaces remaining in this area. The parking lot includes a

secure parking/boat storage area and a specific location intended for

the storage of large craft.

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Improvements to the parking lot bring with them the need to treat

stormwater to avoid discharging water borne pollutants directly into

Nipigon Bay. As such, a stormwater management pond is

conceptually located to the south of the parking lot, adjacent to the

campground. While the details of this stormwater feature are not

included in the scope of work of this study, it is important to note that

the overall plan was developed with an awareness of ecologically

sound stormwater management principles.

Additional Waterfront Parking

Additional waterfront parking is located in the vicinity of the Fish &

Game Clubhouse to serve the Fish & Game Club, access to the

proposed natural area north of Big Trout Creek and general activities

at the north end of Pul-a-Log Park.

5.2.6 Pedestrian Circulation

The only safe pedestrian access to the site currently crosses the shunting

tracks alongside the vehicular access road. It is not anticipated that any

further pedestrian crossings will be developed on the site due to restrictions

imposed by shunting operations. The master plan illustrates a series of

internal pedestrian trails, pathways and boardwalks that traverse the site and

link all on-site features and amenities.

The existing illuminated boardwalk is a popular feature of the existing

waterfront that should be lengthened, as illustrated on the master plan, as

budget allows.

5.2.7 Pul-a-Log Park

The master plan recommends that the existing public open space and park-

like qualities of Pul-a-Log Park be retained and enhanced. Public feedback

clearly and repeatedly indicated that residents of the community frequently

use the waterfront park as a destination for walking and passive recreation.

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Built Features

A covered bandshell is proposed for the northwest corner of the park,

with dramatic views of Nipigon Bay and the distant cliff formations

forming a spectacular backdrop. The bandshell consists of a 7.3 m x

9.75 metre open stage partially covered with a steeply pitched trussed

roof similar in appearance to the Waterfront Centre Building. The

bandshell is accessed by two covered rear stairs and will be provided

with electrical services. The stage will be equipped with an overhead

theatrical lighting support grid.

The existing picnic shelter is proposed to be relocated to the marina

services/fuel area to provide additional shade and shelter; a new larger

picnic shelter is proposed to be located in Pul-a-Log Park adjacent to

the boardwalk to accommodate food and refreshment concession

during larger events.

Figure 5.5

b a n d s h e l l a n d e v e n t s l a w n

(artist’s rendering)

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Grading, Drainage and Stormwater Management

Portions of the park that currently exhibit poor drainage patterns

should be re-graded, leveled and seeded to eliminate standing water

and its associated maintenance and usage challenges. The open

lawn audience space adjacent to the band shell should be tile drained

to ensure that it is suitable for use during the limited outdoor

performance season.

The majority of stormwater runoff from the town site is currently

directed towards the waterfront, and it is therefore recommended that

the existing stormwater management pond in Pul-a-Log Park be

retained and enhanced as an integrated functional and aesthetic

feature.

Additional Park Elements

the master plan recommends that the children’s playground is to

be retained in its existing location and condition;

in order to access the proposed trails in the area to the north of Big

Trout Creek, a new pedestrian bridge will be required to span the

width of the creek;

the existing Memorial Garden will be retained and enhanced;

the park entry features will be enhanced;

the existing flag pole is to be retained in its current location.

5.2.8 Plantings

The Township of Red Rock, in conjunction with community volunteers and

members of the Red Rock Horticultural Society, has been planting trees and

shrubs throughout the waterfront area for a number of years. The master

plan illustrates a planting framework that is intended to act as a guide to

direct the placement of future tree plantings. Given the degree of exposure,

harsh conditions and poor subsurface conditions of the site, it is imperative

that plant materials are chosen that combine the ability to survive in the

conditions with a reasonable life span. Care should be taken to ensure that

improvements and amendments to soil be made as a component of the

planting program.

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A significant amount of planting will be required to act as a buffer between

the shunting tracks and the park, but care must be taken to ensure that

filtered views from the town site to the waterfront (in the absence of trains) are

maintained.

Significant plantings will also be required in the RV park and campground to

provide privacy and campsite definition, protection from wind exposure and

to provide a visual screening between the site and the mill operations.

5.2.9 Additional Habitat Enhancement Opportunities

The first phase of implementation of waterfront improvements at Red Rock in

1994 was initiated at the same time as a separate program was being

undertaken by the North Shore of Lake Superior Remedial Action Plan to

determine the health of Nipigon Bay, to document changes in the fishery and

to make recommendations aimed at enhancing the health and vitality of the

ecosystem and fishery. As stated in the award-winning Technical Manual

entitled Achieving Integrated Habitat Enhancement Objectives, “ . . . through

the forging of a partnership between the proponents of both projects,

concepts were developed with an emphasis on integrating habitat and water

quality enhancement initiatives as components of the design of the marina

basin and breakwater. The product of this process successfully achieves

both functional and ecosystem objectives while providing additional

recreational, aesthetic and interpretive attributes.”

The living breakwater and habitat islands at Red Rock have been remarkably

successful. Opportunity exists to expand on the success of these previous

precedents to include further habitat enhancement features as part of further

waterfront improvements.

In response to the need to provide further wave deflection to reduce the

impact of waves entering the marina basin from the east, the master plan

includes a third habitat enhancement island immediately to the east of the

marina opening. This island would combine the benefits of creating

additional habitat enhancement while mitigating the disruptive and

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sometimes damaging effects of wave action entering the marina basin from

the east.

Additional habitat enhancement opportunities to create fish spawning habitat

areas exist in the northern portion of the site to the north of Big Trout Creek.

5.2.10 Additional Angling Opportunities

Fishing was an important source of food and revenue for settlers to the area,

and although few residents are still dependent upon fishing for a living, it is

now one of the region’s most important recreational activities. As evidenced

by the success of the annual Red Rock fishing derby, Nipigon Bay and Red

Rock are destination areas for anglers.

In response to the popularity of angling in the area, the master plan includes

(5) proposed fishing platforms to provide anglers with improved opportunities

to fish from the Red Rock waterfront. While the design detailing of these

fishing structures is not within the scope of work for this feasibility study, it is

anticipated that the structures would be constructed in order to provide a safe

and effective way for anglers to get close to the surface of the water and

would incorporate habitat enhancement techniques in the design of their

substructure.

5.2.11 Recreational Facilities

The master plan envisions the Red Rock waterfront as a destination and

community resource for passive, unprogrammed recreational opportunities

such as walking, jogging and angling (or cross-country skiing, snowshoeing

and ice fishing). The addition of a beach and kayak/canoe launch dock in

close proximity to the waterfront centre building would provide additional

recreational opportunities.

While the character of Pul-a-Log Park is anticipated to remain largely

undisturbed, its open space qualities provide ample opportunity for casual

recreational activities that require a large open space.

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The existing Red Rock Recreational Centre/Community Centre located to the

west of the site (across the shunting tracks) provides sufficient programmed

indoor and outdoor recreational facilities for the community of Red Rock.

Input garnered from various public meetings and stakeholder interviews

indicated that there was no need to include programmed recreational

facilities on the study site (i.e. baseball, soccer, etc.).

5.3 PRELIMINARY COST ESTIMATE

A detailed breakdown of the total costs associated with the waterfront master

plan is provided in Table 5.1 for preliminary discussion and budgetary

purposes. The cost estimates are based upon estimated quantities derived

from the master plan drawing, using contractor installed unit or lump sum

allowances derived from recent tender prices for similar works in the Thunder

Bay/Nipigon region. Please note that the cost estimate does not include any

provision for inflation over the duration of a phased implementation period.

In summary, the following total costs are estimated for the project

components:

Description Estimated Cost A. Natural Area $ 247,250.00

B. Pul-a-Log Park $ 712,450.00

C. Waterfront Centre Building $ 919,350.00

D. Marina Improvements $1,920,000.00

E. RV Park and Campground $ 701,900.00

F. Parking Lot $ 77,700.00

G. Downtown Linkage $ 17,500.00

Subotal $4,596,150.00

15% Contingency $ 689,422.50

Subtotal $5,285,572.50

GST $ 369,990.07

TOTAL COST $5,655,562.57

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Table 5.1 Preliminary Cost Estimate

* note: this cost estimate is intended for budgetary purposes only

Item Description Quantity Unit Unit Cost Total

A. NATURAL AREA

1 Fish Spawning Area

Excavation, clearing and grading allowance $ 15,000.00 $ 15,000.00

Riverstone shoals allowance $ 7,500.00 $ 7,500.00

Small boulders <1.0m dia. allowance $ 2,500.00 $ 2,500.00

Large boulders >1.0m dia. allowance $ 5,000.00 $ 5,000.00

Logs allowance $ 500.00 $ 500.00

Fish shelter structures allowance $ 5,000.00 $ 5,000.00

Basin plantings allowance $ 25,000.00 $ 25,000.00

Shoreline plantings allowance $ 12,500.00 $ 12,500.00

Submerged boulders allowance $ 1,250.00 $ 1,250.00

Subtotal 1 $ 74,250.00

2 Walking Trails

Clearing and localized grading allowance $ 10,000.00 $ 10,000.00

Granular walkway, 1.5m wide 1,500 sq.m. $ 15.00 $ 22,500.00

Subtotal 2 $ 32,500.00

3 Trout Creek Pedestrian Bridge

Clearing and localized grading allowance $ 7,500.00 $ 7,500.00

Bridge (35m x 4m, incl. footings) 1 each $ 75,000.00 $ 75,000.00

Subtotal 3 $ 82,500.00

4 Trail Bridge (Fish Habitat Area)

Bridge (20m x 2m, incl. footings) allowance $ 15,000.00 $ 15,000.00

Subtotal 4 $ 15,000.00

5 Interpretive Signage allowance $ 5,000.00 $ 5,000.00

Subtotal 5 $ 5,000.00

6 Trail Markers allowance $ 1,000.00 $ 1,000.00

Subtotal 6 $ 1,000.00

7 Infill Plantings allowance $ 35,000.00 $ 35,000.00

Subtotal 7 $ 35,000.00

8 Site Furnishings allowance $ 2,000.00 $ 2,000.00

(benches, waste receptacles)

Subtotal 8 $ 2,000.00

Subtotal A $ 247,250.00

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B. PUL-A-LOG PARK

1 Landscaping

Filling (excavate from campground) allowance $ 10,000.00 $ 10,000.00

Tile drainage 1,500 lin.m. $ 25.00 $ 37,500.00

Rough and fine grading 20,000 sq.m. $ 2.50 $ 50,000.00

Seeding 15,000 sq.m. $ 1.00 $ 15,000.00

Shade trees 100 each $ 300.00 $ 30,000.00

Ornamental plantings allowance $ 20,000.00 $ 20,000.00

Subtotal 1 $ 162,500.00

2 Structures

Bandshell 73.9 sq.m. $ 1,000.00 $ 73,900.00

Picnic shelter allowance $ 35,000.00 $ 35,000.00

Subtotal 2 $ 108,900.00

3 Walkways

Granular walkway, 2m wide 1,850 sq.m. $ 15.00 $ 27,750.00

Boardwalk extension 130 lin.m. $ 900.00 $ 117,000.00

Bridge over existing pond allowance $ 30,000.00 $ 30,000.00

(25m x 2m, incl. footings)

Subtotal 3 $ 174,750.00

4 Memorial Garden

Granular pathway (1.2m wide) 120 sq.m. $ 15.00 $ 1,800.00

Memorial plantings allowance $ 7,500.00 $ 7,500.00

Signage allowance $ 2,000.00 $ 2,000.00

Subtotal 4 $ 11,300.00

5 Miscellaneous

Lookout point/fishing pier allowance $ 25,000.00 $ 25,000.00

Interpretive signage allowance $ 5,000.00 $ 5,000.00

Additional lighting allowance $ 50,000.00 $ 50,000.00

Clearing/grubbing allowance $ 2,500.00 $ 2,500.00

Site furnishings allowance $ 10,000.00 $ 10,000.00

Beach area (sand/filter fabric) allowance $ 12,500.00 $ 12,500.00

Habitat enhancement initiatives allowance $ 75,000.00 $ 75,000.00

Servicing upgrades (electric) allowance $ 75,000.00 $ 75,000.00

Subtotal 5 $ 255,000.00

Subtotal B $ 712,450.00

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C. WATERFRONT CENTRE

1 Waterfront Centre Building

Building 337.8 sq.m. $ 2,000.00 $ 675,600.00

Servicing allowance $ 100,000.00 $ 100,000.00

Subtotal 1 $ 775,600.00

2 Short-term Parking Area

Miscellaneous removals allowance $ 5,000.00 $ 5,000.00

Regrading 2,500 sq.m. $ 2.50 $ 6,250.00

Additional granular sufacing allowance $ 7,500.00 $ 7,500.00

Plantings allowance $ 7,500.00 $ 7,500.00


Subtotal 2 $ 28,750.00

3 Boardwalk

Expanded boardwalk allowance $ 75,000.00 $ 75,000.00

Subtotal 3 $ 75,000.00

4 Canoe Launch Dock

Canoe launch dock allowance $ 15,000.00 $ 15,000.00

Canoe launch pavilion allowance $ 25,000.00 $ 25,000.00

Subtotal 4 $ 40,000.00

Subtotal C $ 919,350.00

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D. MARINA 1 Fuel Service Peninsula

Steel sheet-pile edging 75 lin.m. $ 1,250.00 $ 93,750.00

Fill behind sheet piling allowance $ 25,000.00 $ 25,000.00

Boardwalk 275 lin.m. $ 750.00 $ 206,250.00

Marine crane allowance $ 100,000.00 $ 100,000.00

Shade trees 30 each $ 300.00 $ 9,000.00

Lookout feature/navigational aid allowance $ 50,000.00 $ 50,000.00

Fishing platform allowance $ 25,000.00 $ 25,000.00

Additional fuel tanks allowance $ 15,000.00 $ 15,000.00

Relocated shelter at kiosk allowance $ 5,000.00 $ 5,000.00

Lighting allowance $ 100,000.00 $ 100,000.00



Subtotal 1 $ 636,500.00

2 Marina Basin

Reconfiguration of existing docks allowance $ 25,000.00 $ 25,000.00

Additional docks (steel float, includes allowance $ 500,000.00 $ 500,000.00

supply, install, power pedestal and

water bib)

New boardwalk 200 lin.m. $ 900.00 $ 180,000.00

Boardwalk lighting allowance $ 100,000.00 $ 100,000.00

Dredging allowance $ 75,000.00 $ 75,000.00



Fishing/lookout platforms 3 each $ 10,000.00 $ 30,000.00

Additional plantings allowance $ 20,000.00 $ 20,000.00

Security gates 3 each $ 1,500.00 $ 4,500.00

Subtotal 2 $ 964,500.00

3 Wave Deflection Island

Fill -- armourstone (9m depth) allowance $ 250,000.00 $ 250,000.00

Small boulders <1.0m dia. allowance $ 2,500.00 $ 2,500.00

Large boulders >1.0m dia. allowance $ 5,000.00 $ 5,000.00

Logs allowance $ 500.00 $ 500.00

Fish shelter structures allowance $ 2,500.00 $ 2,500.00

Habitat plantings allowance $ 7,500.00 $ 7,500.00

Submerged boulders allowance $ 2,000.00 $ 2,000.00

Navigational aids 2 each $ 7,500.00 $ 15,000.00

Subtotal 3 $ 285,000.00

4 Boat Launch/Staging Area

Miscellaneous removals allowance $ 5,000.00 $ 5,000.00

Regrading 3,500 sq.m. $ 2.50 $ 8,750.00

Additional granular sufacing allowance $ 10,000.00 $ 10,000.00 Plantings allowance $ 7,500.00 $ 7,500.00


Vehicle access bollard allowance $ 750.00 $ 750.00

Subtotal 4 $ 34,000.00 Subtotal D $ 1,920,000.00

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E. CAMPGROUND

1 Site Preparation

Clearing/grubbing allowance $ 7,500.00 $ 7,500.00

Excavation (reuse at Pul-a-Log Park) allowance $ 50,000.00 $ 50,000.00

Grading 25,000 sq.m. $ 2.50 $ 62,500.00

Servicing (power, water) allowance $ 100,000.00 $ 100,000.00

Subtotal 1 $ 220,000.00

2 Roadways/Pathways

Granular roadway 4,280 sq.m. $ 25.00 $ 107,000.00

Granular RV/trailer pads 3,740 sq.m. $ 22.50 $ 84,150.00

Granular pathways 400 sq.m. $ 15.00 $ 6,000.00

Subtotal 2 $ 197,150.00

3 Stormwater Management Pond

Excavation allowance $ 10,000.00 $ 10,000.00

Grading 600 sq.m. $ 5.00 $ 3,000.00

Boulder edging 70 lin.m. $ 50.00 $ 3,500.00

Hydroseeding allowance $ 750.00 $ 750.00

Perimeter plantings allowance $ 2,500.00 $ 2,500.00

Outlet structure allowance $ 2,500.00 $ 2,500.00

Subtotal 3 $ 22,250.00

4 Plantings

Campground trees allowance $ 75,000.00 $ 75,000.00

Campgound shrubs allowance $ 25,000.00 $ 25,000.00

Hydroseeding 10,000 sq.m. $ 1.00 $ 10,000.00

Bank plantings allowance $ 25,000.00 $ 25,000.00

Railway screening plantings allowance $ 35,000.00 $ 35,000.00

Subtotal 4 $ 170,000.00

5 Miscellaneous

Site furnishings (picnic tables, firepits) allowance $ 75,000.00 $ 75,000.00

Directional signage allowance $ 10,000.00 $ 10,000.00

Lookout (boulders and granular surface) allowance $ 7,500.00 $ 7,500.00

Subtotal 5 $ 92,500.00

Subtotal E $ 701,900.00

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F. PARKING LOT

1 Site Preparation

Clearing allowance $ 5,000.00 $ 5,000.00

Grading 12,500 sq.m. $ 2.50 $ 31,250.00

Additional granular surfacing allowance $ 15,000.00 $ 15,000.00

Security fencing 200 lin.m. $ 65.00 $ 13,000.00

Vehicle access bollard each $ 750.00 $ 750.00


Granular pathways 180 sq.m. $ 15.00 $ 2,700.00

Subtotal 1 $ 77,700.00

Subtotal F $ 77,700.00


G. DOWNTOWN LINKAGE

Sidewalk 200 sq.m. $ 50.00 $ 10,000.00



Subtotal G $ 17,500.00

SUMMARY

A. Natural Area $ 247,250.00

B. Pul-a-Log Park $ 712,450.00

C. Waterfront Centre $ 919,350.00

D. Marina $ 1,920,000.00

E. Campground $ 701,900.00

F. Parking Lot $ 77,700.00

G. Downtown Linkage $ 17,500.00

Subtotal $ 4,596,150.00

15% contingency $ 689,422.50

Subtotal $ 5,285,572.50

GST $ 369,990.07

TOTAL $ 5,655,562.57

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6 . 0 I M P L E M E N T A T I O N P R I O R I T I E S A N D

P H A S I N G S T R A T E G Y

6.1 INTRODUCTION

The process of generating the Red Rock Waterfront Park and Marina Feasibility

Study has advanced to its final stages. A public meeting was held on the evening of

May 12, 2003 to present the final Master Plan and findings of the feasibility study

process to allow the community to provide input prior to the finalization of the study.

The members of the community who participated in the public meeting were very

supportive of the plan as a whole and comments provided focused on the details of

specific components. These comments were recorded and will be addressed in the

process of finalizing the feasibility study.

Throughout the study process, the consultant team has been focused not only on

evaluating alternative designs and confirming the technical and financial feasibility of

the components of the Master Plan, but also on setting the stage for implementation

by involving potential funding partners in the study process and identifying issues that

could emerge as potential barriers to funding and implementation. With the

objective of strengthening the position of Red Rock in terms of funding potential, it is

important that these barriers be addressed in the immediate future. Direction to

address these barriers is provided in the implementation plan outlined in a

subsequent section.

The Master Plan recommends the implementation of a number of initiatives

including the following:

improvements to the existing marina to enhance accommodation for large

boats and to ensure adequate, reliable fuel services are available at Red

Rock;

implementation of a multi-purpose ‘Waterfront Centre’ building that is

designed to address the needs of the marina, with respect to shower,

washroom and laundry services as well as to accommodate the

administrative function of the proposed recreational vehicle park and potential

needs related to the National Marine Conservation Area (NMCA) and Great

Lakes Heritage Coast (GLHC) programs and the Historical Society;

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creation of new Recreational Vehicle (RV) and camping park that would

provide the only lakefront camping facility with direct marina access along the

North Shore;

improvements to the park to accommodate seasonal festivals and events,

including a band shell for concerts and music festivals, improvements to

grading and drainage in spectator areas and additional trail, boardwalk and

picnicking opportunities;

improved access to the Lake Superior shoreline including fishing platforms,

observation structures, extension of the boardwalk, creation of waterfront

recreation areas and canoe/kayak launch dock;

implementation of initiatives aimed at enhancing the waterfront park as a

community amenity including recreation trails, improved linkages to

downtown, a memorial garden and upgraded landscaping;

integration of habitat enhancement initiatives that build on the important

precedent established in the process of constructing the marina breakwater

as well as to compensate for potential impacts on fish habitat that may result

form the implementation of other initiatives.

Each of the components described above has been designed with an emphasis on

ensuring that Red Rock becomes recognized as the premier boater service and

tourism destination along the North Shore of Lake Superior.

6.2 IMPLEMENTATION PRIORITIES

With the objective of enhancing the position of the Township in terms of capitalizing

on funding opportunities, it is important that the several activities be initiated

immediately. Two of the recommended actions are required to address situations

that may present barriers to funding and the third action is focused on ensuring that

the Township continues to be well aware of funding opportunities and therefore well

positioned to capitalize on funding opportunities as they arise.

6.2.1 Implementation Priority No. 1 – Land Securement

Ownership of the lands by the Township is of paramount importance

since the conditions associated with the existing lease prohibits many

of the uses that are proposed in the Master Plan and which are critical

to the success of the initiative. In addition, many of the candidate

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funding agencies are reluctant to invest in projects that are not held in

the ownership of the party requesting funding. Through consultation

with Mr. Jake Vander Wal, Norampac has indicated a willingness to

convey the lands to the Township. Contingent on the appraised value

of the property, this conveyance could represent a donation, or in-kind

contribution of significant value that could be used to lever funding

from a government partner agency. Consequently, it is important that

the Township work with Norampac to identify the lands proposed to

be conveyed and execute the transfer of ownership.

6.2.2 Implementation Priority No. 2 – Environmental Assessment

To satisfy the requirements of both Provincial and Federal funding

partners, the proposed redevelopment of the waterfront any marina

must undergo and Environmental Assessment. An Environmental

Study Report (ESR) was prepared in support of the funding and

implementation of the Phase 1 marina development. This ESR will

require an update in terms of the description of the environmental

resources of the site and revisions to address the potential impacts of

the various components of the Master Plan that were not previously

addressed including the RV park, marina services building, band shell

and improvements to the marina. Based upon a review of the existing

ESR and the anticipated level of effort required to complete the

revisions to the documents, it is anticipated that fees in the order of

$5,000 - $8,000 will be required to prepare the ESR and address the

requirements of both the Provincial and Federal Governments related

to Environmental Assessment.

6.2.3 Implementation Priority No. 3 – Continued Communication with

Potential Funding and Implementation Partners

Throughout the course of preparing thIS feasibility study, important

relationships were fostered with representatives of FEDNOR, Parks

Canada staff related to the NMCA initiative, representatives of the

Provincial Government related to the GLHC initiative, and a number of

other potential funding partners. These partners have provided

important input that was reflected in the Master Plan and they are

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aware of and very interested in the Red Rock project. Consequently, it

is imperative that this level of communication and relationship building

continue and that the Township be made aware of any opportunity

that could enhance their position to secure funding or conversely, any

issues of concern that may adversely affect its ability to secure funding

in the future so that they can be addressed proactively. Mr. Jake

Vander Wal of the consulting team was instrumental in building

relationships with potential funding partners and agencies and

consequently it is recommended that the Township retain Mr. Vander

Wal independently to fulfill this role and address this important priority.

6.3 PHASING STRATEGY

As stated in the feasibility study, the phasing of implementation of various

components of the Master Plan will be determined in large part by the timing of the

NMCA and GLHC initiatives and the availability of funding from other sources.

Consequently, it is recommended that the phasing strategy be developed with a

degree of flexibility. Notwithstanding, there are several clear priorities that should

form the foundation of the strategy for phasing the implementation of the project,

these include:

The need to establish Red Rock marina as a facility that provides reliable

services to boaters, including the provision of services for large boats.

The need to establish Red Rock marina as a desirable waterfront destination

through the provision of improved facilities for boaters.

The need to implement alternative tourist amenities that complement the

marina and enhance the attractiveness of the waterfront park as a destination

for the broader tourism market.

The need to enhance the ability for the waterfront park to accommodate

festivals and seasonal events.

The following provides a description of the proposed strategy for phasing the

implementation of the various components of the Master Plan. A schematic phasing

plan diagram is located on page 65 of this document.

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Table 6.1

PHASE 1 – 2003/2004

Description Quantity Unit Unit Cost Total

MARINA IMPROVEMENTS

i. Enhance fuel capacity – add additional 100,000 litre fuel tank for increased diesel fuel capacity

allowance 15,000.00 15,000.00

ii. Add navigational lights, (Implemented by Township)

N/C

TOTAL Phase 1 $15,000.00

PHASE 2 – 2004


MARINA IMPROVEMENTS

i. Fuel Service Peninsula Steel sheet-pile edging 75 lin.m. 1,250.00 93,750.00

Fill behind sheet piling allowance 25,000.00 25,000.00

Signage allowance 2,500.00 2,500.00

Site furnishings allowance 5,000.00 5,000.00

Subtotal $126,250.00

ii. Marina Basin Reconfiguration of existing

docks allowance 25,000.00 25,000.00

Additional docks (steel float, includes supply, install, power pedestal and water bib)

allowance 167,000.00 167,000.00

New boardwalk 70 lin.m. 900.00 63,000.00


Fishing/lookout platforms 1 each 10,000.00 10,000.00

Security gates 1 each 1,500.00 1,500.00


iii. Boat Launch/Staging Area Miscellaneous removals allowance 5,000.00 5,000.00

Re-grading 3,500 sq.m. 2.50 8,750.00

Additional granular surfacing allowance 10,000.00 10,000.00

Plantings allowance 7,500.00 7,500.00


Vehicle access bollard allowance 750.00 750.00

Subtotal $34,000.00

Subtotal Marina Improvements $428,450.00

WATERFRONT CENTRE

i. Waterfront Centre Building

Building 337.8 sq.m. 2,000.00 675,600.00

Servicing allowance 100,000.00 100,000.00

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ii. Short-term Parking Area

Miscellaneous removals allowance 5,000.00 5,000.00

Re-grading 2,500.00 sq.m. 2.50 6,250.00




Subtotal $28,750.00

iii. Boardwalk

Expanded boardwalk allowance 75,000.00 75,000.00

Subtotal $75,000.00

iv. Canoe Launch Dock

Canoe launch dock allowance 15,000.00 15,000.00

Canoe launch pavilion allowance 25,000.00 25,000.00

Subtotal $40,000.00

Subtotal Waterfront Centre $819,350.00

PUL-A-LOG PARK

i. Landscaping Filling (excavate from campground) allowance 10,000.00 10,000.00

Tile drainage 750 lin.m. 25.00 18,750.00

Rough and fine grading 10,000 sq.m. 2.50 25,000.00

Seeding 7,500 sq.m. 1.00 7,500.00

Shade trees 100 each 300.00 30,000.00

Subtotal $91,250.00

ii. Structures Bandshell 73.9 sq.m. 1,000.00 73,900.00

Subtotal $73,900.00

iii. Walkways

Granular walkway, 2m wide 615 sq.m. 15.00 9,225.00

Boardwalk extension 130 lin.m. 900.00 117,000.00


iv. Miscellaneous

Clearing/grubbing allowance 2,500.00 2,500.00

Servicing upgrades allowance 75,000.00 75,000.00

Subtotal $77,500.00

Subtotal Pul-a-log Park $368,875.00

DOWNTOWN LINKAGE Sidewalk 200 sq.m. 50.00 10,000.00



Subtotal Downtown Linkage $17,500.00

CAMPGROUND i. Site preparation Clearing/grubbing allowance 7,500.00 7,500.00

Excavation (reuse at Pul-a-log Park)

allowance 50,000.00 50,000.00

Subtotal $57,500.00

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ii. Stormwater Management

Pond

Excavation allowance 10,000.00 10,000.00

Grading 600 sq.m. 5.00 3,000.00

Boulder edging 70 lin.m. 50.00 3,500.00

Hydroseeding allowance 750.00 750.00

Perimeter plantings allowance 2,500.00 2,500.00

Outlet structure allowance 2,500.00 2,500.00

Subtotal $22,250.00

iii. Plantings

Campground trees allowance 75,000.00 75,000.00

Bank plantings allowance 25,000.00 25,000.00

Railway screening plantings allowance 35,000.00 35,000.00


Subtotal Campground $214,750.00

PARKING LOT

i. Site preparation

Clearing allowance 2,500.00 2,500.00

Grading 6,250 sq.m. 2.50 15,625.00


Vehicle access bollard 1 each 750.00 750.00


Granular pathways 90 sq.m. 15.00 1,350.00

Subtotal Parking Lot $32,725.00

TOTAL Phase 2 $1,453,200.00

PHASE 3 - 2005


MARINA IMPROVEMENTS

i. Fuel Service Peninsula

Boardwalk 275 lin.m. 750.00 206,250.00

Shade trees 30 each 300.00 9,000.00

Lookout feature/navigational aid

allowance 50,000.00 50,000.00

Fishing platform allowance 25,000.00 25,000.00

Relocated shelter at kiosk allowance 5,000.00 5,000.00

Lighting allowance 100,000.00 100,000.00


ii. Marina Basin


Subtotal $25,000.00


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PUL-A-LOG PARK

i. Landscaping

Tile drainage 750 lin.m. 25.00 18,750.00

Rough and fine grading 10,000 sq.m. 2.50 25,000.00

Seeding 7,500 sq.m. 1.00 7,500.00

Ornamental plantings allowance 20,000.00 20,000.00

Subtotal $71,250.00

ii. Structures

Picnic Shelter allowance 35,000.00 35,000.00

Subtotal $35,000.00

iii. Walkways


Bridge over existing pond (25m x 2m, incl. footings)

allowance 30,000.00 30,000.00

Subtotal $39,225.00

iv. Memorial Garden

Granular pathway, 1.2m wide 120 sq.m. 15.00 1,800.00

Memorial plantings allowance 7,500.00 7,500.00


Subtotal $11,300.00

v. Miscellaneous

Lookout point/fishing pier allowance 25,000.00 25,000.00

Interpretive signage allowance 5,000.00 5,000.00

Additional lighting allowance 50,000.00 50,000.00


Beach area (sand/filter fabric) allowance 12,500.00 12,500.00

Habitat enhancement initiatives

allowance 75,000.00 75,000.00



CAMPGROUND

i. Site preparation

Grading 25,000 sq.m. 2.50 62,500.00

Servicing (power, water) allowance 50,000.00 50,000.00


ii. Roadways/Pathways

Granular roadway 2,140 sq.m. 25.00 53,500.00

Granular RV/trailer pads 3,740 sq.m. 22.50 84,150.00

Granular pathways 400 sq.m. 15.00 6,000.00


iii. Plantings

Campground shrubs allowance 25,000.00 25,000.00

Hydroseeding 10,000 sq.m. 1.00 10,000.00

Subtotal $35,000.00

iv. Miscellaneous

Site furnishings (picnic tables, firepits)

allowance 37,500.00 37,500.00

Directional signage allowance 10,000.00 10,000.00

Lookout (boulders and granular allowance 7,500.00 7,500.00

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surface) Subtotal $55,000.00


NATURAL AREA

i. Walking Trails

Clearing and localized grading allowance 10,000.00 10,000.00

Granular walkway, 1.5m wide 1,500 sq.m. 15.00 22,500.00

Subtotal $32,500.00

ii. Trout Creek Pedestrian Bridge

Clearing and localised grading allowance 7,500.00 7,500.00

Bridge (35m x 4m, incl. wide) 1 each 75,000.00 75,000.00

Subtotal $82,500.00

iii. Trail Bridge (Fish Habitat Area)

Bridge (20m x 2m, incl. footings) allowance 15,000.00 15,000.00

Subtotal $15,000.00

iv. Interpretative Signage allowance 5,000.00 5,000.00

Subtotal $5,000.00

v. Trail Markers allowance 1,000.00 1,000.00

Subtotal $1,000.00

vi. Infill Plantings allowance 35,000.00 35,000.00

Subtotal $35,000.00

vii. Site Furnishings (benches, waste receptacles)

allowance 2,000.00 2,000.00

Subtotal $2,000.00

Subtotal Natural Area $173,000.00

TOTAL Phase 3 $1,273,675.00

PHASE 4 – 2006/2007


MARINA IMPROVEMENTS

i. Marina Basin

Additional docks allowance 167,000.00 167,000.00

New boardwalk 70 lin.m. 900.00 63,000.00

Boardwalk lighting 4 lights allowance 2,500.00 10,000.00



Additional plantings allowance 20,000.00 20,000.00



PUL-A-LOG PARK

i. Walkways



CAMPGROUND

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i. Site Preparation

Servicing (power, water) allowance 50,000.00 50,000.00

Subtotal $50,000.00

ii. Roadways/Pathways

Granular roadway 2,140 sq.m. $25.00 53,500.00

Subtotal $53,500.00

iii. Miscellaneous

Site Furnishings (picnic tables, firepits)

allowance 37,500.00 37,500.00

Subtotal $37,500.00


PARKING LOT

i. Site Preparation

Security fencing 200 lin.m. 65.00 13,000.00


Grading 3,125 sq.m. 2.50 7,812.50




Granular pathways 45 sq.m. 15.00 675.00

Subtotal Parking Lot 29,362.00

TOTAL Phase 4 $452,862.00 PHASE 5 – 2007+


MARINA IMPROVEMENTS

i. Fuel Service Island

Marine crane allowance 100,000.00 100,000.00


ii. Marina Basin

Additional docks (steel float, includes supply, install, power pedestal and water bib)

allowance 166,000.00 166,000.00

New boardwalk 60 Lin.m. 900.00 54,000.00

Boardwalk lighting 5 lights allowance 2,500.00 10,000.00

Dredging allowance 75,000.00 75,000.00





iii. Wave Deflection Island

Fill – armourstone ,9m depth allowance 250,000.00 250,000.00

Small boulders <1.0m dia. allowance 2,500.00 2,500.00

Large boulders >1.0m dia. allowance 5,000.00 5,000.00

Logs allowance 500.00 500.00

Fish shelter structure allowance 2,5000.00 2,500.00

Habitat plantings allowance 7,500.00 7,500.00

Submerged boulders allowance 2,000.00 2,000.00

Navigational aids allowance 15,000.00 15,000.00


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NATURAL AREA i. Fish Spawning Area

Excavation, clearing and grading

allowance 15,000.00 15,000.00

Riverstone shoals allowance 7,500.00 7,500.00

Small boulders <1.0m dia. allowance 2,500.00 2,500.00

Large boulders >1.0m dia. allowance 5,000.00 5,000.00

Logs allowance 500.00 500.00

Fish shelter structures allowance 5,000.00 5,000.00

Basin plantings allowance 25,000.00 25,000.00

Shoreline plantings allowance 12,500.00 12,500.00

Submerged boulders allowance 1,250.00 1,250.00

Subtotal Natural Area $74,250.00

PARKING LOT

i. Site Preparation


Grading 3,125 sq.m. 2.50 7,812.50




Granular pathways 45 sq.m. 15.00 675.00

Subtotal Parking Lot 16,362.00

TOTAL Phase 5 $808,112.00

The phasing strategy identifies the components that are proposed to be

implemented within each of the next five years and beyond. The phasing strategy

was developed with a recognition of the inter-relationships between components in

terms of co-dependencies and also the need to stage the implementation of more

significant components such as the expansion of marina docking capacity in

response to anticipated rates of growth in demand. Each subsequent phase of the

strategy is designed to support and build upon the success of the previously

implemented phase.

Although a target calendar year has been assigned to each phase, the actual timing

of implementation may vary depending on a number of factors including partner

participation, funding availability and user demand.

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6.4 PHASING SUMMARY

The Red Rock Marina Phase II Feasibility Study identifies a number of initiatives to

enhance the position of the Township of Red Rock as a regional tourism destination

and a gateway to Lake Superior. The recommendations build on the existing

waterfront park and marina development and include improvements to the marina,

creation of an RV park and Waterfront Centre, enhancement of the ability of the park

to accommodate special events and improvements such as expanded trail systems

to address community needs.

In addition, the Master Plan generated as a product of the study recommends the

implementation of facilities that are proposed to accommodate for requirements of

the emerging NMCA and GLHC initiatives. Funding partners have expressed a keen

interest in the project throughout the process of generating the feasibility study and it

is important that the momentum gained through the process be maintained to

optimise the potential for success. Several barriers to funding were identified in

consultation with potential partners and it is important that the Township work to

address these barriers in the immediate future to ensure that funding opportunities

can be capitalized upon.

The implementation of the Master Plan as a whole is an ambitious undertaking, but

the phasing strategy sets out a realistic methodology for staging of the

implementation of the various components of the project in a logical and

manageable sequence over time.

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7.0 L A N D O W N E R S H I P & O P E R A T I O N S

S T R A T E G Y

Because of the nature of the improvements associated with the

waterfront master plan, there are two practical land ownership and

operations models that are possible:

1. Township of Red Rock to own and operate all facilities and

components.

2. Township of Red Rock to own all facilities and lease out the

operation of components (i.e. marina, RV park and required

space for operation in the waterfront centre) to independent

operators.

7.1 TOWNSHIP OF RED ROCK OWNERSHIP & OPERATION

It is possible for the Township of Red Rock to control all ownership and operations

responsibilities for the waterfront; however, this model involves the following

advantages and disadvantages:

Advantages

Township of Red Rock solely controls facilities and standards of service;

Township of Red Rock can rely partially on existing staff resources and

equipment to maintain and operate the facilities.

Disadvantages

additional administrative obligations;

additional staff requirements;

revenue directly dependent upon success of operation.

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7.2 TOWNSHIP OWNERSHIP / PRIVATE LEASE COMBINATION

The possibility exists for the Township of Red Rock to retain ownership of the site

while leasing out the operation of certain components. This model involves the

following advantages and disadvantages:

Advantages

reduced administrative requirement;

reduced staff requirement;

fixed predetermined rate of revenue base on lease arrangement.

Disadvantages

loss of control over standard of operation and service;

administrative requirements related to leasing of facilities.

The preferred model will be determined by the willingness of the Township of Red

Rock to undertake the additional administrative burden, along with the additional

staff and equipment requirements to assist in operations and maintenance utilizing

existing resources.

Model 7.2 provides flexibility, minimizes administrative and staff obligations and

yields a predictable revenue stream and is therefore preferred if the Township does

not have the capacity within existing resources to support model 7.1.

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8 . 0 M A R I N A O P E R A T I O N S : T O U R I S M &

M A R K E T P O T E N T I A L

8.1 INTRODUCTION

Since its inception, Red Rock has always been a “one-industry town,” almost wholly

dependent upon the mill operations for employment and revenue. Changes and

improvements to the functioning of the mill have resulted in the availability of the Red

Rock waterfront to be used for recreation and tourism-related activities.

While tourism is extremely important to the economic health of Northern Ontario,

Red Rock has not historically been a tourist destination. However, through the

ongoing development and refinement of the National Marine Conservation Area and

Great Lakes Heritage Coast initiatives, the Township of Red Rock has been

presented with an unprecedented opportunity to capitalize on a potential growing

regional tourist market.

There are significant natural attractions that could lure visitors to the Red Rock area.

In addition to local attractions, tourists would be attracted to relatively nearby parks

and attractions, including Pukaskwa National Park (Canada), Isle Royale National

Park (U.S.), Ouimet Canyon Provincial Park, Sleeping Giant Provincial Park and other

wilderness areas and attractions. Nearby municipalities such as Nipigon and

Thunder Bay provide additional amenities and attractions of interest to tourists.

Tourists could partake in the vast number of summertime recreational activities in

the area, in addition to winter activities such as cross-country skiing, ice-climbing,

skating, snow-mobiling (sledding), snow-shoeing and ice fishing.

In addition to the development of a master plan to provide tangible direction for

future development, it is important to include an analysis of the market potential for

an expanded marina operation and RV park/campground as part of this feasibility

study. The following sections expand upon the current marina operation and its

profitability, the sources of additional demand for marina facilities and services and

the implications of this additional demand upon the profitability of an expanded

marina operation and a potential RV park/campground.

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8.2 CURRENT MARINA OPERATION AND PROFITABILITY

The existing marina operation in Red Rock consists of 65 slips on floating docks with

fresh water access and electrical hook up. At present, the marina can only

accommodate small boats (the largest slip can only accommodate boats of up to 36

feet in length). Larger boats wanting to use the marina facilities are at present forced

to dock alongside the fueling area, resulting in congestion and a potentially

dangerous conflict of uses.

There is considerable physical expansion potential at the marina (it was originally

designed to accommodate approximately 250 boats), and part of this assessment is

to determine what the likely market demand for expansion might be.

8.2.1 Current Utilization

The marina facilities are utilized by two main groups: seasonal boaters

(primarily residents of the area) and transient boaters (tourists “passing

through.” Using figures supplied by the Township, the total utilization of the

marina can be approximately calculated as shown in Table 8.1.

Table 8.1 Current Marina Utilization

Year Transient

Nights

Seasonal Nights Total Use (Nights)

Capacity (Nights)*

Utilization

2002

150 17 seasonal slips * 80 night season =

1,360

1,510 5,200 29%

2001 402 16 seasonal slips * 80 night season =

1,280

1,682 5,200 32%


1,040

1,404 5,200 27%


1,440

1,753 5,200 34%

* 65 slips multiplied by an 80-night season

As illustrated in Table 8.1, the utilization of the marina has fluctuated from

approximately one-quarter to one-third over the previous three years. Clearly

there is presently considerable unused capacity already within the existing

operation to accommodate an increase in the number of smaller boats.

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8.2.2 Financial Performance

Over the past several years the marina has consistently lost

revenue; this is illustrated in Table 8.2.

Table 8.2 Marina Revenue

1997 1998 1999 2000 2001 2002

Total Revenues $22,246 $28,755 $26,550 $28,709 $25,432 $35,048 Total Costs $38,770 $43,827 $38,146 $41,488 $37,267 $45,453 Gross Income (Loss) ($16,524) ($15,072) ($11,596) ($12,779) ($11,835) ($10,405) Internal Charges $9,556 $13,707 $6,973 $14,337 $1,663 $5,179 Net Income (Loss) ($26,080) ($28,779) ($18,569) ($27,116) ($13,498) ($15,584)

As shown in Table 8.2, gross revenues have fallen short of covering

costs by an average of approximately $13,000 for each year of

operation since 1997. When internal charges have been applied, the

annual net cost rises still further to an average of nearly $22,000

(although internal costs did fall dramatically in 2001 and 2002 over

previous levels).

It is instructive to examine the effective operating subsidy per boat-

night that in effect applies to the marina operation. This analysis is

shown in Table 8.3.

Table 8.3 Effective Operating Subsidy

Year

Total Number of

Boat-Nights Purchased

Net Loss of Marina

Operation

Effective Operating Subsidy per Boat

Night 2002 1,510 $15,564 $10.31

2001 1,682 $13,498 $8.02

2000 1,404 $27,116 $19.31

1999 1,753 $18,569 $10.59

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As illustrated in Table 8.3 the effective subsidy given by the marina

operation ranges from approximately $10 to $20 per boat night.

It must be recognized that there can be several reasons why a

municipality would choose to subsidize a marina operation of this sort.

A community may choose to provide access to boating facilities for its

residents in the same way that it might provide arena or tennis court

facilities – subsidized for the good of the community and to provide a

wide range of recreational opportunities. For tourists, it may well be

worth some small level of subsidy to attract them to the community

where they may spend money on supplies, entertainment/recreation

and souvenirs. The economic impact cycle of tourism can be very

beneficial to some communities, easily in excess of the relatively minor

cost of subsidizing tourists to visit the community.

8.3 ADDITIONAL DEMAND PROJECTIONS

8.3.1 Potential Sources of Additional Demand

There are four key factors that may result in an increased demand for an

expanded marina operation at Red Rock:

i. Change in boater demographics 1

There are a number of changes occurring in the demographics

of recreational boaters on Lake Superior as a result of an aging

population, changing economic circumstances and a relative

decline in fishing opportunities in many areas. The key

changes include:

increasing boat lengths: avg. boat sizes are now 8-12m in

length;

increasing average age of the boating population (from 48 at

present to 57 by the year 2010);

25% of all boating activities will take place in the slip;

1 This information comes in large part from a study of a new marina facility by MAKERS Architecture and Urban Design, 2001.

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cruising will become an increasingly popular boating activity (in

response to some decline in fishing opportunities);

by 2010, the number of boating trips will decline, but the

average length of each trip will increase – overall, the number

of boating days will remain approximately unchanged.

ii. Response to the opportunities associated with the Great Lakes

Heritage Coast (GLHC) and the National Marine Conservation

Area (NMCA)

Both the GLHC and the NMCA initiatives will increase tourism to

the area by encouraging tourists who are just passing through

the area to spend some additional time investigating the

interpretive facilities and tourism activities, as well as by

attracting destination tourists who otherwise would not come to

the area.

At this time, neither the GLHC nor the NMCA initiatives have yet

developed estimates or forecasts of the amount of additional

tourism that will be attracted to the area, but the background

information pertaining to both initiatives does concede that

there will be some increase.

iii. Public investment in infrastructure that will have long-term

residual effects and benefits for the area

The Township of Red Rock clearly understands that continued

investment in the construction and operation of an expanded

marina will have a return in the economic impact generated by

additional visitors to the community and the expenditures they

bring.

iv. Venue to host possible revenue-generating events and

activities i.e. fishing derbies, waterfront festivals, etc.

Finally, there is a recognition that and expanded marina facility

will better enable the community to host larger and expanded

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waterfront events that are currently impractical because of size

constraints.

The rationale for an expanded marina operation is clear: to enable the

operation to cater to the new trends in boaters and boating traffic, as well as

to provide services to the additional tourism potential foreseen as a result of

the new GLHC and NMCA proposals.

It is worth noting that the aforementioned MAKERS study also noted ways in

which marinas are responding to the changes in demand that are foreseen.

These include:

retrofitting existing slips to accommodate wider and longer boats;

upgrading utilities, especially electricity;

retrofitting facilities to meet the increasing demands of boaters,

including clean restrooms, laundry facilities, restaurants, shuttle

services to recreational and entertainment facilities in the community,

etc.

8.3.2 Demand Projections

This section of the document contains an estimate of the additional boating

demand for the Red Rock Marina in the year 2010 (sufficiently long-term by

which time the GLHC and NMCA initiatives can be expected to be well

underway). In the absence of specific projections from the federal and

provincial planners responsible for both these initiatives, we have accordingly

made the following reasonable assumptions:

general transient utilization of the Red Rock marina will be 25%

more than the highest usage seen in the last 4 years, as a result of

increased cruising and a longer length of stay at the marina;

seasonal (resident) usage of the marina will increase be 5% more

than the highest usage seen in the last 4 years, as residents of the

larger region (including Thunder Bay) choose to dock their boats at

Red Rock;

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another Derby-like festival, likely related to the operations of either

(or both) of the GLHC or the NMCA, will be held;

25% of the boats utilizing the marina will be over 36 feet long.

The combined operation of these assumptions results in the following

demand estimate for the year 2010:

• average number of boating nights from general transient use

500 (rounded)

• average number of boating nights from seasonal use 1,500 (rounded)

• boating nights from new festival or event 160 (2 seasonal)

• (equals) total boating nights 2,160 • current capacity 5,200 • % utilization (of existing marina operation) 42%

8.3.3 Integration with the Waterfront Master Plan

The long-term master plan for the marina – which is essentially to expand the

marina to its physical capacity – allows for a potential fourfold increase in the

number of available slips. In light of the modest increase in demand

foreseen, it is recommended that the additional slips be added in phases as

budget allows.

If all the potential expanded slips were to developed in a single phase, the

marina would have approximately 19,000 slip-nights available (243 slips

times an 80 day season); remaining cognizant of the anticipated demand (i.e.

on the order of 2,300 slip-nights), the utilization of the marina would be on the

order of only about 12%. Obviously, then, we are looking at some sort of

phased development over time, where the total build-out takes place only

after some significant period of time where demand has built up to some

point considerably beyond what it is at present.

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8.4 PROFITABLITY OF AN EXPANDED MARINA AT RED ROCK 8.4.1 Profitability of the Marina Operation Itself

The additional demand as calculated in the previous section will generate

additional revenues for the marina operation, but it will also incur some

additional costs. Revenues would be expected to increase proportionately

with additional use. However, on the cost side, we expect there will be some

economies of scale, as there will be many cost areas that will not increase,

given the relatively modest increase in demand that is anticipated (in the

order of 37% overall).

It is very difficult to examine the profitability of catering to this additional

demand at some point in the future, given the many uncertainties and

variables involved (e.g. cost of diesel fuel, price of insurance, etc.). However,

a reasonable approach can be taken by examining the most recent marina

operating financial data available, and comparing this to what would have

been the case if the additional demand were already present (in other words

if the last year of operations had catered to the additional demand that we are

predicting). In this way, the cost structures are the same and the only

variable is the additional boating traffic that the marina is catering to. This

approach enables us to examine the true profitability of responding to the

additional demand foreseen.

Table 7.4 shows this information; as can be seen, all revenues have been

adjusted upward to account for the additional anticipated demand. Some

costs as well have been adjusted, reflecting the cost of fuel and certain

supplies (which will also increase with additional traffic). Other costs remain

the same, showing the economies of scale at work in that particular cost

area.

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Table 8.4 Forecast Marina Profitability in Response to Anticipated

Increase in Demand

Operating Budget Item

2001 Figure

Assumption Relating to Expanded Marina Operation

Expanded Operation

REVENUES Marina Fuel $14,511 • 2001 figure equals $8.63 per boat night

• applied to additional demand of 2,160 boat nights

$18,641

Rents / Concessions $10,921

• 2001 figure equals $6.49 per boat night • applied to additional demand of 2,160 boat nights

$14,018

Total Revenues

$25,432

$32,659

COSTS Marina Attendants $10,379 • assume same as 2001 operation $10,379 Park Attendants $5,634 • assume same as 2001 operation $5,634 Diesel/Gas $13,019 • 2001 figure equals $7.74per boat night

• applied to additional demand of 2,160 boat nights

$16,718

Utilities $3,557 • assume same as 2001 operation $3,557 Insurance $1,191 • assume same as 2001 operation $1,191 General Materials/Marina

$1,059 • 2001 figure equals $0.63per boat night • applied to additional demand of 2,160 boat nights

$1,361

General Materials/Park $2,428 • assume same as 2001 operation $2,428 Total Costs $37,267 $41,268 GROSS INCOME/LOSS

($11,835)

($8,609)

Internal Labour $472 • assume same as 2001 operation $472 Internal Equipment $1,191 • assume same as 2001 operation $1,191 NET INCOME/LOSS

($13,498)

($10,272)

As Table 8.4 implies – even catering to the additional anticipated boating

demand – the marina operation is anticipated to still lose money, although the

net loss is somewhat reduced (by about 24%).

8.4.2 Economic Impact on the Community As previously stated, the other reason to subsidize a marina operation is the

positive economic spin-off to the community. Without undertaking a detailed

economic impact of this upon the community, an order-of-magnitude

estimate can be made. (Here we focus upon transient boaters, as this

market brings in additional expenditures to the community that otherwise

would go elsewhere. We assume that most seasonal boaters are residents

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of the area, and their expenditures would occur in the community in any

event, and this cannot be directly attributed to the marina.) This calculation is

as follows:

Assumed transient boating demand: 500 nights

Assumed average expenditure $100/boating night

in the community (beyond that

which is spent at the marina itself;

this may be a conservative estimate 2)

Total potential additional expenditure $50,000.00 in the community

Clearly this amount far exceeds the amount of subsidy involved for the

marina operation. As well, there will be additional expenditure from seasonal

users from outside the immediate community.

8.5 MARKET POTENTIAL OF AN RV PARK AND CAMPGROUND

8.5.1 Introduction In this section of the feasibility study we discuss the potential market available

for an RV park and campground operation in Red Rock (no campground

facilities currently exist in the community). Rather than a detailed market and

financial analysis, which is beyond the scope of this study, we have instead

assessed the demand that might be required to support a campground

operation of the size being proposed, and the ability of the available source

markets to generate this order of demand. This is thus an indicative and

‘ballpark estimate’ only, and more in-depth research into the market

potential, price points, competition, and costs and revenues would have to be

undertaken in order to determine the specific feasibility of the proposed

operation. On the basis of this preliminary review, however, it appears as

though there would be sufficient demand to support an operation of the size

and scale being proposed at Red Rock.

2 For example, the MAKERS study cited earlier reported average expenditure per boat-night of $115 ($US).

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8.5.2 Potential Demand Demand for a proposed new RV park/campground operation in Red Rock

will come essentially from two sources: from the local and regional market,

and from pass-by tourists who are driving through the Red Rock area along

Hwy. 17. In a previous study of tourism opportunities in the region3 we had

estimated the size of both these markets respectively as:

i. local / regional market (including Thunder Bay)

approximately 140,000 individuals, or on the order of

50,000 households

ii. tourist market travelling on Hwy 17 (May – October season)

190,000 vehicles

8.5.3 Development Concept and Capacity

Part of the overall waterfront development concept is to create RV

park/campground spaces to cater to the additional tourists that might be

attracted to visit the area as a result of the various initiatives underway and

proposed in the region. The overall development concept calls for 15 RV

sites, 11 serviced trailer sites, and 46 tent/trailer sites: 72 sites in total. Given

an effective 150-day camping season (approximately mid-May to mid-

October), this provides for total capacity of nearly 11,000 party-nights (72 sites

times a 150-day camping season). In reality, of course, only the hardiest of

campers are likely to utilize the facilities in the middle of May and October,

whereas the majority of the demand will take place on weekends in the

summer. There will thus be considerable peaking of demand in the middle

of the season.

8.5.4 Occupancy and Utilization Here we first look at the number of users that would be required to sustain

(which implies at least a break-even operation, or one that generates a profit)

an RV park/ campground operation of the size of that contemplated here.

3 Terrace Bay Regional Gateway Development Feasibility Study, The Planning Partnership, February 2000.

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Then, we look at the likelihood that the source markets (i.e. the local/ regional

and tourist markets referred to earlier) could generate the amount of demand

required to carry the operation.

Assuming that . . .

a well-utilized RV park/campground can operate, on average, at 50%

occupancy;

half the available demand might come from the tourist market, and

the other half from the local and regional market; and

the average length of stay per party is 2 nights,

. . . then the demand for RV park/campground spaces relative to the market

potential can be calculated4. This is shown in Table 8.5 below.

Table 8.5 Demand for Campground Spaces Relative to Market Potential

Market

Segment

Demand

Market Size

Required Penetration

Rate

( 50% occupancy)

Local / Regional

Market

1375

households

50,000

households

3%

Tourist

Market

1375

households

140,000 vehicles

1%

As Table 8.5 illustrates, the demand that would be required to sustain an RV

park/ campground operation would require only a small percentage

(penetration rate) of the available market, for both the local/regional market as

well as tourist traffic. Of course, not all local/regional residents engage in

camping activity, and the same is true of tourists. Also there are other

campground facilities available in the greater region that cater to these

markets.

4 Calculated as follows: 50% occupancy of 11,000 campground nights = 5,500 utilized campground nights; at 2 nights per party (average), this implies 2,750 separate visitor parties; assuming a 50/50 split between local/area residents and tourists, this in turn implies 1,375 visitor parties (which for our purposes we can conceptualize as being equivalent to a household) from both source markets.

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A new operation at Red Rock, however, would have several compelling

advantages, and thus should be able to capture at least a relative share of

the available market. These advantages would include:

being a brand new operation within a new marina/recreational waterfront

complex;

being located in a very scenic location; and

its relative proximity to the Town, and the various services and amenities

available therein.

Thus on the basis of this preliminary assessment, there does appear to be

sufficient market potential to justify an RV park/campground operation.

However, as previously stated, a more rigorous financial analysis on the costs

and revenues of the operation should be undertaken before major investment

decisions are made.

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9 . 0 P A R T N E R S H I P & F U N D I N G O P P O R T U N I T I E S

9.1 INTRODUCTION

In order to ensure their success, waterfront improvement plans of this scale must be

accompanied by realistic and innovative plans for securing partners, funding sources

and ongoing community and business support. The importance of partnership

development and funding acquisition to the future of this initiative cannot be

overstated.

A number of local organizations (the Red Rock Historical Society, the Red Rock

Horticultural Society, Live at the Rock Blues and Folk Society) were consulted during

the preparation of this feasibility study. While these local organizations will be

important contributors to the success of any future waterfront development, it is

anticipated that their role will be as participants and partners – but not as principal

funders.

The consultant team, under the leadership of Jake Vander Wal, approached and

met with a number of potential partners and funding agencies at various times

throughout the preparation of this feasibility study. Response to the concept for the

Red Rock Marina Improvements was consistently positive and encouraging. As a

result, significant opportunities exist to obtain funding contributions from the following

organizations:


Northern Ontario Heritage Fund

Trillium Foundation

Industry Canada (FedNor)

Parks Canada – National Marine Conservation Area

Ministry of Natural Resources

- Living Legacy Trust

- Great Lakes Heritage Coast

- Lake Superior Management Unit

- Great Lakes Renewal Foundation

- Nipigon Bay Remedial Action Plan

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83

In addition to the above listed organizations, NORAMPAC Inc. was approached

regarding the possibility of altering the current lease arrangements and/or property

ownership to facilitate making the project a success. Their preliminary response is

that NORAMPAC Inc. wishes to support the Red Rock Waterfront Master Plan by

donating the required waterfront land to the Township of Red Rock. An agreement

has been reached and the process for completing the transaction is underway.

9.2 PARTNERSHIP OPPORTUNITIES

The following lists those local parties that have expressed an interest in participating

in partnership opportunities associated with the Red Rock Marina Improvements if

resources allow:

NORAMPAC Inc.

Red Rock Historical Society

Live at the Rock Blues and Folk Society

Red Rock Horticultural Society

The following lists those public agencies/municipalities that have expressed an

interest in participating in potential partnership opportunities associated with the Red

Rock Marina Improvements if resources allow:



Nipigon Bay Remedial Action Plan

Trillium Foundation


Superbuild

Ontario Ministry of Natural Resources – Living Legacy Trust

Ontario Ministry of Natural Resources – Great Lakes Heritage Coast


The consultant team intends to meet with all of the above parties to discuss the draft

master plan and to begin solidifying commitments once the Township of Red Rock

and the community have reviewed and approved the preliminary draft report and

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master plan. Opportunity exists for the development of additional partnership

opportunities as the project progresses.

9.3 FUNDING OPPORTUNITIES

The following public agencies/municipalities may potentially act as funding sources

for the Red Rock Marina Improvements:



Nipigon Bay Remedial Action Plan

Trillium Foundation


Superbuild

Ontario Ministry of Natural Resources – Living Legacy Trust

Ontario Ministry of Natural Resources – Great Lakes Heritage Coast


It is important to note that nearly all parties have stressed the importance of

partnership development as a stipulation for funding.

Most of the funding agencies are prepared to contribute up to 1/3 of the project

costs, while the Northern Ontario Heritage Fund will contribute up to 50% of the

project costs. Funding is available for capital expenditures but not operating costs.

The funding agencies are primarily interested in economic development, tourism

opportunities, fish and wildlife habitat improvement and overall community

development.

9.4 NEXT STEPS

While the scope of work for this document did not include the procurement of

funding commitments from various agencies and organizations, many of the above-

listed organizations have indicated an interest and ability to act as significant funding

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85

sources for future waterfront improvements at Red Rock. It is imperative that the

relationships that have been forged with various potential funding organizations in the

preparation of this document be maintained, enhanced and capitalized upon.

In order to maintain the fundraising and partnership momentum that has been

initiated, it will be imperative for Council to proceed with the next stage in fundraising

and partnership development: gathering commitments and securing financial

funding.

The following is a list of key people at the various potential funding agencies that

have been contacted throughout the preparation of this feasibility study. These

people have been generous with their time and enthusiasm, and it is important that

the relationships that have been developed be continued in order to maintain

momentum and excitement for the Red Rock waterfront improvements.

Table 9.1 – Potential Funding Agency Contact Information

Name Funding Agency Phone No.

Elaine Anderson FedNor 807.766.1807

Maureen Brophy Trillium Foundation 807.623.3822

Ken Cullis Great Lakes Renewal Foundation 807.475.1375

Gail Jackson Parks Canada 705.646.1216

Nat. Marine Conservation Area

Guilene Levesque Northern Ontario Heritage Fund 807.854.0267

Iain Mettam Ministry of Natural Resources 807.475.1413

Great Lakes Heritage Coast

Evan Thomas Ministry of Natural Resources 705.749.1380

Ontario Living Legacy Trust

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1 0 . 0 M A N A G E M E N T & M A I N T E N A N C E P L A N

“There is a need to create a careful balance as man[kind]’s use is

accommodated while protecting a pristine, wild, healthy ecosystem.

This can be attained through careful resource management planning.”

(Great Lakes Heritage Coast)

10.1 INTRODUCTION

The long-term success and viability of the Red Rock marina and waterfront is in no

small measure connected with the management and maintenance of the amenities.

The Township of Red Rock – along with any potential partners and stakeholders –

must be willing to make a commitment to the implementation of an effective

management and maintenance plan.

The waterfront improvements that have been implemented to date are in excellent

condition as a direct result of the dedication of the Township of Red Rock and its

residents and volunteer groups. Due to its relatively isolated location, the waterfront

has not experienced vandalism problems in the past. Through the continued

involvement of members of the community – spanning all age groups – a sense of

ownership and pride will continue to manifest itself in a pristine waterfront.

10.2 POTENTIAL MANAGEMENT AND MAINTENANCE MODEL

The waterfront master plan consists of a significant amount of improvements and

expanded amenities. As discussed in previous sections of the report, there are a

number of potential partnership and funding agencies that will no doubt be involved

in the implementation, management and maintenance of the improvements. It is

anticipated that the Township of Red Rock will assume ownership of the site, but the

exact nature and duration of potential partnerships will dictate how management

and maintenance responsibilities are shared.

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Individual components of the master plan – including the expanded marina,

waterfront center building and the RV park and campground will eventually develop

with specific management and maintenance requirements. A consistently high

standard of maintenance will assist in ensuring that first-time visitors to the site

become repeat visitors.

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1 1 . 0 C O N C L U S I O N

Building on the energy and enthusiasm of the residents of Red Rock;

the interest and resources of the Great Lakes Heritage Coast and the

National Marine Conservation Area; and the success and praise of

past waterfront endeavours, the next phase of improvements to the

Red Rock marina and waterfront are desired, feasible and exciting.

While the associated costs necessitate that potential improvements be

phased over a number of years, the potential long-term economic,

social and recreational benefits to the Township of Red Rock are

significant.

The National Marine Conservation Area and Great Lakes Heritage

Coast initiatives are outstanding opportunities for the Township of Red

Rock to work together with provincial and federal government

agencies to facilitate the next phase of improvements to the

waterfront. These opportunities are unprecedented and must be

capitalized upon.

Through the process of preparing this feasibility study, the consultant

team met with numerous members of the community, volunteers and

agency representatives. Their enthusiasm for the implementation of

further improvements to the waterfront is contagious.

As captured by the theme of the Great Lakes Heritage Coast,

“ . . . imagine the possibilities.”



A p p e n d i x A

WATERFRONT CENTRE BUILDING FUNCTIONAL PROGRAMME MARINA SERVICES Marina Office 10.00 sq m - includes boat rentals Storage 7.70 sq m Garbage Storage nil - separate building Vending Machines 7.70 sq m - part of vestibule Public Area 38.55 sq m Sales Area 11.00 sq m - part of main public area

Sub Total 74.95 sq m RV / CAMPGROUND / BOATER FACILITIES RV / Campground / Office 7.50 sq m - add to marina office Male and Female Washrooms 63.00 sq m - 5 fixtures each sex Male and Female Showers 35.00 sq m - 3 showers each sex Mechanical Room 10.50 sq m Pay Laundry 9.50 sq m - alcove off main public area Public Area 38.55 sq m Activity / Games Room nil - separate area

Sub Total 164.05 sq m

AGENCY STAKEHOLDERS Coast Guard / NMCA / GLHC 25.80 sq m - open office area

Sub total 25.80 sq m HISTORICAL SOCIETY Exhibit Space 13.00 sq m - part of main public area Storage / Work Space 25.50 sq m

Sub Total 38.50 sq m TOTAL NET FLOOR AREA 303.30 sq m

Gross up factor (11.4%) 34.50 sq m TOTAL GROSS FLOOR AREA 337.80 sq m - enclosed building area only

Copyright Statement

©2003 SCHOLLEN & COMPANY INC. All rights reserved. This document is protected under copyright law and may not be reproduced in any form without the prior written permission of Schollen & Company Inc. Drawings and Specifications are the property of the Landscape Architect. This document is submitted by Schollen & Company Inc. to the client in confidence. The document contains confidential and/or technical information, and its unauthorized disclosure could reasonably result in significant professional and financial harm to Schollen & Company Inc. Any damages arising from unauthorized use of this document or the information contained therein shall be borne by the party making such unauthorized use.

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