2003-103 To adopt Amendment No. 18 to the Official Plan
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THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NO. 2003-103
Being a By-law to Adopt Amendment No. 18 to the Official Plan
WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend
its Official Plan as required;
AND WHEREAS the process for considering such an Amendment was in accordance
with Section 17 and 21 of the Planning Act, R.5.0. 1990 c.P 13.
AND WHEREAS the amendments to the Official Plan are deemed to be appropriate
and in the public interest:
NOW THEREFORE it is resolved that:
1.
Amendment number 18 to the Official Plan, attached hereto, is hereby
adopted and;
2.
This by-law shall come into force and take effect as specified in the
Planning Act R.5.0. 1990, c.P. 13
Read a first and second time this 15th day of October, 2003.
Read a third time and finally passed this 15th day of October, 2003.
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
(J fj;J
MayO~. Nell CraIg ~
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Prepared by
OFFICIAL PLAN AMENDMENT NO. 18
(UCCI APPLICATION)
TOWNSHIP OF ORO.MEDONTE
Township Application # P115/01
MERIDIAN
Il\ANt>!NIlCQNIiiJLWlft\N(\,
Township Planning Consullants
October 8, 2003
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TABLE OF CONTENTS
CONSTITUTIONAL STATEMENT
PART I:
THE INTRODUCTION
2
3
3
3
3
14
18
1.0
2.0
3.0
BACKGROUND
LOCATION
BASIS FOR THE AMENDMENT
PART II
PART III
Appendix 1:
Appendix 2:
Appendix 3:
THE AMENDMENT
THE APPENDICES
Meridian Planning Report dated August 8, 2003.
Meridian Planning Reporl dated September 16, 2003
Meridian Planning Report daled October 2. 2003
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BY.LAW
The Corporation of the
Township of Oro-Medonte
Being a By-law to Adopt
Amendment No. 18 to the Official Plan
p
WHEREAS The Corporation of the Township of Oro-Medonte is empowered to Amend ils Official
Plan as required;
AND WHEREAS the process for considering such an Amendment was in accordance with
Section 17 and 21 of Ihe Planning Act, R.S.O. 1990 c.P 13.
AND WHEREAS the amendments to the Official Plan are deemed to be appropriate and in the
public interest:
NOW THEREFORE it is resolved that:
1.
Amendment number 18 to the Official Plan, altached hereto, is hereby adopled
and:
2.
This by-law shall come inlo force and take effect as specified in the Planning Act
R.S.O. 1990. c.P. 13
Read a first and second time on the _day of OClober, 2003
Read a third lime and finally passed this _ day of October, 2003
Clerk
Mayor
Official Plan Amendment 18
(UCCI Applicalion)
Township of Oro-Medonte
Prepared by
MERIDIAN
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Oclober 8, 2003
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CONSTITUTIONAL STATEMENT
Part I:
The Introduction, provides general information regarding the general policy
update. Part I: The Introduction does nol constitute an operative part of
Amendment No. 18 to the Official Plan.
Part II: The Amendment, provides the details of the Official Plan Amendment. Part
II: The Amendment, including Schedule A conslitule the operative part of
Amendment No. 18 to Ihe Official Plan.
Part III: The Appendices, provide more specific information regarding the Amendment
and the background work that led to the preparation of the Amendment. Part III:
The Appendices do not constitute an operalive part of Amendment No. 18 to Ihe
Official Plan.
Official Plan Amendment 18
(UCCI Application)
Township of Oro-Medonte
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PART I: THE INTRODUCTION
(this is not an operative part of Official Plan Amendment No. 18)
1.0
BACKGROUND
The intenl of this Amendment is to place certain lands Part of Lots 26 to 28, Concession 5 (Oro)
in a site-specific Recreational designation to permit Ihe establishment of an adult lifestyle
community and associated recreational uses.
2.0 LOCATION
This Amendment affects 110 hectares (ha) of land Part of Lois 26 to 28, in Concession 5 (Oro).
3.0 BASIS
A comprehensive Planning Report on Ihe applicalion to amend the Official Plan is contained
within Appendix 1 to this Amendment. Further delails on the Amendment are conlained in
Planning Reports dated September 16, 2003 and October 2, 2003 (Appendices 2 and 3).
3.1 Description of Proposal
The applicant wishes to develop an inlegrated recreational and residential communily on the
lands. This community is to include:
. A semi-private 18-hole golf course with a driving range and a practice and putting green
facility:
. A nature trail system with parking facilities, a picnic area, and a nature education centre:
. Tennis courts:
. Adult lifestyle housing; and
. A full,service community centre/club house with amenities such as an indoor swimming
pool. a health club, a pub-style restauranl, an auditorium. craft rooms, computer literacy
rooms. a billiard room and meeting rooms.
TABLE 1.0-
HOUSING COMPOSITION
Housing units will consisl of condominium-style
detached, semi-detached bungalows and buildings
containing up to three linked bungalows and a
retirement home. Of the 110 ha. 38.5 ha are proposed
10 be utilized for residential use. Table 1.0 dispiays the
composition of the residential units. lis target market
includes adults that are: iooking for mainlenance free move-down housing; 50+ empty nesters
and the relired and semi-retired.
Housinq Tenure Number of Units
Semi. sinale, TH 306
Retirement Complex 80
TOTAL 386
The golf course will be a modern bent grass fairway design facility with four tee blocks per hole
and a total yardage that plays in the 6.000 to 6,820 range. The development will be privately
serviced through the development of a communal water supply and distribution syslem, and a
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communal sanitary collection and treatment system. Responsibility Agreemenls will be required
to be entered into between the owner and Township.
3.2
Official Plan Context
The Township Official Plan designates the subject lands as Rural with an Environmental
Protection Two overlay and Shoreline. The applicant wishes to redesignate these lands in
accordance with the adult lifestyle policies in Section H4 of the Official Plan to the Adult Lifestyle
Community designation. A review of the applicable policies is contained within Appendix 1 to this
Amendment.
3.3 Planning Issues
3.3.1 Official Plan Criteria
Section H4 of Ihe Township approved Official Plan establishes the principle of developing an
Adult Lifestyle Community in Ihe Rural designation subject to fulfilling a number of crileria and
oblaining the approval of an Official Plan Amendment. This policy was written at a time when a
number of landowners throughout Simcoe County were considering the developmenl of such
communilies to meet anticipated demand. In order to provide the appropriate policy context for
the consideration of these types of developments, Section H4 was included wilhin the Official
Plan.
The intent of Seclion H4 of the Official Plan is to "recognize the need to consider the development
of self-contained communities that are designed for an aging population." The policy further
indicates that an Adull Lifestyle Communily is "a self-contained community that serves the special
needs of healthy, active and older people and which is designed to provide a safe secure and low
maintenance environment to those people who have generally retired from active working life."
Section H4.4 of the Official Plan sets out the crileria under which such communities are to be
considered in the Township of Oro-Medonte. A brief review of these crileria and the Township's
assessmenl of whether they have been met or not is below.
a) The development will have little or no impact on nearby agricultural operations.
The development will have little impact on nearby operations, primarily because the
proposal is iocated on lands to the south of Ridge Road where agricultural uses are
limited. A fuller assessment is contained wilhin Appendix 1 to this Amendment.
b)
The site is to be accessed by municipal roads that can accommodate the increased
traffic generated by the Adult Lifestyle Community.
The site will be accessed by both Ihe 4th and 5th Lines. While both roads can
accommodate the increased lraffic. improvements to both will be required as a result of
the development. The nalure and timing of these improvements can be determined al
the condominiumlsite planl zoning stage of the approvai process. However. it should be
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noted that improvements will be required at the 5th Line/Counly Road 20 inlersection. In a
letter dated March 3, 2003 from the County, il is indicaled the staff is in general
agreement with Ihe findings of the traffic analysis carried out by the applicant. However,
a 60 metre long righl,turn land for eastbound traffic on Ridge Road at the 5th Line will be
required.
c)
The increased traffic generated by the community has little or no impact on
adjacent or developed areas
Almosl all of Ihe traffic accessing the proposed development will use either the 4th or 5th
Lines to a new road that will extend across the property between the two concession
roads. The clubhouse for Ihe proposed golf course will also be located on this new easl-
west road. This means that traffic accessing the development site will not need to travel
through existing residential developmenl areas along the shoreline.
However, there will be an increase in traffic on the 5th Line and particularly at the
intersection of 5th Line and County Road 20. where a number of existing residences are
currently located. It is anticipated that improvements to the County Road 20/5th Line
intersection will be required as noted above.
d)
The development can be designed and sited to blend in with the rural
surroundings
The Official Plan contains a number of policies that are inlended to protect and enhance
the rural character of the Township. The proposed developmenl has two major
components - housing and recreational. The housing component will occupy
approximately 36% of the property, while the recrealional and other open space
components will occupy the remaining area. The gross residential density on the
properly is estimated 10 be 3.1 units per hectare.
The open space nature of the golf course component will assisl in ensuring that the
development can be blended into the rural surroundings. In addition, as most of the
development is separated from existing residential development to the south by the
proposed golf course. the area immediately located adjacent to existing developed areas
will continue 10 maintain an open space character.
Notwithstanding the above. there are two locations on the property where housing will be
localed relatively close 10 the 4th and 5th Lines. In these areas, it is recommended Ihat
the residenlial development be buffered from both the 4th and 5th Lines by a naturalized
selback area of no less than 20 metres, which would be left in a natural state or
enhanced as appropriate. In addition, it is also recommended that Ihe height of the
dwellings be capped to provide for the developmenl of 1 10 1.5 storey buildings. This cap
would be included within Ihe implementing zoning by,law. Ensuring thai the height is
limited will further ensure Ihat the open space and low-density characler of the area is
maintained.
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e)
The development will not have a negative impact on the natural heritage system.
Gartner Lee Limited was retained by Ihe applicant to support the applicalion. Their May
2003 report describes the ecological and physical characteristics of the property, as well
as their functions and significance. Included in this document are recommendations on
mitigating Ihe impacts created by construction and operation of the development.
Faunal and floral investigations were also conducted. Most of the sile was likely
cultivated or grazed by livestock resulting in considerable amounls of early successional
Ihickel, while considerable pockets of mature foresl also exist. Many overgrown vehicle
tracks cross the site. Field invesligations found 254 plant species (roughly 25% non-
native), including one Regionally Significanl Species. the Pale-Spiked Lobelia. Sixty-five
bird species were noled, of which over 50 exhibited behaviour typical of those found at
breeding sites, and 6 species of amphibians and several breeding sites are found on site.
Incidenlal observalions of mammals and butterflies were recorded, but lrapping would be
required 10 accuralely determine Ihe number of species.
Gartner Lee reports thai wetlands on the site are not large enough to warrant Provincial
evaluation of significance, but would add to the wildlife diversity of the site. The County
of Simcoe Greenlands designation covers most of the site and encompasses a 5
kilometre bell of woodland habitat and mature mixed foresl stands in the area. The site is
not a deer concentration area, despite their presence in some thicket communities. The
Environmental Protection 2 (EP2) Designation of the Township Official Plan covers two-
thirds of the sile. Two areas of significant vegetal ion cover exisl at Ihe northwest and
southwestern edges of the property.
The inlermittenl water flow and steep gradients of the upstream portion of the unnamed
tributary severely limit fish habital potenlial, as witnessed through several dead fish found
in refuge pools near Lake Simcoe. The shoreline of the stream is consislent across the
property in terms of its gentle slope and sand bottom with established vegetation, except
for the cobble bottom near Ihe 5th Line. No significanl or unique physical or habitat
features were observed on Ihe property.
Garlner Lee is of the view that Ihis proposal is ecologically and hydrologically sound and
made a number of recommendations on the design of the development. Al the time of
the adoption of this Amendment. the County required some addilional informalion to
complete their assessment of environmental impact.
f)
The scale of the community, if located adjacent to or close proximity to existing
residential uses, is consistent with the scale and character of the existing
residential area
This crileria was included within Ihe Official Plan in anticipalion of the development of a
large scale Adult Lifeslyle Community adjacenl to exisling residenlial areas. The intent of
the criteria was 10 ensure that the Adull Lifestyle Community was designed in a manner
Ihat would reduce the impact of the proposed use on existing and long established
residenlial uses.
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(UCCI Applicalion)
Township of Oro-Medonle
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In this case, the proposed development has been designed in such a manner so as to
buffer much of Ihe existing residential area by open space uses and by concentrating
residential uses through the centre and norlhern portions of the subject property. In
addition. traffic from the proposed development will head norlh and not through existing
neighbourhoods along the shoreline.
3.3.2
Relationship between County and Township Official Plans
The policies in the Township of Oro-Medonle Official Plan respecting the development of Adult
Lifestyle Communities were approved prior to the approval of the County of Simcoe Official Plan.
These Adult Lifeslyle policies were originally approved by the Ministry of Municipal Affairs and
Housing.
Seclion 3.5.4 of the County Official Plan clearly indicates that developmenl is to be directed to
settlements, unless specifically provided for in the policies of the County Official Plan. There is
currenlly no policy in the County Plan regarding the development of Adult Lifestyle communities
outside of setllements. The County Plan also states that all local planning decisions shall
conform with the County of Simcoe Official Plan. This means that any Township decision on the
applicalion is required to conform to the upper tier plan. Given that the very policy that provides
the basis for considering an Adult Lifestyle community in Oro-Medonte does not conform with the
Counly Official Plan. the approval of an Adult Lifestyle community in accordance with those same
Township policies would also not conform.
Notwithstanding the above. the County of Simcoe chose not 10 amend the Township of Oro-
Medonte Official Plan following Ihe approval of Ihe County Plan to ensure that both Plans were
consistent with each other. In addilion. the applicanl has submitted an applicalion to amend the
Counly of Simcoe Official Plan to ensure that the proposed development can proceed. Given that
such an Amendment application has been submitted. issues relating to the suitability and
appropriateness of permitting development outside of settlement areas will have to be addressed,
both at Ihe local and County levels.
3.3.3 Expansion of Shoreline Area
Section 010 of the current Oro-Medonte Official Plan indicates that inland expansions of the
Shoreline designalion shall not be considered unless a detailed review of the entire Shoreline
area designation is carried out as part of an Official Plan Review. This policy was included within
the Official Plan in 1995 to prohibil further inland expansions of Ihe Shoreline development area,
as a resull of concerns aboul environmental impacts. servicing and public access. The only form
of development that is currently permitted in the shoreline area is by Plan of Subdivision (only if
Ihe lots front direclly on the water) and through Ihe process of infilling.
Although Ihe applicant has not applied to designate the subject lands Shoreline, it is Ihe opinion
of Council that the application does conslitute an expansion of Ihe Shoreline development area.
11 is recognized thai the residential development area is sel a considerable dislance away from
existing shoreline development and is separated from such development by recreational uses in
Ihe form of a golf course and other related facilities. To some extent, this mitigates any impacts
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on Ihe existing community, however. the development continues to constitute an expansion to the
developed area.
I The proponent has indicated that Ihere are no other suilable locations along the entire shoreline
of Lake Simcoe in the Township of Oro-Medonte for the proposed use. Faclors cited by the
applicant include the large size of the parcel needed for the use, the nature of the topographical
and olher features on the site and its proximity 10 Ihe City of Barrie, which is one of the
proponents' larget markets. In addition, the proponent indicates that Ihe policies of the Adult
Lifestyle Community designation provides for the consideralion of these types of communities
anywhere within Ihe Rural designalion, even if the designation is located adjacent to the
Shoreline designation.
On the basis of a review of the entire shoreline area, it is apparent that there are potentially a
number of olher sites that could accommodale the type of development envisioned by the
proponent. Some of Ihese sites may require properly consolidations to ensure that enough land
was available for the use. A comparison of the relative suilability of the subject site and other
potential sites in the shoreline area has not been carried out. The proponent continues to
maintain that the subject site is the most appropriale and is supported by the appropriate
lechnical justification.
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It is Council's opinion that if the proposed development was comprised of a typical residential
plan of subdivision thai was marketed to all age groups, and was of Ihe scale proposed, there
would be no justification for siting such a development on this property or in any other location
adjacenl to the existing Shoreline designation. However, the policies in Ihe Official Plan Ihat
provide for the development of Adult Lifestyle communilies to provide for the consideration of
such communities any where in the Rural designation. including lands adjacent to the Shoreline
designation.
3.3.4 Assessment of Need
Section H4.5 of Ihe Township Official Plan indicates that any application to amend Ihe Official
Plan to permit Ihe development of an Adult Lifestyle Community shall be supporled by:
. An assessment of the number of units approved but not yet occupied in similar
developments in the County of Simcoe and the Greater Toronto Area: and,
. An assessmenl of Ihe markel for the proposed development given the exisling supply of
similar units in the Counly of Simcoe and the Greater Toronto Area.
Such an assessment was carried out by Clayton Research Associates, who were retained by
UCCI Consolidated Companies Inc. to prepare a report. which was received by Ihe Township on
May 3, 2002. The intent of Ihe report was to assess the market opportunity for the development.
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According to Clayton, Ihe Grealer Toronto Area is the largest source of buyers of adulllifestyle
community homes. Increased choice within Ihe GTA is attracting buyers who may not have
considered moving into such communities, signified by 3,400 new such units being created
belween 1996 and 2001. This rate was double the rate experienced during the recession years
between 1991 and 1996. Simcoe County accounted for the highest demand for new housing for
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couples over 55 without children by anyone region within the GTA during the 1991 to 1996
period. With current demographic trends indicating an older population demanding a variety of
housing options, it is projected by Clayton that roughly 600 new, ground-oriented homes in adult
iifestyle communities in southern Ontario will be needed annually by 2011.
The report highlights many of the positive attribules the site offers toward adull lifestyle
community living, such as its proximity to urban amenities. recreational opportunities and its
natural setting in a less urban location. The inclusion of the golf course provides a marketing
advantage as few adult lifestyle communities have neither fully integrated golf courses nor golf
course views. Ii is expected thai the major compelition for the community will come from Briar
Hill (New Tecumseth), Ballantrae Golf and Country Club (Whitchurch-Stouffville) and Newport in
Collingwood.
Ii is predicled Ihat, as a resull of site attribules and known and potential future competition, 5.0 to
7.5 percent of the market would be captured by the proposed development on the subject lands.
This is a lower targel than what has been achieved so far in Briar Hill and Ballantrae, and many
current communities are expected to be at full occupancy during this time frame. Demand is
expected 10 increase, even under Ihe most conservative estimates, by 25 to 50 units each year
until 2011 in a market that continues 10 evolve.
In a follow-up letter daled May 20. 2003 it was indicated that as a result of the known demand
from GT A buyers and a number of other factors that are specific to the County of Simcoe, there is
sufficient demand 10 support several new communities over Ihe nexl few years. With regard to
long-term occupancy, Claylon Research indicates is that adult lifeslyle communities continue to
attract older couples without children. A few communities have become more conventional as a
resull of a conscious decision by the developer to shift marketing and design practices. Despite a
sizable percentage of unit resales, very few, if any, children are moving inlo these communities.
The initial Clayton Report and the May 20,2003 ietter was peer reviewed by Hemson Consulting
on behalf of Ihe Township of Oro,Medonte. Their letter is dated August 6, 2003 and it indicates
that:
"We would agree that market opportunity likely exists for the subject community. We
have a major concern, however. with using this conclusion to imply that there is a need to
approve this type of development in the Township of Oro-Medonte. In our view. the
Clayton Report does not address the question of need. It serves the single, and in our
view quite narrow, purpose of attempting to establish that market opportunity likely
exists."
Hemson further indicales that there are opportunities in the current markel for virtually any lype of
ground related, residential development in southern Simcoe County, parlicularly so close 10 the
rapidly growing Cily of Barrie. In essence. Hemson is indicating Ihat it is an easy case to make
thai a market exisls.
Hemson further noles that the identification of a potential market should not drive the approval
process. Inslead, olher planning related factors such as location, impacts and compatibility
should be considered. Hemson also indicates that they have some concerns about the long,term
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occupancy pattern in such a deveiopment and comments thai the possibility exists for the
community 10 be occupied by families with children in the long term.
In addition, Hemson also notes that there is a current supply of aboul 3,460 dwelling units in the
Township, which translates into 28 years of supply, based on the development of an average of
120 new units per year. This information was provided to Hemson by Meridian Planning
Consultants, who carried out an up to dale analysis of Ihe existing supply situation in the
Township of Oro-Medonle.
Lastly. Hemson noles that it is their opinion that an Adult Lifestyle development should be
considered and reviewed much like any other typical residential development in the municipality.
It is their view that if the review of Ihe proposal was carried out in this manner. there would be
li!tle justification for developing Ihe use in the location proposed. It is indicated by Hemson thai
"in our opinion. applications like this - and others across Simcoe County proposing development
outside designated settlement areas - may in fact be an attempt to circumvent the normal
approval process using the Township's Official Plan policies regarding Adult Ufestyte
communities." It is on this basis thai they recommend Ihat the Adult Lifestyle policies be deleted
from the new Official Plan. The Township concurs with this latter recommendation and has
deleted this policy Ihrough the adoption of OPA #17 on August 21, 2003.
The policies in the current Official Plan bolh anticipate and provide for the development of Adult
Lifestyle communities in Ihe Rural designation. These policies were added to Ihe Plan to provide
Council with the criteria required 10 assess such applicalions, because they were anlicipated
during the planning period. The other oplion at the time would have been 10 be silent on Ihe
issue and then deal with such applications on a case by case basis. It is my opinion that if the
Official Plan was silent on the development of Adult Lifestyle communities, an application to
develop the subject sile would probably nol have been submitted and if one was submitted. it
could not be recommended for approval given Ihe other policies in Ihe Official Plan Ihat attempt 10
direct developmenl to existing settlement areas.
Section H4.5 of the current Official Plan outlines Ihe information that is required 10 be submitted in
support of an application for the development of an Adull Lifestyle community. The information
required includes an assessment of the number units approved but not yet occupied and an
assessment of Ihe market for the proposed development. The policies do not indicate that
Council shall be satisfied that Ihe market exisls or Ihat there is not an over supply of such units
within the municipality and other jurisdictions. Rather, Ihe policies require Ihat informalion on
these lwo issues be provided to Council for their consideration.
On the basis of a review of all of the Clayton/Hemson malerials, it is clear Ihat there is a market
for the proposed development in the Greater Toronto ArealSimcoe County. However, there
appears 10 be some debale on how many units are available in other developmenls and
development proposals. and which may compete in theory with the proposed development on the
subjecllands.
Clayton is of the view. in a general sense. that the market will delermine which community is
successful and which ones are less successful. To a certain extent. Council agrees with this
con lent ion and is of the view Ihat some communities may not proceed because of the lack of an
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amenity or the inability of a developer to properly markeUdevelop such a product. Some of the
communities proposed within the County of Simcoe may fall into this category over the long term.
On Ihis basis. it is difficult to carry out a relative assessment of all of the other approved and in
process communities 10 determine whether Ihe communily proposed on Ihe subject lands will be
successful or not.
On Ihe basis of the above, it is Council's opinion that the information requirements set oul in
Section H4.5 have been satisfied. In addition, it is Council's opinion that the locational criteria sel
oul in Seclion H4.4 are the crileria thai need to be considered by Council to determine whether
the project is suilable or not.
Notwithslanding the above. there is a need to include condilions of approval within the OPA to
ensure that the units are occupied by those aged 50+. These conditions include:
Restricting the height of the dwelling units to 1 to 1.5 storeys:
Limiting the number of bedrooms in the dwellings:
Capping Ihe amount of permitted floor area in the dwellings:
Requiring a demographic analysis of the occupants following the occupancy of the first
100 dwelling units:
Requiring that the golf course componenl and certain olher recreational amenities are
developed early in the development program:
Requiring Ihat 40 units in the retirement home be built before more than 200 other units
are developed: and,
Setting aside land on the property that would be dedicated to the municipality as
parkland.
With respect to the latter condilion, acquiring parkland will ensure that lands are available for
public use in the area in the future if Ihe occupancy of Ihe development evolves over time. In
addition, it also provides the Township wilh an opportunity to furlher enhance and develop the rail
trail which runs along the norlhern boundary of a portion of the subject lands. On this basis, this
OPA requires that parkland be located al the north-east corner of the properly, where Ihe 5th Line
crosses Ihe raillrail.
3.3.5 Servicing Issues
The Jones Consulting Group was retained by UCCI Consolidated Companies, Inc. 10 supporllhe
servicing aspects of the development. The May 2003 report outlines the servicing
recommendalions for the golf course and residenlial development. These recommendalions
include communal private services for sewage, waler, stormwater management and roads.
Development will be phased proportionally to their targel recreational market.
Wastewater is proposed to be trealed at a central facility within the community and transporled
there through gravity sewers. The syslem will be designed to handle a peak flow (MDF) of just
over 1353 cubic melres. Sewers will include manhole structures and hook-ups in accordance
with Township standards, however the minimum sewer depth of 1.5 metres is proposed.
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The lreatmenl system preferred is markeled by Zenor and called ZenoGem@. This technology
uses a process that reduces the volume of sludge produced. Tanks on site will hold the sludge,
or arrangements will be made for hauling to landfill or for land application. The syslem can be
monitored from off-site and only routine mainlenance. cleaning and alarm response is needed on-
sile. Spray irrigation in conjunction wilh the golf course is recommended for effluent disposal.
Direct discharge 10 Lake Simcoe is discouraged and subsurface discharge is undesirable due to
compact soils and the scale of the project. Storage ponds are incorporated into Ihe proposal to
hold effluent produced in the winter monlhs.
To meet average and peak daily demands. water needs 10 be provided at the rate of 11.038 litres
per second. Fire flow is conservatively estimaled to be 38 litres per second for two hours.
Storage needs on site are predicted to be 640 cubic melres. The detailed design stage shall yield
the necessary size and location of water mains. Upon location of an adequate supply, it is
recommended that two 10 three separate wells be constructed, with three wells being able to
meet the maximum daily demand with one well remaining largely out of service. Treatment and
quality requirements would be established during the final well testing program. A test well was
drilled just west of the 5th Line. south of the former CNR line. It yielded 5.3 hires per second with
indications of more water being available to a maximum of 11.03 litres per second. It is reported
thai there is enough water from a supply perspective wilhout affecting neighbouring water
supplies. At the time of the adoption of this OPA, this had not been proven. As a result, one of
the major conditions of approval will be Ihe carrying oul of the work required to satisfy Council in
this regard.
Stormwater management to be addressed by the drainage plan include quantity control, quality
control, slope stability protection and environmental protection. A 15 metre top of valley wall
buffer shall be used between streams and development and a future EIS will idenlify land use
developmenl restrictions 10 preserve natural environmental and drainage fealures. Conservation
of existing sile features, such as woodlots and 10pography, shall intercept precipitation and runoff.
Drainage infrastructure shall conform to the dual drainage principle. The minor syslems shall
consist of roadside swales that can contain a five year slorm, plus a major system using the road
network to divert overflow from the minor system to oullets consislent with site topography.
These systems shall eventually flow inlo one of three Slormwater Management Facililies
proposed on site, where water can be stored, sediment can be trapped and nutrients absorbed to
Minislry of the Environmenl Level 1 Protection.
11 should be noted that Ihe Township will be required to enler into responsibility agreements with
the proponent for both the communal sewage and communal waler syslems. This means that
Ihe Township will be responsible for these systems, in the event the owner of these system
cannot maintain them in accordance with Ministry of the Environmenl regulations/guidelines or if
the owner is nol able or unwilling to continue providing the services. Such a responsibility
agreement typically requires the depositing of funds with the Township to ensure the Township is
able, if required, to repair/upgrade these systems in the future. In addilion, the Condominium
Corporation would also be required to establish a reserve fund Ihat would inevitably have enough
money to replace the system. The details of the responsibility agreement will need 10 be worked
out in advance of any of Ihe final approvals being given.
Official Plan Amendment 18
(UCCI Application)
Township of Oro,Medonle
Prepared by
Page 12
October 8. 2003
MERIDIAN
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3.4 Conclusions
It is Council's opinion that the applicants have supplied enough supporting information on water
supply, sewage disposal, traffic impacts, design and environmental impacts to allow for a fairly
complele assessment of whether establishing the principle of development is appropriate. On the
basis of a review of these reports, it appears as if there is a strong likelihood that the:
. lands can be supplied with an adequate amount of potable water;
. lands can be serviced by a sewage treatment system that is designed to current
slandards:
. traffic impacts will be minimal: and,
. design of Ihe development will generally be compatible with the rural area and
surrounding development.
It is recognized that much addilional technical work needs to be done, parlicularly with water and
sewage servicing. It is on Ihis basis that this Amendment conditionally eslablishes the principle of
development by setting out a number of criteria that need to be fulfilled before any additional
planning approvals are obtained.
Official Plan Amendment 18
(UCCi Application)
Township of Oro-Medonte
Prepared by
Page 13
October 8, 2003
MERIDIAN
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PART II: THE AMENDMENT
(This is the operalive part of Official Plan Amendment No. 18)
ITEM # 1
Section 06 of the Official Plan is amended by adding the following new seclion:
"D6.1
EXCEPTIONS
D6.1.1
Part of Lots 26 to 28, Concession 5 (Oro)
In addition to all other applicable policies of this Plan. the following policies apply
10 those lands shown on the schedules to Ihis Plan as being subject to this
Section.
D6.1.1.1
Permitted Uses
A fully integrated recrealional and adull,oriented lifeslyle community is permitted.
The residential component of the communily shall be designed to serve the
special needs of people who have generally relired from working life and wish to
live in an environment Ihat is designed to be safe, secure and low maintenance.
Permitted residential building forms are limited to single-storey single detached
and semi,detached dwelling units. Townhouse buildings with no more than three
bungalow-slyle 10wnhouse dwelling units are also permitted. No more Ihan 306
such unils in total are permitted.
The recreational componenl of the community is an integral part of Ihe planned
function of Ihe community and on this basis, open air recreational uses such as a
golf course and walking trails and other recreational and communily facilities are
permitted.
In addition to the above. small-scale retail and personal service uses that are
designed to serve the community and a low-rise retirement home offering care to
retired people is permitted. The maximum number of units in the retirement
home shall be 80.
D6.1.1.2
Criteria to be satisfied before additional approvals (liven
Following Ihe approval of Ihis Section of Ihe Plan, no furlher approvals under the
Planning Act, as amended, shall be granted unlil Council is satisfied that:
a) an adequale supply of potable water is available to service the
community;
Official Plan Amendment 18
(UCCI Application)
Township of Oro-Medonte
Prepared by
Page 14
October 8, 2003
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b) any proposed water taking will not have an impact on adjacent users of
groundwater;
c)
the applicalion of fertilizers, herbicides and fungicides on the lands will
not have an impact on adjacent users of groundwater:
d)
the proposed means of sewage disposal is appropriate for the type and
location of the development and will not have an impact on surface water
and groundwater:
e)
the proposed means of sewage disposal is approved, in principle, by the
appropriate agencies;
f)
an appropriate groundwater monitoring program has been established
that will:
eslablish water quality and quanlity base line conditions in a
representative sample of adjacent drilled and dug wells:
identify how these wells will be monitored, at pre-conslruction,
during construction and posl conslruction;
identify how Ihe data collected will be reported: and,
identify remediation measures to deal with any issues that may
arise in these wells during the monitoring period.
g)
the developmenl will not have a negative impacl on the natural heritage
fealures and related ecological functions on Ihe site and in the immediate
area and will not have a negalive impact on the overall function of the
Greenlands system south of Ridge Road;
h)
the locations of the 'in-play' areas associated with the golf course are
located an acceplable distance from uses on adjacent lots:
i)
an appropriate environmental management and enhancement plan has
been prepared that idenlifies what measures will be taken to mainlain
approximalely 25% of Ihe site in a natural condition and which shows
how existing natural features and proposed natural areas are to be
protected and enhanced on the site over time: and,
j)
issues relaling to the shared community use of Ihe facilities on the lands
have been addressed.
Notwithstanding any other policy in this Plan. Council is under no obligation 10
consider furlher planning approvals if the conditions set out above have not been
met to Council's satisfaction. Furthermore, it is a policy of this Plan that if it is
determined that the developmenl will have an unacceptable impact on adjacent
land uses as a result of further study, no further planning approvals are 10 be
given and Council will consider the un-designation of Ihe lands.
Official Plan Amendment 18
(UCCI Application)
Township of Oro-Medonte
Prepared by
Page 15
October 8, 2003
MERIDIAN
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D6.1.1.3
Conditions of approval
All further developmenl approvals shall include conditions thai:
a) require the appropriate implemenlation of all of the studies and approvals
in principle obtained as per Section D6.1.1.2 of Ihis Plan;
b) ensure that the monitoring program required by Section D6.1.1.2(e) is
eslablished and operating:
c) require the posting of appropriale financial guarantees in accordance
wilh any approved study, plan or monitoring program:
d) prohibit the occupancy of more Ihan 100 dwelling units in the community
until such time as a full 18-hole golf course has been constructed and is
operational;
e) prohibit the occupancy of more than 150 dwelling units in the community
until a community centre with an indoor pool and associated facilities is
conslructed for the benefit of the residents of the community;
f)
prohibit the occupancy of more than 200 dwelling units in the community
until at leasl 40 units in a retirement home have received Certificates of
Occupancy:
g) set out the phasing of any required improvements to Township and
County Roads:
h) require Ihe dedication of an appropriate amount of parkland to the
Township at Ihe intersection of Ihe 5th Line and Ihe former CNR line at
the northeast corner of Ihe site: and.
i) require the submission of demographic information at appropriate
development intervals indicating Ihe ages of Ihose moving to the
community and their origin.
D6.1.1.4
ZoninQ
The implemenling Zoning By,law shall contain provisions thai:
a)
prohibit Ihe construclion of two storey single, semi-delached and
10wnhouse dwellings;
b) restrict Ihe height of relirement buildings to two sloreys;
c) prohibit Ihe establishment of more than two bedrooms in any single,
semi-detached or 10wnhouse dwelling:
Official Plan Amendment 18
(UCCI Applicalion)
Township of Oro,Medonte
Prepared by
Page 16
Oclober 8, 2003
MERIDIAN
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d) cap the size of the dwelling units to reflect Ihe intended markel for Ihe
dwelling unils:
e)
require the maintenance of a 20 metre wide natural area or landscaping
area adjacent to both the 41h and 51h Lines: and,
f) prohibit the construclion of basements associated with the single, semi-
delached and townhouse dwelling units.
Council may also ulilize a Holding provision to ensure that all identified servicing,
design, environmental and financial conditions are satisfied before development
occurs.
ITEM #2
Schedule A3 is amended by re-designating the lands shown on Schedule A attached from the
Shoreline, Rural and Environmental Protection Two designations to Ihe Recreational designation
with the note "subject to Seclion 06.1.1"
Official Plan Amendment 18
(UCCI Application)
Township of Oro-Medonte
Prepared by
Page 17
October 8, 2003
MERIDIAN
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SCHEDULE 'A'
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LaKe
Simcoe
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~ QeSiQt1ationS
E::~:~ Shorelit1e
~~{Z3 Open Space
~ Rural
. Settlement Area
CJ Agricultural
E3 EP2
1'l.I.S.
LEGEND
. Lands to be Designated Recreationa\
and subject to Section 06.1.1 ofthis p\an.
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Official Plan Amendment 18
(UCCI Application)
Township of Oro,Medonte
Prepared by
Appendix 1
Appendix 2:
Appendix 3:
PART III: THE APPENDICES
Meridian Planning Report dated August 8, 2003
Meridian Planning Report dated Seplember 16. 2003
Meridian Planning Report dated Oclober 2, 2003
MERIDIAN
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PLANNING REPORT
ON UCCI APPLICATION
TOWNSHIP OF ORO-MEDONTE
Township Application # P115/01
Prepared by
()~.JJ!!A~
August 8, 2003
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tUJ -"y.
TABLE OF CONTENTS
1.0 INTRODUCTION 1
. 2.0 SITE DESCRIPTION 1
3.0 DESCRIPTION OF PROPOSAL 1
4.0 PLANNING CONTEXT 2
4.1 County of Simcoe OffICial Plan 2
4.2 Township of Oro-Medonte Official Plan 5
4.3 Process to Date 8
5.0 PUBLIC/AGENCY COMMENTS 9
6.0 PLANNING ISSUES 12
6.1 County of Simcoe Shoreline Planning Study 12
6.2 Relationship between County and Township Official Plans 14
6.3 Expansion of Shoreline Area 14
6.4 Official Plan Criteria 15
6.5 Assessment of Need 21
. 6.6 Fiscal Impact 25
6.7 Servicing Issues 26
6.8 Design 27
7.0 RECOMMENDATIONS 27
8.0 RESOLUTION 29
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1.0 INTRODUCTION
. This report assesses applications to establish the principle of development in both the County of
Simcoe and Township of Oro-Medonte Official Plans. UCCI Consolidated Companies Inc.,
(UCCI) have submitted applications to amend the Township Official Plan (OP) and the County
Official Plan and to also amend the Zoning By-law for the Township.
The applicant has requested the County to redesignate the subject lands from Greenlands to a
designation that would permit an Adult lifestyle Community in the Rural and Agricultural
designation in the County OP and from Rural with Environmental Protection Two to Recreational
and Adult Lifestyle Community in the Township OP. A zoning application was also submitted, but
it is not dealt with in this report, since it is premature. A public meeting that dealt with the two
Official Plan requests was held on March 3, 2003.
2.0 SITE DESCRIPTION
The subject lands are located to the north of Kempenfelt Bay, south of Ridge Road, and are
approximately 10 kilometres (km) north and east of Barrie. The lands are 110 hectares (ha) in
area and legally described as Part of Lots 26 to 28. in Concession 5, in the former Township of
Ora.
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Bound by the former Canadian National Railway (CNR) line to the north, Windfield Drive and
Greenwood Forest Road to the south, and Oro-Medonte Line Four and Five to the west and east.
the lands are vacant. There is an estate residential subdivision south of the subject lands and a
small lot subdivision to the southeast. Other lakefront development is also located in the area.
The subject lands are relatively flat with a general slope of 2 per cent. An unnamed intermittent
watercourse flows through the western portion of the lands from north to south. Vegetation on
the lands consists of patches of mixed coniferous and deciduous trees with the remainder being
that of lower cover and scrub lands.
3.0 DESCRIPTION OF PROPOSAL
The applicant wishes to develop an integrated recreational and residential community on the
lands. This community is to include:
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A semi-private 18-hole golf course with a driving range and a practiee and putting green
facility;
A nature trail system with parking facilities, a picnic area, and a nature education centre;
Tennis courts;
Adulllifestyle housing; and
A full-service community centre/club house with amenities such as an indoor swimming
pool, a health club, a pub-style restaurant, an auditorium. craft rooms, computer literacy
rooms, a billiard room and meeting rooms.
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Planning Report on UCCI Application ~i
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Page 1
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Housing units will consist of condominium-style
detached and semi-detached bungalows, and a
retirement home. Of the 110 ha, 38.5 ha are proposed
to be utilized for residential use. Table 1.0 displays the
composition of the residential units. To preserve views,
the proposal aims at clustering the residential units
around the golf course. Its target market includes
adults that are: looking for maintenance free move-
down housing; 50+ empty nesters and the retired and
semi-retired.
TABLE 1.0
COMPOSITION
HOUSING
Housing Number
Tenure of Units
Detached 183
Semi- 116
Detached
Retirement 40
ComDlex
TOTAL 339
The golf course will be a modern bent grass fairway design facility with four tee blocks per hole
and a total yardage that plays in the 6,000 to 6,820 range. The development wilt be privately
serviced through the development of a communal water supply and distribution system, and a
communal sanitary collection and treatment system. It is anticipated that a responsibility
agreement will need to be entered into between the owner and Township if the development is
approved. A plan showing the proposal is attached to this report.
4.0 PLANNING CONTEXT
There are several planning documents that apply to the development proposal. These documents
establish the context within which the proposal must be assessed. A summary of the planning
context is provided and the applicable policies and guidelines from both the County and Township
OffICial Plans are described herein.
4.1 County of Simcoe Official Plan
The County OP designates the subject lands as Rural and Agricultural and Greenlands (County
of Simcoe O.P., Schedule 5.1).
4.1.1 Goals
The proposed development should implement the goals of the County Plan. Accordingly it should:
. Protect, conserve and enhance the county's natural and cultural heritage;
. Utilize growth management that achieves lifestyle quality and cost-effective municipal
servicing, development, and land use practices; and
. Utilize community economic development, which promotes economic sustainability in the
communities of Simcoe County, and which provides employment and business
opportunities (County of Simcoe O.P., Section 1.4).
4.1.2 Growth Management
These policies indicate the manner in which the County will accommodate growth, manage its
resources and protect its natural features. The proposed development should therefore conform
with the directions stated in these policies.
Planning Report on UCCI Applicalion 0'. ....
Township of Oro-Medonte . MERIDIAN
Prepared by--...-""
Page 2
August 8, 2003
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4.1.3
Strategy
In Section 3.1 of the Official Plan, the County identifies the strategies that are to be utilized to
effectively manage growth. With consideration of the proposed development, the following
strategies would be applicable:
. Non-resource related growth and development is directed to settlements;
. local municipalities are to undertake growth management strategies that form the basis
for how much growth is directed to settlements, recreational districts and shoreline areas;
. Resource based development such as tourism and recreation, should be encouraged
and effectively managed; and
. Communities should be developed with diversified economic functions and opportunities.
4.1.4 General Subdivision and Development Policies
Since the applicant proposes to develop the subject lands by plan of condominium, those policies
relating to subdivision type development apply. These policies state that the subdivision of land
by plan of condominium is permitted only for land uses permitted in the current designation or that
maintain the intent of the Plan's objectives and policies (County of Simcoe D.P., Section 3.3.1). tn
addition, development is not permitted in Class 1, 2 or 3 wetlands and the habitat of threatened or
endangered species or hazardous lands. However, development may be permitted within 120 m
of these features where otherwise permitted and where an Environment Impact Study (EIS) can
demonstrate that there will be no negative impact in the natural features or on the ecological
functions including water resources (County of Simcoe O.P., Section 3.3.4). The subdivision of
land and development may also be permitted in or within 50 m of fish habitat, significant
woodlands. significant valley lands, significant wildlife habitat and significant areas of natural and
scientific interest (ANSI) provided that an EIS demonstrates that there will be no negative impacts
on natural features or ecological functions (County of Simcoe D.P., Section 3.3.5).
Section 3.3.6 states that decisions on the location and form of subdivision and development
should be made with an objective of conserving high quality landscapes, including views and
vistas. Therefore new lots for non-agricultural uses created by plan of subdivision should not be
permitted to extend into provincially significant wetlands, flood plains, and hazardous slopes.
These areas of constraint should be identified on the plan as a separate block or should be
attached to an individual lot in order to maintain single ownership (County of Simcoe D.P.,
Section 3.3.13).
All plans of condominium are to be accompanied by a Storm Water Management (SWM) report,
which includes a SWM plan. The plan and its facilities should:
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Maintain pre-development water quality and improve run-off quality where appropriate;
Accommodate flows created by a one in 100 year storm event or accepted engineering
standards for a local municipality to the satisfaction of the County and any appropriate
agencies;
At minimum, maintain the current flow rate beyond the property boundary;
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Planning Report on UCCI Application nl
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Address other matters, which are considered appropriate based on the characteristics .of
the area; and
Determine and describe the necessary measures required during construction to mitigate
the potential negative impacts of the development (County of Simcoe a.p., Section
3.3.15).
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Aside from the SWM report, the County also requires applicants to undertake and implement a
traffic impact study where County Road improvements may be necessary based on proposed,
existing and future traffic volumes (County of Simcoe a.p., Section 3.3.16).
4.1.5 Settlements
Policies in Section 3.5.4 clearly indicate that development not related to agriculture, extractive
resource development, and country recreation facilities, is to be directed to settlements. The
application by UCCI does not conform to this policy and this is one of the reasons why an
application to amend the County Official Plan has been submitted.
4.1.6 Rural and Agricultural Designation
As a portion of the subject lands are designated Rural and Agricullural the policies for this
designation apply.
The uses permitted in rural areas include those permitted in prime agricultural areas and also
includes highway commercial, institutional, recreational facilities, country residential subdivisions
to a maximum of 40 lots, and rural business parks (County of Simcoe a.p., Section 3.6.7). In
country residential subdivisions, lot sizes should average no larger than one hectare in order to
conserve larger blocks of land for agricultural purposes or for their environmental value (County
of Simcoe O.P., Section 3.6.9). The preferred method of land division for country residential
development in rural areas is through plan of subdivision (County of Simcoe O.P., Section
3.6.11). The application by UCCI does not confonn with this policy and this is one of the reasons
why an application to amend the County Official Plan has been submitted.
4.1.7 Greenlands Designation
A substantial portion of the property is designated Greenlands. Greenland areas include
wetlands, ANSI's, significant woodlands, significant wildlife habitat, significant valley lands, fish
habitat. environmentally sensitive areas (ESA), major lake, river and creek systems and Niagara
Escarpment natural areas. Development is not permitted within Provincially Significant Wetlands
or the habitat of threatened and endangered species and is to be directed away from signiftcant
woodlands. significant wildlife habitat areas, significant valley lands, fish habitat, ANSI's, ESA's,
and major lake, river and creek systems. In addition, new uses that are proposed within or
adjacent to the above-mentioned features may only be permitted if it does not negatively impact
on the nature features(s) andlor their associated ecological functions (County of Simcoe O.P.,
Section 3.7.5).
Planning Report on UCCI Application
Township of Oro,Medonte
Prepared by
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Page 4
August 6, 2003
Pem1itled uses within Greenlands include agricultural uses with acceptable results from an EIS,
extractive resource development, highway commercial establishments, institutional uses,
.agriculture related uses, agriculture sales outlets, the processing of agriculture products, country
residential subdivisions (maximum of 20 lots), and country recreational facilities (County of
Simcoe O.P., Section 3.7.6). In country residential subdivisions lot sizes should average no larger
than one hectare (County of Simcoe O.P., Section 3.7.8). The application by UCCI does not
conform with these policies, since the Greenlands designation does not permit the scale of
development proposed.
4.1.8 General Development Policies and Guidelines
Section 4.3 includes a set of policies and guidelines that apply to all development. These include:
.
Minimizing the removal of natural vegetation, especially along shorelines. If significant
vegetation cannot be retained, then it should be replaced;
Protecting and maintaining scenic resources;
The proposed architecture, scale of development, and development pattern be
compatible with or enhance the character of the existing area;
Outdoor lighting be developed that complements the setting and does not over-illuminate
or glare;
Development be clustered at edges of significant open spaces;
Road patterns fit and complement the topography;
Sign by-laws reduce undesirable visual impacts of signs;
Cultural heritage resources shall be conserved where appropriate;
Green spaces, parks and open space, where possible be connected;
A mix of housing (variety of houses and lot sizes) be included in residential developments
and subdivisions;
Communities be developed having a strong pedestrian orientation; and,
The integration of trails and pathways.
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Other policies are included with respect to development in rural areas. They state that
development should wherever possible be designed and sited on a property so as to minimize
adverse impacts on agriculture, and natural and cultural features (County of Simcoe O.P., Section
4.3.2). They state that development should wherever possible be in a cluster fOm1 to facilitate the
efficient and economical provision of services (County of Simcoe O.P., Section 4.3.3). General
development policies and guidelines also indicate that retirement/lifestyle communities are only
permitted on full communal services and are to be supported by a feasibility study (County of
Simcoe O.P., Section 4.7.1).
4.2 Township of Oro-Medonte Official Plan
.
The Township Official Plan designates the subject lands as Rural with an Environmental
Protection Two overlay, Shoreline and Recreational (Township of Oro-Medonte O.P., Schedule
A3). The applicant wishes to redesignate these lands to the Adult Lifestyle Community
designation. A review of the applicable designations is below.
Planning Report on UCCI Application
Township of Oro-Medonte
Prepared by
r1tL~1P~H
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Page 5
August 8. 2003
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4.2.1 Adult Lifestyle Communities
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The Township of Oro-Medonte does not designate any lands as Adult Lifestyle Community in its
Official Plan. However they do provide policies that guide the development of such. These
policies indicate that Adult Lifestyle Community developments are permi/ted by amendment to the
Official Plan (Township of Oro-Medonte a.p., Section H4.2).
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Permitted uses within this designation include: low density residential such as detached, semi-
detached, medium density townhouses, apartments and other residential multiples; and
accessory uses such as golf courses, swimming pools, multi-use community centres, retail and
personal services, and nursing and retirement homes (Township of Oro-Medonte a.p., Section
H4.3). This Section also indicates that the maximum density is not to exceed 7.0 units per gross
ha.
4.2.3 Locational Criteria
Adult Lifestyle Communities are only permitted in those areas not designated Agricultural and
provided that
The development will have little or no impact on nearby agricultural operations;
The site is to be accessed by municipal roads that can accommodate the increased traffic
generated by the adult lifestyle community;
The increased traffic generated by the community has little or no impact on adjacent
developed areas;
The development can be designed and sited to blend in with the rural surroundings;
The development will not have a negative impact on the natural heritage system; and,
The scale of the community, if located adjacent to or in close proximity to existing
residential uses, is consistent with the scale and character of the existing residential area.
(Township of Ora-Medonte D.P., Section H4.4)
4.2.4 Information Requirements
Section H4.5 outlines the information required in support of an application to amend the Official
Plan to permit the development of an adult lifestyle community as follows:
An assessment of the number of units approved but not yet occupied in similar
developments in the County of Simcoe and the Greater T aronto Area;
An assessment of the market for the proposed development given the existing supply of
similar units in the County of Simcoe and the greater Toronto Area;
A report on the impact of the proposed development on the municipality's finances;
A Planning Report that addresses all of the locational criteria listed in Section H4.4 of the
Official Plan;
An assessment of the need and feasibility of developing communal services on the site;
and,
AnEIS.
Planning Report on UCCI Application n,
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August 8, 2003
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4.2.5 Environmental Protection Two overlay
. This designation applies to components of the natural heritage system that are not included in
other designations, as they require further study. These components can include significant
woodlands, Class 4, 5, 6, and 7 wetlands, unevaluated wetlands, regionally significant ANSI's,
other wildlife habitat areas, and fish spawning and nursery areas (Township of Oro-Medonte
O.P., Section F1). The EP2 designation recognizes the significant vegetation on the subject lands
as part of larger complex along the north shore of Lake Simcoe.
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As such, new development is generally discouraged in these areas but may be permitted through
the completion of an EIS and a MP that demonstrate that proposed development can occur
without having negative impacts on critical natural features and ecological functions of area.
Section G3.3 outlines that an EIS should demonstrate, where applicable, that the proposed use
will:
Not discharge any substance that could harm air quality, groundwater, surface water and
associated plant and animal life;
Be supplied by an adequate supply of water and that the groundwater taking associated
with the use will not harm existing water supplies and associated plant and animal life;
Not cause erosion or siltation of watercourses or changes to watercourse morphology;
Not interfere with groundwater recharge to the extent that it would adversely affect
groundwater supply for any use;
Not cause an increase in flood potential on or off the site;
Maintain/enhance/restore the natural condition of affected watercourses, and
protect/enhance/restore aquatic habitat;
Not significantly affect the scenic qualities of the area;
Not encourage the demand for further development that would negatively affect wetland
function or contiguous wetland areas; and,
Enhance and restore endangered terrestrial and aquatic habitat where appropriate and
feasible.
The EIS must also demonstrate that there will be no negative impacts resulting from the proposed
use on the significant natural features that are identified on Schedule 'B' to the Township Official
Plan or the ecological functions for which the area is identified. These features include:
Significant wetlands;
Significant portions of the habitat of endangered and threatened species;
fish habitat;
significant vegetation areas;
Significant valley lands;
Significant wildlife habitat; and,
Significant ANSI's (Township of Oro-Medonte O.P., Section G3.3).
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4.2.6 Rivers and Streams
Since the subject lands contain a watercourse, it would be advisable to provide a 30 m setback
from such in accordance with Section G1.2. This section states that all rivers and streams will be
protected from incompatible development to minimize the impacts of such development on their
function.
4.2.7 Site Specific Amendments
The Township will not consider site-specific amendments unless they are anticipated by the
Township plan, for a period of 5 years (Township of Oro-Medonte O.P., Section J3). However,
adult lifestyle communities are anticipated by the Plan as provisions (i.e., a designation) are
established for them.
4.3 Process to Date
The chronology of the main events is as follows:
Event
Date
1.
July 2001
Pre-Consultation
2.
Applications Submitted
Township ofOro-Medonte
Official Plan Amendment
Zoning By-law Amendment
December 20, 2001
3.
Submission of Technical Reports
May 3, 2002
4.
July 16, 2002
Planning Advisory Committee
Township of Oro-Medonte
5.
Application submitted
County of Simcoe
Official Plan Amendment
August 2002
6.
May, 2002 to August 2003
Peer Review of Technical Reports
7. County of Simcoe Corporate Services Committee Meeting January 15, 2003
8.
March 3, 2003
Public Meeting
Township of Oro-Medonte
Official Plan Amendment
County of Simcoe
Official Plan Amendment
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Township of Oro-Medonte
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5.0 PUBLlCIAGENCY COMMENTS
A number of comments have been received in regard to the development proposal for the subject
lands.
The following provides a summary of the comments received:
Simcoe County District School Board February 18, 2003
The letter stated that Planning staff could not offer comments at this time as they require
more information about the proposal (i.e., phasing, type and size of residential units, and
the marketing program). They did however indicate that a clause should be inserted into
the Subdivision Agreement as follows:
"Purchasers, renters, tessees are warned that there are no schools planned within this
subdivision or within walking distance of it and that pupils may be accommodated in
temporary facilities andlor be directed to facilities outside the area."
Lake Simcoe Region Conservation Authority February 28, 2003
The authority indicated that they had no objections to the proposed residential and golf
course community and that they would deal with flood plain and setback issues through
site plan conditions
Simcoe Muskoka Catholic District School Board February 28, 2003
The school board stated that conditions for draft approval will require that the owner
include a clause in all offers of purchase and sale that advises prospective purchasers
that pupils from this development attending educational facilities operated by the Simcoe
Muskoka Catholic District School Board may be transported to or accommodated in
temporary facilities out of the neighbourhood. It also stated that the site plan should link
residential areas through sidewalks and walkways to provide connection to schools and
other community facilities.
Niagara Escarpment Commission March 4, 2003
The Commission has no comment as the site is not part of the Niagara Escarpment Plan.
Dave Morris March 5, 2003
While acknowledging that the project is in "Concept Stage,' he has four concerns with the
project. First, amenities other than golfing are not available to possible future residents
and the Township does not have, nor ever will, have fhe funding to provide such facilities
(health care, libraries and shopping). Second, the sewer water used to irrigate the golf
course will undoubtedly carry fertilizers and poisons to Lake Simcoe, something that
would require money to remedy in the future. Third, the Harbourwood development
increased traffic and speed to dangerous levels for residents and this proposal only adds
more traffic, speed, and alcohol to local roads. Fourth and finally, the golf course
intrudes on current green space and does not protect that land for public use. He warns
the Township that the proposed "Housing development with a golf course" will signal to
developers thai lands in the area are open for development.
Planning Report on UCCI Application
Township of Oro-Medonte
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Evelyn Perdue March 6, 2003
While appreciative of the professional job done by the consultants at the meeting, she
has several concerns with the project. She believes the density of the site, especially
interior court units that are back-to-back with no yards, cannot preserve natural and rural
qualities of the area. Further, the developers should not be misleading the Township by
promising amenities that won't materialize and not disclosing their true target market.
Local seniors will not benefit from this proposal as the layouts are. not typical of the
Township. She feels the traffic projections made are not accurate as her experience is
that a minimal impact is unlikely. The road is already busy throughout the week and no
alternative routes are available to shops and services, and many seniors avoid the
Highway at present in favour of the scenic drive on Ridge Road. Lastly, she perceives a
growing fear in the community that the Official Plan is too easily subject to development
pressures with decisions made in isolation of the overall goals of the Plan. She hopes for
a complete and inspired discussion to achieve the best possible solution to create a real
asset for the Township.
Norman Shiffman March 8, 2003
Mr. Shiffman and his family have been a part-time resident of Balsam Lane for a long
time. He is strongly concerned about the quantity and quality of his well water. In drier
conditions, he is unable to water his lawn for longer than five minutes and is seriously
concerned that he and his neighbours will not have enough water if the golf course is
permitted. The statement by Mr. Usher that water could be pumped from Lake Simcoe
infers that a problem does exist. He wonders if the proponents have the needed permits
for such a task and what environmental effects will occur because of such an action.
Some of the chemicals used will undoubtedly end up in the lake and possibly in their well
which is strongly disconcerting to him. The number of units, including small apartment
buildings will change the rural nature of the community and bring more traffic to an
already dangerous area. He feels the development is better suited for the outskirts of an
urban centre and should be refused, as proposed.
Residents of Windfield Drive East March 16, 2003
This letter from a group of residents asks several questions about the proposed
development. On groundwater: who is responsible if problems arise with their wells or
the water table if development occurs (a major problem on a nearby course), how will
fertilizers and run-off be controlled and diverted from their properties and where will the
water treatment be located and what consequences will it bring? On increased
population: how will the traffic increase be handled, is it realistic to have 386 units at 1500
to 2000 square feet here and are there plans for retail development nearby? On
Windfield Drive East itself: how will their property values and taxes be affected, will the
cul-de-sac be opened to through traffic and proper "Dead End" signs erected, how will
increased golf traffic across Windfield Drive be managed, can the breezeway be
relocated, what types of homes are planned for existing vacant lots on the street, will only
electric golf carts be allowed to reduce noise pollution and how will garbage collection be
provided?
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Bev Parcells March 18, 2003
Ms. Parcells is in favour of the proposal and development should proceed provided that
intersection improvements at 5'h Line and Ridge Road be implemented (4-way stops and
realignment of the intersection to lessen the incline); road access should be moved
further from the trail and hill incline; rare flora be moved to ensure its survival; restricting
the use of cosmetic pesticides to follow expected Federal and Provincial guidelines and
no green located below Windfield Drive.
Rene Lipman
Mr. Lipman owns property at 105 Bramblefield and is affected by the proposed
development. He desires Notices of Hearings and Decision at his Toronto address.
Paul and Veronika Franchetto March 28, 2003
These residents are opposed to the proposed development and define it as urban sprawl
in their letter. They have environmental concerns with respect to the loss of wildlife
habitat, run-off from the golf course, and the water quality of Lake Simcoe. They also
have safety concerns with respect to traffic increase.
Andy Laansoo March 30, 2003
Mr. Andy Laansoo is a neighbour to the proposed development. He is also opposed to it
and indicates that it gives false promises in terms of employment. Mr. Andy Laansoo
indicates that although the consultant's traffic impact report indicates that no
improvements are necessary he feels that they are very much needed. He has concerns
with the water supply and utilities for the development. He forecasts that such will have
negative impacts on neighbouring wells and also states that infrastructure in the area
should be improved. He recommends that the Township conserve the subject lands for
rural and agricultural purposes.
Kimbel Management April 4, 2003
This letter from Mr. Ray Bubel, a part-time resident of the area. and a realtor in Barrie,
commented that the development was a positive step for the Township. He described the
proposal as an excellent choice for the subject lands and added that it is similar in calibre
to those developments found in Florida.
Rick Stewart May 30, 2003
Mr. Stewart is concerned about the safety of his cul-de-sac, Windfield Drive, if the road is
opened to through traffic. From the Council meeting, he feels that the Fire Department
wants a secondary road access if Ridge Road is blocked between the 4'h and 5'h Lines.
In reviewing incident plans for the last five years he could not find any time where access
was blocked on Ridge Road, and an opening through Windfield Drive would not help
because the trucks would still have nowhere to go. For him, necessary reconstruction
costs and the real risks posed to surrounding residents do not justify opening the road,
especially for a situation that mayor may not occur.
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Todd and Rhodell Ambeau June 2, 2003
The Ambeaus wrote stating they only learned of the May 21st meeting that day. They
purchased their home on Windfield Drive West on the understanding that it would never
be opened up. The inability of the Fire Department to identity Windfield from West
Windfield is weak reasoning behind this project and is the root of their objection.
Alan P. McNair (Big Bay Point District Association Inc.) July 30,2003
Mr. McNair. writing on behalf of the Big Bay Point District Association Inc., indicates that
the County of Simcoe should refuse the UCCI application since it is not proposed to be
developed within an established settlement area. Mr. McNair indicates that "the County
should consider that residents of any age group coutd occupy any such dwelling over
time. not just a particular market segment that the developer is intending to target. "
In addition. Mr. McNair indicates that the County should seriously consider the
implications of permitting the UCCI development in the Greenlands system and on the
urban structure of the County. Mr. McNair suggests that such communities should only
be permitted after a County-wide growth management exercise has been carried out.
6.0 PLANNING ISSUES
6.1 County of Simcoe Shoreline Planning Study
In January of 2002. Meridian Planning Consultants and Gartner Lee Limited undertook the
preparation of a study on the role of the County of Simcoe in shoreline planning. The study
resulted in the preparation of draft policies for the shoreline areas in the County. as the County
Official Plan does not contain specific policies on how the shoreline should be developed. The
study concluded that the County should encourage area municipalities to retain as much
remaining natural area along the shoreline in an undeveloped state to recognize environmental
features and the contribution the lands make to the character of the shoreline areas.
The proposed amendment would also:
.
Require that all shoreline development areas be eventually serviced by municipal sewage
and water treatment systems;
Require that applications for hotels, marinas, country recreational facilities. and similar
uses outside of settlement areas require an amendment to the local official plan that
demonstrates that the proposed satisfies the following conditions:
.
Conforms with a growth management strategy prepared by the municipality;
Will not have negative impact on the natural heritage features and functions in
the area;
Is compatible with the character and scale of development in the area;
Will not have a negative impact on the enjoyment and privacy of neighbouring
properties;
Can be serviced with an appropriate water supply and means of sewage
disposal:
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Will not have an impact on the quality and quantity of water in adjaeent wells and
the adjacent waterbody.
Can be accessed by public roads that can accommodate the increased traffic
generated by the proposed use; and
Conforms to the goals and objectives of the Shoreline Section.
The draft shoreline policies also require that public access to the water be considered. Outside of
settlements, the approval of major development in shoreline areas is conditional upon the
provision of additional public access or be supported by evidence that adequate public access
exists (Amendment to the County of Simcoe Official Plan, Section 3.10.19).
At the present time, the proposed Amendment to the County of Simcoe Official Plan has yet to be
adopted by County Council. This means that it has no status as it applies to the application being
dealt with in the context of this report.
In a general sense, the proposed policies require that local municipalities detennine, through the
preparation of Growth Management Studies, how much development should occur in the
shoreline area. A key component of such a review would be the method by which such
development would be serviced. Section D10 of the Township Official Plan already contains
clear direction on the shoreline area. The current Official Plan recognizes the level of the existing
development and does not predesignate large areas of land for additional development. In
addition, the Official Plan requires that an assessment of the entire shoreline be carried out to
support the further inland expansion of any component of the shoreline area. This policy is
discussed in further detail in Section 6.3 of this report.
As part of the Official Plan Review, the direction of the Township with respect to the shoreline
area has been confirmed, with only minor changes being made to the policies. On this basis, it is
my opinion that the Township has already implemented the proposed policies in the County of
Simcoe Official Plan. In addition, the Township recognizes that the larger natural areaslceated to
the rear of existing developed shoreline areas should be protected, given their general
unsuitability for development and the role they play in the Township's natural heritage system.
However, notwithstanding all of the above, the proposed shoreline policies at the County level
have yet to be fmalized and there may be changes to those policies before the Plan is adopted
and following its adoption. On this basis, it would be premature to rely upon these policies to any
great extent in assessing the UCCI application.
6.2 Relationship between County and Township Official Plans
The policies in the Township of Oro-Medonte Official Plan respecting the development of Adult
Lifestyle Communities were approved prior to the approval of the County of Simcoe Official Plan.
These Adult Lifestyle policies were originally approved by the Ministry of Municipal Affairs and
Housing.
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Section 3.5.4 of the County Official Plan clearly indicates that development is to be directed to
settlements, unless specifically provided for in the policies of the Official Plan. There is currently
no policy in the County Plan regarding the development of Adult Lifestyle communities outside of
the settlements. The County Plan also states that all local planning decisions shall conform with
the County of Simcoe Official Plan. This means that any Township decision on the application by
UCCI is required to conform to the upper tier plan. Given that the very policy that provides the
basis for considering an Adult Lifestyle community in Oro-Medonte does not conform with the
County Offtcial Plan, the approval of an Adult Lifestyle community in accordance with those same
Township policies would also not conform.
Notwithstanding the above, the County of Simcoe chose not to amend the Township of Oro-
Medonte Official Plan following the approval of the County Plan to ensure that both Plans were
consistent with each other. In addition. UCCI has submitted an application to amend the County
of Simcoe Official Plan to ensure that the proposed development can proceed. Given that such
an amendment application has been submitted, issues relating to the suitability and
appropriateness of permitting development outside of settlement areas will have to be addressed,
both at the local and Cour\ty levels. This issue is addressed later on in this report.
6.3 Expansion of Shoreline Area
Section D10 of the current Oro-Medonte Official Plan indicates that major inland expansions of
the Shoreline designation shall not be considered unless a detailed review of the entire Shoreline
area designation is carried out as part of an OffICial Plan Review. This policy was included within
the Official Plan in 1995 to prohibit further inland expansions of the Shoreline development area,
as a result of concerns about environmental impacts, servicing and public access. The only form
of development that is currently permitted in the shoreline area is by Plan of Subdivision (only if
the lots front directly on the water) and through the process of infilling.
Although UCCI has not applied to designate the subject lands Shoreline, it is my opinion that the
application by UCCI does constitute an expansion of the Shoreline development area. It is
recognized that the residential development area is set a considerable distance away from
existing shoreline development and is separated from such development by recreational uses in
the form of a golf course and other related facilities. To some extent, this mitigates any impacts
on the existing community, however, the development continues to constitute an expansion to the
developed area.
The proponent has indicated that there are no other suitable locations along the entire shoreline
of Lake Simcoe in the Township of Oro-Medonte for the proposed use. Factors cited by the
applicant include the large size of the parcel needed for the use, the nature of the topographical
and other features on the site and its proximity to the City of Barrie, which is one of the
proponents' target markets. In addition, the proponent indicates that the policies of the Adult
Lifestyle Community designation provides for the consideration of these types of communities
anywhere within the Rural designation, even if the designation is located adjacent to the
Shoreline designation.
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On the basis of a review of the entire shoreline area, it is apparent that there are potentially a
number of other sites that could accommodate the type of development envisioned by the
'proponent. Some of these sites may require property consolidations to ensure that enough land
was available for the use. A comparison of the relative suitability of the subject site and other
potential sites in the shoreline area has not been carried out. The proponent continues to
maintain that the subject site is the most appropriate and is supported by the appropriate
technical justification.
It is my opinion that if the proposed development was comprised of a typical residential plan of
subdivision that was marketed to all age groups, and was of the scale proposed, there would be
no justification for siting such a development on this property or in any other location adjacent to
the existing Shoreline designation. However, the policies in the Official Plan that provide for the
development of Adult Lifestyle communities override, in my opinion, the consideration of the
suitability of expanding the Shoreline designation onto lands which are not currently so
designated.
6.4 Official Plan Criteria
,
Section H4 of the Township approved Official Plan establishes the principle of developing an
Adult Lifestyle Community in the Rural designation subject to fulfilling a number of criteria and
obtaining the approval of an Official Plan Amendment. This policy was written at a time when a
number of landowners throughout Simcoe County were considering the development of such
communities to meet anticipated demand. In order to provide the appropriate policy context for
the consideration of these types of developments, Section H4 was included within the Official
Plan.
The intent of Section H4 of the Official Plan is to "recognize the need to consider the development
of self-contained communities that are designed for an aging population.' The policy further
indicates that an Adult Lifestyle Community is "a self-contained community that selVes the special
needs of healthy, active and older people and which is designed to provide a safe secure and low
. maintenance environment to those people who have generally retired from active working life.'
In the case of the subject proposal. it would appear that it does fall within the definition of an Adult
Lifestyle Community.
Section H4.4 of the Official Plan sets out the criteria under which such communities are to be
considered in the Township of Oro-Medonte. A review of these criteria and our assessment of
whether they have been met or not is below.
a)
The development will have little or no impact on nearby agricultural operations.
On the basis of the review of the application, it is my opinion that the development will
have little impact on nearby operations, primarily because the proposal is located on
lands to the south of Ridge Road where agricultural uses are limited. However, the
development will create additional traffic on both the 4th and 5th Lines to Highway 11.
Both of these roads are used by agricultural vehicles and there may be some minor
conflicts between the increased traffic and farm vehicles. However, the impact is
considered to be minor.
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b)
The site is to be accessed by municipal roads that can accommodate the increased
traffic generated by the Adult Lifestyle Community.
The site will be accessed by both the 4th and 5th Lines. While both roads can.
accommodate the increased traffic, improvements to both will be required as a result of
the development. The nature and timing of these improvements can be determined at
the condominium/site plant zoning stage of the approval process. However, it should be
noted that improvements will be required at the 5th Line/County Road 20 intersection,
which is less than ideal for safety purposes at the present time.
Both the 4th and 5th Lines access Highway 11. However, the 4th Line does not provide
access to the west bound/south bound lanes from the property. The 5th line does
provide access to the both sides of Highway 11 via an overpass. The Province of Ontario
has indicated that it has initiated a process of reviewing a multitude of options with
respect to the upgrading of Highway 11 over time. Given that Highway 11 is limited
access highway and is expected to experience increased traffic volumes in the future,
the establishment of a controlled access six-lane freeway in the area is considered to be
somewhat of a priority by the Ministry of Transportation. As part of the route planning
process, a number of decisions will need to be made on the location of interchanges.
While the Ministry of Transportation has essenti.ally confirmed to date that there wm be an
interchange at the 7th Line/Highway 11 intersection. no other "commitments' have been
made. On this basis, it is possible that both the 4th and 5th Lines will not have
interchanges with Highway 11 in the future as it is improved. II should be noted that
improvements to the highway will only be commenced in the 5 to 15 years.
While lack of access in the future to Highway 11 is certainly a planning issue. the
absence of a concrete plan to improve Highway 11 makes it difficult to determine what
impact the changes to Highway 11 will have on traffic patterns in the area and what
impact the proposed development, if constructed, will have on traffic patterns in relation
to Highway 11. At this point, we can only speculate.
On the basis of the review of the Highway 11 corridor, it is my opinion that there will
probably be a need for at least one interchange between the 3'. Line and the 7'h Line.
The 6h Line is discounted as a result of the absence of any development at the
intersection. As a result, it is my opinion that there will be an interchange either at the 3'"
4th or 5th lines in the future. On this basis, access to Highway 11 should be available for
the proposed development.
It is anticipated that some of the residents of the Adult Lifestyle Community will use Ridge
Road to access the City of Barrie. This road is currently a County Road and is
considered to be relatively busy by many residents in the area. In a letter dated March 3,
2003 from the County, it is indicated the staff is in general agreement with the findings of
the traffic analysis carried out by the applicant. However, a 60 metre long right turn land
for eastbound traffic on Ridge Road at the 5th Line will be required.
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c)
The increased traffic generated by the community has little or no impact on
adjacent or developed areas
Almost all of the traffic accessing the proposed development will use either the 4'. or 5th
lines to a new road which will extend across the property between the two concession
roads. The clubhouse for the proposed golf course will also be located on this new east-
west road. This means that traffic accessing the development site will not need to travel
through existing residential development areas along the shoreline.
However, there will be an increase in traffic on the 5'. line and particularly at the
intersection of 5'. line and County Road 20, where a number of existing residences are
currenlly located. It is anticipated that improvements to the County Road 20/5'. Line
intersection will be required. Improvements to both the 4'" and 5th Lines will also be
required, but will only be dealt with site plan/condominium/zoning stage, if the
development application is approved.
It is noted that a number of residents have expressed concerns about increased traffic on
Ridge Road (which is a County Road) and on other shoreline roads in the area,
particularly Windfield Drive. As noted above, it is anticipated that improvements to the
County Road 20/5'" Line intersection will be required.
With respect to Windfield Drive, it is not anticipated that much traffic will utilize Windfield
Drive to access the proposed development. primarily because no access to Windfield
Drive is being proposed. There may be a marginal increase in traffic resulting from those
living at the community taking the 'long way home' or sight-seeing in the area. However,
this impact is expected to be minimal. With respect to Windfield Drive itself, it is my
opinion Ihat it would be in the public interest to connect the two portions of Windfield
Drive, even if the UCCI application was not on the table for consideration. The primary
reason for supporting the connection is to ensure that all shoreline areas are supported
by roads parallel to the shoreline which connect concession roads. There are a number
of existing circumstances in the shoreline where this does not occur which makes it
difficult, in some case for emergency vehicles to access properties.
On the basis of the above it is my opinion that this criteria has been satisfied.
d)
The development can be designed and sited to blend in with the rural
surroundings
The Official Plan contains a number of policies that are intended to protect and enhance
the rural character of the Township. The proposed development has two major
components - housing and recreational. The housing component will occupy
approximately 36% of the property, while the recreational and other open space
components will occupy the remaining area. The gross residential density on the
property is estimated to be 3.1 units per hectare.
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It is my opinion that the open space nature of the golf course component will assist in
ensuring that the development can be blended into the rural surroundings. In addition, as
most of the development is separated from existing residential development to the south
by the proposed golf course, the area immediately located adjacent to existing developed
areas will continue to maintain an open space character.
Notwithstanding the above, there are two locations on the property where housing will be
located relatively close to the 4th and 5th Lines. In these areas, it is recommended that
the residential development be buffered from both the 4"' and 5'h Lines by a naturalized
setback area of no less than 20 metres, which would be left in a natural state or
enhanced as appropriate. In addition, it is also recommended that the height of the
dwellings be capped to provide for the development of 1 to 1.5 storey buildings. This cap
would be included within the implementing zoning by-law. Ensuring that the height is
limited will further ensure that the open space and low density character of the area is
maintained.
.
A number of residents have commented that the scale of the proposed development is
not compatible with the existing pattern of development in the shoreline area and the
rural area generally. There is no question that the 339 unit development will be the
largest comprehensively planned development in the shoreline area of the Township of
Oro-Medonte. In addition. the development will effectively be the largest expansion of
the shoreline area in the last 20 to 30 years.
However, it should be noted that the shoreline area is currenlly very intensely developed
along almost its entire length between the Cities of Barrie and Orillia. In some cases,
there are multiple tiers of development extending inland from the lake. As a result, the
scale of the proposed development on the UCCI lands is consistent with the general
scale by the scale of existing development that exists in the shoreline area.
To a certain extent, the scale of the proposed development is mitigated by the location of
a golf course between the housing component and the existing developed area. It is my
opinion that this will ensure that the new development area is as compatible with existing
developed areas to the south. It should be noted that many of the lots located directly to
the south of the UCCI development are currently vacant. If the golf course was located
on the northern portion of the property and the housing located on the south, it could be
argued that the form and density of the proposed development is not compatible with the
existing shoreline development areas.
On the basis of the above, it is my opinion that this criteria has been satisfied, subject to
a number of conditions which are discussed later in this report.
.
e)
The development will not have a negative impact on the natural heritage system.
Gartner Lee Limited was retained by UCCI Consolidated Companies, Inc. to support the
application. Their May 2003 report describes the ecological and physical characteristics
of the property, as well as their functions and significance. Included in this document are
recommendations on mitigating the impacts created by construction and operation of the
development.
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Existing site characteristics are described in great detail in this report. Soils are generally
dense to very dense, which allows for more water to be held in the soil but also shields
the water table from vertical contamination. This density is also found below the aquifer
which results in a low water table which nearly reaches the surface in April. Groundwater
flows towards lake Simcoe but does not recharge the table significantly due to the low
permeability of the soils. The aquifer located underneath the site is confirmed as a
sustainable source of potable water.
Nearby private wells reported a drawdown of 1.16 metres at 90 metres of the test well
and 0.12 m at 645 metres, meaning that lowering pumps in closer wells may be
necessary. Quality testing revealed generally good groundwater conditions across the
site with low nitrate counts, as well as that the shallow aquifer contributes to deeper
groundwater recharge. Elevated sodium and chloride levels exist near the Ridge Road
due to road salting. Treatment for the use of one, two or three wells (the test well being
one of those three potential wells) can occur at source or a central location before
entering the forcemain servicing the site. Gartner Lee reports that there is enough water
from a supply standpoint and the key goal of the project is to reasonably capture this
water without affecting neighbouring water supplies. At the time of writing this report the
County, through Jagger Hims, does not agree with this contention and requires
that further work be carried out.
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Faunal and floral investigations were also conducted. Most of the site was likely
cultivated or grazed by livestock resulting in considerable amounts of early successional
thicket, while considerable pockets of mature forest also exist. Many overgrown vehicle
tracks cross the site. Field investigations found 254 plant species (roughly 25% non-
native), including one Regionally Significant Species, the Pale-Spiked Lobelia. Sixty-five
bird species were noted, of which over 50 exhibited behaviour typical of those found at
breeding sites, and 6 species of amphibians and several breeding sites are found on site.
Incidental observations of mammals and butterflies were recorded, but trapping would be
required to accurately determine the number of species.
Gartner Lee reports that wetlands on the site are not large enough to warrant Provincial
evaluation of significance, but would add to the wildlife diversity of the site. The County
of Simcoe Greenlands designation covers most of the site and encompasses a 5
kilometre belt of woodland habitat and mature mixed forest stands in the area. The site is
not a deer concentration area, despite their presence in some thicket communities. The
Environmental Protection 2 (EP2) Designation of the Township Official Plan covers two-
thirds of the site. Two areas of significant vegetation cover exist at the northwest and
southwestern edges of the property.
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The intermittent water flow and steep gradients of the upstream portion of the unnamed
tributary severely limit fish habitat potential, as witnessed through several dead fish found
in refuge pools near Lake Simcoe. The shoreline of the stream is consistent across the
property in terms of its gentle slope and sand bottom with established vegetation, except
for the cobble bottom near the 5'h Line. No significant or unique physical or habitat
features were observed on the property.
Planning Report on UCCI Application
Township of Oro-Medonte
Prepared by
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August 6, 2003
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Gartner Lee is of the view that this proposal is ecologically and hydrologically sound and
makes the following recommendations.
. A second test well needs to be drilled to find an additional water source removed
from neighbouring wells.
. A maintenance plan is needed to address water conservation and quality
protection, turf management, trail location and habitat creation and protection.
. Forest edge management plans should be created to mitigate pressures on on-
site woodlots adjacent to the development.
. The rare plants should be relocated to another site and could be included as a
Condition of Draft Plan Approval.
. Pond inclusion and forest preservation can retain amphibian and bird breeding
habitat.
. 25% of existing vegetation cover should be protected through sensitive design
tactics.
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A Tributary Corridor shall be established to prohibit physical intrusion by the golf
course.
. Pipeline installation will require a detailed fish habitat assessment and
mitigation/compensation package to satisfy conservation and federal agencies.
. A formal pump test is required for a Permit to Take Water.
At the time of the writing of this report, it is my understanding that the County requires
some additional information to complete their assessment of environmental impact.
f)
The scale of the community, if located adjacent to or close proximity to existing
residential uses, is consistent with the scale and character of the existing
residential area
This criteria was included within the Official Plan in anticipation of the development of a
large scale Adult Lifestyle Community adjacent to existing residential areas. The intent of
the criteria was to ensure that the Adult Lifestyle Community was designed in a manner
that would reduce the impact of the proposed use on existing and long established
residential uses.
In this case, the proposed development has been designed in such a manner so as to
buffer much of the existing residential area by open space uses and by concentrating
residential uses through the centre and northern portions of the subject property. In
addition. traffic from the proposed development will head north and not through existing
neighbourhoods along the shoreline.
Planning Report on UCCI Application
Township of Oro-Medonte
Prepared by
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Page 20
August 8, 2003
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In terms of scale, the prDposed Adult Lifestyle Community is consistent, in general, with
the scale of shDreline development, which stretches frDm the Barrie City limits to almost
the City of Orillia. Within this area are thousands of dwellings units on lots of varying size
and with homes of different vintages. Within the immediate area, on both sides of
Windfield Drive, are a number of large estate type IDts, most of which are un-developed.
The propDsed development is considered to be compatible with these large estate type
IDts, as a result of the large expanse Df open space separating the lots from the proposed
housing. In addition, the existing vacant IDts Dn Windfield Drive are heavily treed,
meaning that trees will be retained at the rear of each of the lots in any event.
On the basis of the above, it is my opiniDn that the UCCI develDpment conforms with this
criteria.
6.5 Assessment of Need
SectiDn H4.5 of the Township Official Plan indicates that any applicatiDn to amend the Official
Plan tD permit the development Df an Adult Lifestyle Community shall be supported by:
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An assessment of the number of units apprDved but not yet occupied in similar
develDpments in the County of Simcoe and the Greater Toronto Area; and,
An assessment Df the market for the prDposed development given the existing supply of
similar units in the County of Simcoe and the Greater Toronto Area.
Such an assessment was carried out by Clayton Research AssDciates who were retained by
UCCI Consolidated Companies Inc. to prepare a repDrt, which was received by the Township on
May 3, 2002. The intent of the report was tD assess the market opportunity for the development.
According to Clayton, the Greater Toronto Area is the largest source of buyers of adult lifestyle
community homes. Increased chDice within the GTA is attracting buyers whD may not have
considered moving into such communities, signified by 3,400 new such units being created
between 1900 and 2001. This rate was double the rate experienced during the recession years
between 1991 and 1996. Simcoe County accounted fDr the highest demand fDr new housing for
couples Dver 55 withDut children by any Dne region within the GTA during the 1991 to 1900
period. With current demographic trends indicating an Dlder pDpulatiDn demanding a variety of
housing optiDns, it is projected by ClaytDn that roughly 600 new, grDund-oriented homes in adult
lifestyle cDmmunities in southern OntariD will be needed annually by 2011. Apartment and
retirement home beds usually dD not materialize in demand until several years into the
develDpment Df a community.
The report highlights many of the positive attributes the site offers toward adult lifestyle
cDmmunity living, such as its proximity to urban amenities. recreational DppDrtunities and its
natural setting in a less urban location. The inclusiDn Df the golf course provides a marketing
advantage as few adult lifestyle communities have neither fully integrated golf courses nor golf
course views. It is expected that the major competition for the community will come from Briar
Hill (New Tecumseth), Ballantrae Golf and Country Club (Whitchurch-Stouffville) and Newport in
Collingwood.
Planning Report on UCCI Application ()
Township of Oro-MedDnte \ ..t:!f.!llPJAH
Prepared by -
Page 21
August 8, 2003
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It is predicted that, as a result of site attributes and known and potential future competition, 5.0 to
7.5 percent of the market would be captured by the proposed development on the UCCllands.
This is a lower target than what has been achieved so far in Briar Hill and Ballantrae, and many
current communities are expected to be at full occupancy during this time frame. Demand is
expected to increase, even under the most conservative estimates, by 25 to 50 units each year
until 2011 in a market that continues to evolve.
In response to the Clayton Report, I prepared a letter dated May 5, 2003 which indicated that I
had some concerns about the estimate in the Clayton Report that the proposal on the subject
property would capture between 5% and 7.5% of the market. I indicated that "there is no basis or
justification in the report for establishing this market share. It is submitted that almost evel)l Adult
Lifestyle Community proposed in recent years has some amenity which makes it desirable to
potential purchasers. Relying on the location of such an amenity to determine potential market
share is therefore problematic." I also indicated that I had some concerns about the control of the
occupancy of the dwelling units and the proposal's lack of conformity with the Provincial Policy
Statement and the County of Simcoe Official Plan, which generally direct development to
settlement areas.
In response to my May 5, 2003 letter, Clayton Research responded in a letter of their own dated
May 20, 2003. Mr. Felgaier of Clayton indicated he is surprised some of these issues are being
raised one year after the reports were submitted to the Township and would like clarification as to
what capacity Nick McDonald is raising these issues (planner, peer reviewer or otherwise).
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With regard to reliance on amenity location as determining market share (paragraph4 of May 5
letter), Mr. Feldgaier believes their approach is justified. With the known demand from GTA
buyers. higher market share capture of newer communities, increased demand being captured by
communities with golf courses, Simcoe County traditionally catching higher market shares than
east of west of the GT A, the lack of development at approved sites for a multitude of reasons and
the eagerness to develop at others, Mr. Feldgaier believes there is sufficient demand to support
several new communities over the next few years.
With regard to long term. occupancy (paragraph 6 of May 5 letter), the experience of Clayton
Research is that adult lifestyle communities continue to attract older couples without children. A
few communities have become more conventional as a result of a conscious decision by the
developer to shift marketing and design practices. Despite a sizable percentage of unit resales,
very few. if any, children are moving into these communities.
The initial Clayton Report and the May 20. 2003 letter response was peer reviewed by Hemson
Consulting on behalf of the Township of Oro-Medonte. Their letter is dated August 6,2003 and it
is attached to this report. In their letter they indicate that:
.
"We would agree that market opportunity likely exists for the subject community. We
have a major concem, however, with using this conclusion to imply that there is a need to
approve this type of development in the Township of Oro-Medonte. In our view, the
Clayton Report does not address the question of need. It serves the single, and in our
view quite narrow, purpose of attempting to establish that market opportunity likely
exists."
Planning Report <In UCCl Application
Township of Oro-Medonle
Prepared by
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Page 22
August 8. 2003
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Hemson further indicates that there are opportunities in the current market for virtually any type of
ground related, residential development in southern Simcoe County, particularly so close to the
rapidly growing City of Barrie. In essence, Hemson is indicating that it is an easy case to make
that a market exists.
Hemson further notes that the identification of a potential market should not drive the approval
process. Instead, other planning related factors such as location, impacts and compatibility
should be considered. Hemson also indicates that they have some concerns about the long term
occupancy pattern in such a development and comments that the possibility exists for the
community to be occupied by families with children in the long term.
In addition, Hemson also notes that there is a current supply of about 3,460 dwelling units in the
Township, which translates into 28 years of supply, based on the development of an average of
120 new units per year. This information was provided to Hemson by Meridian Planning
Consultants, who carried out an up to date analysis of the existing supply situation in the
Township of Oro-Medonte.
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Lastly, Hemson notes that it is their opinion that an Adult Lifestyle development should be
considered and reviewed much like any other typical residential development in the municipality.
It is their view that if the review of the UCCI proposal was carried out in this manner, there would
be little justification for developing the use in the location proposed. It is indicated by Hemson
that "in our opinion, applications like this - and others across Simcoe County proposing
development outside designated settlement areas - may in fact be an attempt to circumvent the
normal approval process using the Township's Official Plan policies regarding Adult Lifestyle
communities." It is on this basis that they recommend that the Adult Lifestyle policies be deleted
from the new Official Plan.
I concur with this recommendation and have already recommended to Council that these poli<:ies
be deleted for many of the reasons outlined in the Hemson letter dated August 6, 2003.
In my opinion, there is no question that the policies in the current Official Plan both anticipate and
provide for the development of Adult Lifestyle communities in the Rural designation. These
policies were added to the Plan to provide Council with the criteria required to assess such
applications, because they were anticipated during the planning period. The other option at the
time would have been to be silent on the issue and then deal with such applications on a case by
case basis. It is my opinion that if the Official Plan was silent on the development of Adult
Lifestyle communities, an application to develop the subject site would probably not have been
submitted and if one was submitted, it could not be recommended for approval given the other
policies in the Official Plan that attempt to direct development to existing settlement areas.
.
Section H4.5 of the current Official Plan outlines the information that is required to be submitted in
support of an application for the development of an Adult Lifeslyle community. The information
required includes an assessment of the number units approved but not yet occupied and an
assessment of the market for the proposed development. The policies do not indicate that
Council shall be satisfied that the market exists or that there is not an over supply of such units
within the municipality and other jurisdictions. Rather, the policies require that information on
these two issues be provided to Council for their consideration.
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August 8, 2003
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On the basis of my review of all of the Clayton/Hemson materials, it is clear that there is a market
for the proposed development in the Greater Toronto AreaJSimcoe County. However, there
appears to be some debate on how many units are available in other developments and
development proposals, and which may compete in theory with the proposed development on the
UCCllands.
Clayton is of the view, in a general sense, that the market will determine which community is
successful and which ones are less successful. To a certain extent, I agree with this contention
and am of the view that some communities may not proceed because of the lack of an amenity or
the inability of a developer to properly market/develop such a product. Some of the communities
proposed within the County of Simcoe may fall into this category over the long term. On this
basis, it is difficult to carry out a relative assessment of all of the other approved and in process
communities to determine whether the community proposed on the UCCI lands will be successful
or no!.
On the basis of the above, it is my opinion that the information requirements set out in Section
H4.5 have been satisfied. In addition, it is my opinion that the locational criteria setout in Section
H4.4 are the criteria that need to be considered by Council to determine whether the project is
suitable or not. A review of these criteria is contained within Section 6.4 of this report.
Notwithstanding the above, I continue to have concerns about the long term occupancy and use
of the dwelling units on the property, particularty on the provision of services by the Township.
On this basis, il is recommended that, if the Township approves the development, a number of
conditions be included to ensure that the units are occupied by those aged 50+. These
conditions include:
. Restricting the height of the dwelling units to 1 to 1.5 storeys;
. Requiring a demographic analysis of the occupants following the occupancy of the first
100 dwelling units;
. Requiring that the golf course component and certain other recreational amenities are
developed earty in the development program; and
. Setting aside land on the property that would be dedicated to the municipality as
parkland.
With respect to the latter condition, acquiring parkland will ensure that lands are available for
public use in the area in the future if the occupancy of the development evolves over time. In
addition, it also provides the Township with an opportunity to further enhance and develop the rail
trail which runs along the northern boundary of a portion of the subject lands. On this basis, it is
suggested that parkland be located at the north-east corner of the property, where the 5'h line
crosses the rail trail.
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August 8, 2003
6.6 Fiscal Impact
, Clayton Research was also retained by UCCI Consolidated Companies, Inc. to prepare a Fiscal
Impact Analysis which was received on May 3, 2002 by the Township. The report draws
estimates of revenue and expenditure impacts for the .Township if the development was
approved.
The firm projects an increase of $228,000 annually in new property revenues, based upon 2000
property tax rates. The increase to the taxable assessment amounts to $66.8 million, based upon
local market conditions and assessments in neighbouring municipalities. Revenues from other
sources, such as license and permit fees but not building permit fees, is projected to be $52,000
based upon the 2000 proportion of such revenues in the Township. Therefore, the overall
increase in annual revenues is expected to be $340,200.
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Impacts on average costs were determined through an average cost methodology that assumes
an extension of costs paid by existing properties into the new development. Annual expenditure
increases were calculated using the non-residential assessment and population within the
proposed development. Additional expenditures are expected to reach $206.500, based upon
1996 Census Data, the proportion of costs applied per resident and per $1000 of non-residential
assessments and the costs per kilometre of road maintenance reported in the Township Financial
Information Return. The report repeatedly alerts the Township to a possible overestimation of this
estimate due to existing service capacity and administrative economies of scale. As a result. the
report concludes this development will add an annual $133,700 surplus to the Township.
One time fees were determined using 2002 fee and permit schedules. The Township should
expect nearly $1.45 million in development charges, plus a further $295,000 in building permit
fees. The School Boards should expect $410,000 in development charges while adding virtually
zero new pupils to County Schools. Construction of the site is projected to add 375 person-years
of employment to Simcoe County, plus 325 person-years of indirectly generated employment.
Twenty persons would likely be hired in the clubhouse, plus some additional employment to serve
the condominium corporation.
County and School Board impacts are not contained in this report. Data sources are the
Township of Oro-Medonte, Census of Canada and the research library of Clayton Research.
The Fiscal Impact Analysis was not peer reviewed by the Municipality. On this basis, I have no
comments on the surplus estimated by Clayton Research. To a large extent. the amount of the
surplus is very much dependent on the occupancy of the dwelling units. If younger families are
attracted to the property in the future. there will be an increased demand for services. With
respect to the one time fees and charges, I can report that the figures mentioned in the report
appear to be relatively accurate with respect to development charges and building permit fees.
I
Planning Report on UCCI Application
Township of Oro,Medonte
Prepared by
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Page 25
August 8, 2003
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6.7 Servicing Issues
The Jones Consulting Group was retained by UCCI Consolidated Companies, Inc. to support the
servicing aspects of the development. The May 2003 report oullines the servicing
recommendations for the golf course and residential development. These recommendations
include communal private services for sewage, water, stormwater management and roads.
Development will be phased proportionally to their target recreational market.
Wastewater is proposed to be treated at a cenlral facility within the community and transported
there through gravity sewers. The system will be designed to handle a peak flow (MDF) of just
over 1353 cubic metres. Sewers will include manhole structures and hook-ups in accordance
with Township standards, however the minimum sewer depth of 1.5 metres is proposed.
The treatment system preferred is marketed by Zenor and called ZenoGem@. This technology
uses a process that reduces the volume of sludge produced. Tanks on site will hold the sludge,
or arrangements will be made for hauling to landfill or for land application. The system can be
monitored from off-site and only routine maintenance, cleaning and alann response is needed on-
sile. Spray irrigation in conjunction with the golf course is recommended for effluent disposal.
Direct discharge to Lake Simcoe is discouraged and subsurface discharge is undesirable due to
compact soils and the scale of the project. Storage ponds are incorporated into the proposal to
hold effluent produced in the winter months.
To meet average and peak daily demands. water needs to be provided at the rate of 11.038 litres
per second. Fire flow is conservatively estimated to be 38 litres per second for two hours.
Storage needs on site are predicted to be 640 cubic metres. The detailed design stage shall yield
the necessary size and location of water mains. Upon location of an adequate supply, it is
recommended that two to three separate wells be constructed, with three wells being able to
meet the maximum daily demand with one well remaining largely out of service. Treatment and
quality requirements would be established during the final well testing program. A test well was
drilled just west of the 51h Line, south of the former CNR line. It yielded 5.3 litres per second with
indications of more water being available to a maximum of 11.03 litres per second.
Stormwater management to be addressed by the drainage plan include quantity control, quality
control, slope stability protection and environmental protection. A 15 metre top of valley wall
buffer shall be used between streams and development and a future EIS will identity land use
development restrictions to preserve natural environmental and drainage features. Conservation
of existing site features, such as woodlots and topography, shall intercept precipitation and runoff.
Drainage infrastructure shail conform to the dual drainage principle. The minor systems shall
consist of roadside swales that can contain a five year storm, plus a major system using the road
network to divert overflow from the minor system to outlets consistent with site topography.
These systems shall eventually flow into one of three Stormwater Management Facilities
proposed on site, where water can be stored, sediment can be trapped and nutrients absorbed to
Ministry of the Environment Level 1 Protection.
Planning Report on UCCI Applicalion (J
Township of Oro-Medonte .' . .Mf....I\.L.D~. M
Prepared by
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August8,2003
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It should be noted that the Township will be required to enter into responsibility agreements with
the proponent for both the communal sewage and communal water systems. This means that
the Township will be responsible for these system, in the event the owner of these system cannot
maintain them in accordance with Ministry of the Environment regulations/guidelines or if the
owner is not able or unwilling to continue providing the services. Such a responsibility agreement
typically requires the depositing of funds with the Township to ensure the Township is able, if
required, to repair/upgrade these systems in the future. In addition, the Condominium
Corporation would also be required to establish a reserve fund which would inevitably have
enough money to replace the system. The details of the responsibility agreement will need to be
worked out in advance of any of the final approvals being given.
If the Township felt that it would be inappropriate to enter into a responsibility agreement with the
owner, no court nor the Ontario Municipal Board can force the Municipality to enter into the
agreement. As a result, Council should carefully consider the implications of the approval that is
being sought on the future provision of services on the property.
6.8 Design
I
In addition to requiring a park block adjacent to the rail trail. it is my opinion that the golf course
design should be reviewed as a condition of OPA approval to ensure that the probability is
extremely low that golf balls will land either on public roads andtor residential lots. In addition,
some thought should be given to the method by which golf carts will crass Windfield Drive and
how the Municipality will be absolved of any liability if issues arise on the public right-of-way as a
result of the operation of a golf cart.
7.0 RECOMMENDATIONS
As Council will recall, the intent of this report is to assess whether the principle of developing an
Adult Lifestyle Community and a golf course should be established on the subject lands. It is my
opinion that the applicants have supplied enough supporting information on water supply, sewage
disposal, traffic impacts, design and environmental impacts to allow for a fairly complete
assessment of whether establishing the principle of development is appropriate. On the basis of
a review of these reports, it appears as if there is a strang likelihood that the:
. lands can be supplied with an adequate amount of potable water;
. lands can be serviced by a sewage treatment system that is designed to current
standards;
. traffic impacts will be minimal; and,
. design of the development will generally be compatible with the rural area and
surrounding development.
It is recognized that much additional technical work needs to be done, particularly with water and
sewage servicing. The applicant has indicated that this additional work will be very costly to
undertake and instead of carrying out this work now, wishes to know what the local and County
Council's decisions will be on the applications to amend the two Official Plans. It is my opinion
that this is an appropriate request.
Planning Report on UCCI Application n,
;~:pr:~~ ~; Oro-Medonte lJA ~~RlQJAH
Page 27
August 8, 2003
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With respect to the market for the development and the need for the development, it is my opinion
and the opinion of Hemson Consulting that the applicant has proved there is a market for the
proposed development. However, the applicant has not proven that there is a need for the
proposed development in this location. As a result, the decision then becomes whether the use is
appropriate in the location proposed and can be designed in a manner that minimizes impacts on
the environment and neighbouring land uses. On the basis of a review of the locational criteria
set out in Section H4.4 of the Township of Oro-Medonte Official Plan, it is my opinion that the
application generally conforms with these locational criteria, provided a number of conditions are
fulfilled.
1.1 Planning Advisory Committee and ultimately Council agrees with my assessment, it is
recommended that an Official Plan Amendment be prepared for Council's consideration at a
future meeting. It is my opinion that it would be premature to prepare a comprehensive
amendment until Council makes a decision on the principle of development.
If Council is in support of the principle of development, and agrees with my planning assessment,
it is recommended that the lands be placed in a site specific Rural designation which would
permit the development of an Adult Lifestyle community and associated recreational amenities. I
prefer this approach, since the Adult Lifestyle policy in the Official Plan is being deleted and there
is no anticipation that additional lands in the Rural area will be designated as such during the
planning period.
It is further my recommendation that the Amendment contain policies that require that:
1. All residential development be limited to 1 to 1.5 storeys in height;
2. A demographic analysis of the occupants of the dwellings be carried out after the first 100
dwellings are occupied and after the second 100 dwellings are occupied;
3. All matters relating to water supply and sewage disposal are investigated and approved
in principle by the Township before any additional approvals are given;
4. A monitoring program be established to firstly develop base line conditions in down
gradient wells and then to assess over time, the impacts of the proposed development on
these wells;
5. A golf courselturf management plan be prepared to document how the golf course will be
operated from an environmental perspective and to set in place procedures that minimize
the use of fertilizers, herbicides and pesticides to reduce the likelihood of any impacts on
down gradient wells.
6.
Twenty.five percent of the site be retained in its natural state as per the
recommendations of Gartner lee Limited;
7. All of the recommendations contained within Section 7.2 of the Gartner lee report be
implemented;
Planning Report on UCCI Application ~I
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Page 28
August 8, 2003
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9.
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A golf eourse impact assessment be carried out to prove that the design of the golf
course will not have impacts on adjacent public roads and residential uses;
An assessment of the means by which golf carts will cross public roads is carried out
before the construction of the golf course is initiated;
10.
No more than 100 dwelling units are occupied in advance of the completion of the golf
course on the lands;
11.
A 20 metre setback, which shall be in the form of appropriate landscaping, separate
residential uses from both the 4"' and 5"' Lines; and,
12.
An appropriate amount of parkland be dedicated at the north-east corner of the site to be
integrated into the rail trail system in Oro-Medonte.
8.0
RESOLUTION
On the basis of the above, it is recommended that Planning Advisory Committee recommend to
Council that:
This report be received;
That the principle of establishing an Adult Lifestyle community and associated golf course
be established through the adoption of an Official Plan Amendment in accordance with
the conditions set out in Section 7.0 of the Meridian Planning Consultants Report.
;:::~~-o:o;;.~~~ A",...,oo ()tIDJIDAft
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Planning Report
Proposed Golf Course
Residential Community
by Ucci Consolidated Companies Inc.
Lots 27 and 28, Concession 5
Township of Oro-Medonte, County of Simcoe
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RECEIVED
MAY - 3 2002
ORO-MEDONTE
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The Jones Consulting Group ltd.
Suite 100, 300 Lakeshore Drive, Barrie ON L4N 084
CONSULTING
GROUP LTD.
PLANNERS, ENGINEERS
& SURVEYORS
April 2002
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The Jones Consutring Group Ltd.
TABLE OF CONTENTS
'1.0
INTRODUCTION ................................................................................................................ 1
1.1 THE DEVELOPMENT CONCEPT ..................................................................................1
1.2 BACKGROUND ON UCCI CONSOLIDATED COMPANIES INC. .......................................... 2
1.3 LOCATION AND DESCRIPTION OF SITE AREA .............................................................. 2
2.0 CURRENT POLICY CONTEXT .......................................................................................... 3
2.1 TOWNSHIP OF ORo-MEDONTE OFFICIAL PLAN POLICIES ............................................ 3
2.1.1 Permitted Uses: Rural................................................................................. 3
2.1.2 Permitted Uses: Open Space ..................................................................... 3
2.1.3 Development Policies .................................................................................. 4
2.1.4 Provisions Related to the EP-2 Overlay...................................................... 4
2.1.5 Permitted Uses In EP-2 ............................................................................... 4
2.1.6 Section H-4 - Adult Lifestyle Communities .................................................. 4
2.2 ZONING ................................................................................................................... 5
, 3.0
2.3 COUNTY OF SIMCOE OFFICIAL PLAN POLICiES........................................................... 6
2.3.1 County of Simcoe Shoreline Planning Study............................................ 6
REVIEW OF STUDIES ....................................................................................................... 7
3.1 FUNCTIONAL SERVICING REPORT (FSA)................................................................... 7
3.2 ENVIRONMENTAL ANALYSIS ...................................................................................... 8
3.3 FISCAL IMPACT ANALYSIS ......................................................................................... 8
3.4 MARKET ANALYSIS ................................................................................................... 8
4.0 PLANNING JUSTIFICATION .............................................................................................9
5.0 CONCLUSION .................................................................................................................. 11
FIGURE 1 A:
FIGURE 1B:
FIGURE 2:
FIGURE 3:
Folwwing Page
LOCATION MAP ....................................................................................................1
CONCEPT PLAN .................................................................................................. 1
EXISTING OFFICIAL PLAN DESIGNATIONS ..................................................... 3
EXISTING ZONING ..............................................................................................5
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Planning Report tor Proposed Galt Course Residentiat Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonle, County at Simcoe Page i
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The Jones Consu/flng Group LId. e
1.0 INTRODUCTION
On behalf of Ucci Consolidated Companies Inc. (UCCI), we are pleased to prepare this planning
report for a new recreational residential golf course community in the Township of Oro-Medonte.
The development is proposed for a site owned by Ucci Consolidated Companies Inc. (UCCI) in
the former Township of Oro located south of Ridge Road between the Fourth and Fifth
Concession Roads. Refer to Figure 1 A, Location Map.
This planning report reviews factors relating to location, existing land use policies, servicing
feasibility, environmental impact and market and fiscal impact.
1.1 The Development Concept
The subject site is approximately 270 acres in area. UCCI's vision for the site . includes an
integrated recreational residential community, consisting of an 18-hole golf course, surrounded by
condominium residential development and other recreational amenities. The configuration of the
proposed land uses are conceptually shown on Figure 1 B.
The golf course will be designed to maximize the site's natural character and employ
environmentally responsible design and maintenance practices. The golf course is envisioned as
an upscale, champion public or semi-private facility, with a full-service clubhouse, driving
range/practice facility and other recreational facilities, which may include tennis courts, a
swimming pool and an ice rink. An on-site golf academy would have broad appeal to families
from Oro-Medonte and beyond. Taken together, the mix of recreational facilities envisioned for
the site will create a critical mass of recreational activities, a "sports complex" of sorts.
A nature trail system will be designed into the site, building on the existing natural features and
incorporating such features as trout ponds and bird feeders, for example, and leading to the
clubhouse, and ultimately connecting with the Oro-Medonte Recreational Trail. The trail system
will be a nature lover's paradise and will provide an attractive and user-friendly interface between
the golf course and residential areas.
Approximately 300 residential units and a 40-unit retirement complex are contemplated. The
dwellings, as well as the clubhouse will be serviced by on-site communal water supply and
sewage treatment systems. The residences, which will include a mix of detached and attached
units, will be marketed as condominium tenure, a form of ownership that is proving to be widely
accepted by the move-down housing market, given their propensity to reduce their home
maintenance responsibilities and free up some of the equity accumulated in the larger family
home. The residential uses will be arranged in clusters around the golf course in order to
maintain view corridors to and from the golf course and surrounding wooded areas which are
preserved as sensitive environmental features.
The target market for the development is the adult lifestyle market: move-down, empty nesters
who tend to be in the 50-year plus age category, and who are seeking to simplify their lives and
live close to nature, with all of the conveniences of an urban area nearby.
This project has been in the incubation stage for some 25 years. Demographic trends that
include the aging of the baby boom, significant growth in the number of people now enjoying the
game of golf and recreational pursuits in general, and the great population growth being
experienced in Simcoe County and the Barrie area in particular, suggest the time is now right for
such a development in Oro-Medonte.
There are a number of Iocational factors that support this development, including, but not
necessarily limited to the following:
Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonte, County of Simcoe Page 1
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FIGURE lA
LOCATION MAP
Proposed Golf Course and Residential Development
By DCCI Consolidated Companies Inc.
Part of Lot 27 & 28, Concession 5
Township of Oro-Medonte, County of Simcoe
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122 UNKED UNITS (13.5m)
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. The site is situated in close proximity to the City of Barrie, one of the fasted growing
urban areas in Canada with its significant and growing range of commercial and cultural
amenities, as well as employment opportunities.
. A significant amount of housing market spin-off can be expected from the Barrie area,
particularly by home buyers seeking a non-urban community, with a strong recreational
orientation in a country setting.
. Excellent health and medical facilities are available close by, via Highway 11/400, in the
City of Barrie and the City of Orillia.
. The market for adult lifestyle/recreational residential development is well established and
continues to expand across southem Ontario, particularly in those areas that are located
within minutes of a significant urban centre, such as Barrie.
. This development, situated just minutes off the Highway 400/11 network, will attract a
Greater T oronlo Area (GT A)-based market, longing for a quality residential development
in the countryside of Simcoe County, near Ihe shores of Lake Simcoe. These may be
households who have come to the area for years in pursuit of recreational activities and
are now in a position to make it a permanent, year-round home.
. The sile is well serviced by the existing transportation network, including Highway
11/400, the Fourth and Fifth Concession Roads, and Ridge Road.
. As a destination recrealional development, the go" course and clubhouse and associated
recreational amenities will provide year-round economic activity in Oro-Medonle, by
bringing visilors and new residents to the area.
. As a year-round recreational residential community, the development will foster a high
quality of life and will expand the range of housing options in the municipality.
. Provision has been made to expand the development concept to include supportive
housing options, for older persons, as Ihe need emerges.
1.2 Background on Ucci Consolidated Companies Inc.
Ucci Consolidated Companies Inc. is an international development company, which has been
involved in the business of land development since the 1950's. Principals of the firm have
developed major projects in Canada, the United States and Europe. UCCI's land development
prospectus also includes "Windfield Estates" the 36-lot estate residential development that is
situated near the subject site. 1\ was developed in the mid-1980's.
1.3 Location and Description of Site
The subject lands consist of 270 acres and are more specifically described as Part of lots 27 and
28, Concession 5 in the Township of Oro-Medonte, County of Simcoe. The site is bounded by
the Ridge Road and the former CNR rail line to the north, the Fourth Line to the west, the Fifth
Line to the east, and Windfield Drive/Greenwood Forest Road to the south. It is understood thai
plans are underway to incorporate the tormer CN rail line lands into the Trans-Canada Trail
system.
The site is currently vacant. Vegetation consists of small patches of mixed coniferous and
deciduous trees with the remainder composed of lower cover and scrub lands. The property has
a slope of approximately 2 percent, declining from north to south towards lake Simcoe. An
Planning Report for Proposed Golf Cowse Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonte, County of Simcoe Page 2
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The Jones Consulting Group Ltd.
unnamed tributary runs north-to-south through the westerly portion of the property converging at
I the southern end of the site and ultimately draining into Lake Simcoe. The implications of the
proposed development on these natural conditions are examined in the Environmental Analysis
by Gartner Lee Limited, which is reviewed further in Section 3.2 of this Report.
The associated shoreline neighbourhood is classically Lake SimcoelKempenfelt Bay in nature. In
this respect, the immediate waterfront development is upscale in character with many of the
seasonal residences recently experiencing renovation, frequently for permanent occupation
purposes.
The nearby existing back-lot development situated between the Fourth and the Fifth Lines is
suggestive of a country residential development; larger homes on larger lots. In around the Fifth
Line however, a much denser and more traditional backlot residential pattern exists, sharing both
permanent and seasonal types of occupancy. Such smaller lot residential development is found
along Lakeview Road, Parkview Avenue, and Simcoe Avenue.
This mixture of old and new, shoreline and backlot, is as noted, quite typical along the Oro-
Medonte shoreline and very similar to the pattern of shoreline development extent along Lake
Simcoe as a whole.
I
From the perspective of a planning justification, it is important to establish a "fit" with this existing
neighbourhood. In relationship to issues of "fit", the following sections of this Report will establish
conditions of neighbourhood compatibility with regard to the design, serviceability and overall
environmental context of the development proposal. However, apart from the capacity of this
development to achieve a sort of seamless integration with the existing shoreline community, this
submission will also illustrate a capacity for this proposal to enhance neighbourhood amenities in
a manner that is compatible with the property's shoreline context.
2.0 CURRENT POLICY CONTEXT
This section of the report reviews relevant policies from the Township of Oro-Medonte Official
Plan and Zoning By-law as well as policies of the County of Simcoe.
2.1 Township of Oro-Medonte Official Plan Policies
Figure 2 shows the subject lands are currently designated "Rural" and "Open Space" by the Oro-
Medonte Official Plan (1997). Portions of the site also contain an environmental overlay,
Environmental Protection Two (EP-2), which appears to be associated with the site's woodland
cover.
2.1.1 Permitted Uses: Rural
I
Permitted uses in the "Rural" designation are outlined in Section 03.2 of the Official Plan. The
"Rural" designation would permit the proposed golf course use. However, an official plan
amendment is required to permit the proposed residential uses.
2.1.2 Permitted Uses: Open Space
Permitted uses in an "Open Space" designation include, among other things, passive and active
recreational uses, as outlined in Section 06 of the Otlicial Plan. A portion of the golf course is
proposed on the lands designated "Open Space".
Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonte, County of Simcoe Page 3
LEGEND
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OVERLAY DESIGNATIONS
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12.1.3 Development Policies
The development policies outlined in Section 03.3.2 note that an amendment to the zoning by-
law is required to permit a new golf course in a .Rural. designation. Further, the Official Plan sets
out the criteria that need to be satisfied prior to the zoning by-law being amended. These criteria
deal with such matters as compatibility of the golf course with the surrounding rural character,
impact on any adjacent agricultural operations, provision of water supply and sewage treatment
services, road access and buffering from adjacent residential uses. These are matters have been
addressed in the Functional Servicing Report prepared by The Jones Consulting Group for the
proposed development and in later sections of this Planning Report.
2.1.4 Provisions Related to the EP-2 Overlay
The Environmental Protection Two (EP-2) overlay covers a portion of the site. Schedule'S' to the
Official Plan shows the EP-2 overlay to be related to the site's .significant vegetation.. It is worth
noting that the overlay is DQ! due to the site possessing any .significant wetlands., .regional
ANSI's., .old growth areas' or .core deer wintering/shelter areas.. Nor has the site been
identified as a .natural corridor", or .potential natural corridor" in the Official Plan.
Any development proposed within the area contained in the EP-2 overlay, is subject to an
environmental impact study, which has been undertaken by Gartner Lee Limited in connection
1 with the subject development proposal..
2.1.5 Permitted Uses In EP-2
Section F1.3 states "the uses permitted in an EP'2 area shall be those permitted by the
underlying designation, provided the use conforms to the policies of this section." Thus, the
proposed golf course is a permitted use, subject to the environmental impact study. An officiat
plan amendment is required for the residential uses, also subject to the EIS.
2.1.6 Section H-4 - Adult Lifestyle Communities
Section H-4 of the Oro-Medonte Official Plan sets out the approval criteria for adult lifestyle
communities. While Official Plan does not designate any lands "Adult Lifestyle Community" it is
clear in acknowledging the need to plan for adult lifestyle communities, as set out in this section,
specifically:
. To recognize the need to consider the development of self-contained communities that
are designed for an aging population.
. To ensure that new adutt lifestyle communities are sited in appropriate locations.
1
. To minimize the impacts of an adutt lifestyie community on the rural character, the natural
environment, agricultural uses and existing developed areas.
Further, Section H4.2 notes that as no lands have been designated "Adult Lifestyle Community",
"an Amendment to this Plan is therefore required before such a community can be developed."
Section H4.3 outlines the permitted uses on lands designated Adult Lifestyle Community as
including "low density residential uses usch as single detached and semi-detached dwellings,
medium density residential uses such as townhouses, apartments and multiple dwellings. The
maximum permitted density shall not exceed 7.0 units per gross hectare.
The density of the proposed development is approximately 3.0 units per gross hectare.
Planning Report for Proposed Golf Coume Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonle, County at Simcoe Page 4
LEGEND
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Section H4.4 outlines the locational criteria that must be satisfied in support of the above-noted
,OffiCial Plan Amendment.
a) The development will have little or no impact on nearby agricultural operations.
There are no agricultural operations in the immediate vicinity of the subject site. To
the south of the site is existing shoreline and backlot residential. To the east and
west is forest cover. To the north is the old rail line and rural residential uses on the
south side of Ridge Road.
b) The site is to be accessed by municipal road that can accommodate the
increased traffic generated by the adult lifestyle community.
Traffic impacts have been addressed in the Functional Servicing Report for the
proposed development. The site is accessed by the Fourth and Fifth Lines, which
are rural arterial roads. The FSR concludes that both roads, as well as their
Intersection with Ridge Road, will operate at adequate levels.
c) The increased traffic generated by the community has little or no impact on
adjacent developed areas.
The Functional Servicing Report concludes that the municipal road system can
adequately accommodate the projected increase in traffic levels.
,
d)
The development can be designed and sited to blend in with the rural
surroundings.
The majority of the proposed residential development is internal to the site. The golf
course and preserved woodlands will be the most visible from the surrounding area.
e) The development will not have a negative impact on the natural heritage
system.
Impact on the natural heritage system has been addressed in the Environmental
Analysis by Gartner Lee Limited, wherein it is noted that the development is feasible
from the environmental and hydrogeological perspectives, subject to the
recommended mitigation and additional investigation.
f) The scale of the community, if located adjacent to or in close proximity to
existing residential uses, is consistent with the scale and character of the
existing residential area.
The area contains a mix of existing residential torms and the proposed development
will expand upon that mix. The majority of the proposed housing will be buffered
from the existing housing by the golf course and tree preservation areas.
2.2 Zoning
The subject site is currently zoned Agriculture/Rural (AIRU), Open Space (OS) and
Environmental Protection (EP) by the Township of Oro-Medonte Zoning By-law 97-95 (refer to
Figure 3). The environmental protection (EP) ~one is associated with the intermittent
watercourse.
An amendment to the zoning by-law will be required for those lands currently zoned
Agriculture/Rural, in order to permit the golf course and residential development. It is anticipated
Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies tnc.
Township of Oro,Medonte, County of Simcoe Page 5
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that such an amendment could be specifically tailored to suit the layout and composition of the
proposed development.
2.3 County of Simcoe Official Plan Policies
Two County Official Plan designations pertain to the subject lands: "Rural and Agriculture", and
"Greenlands". Given the nature of the development proposed it is anticipated that an amendment
to the County Official Plan will be required. The application for amendment to the County OP will
be supported by this Planning Report and other supporting technical reports.
The primary difference between the County Official Plan and the Township Official Plan is that the
laller will allow an adult lifestyle community external to a settlement area, whereas the County
Official Plan does not.
The County of Simcoe's policies regarding settlements reflects a more traditional type of
community fonnation. The Official Plan's definition for settlement includes hamlets "of only a few
dozen people" and extends to'"urban settlements of populations up to 15,000 people". These
settlements are designated frequently in the Land Use Schedule of the County Official Plan.
The definition and designation of settlement areas provides the principal focus for the County's
growth management strategy wherein a clear preference is expressed that most non-resource
growth and development will be directed to settlements.
In this Plan, settlements inctude traditional mixed use central ptaces such as towns,
villages and hamlets. Some have both water and sewer services, some have only one,
while small ones depend on individual services.... The County has numerous
identifiable settlements. They are found in evel)l municipality and provide a basis for
future urban forms of growth. This strategy of directing growth to settlements is fully
compatible with the Provincial Policy Statement.
2.3.1
County of Simcoe Shoreline Planning Study
The prevailing pattern of shoreline development throughout the County of Simcoe represents an
historic deviation from the norm relative to this traditional definition. The shoreline development
pattern is by virtue of geography, elongated rather than compact, and narrowly configured as
opposed to broadly distributed.
In recognition of these unique circumstances, the County of Simcoe commissioned a' shoreline
planning study in an attempt to reconcile current Official Plan policies with the reality of
waterfronVshoreline development patterns. A discussion paper entitled "Role of the County of
Simcoe in Shoreline Planninif was presented to County Corporate Services Committee at its
meeting on April 10, 2002.
The study results will be the subject of further discussions and review, and it is anticipated that
potential amendments will be referred to formal Public Meetings for public consideration.
However, it is also anticipated that as a consequence of the current policy juxtaposition with the
existing shoreline circumstances, that there will be allowances for developments which subscribe
to the historic pattern of development as long as environmental and servicing issues and other
practices pertinent to good planning are recognized.
Planning Report for Proposed Golf Course Residential Community by Ucei Consolidated Companies Inc.
Township ot Oro-Medonle, County of Simcoe Page 6
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3.0 REVIEW OF STUDIES
I As required by Section H4 of the Official Plan, a number of technical' studies have been
completed in support of the development proposal. These analyses are relevant to the overall
planning justification presented in this Report.
3.1 Functional Servicing Report (FSR)
A Functional Servicing Report has been prepared by The Jones Consulting Group Ltd. The
purpose of this report is to analyze preliminary servicing requirements and identify potential
constraints to servicing.
The functional servicing analysis provides an overview of engineering works, including: (i)
sanitary sewage services; (ii) water supply, treatment and distribution; (iv) stormwater
management; (v) transportation and traffic issues; and (vi) secondary utilities including electric,
gas, telephone and cable television services.
From a broad, infrastructure perspective, the development will be serviced with private services
consisting of a communal water supply and distribution system, a communal sanitary collection
and treatment system, an internal roadway network, and internal facilities dealing with stormwater
management. Given current intentions to develop the project for condominium purposes, the
ownership and maintenance of these facilities will remain private but subject to a responsibility
agreement between the future condominium corporation and the Township of Oro-Medonte. It is
further intended that these services will be phased.
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Sanitary Sewage Services
The proposed communal system will transport wastewater to a central treatment facility via
gravity services within the proposed community. Current standards and regulations are
employed regarding these services and above all, the system has been designed within an
environmental perspective as detailed in the FSR.
Water Services
Water supply will be established to service a population of 770 persons and to meet fire code
requirements in accordance with current M.O.E. guidelines. Initial hydrogeologic investigations
suggest that a suitable aquifer may be present at 50.0 metres below ground surtace. The test
suggests that the available aquifer is sufficient to meet expected demands.
Stormwater Management
As the FSR illustrates, the strategy with respect to slormwater management will be derived from
a comprehensive understanding of the site's geography and environmental sensitivity. The
stormwater management plan will achieve the following objectives:
I · Protectlile and property from flooding and erosion.
. Maintain water quality for archeological integrity, recreational opportunities.
. Protect and maintain groundwater flow regimes.
. Protect aquatic and fishery communities and habitats.
. Maintain and protect significant and natural features.
Planning Report for Proposed Golf COUlse Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Mec1onte, County of Simcoe Page 7
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. Protect and provide diverse recreational opportunities that are in harmony with the
environment. \ e-
I Transportation and Traffic
Extemally, the transportation and traffic system consists of the flanking roadways: Oro Line 4
South and Oro Line 5 South (to the west and east respectively), Windfield Drive to the south, and
Ridge Road (also known as Simcoe County Road 20) to the north. Ridge Road, and lurther to
the north, Highway 11, provide regional and highway connections beyond the Township. The
City of Barrie is presumed to be the primary, external destination. Internally, traffic movements
will be supported by a network paved private roadways with a minimum width of 8 metres. Two
access points; one at the Fourth Line and one at the Filth Line are anticipated at this time.
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Secondary Utilities
Secondary utilities including hydro, natural gas, telephone and cable television services will be
provided to the site and no constraints are envisioned in this regard.
3.2 Environmental Analysis
Gartner Lee Limited assessed the site's natural heritage and hydrogeological conditions. The
resuits are contained the in their report Environmental Anatysis, Adutt Lifestyle Golf Course
Community, Township of Oro-Medonte, dated April 2002.
It provides a detailed description 01 the ecological and physical characteristics of the subject
property, assesses potential effects of the development on those characteristics and, provides
recommendations intended to mitigate these impacts.
The conceptual design reflected in Figure 1 B has already experienced a number of changes as a
consequence 01 preliminary review by the environmental consuitants. It is anticipated that
ongoing input will prompt lurther revisions in order to achieve the best possible (development)
response to environmental needs. Overall however, the proposal at present does demonstrate
general compliance with regard to the mitigation 01 impacts on the terrestrial and aquatic
environments.
3.3 Fiscal Impact Analysis
Clayton Research Associates Limited was commissioned by Ucci Consolidated Companies Inc.
to undertake an analysis 01 the fiscal impact of the proposed development. The resuits of the
analysis are contained in their report entitled, Fiscal Impact Analysis for an Adult Lifestyle
Community and Golf Course. Township of Oro-Medonte. dated March 5, 2002.
The report examines the impact 01 the proposed development on the Township's annual
revenues and expenditures and concludes that the development will have a net positive impact 01
$133,700.00 per annum.
3.4 Market Analysis
Clayton Research Associates produced a partner document analyzing the market opportunity lor
an adult lifestyle community on the subject lands, within the context 01 the southern Ontario
market.
Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonle, County of Simcoe Page 8
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Key findings include the following:
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In southem Ontario the demand for adult lifestyle communities is accelerating resulting
from a combination of demographic trends and higher age-specific propensities to
purchase new homes among adult lifestyle buyers. Simcoe County is a high demand
area.
. The built-in amenities of the site, principally the golf course, coupled with the property's
proximity to Lake Simcoe and the urban amenities of the cities of Barrie and Orillia
create an appealing and an attractive opportunity for an adult lifestyle community.
. By taking into account the attributes of the subject lands vis-a-vis the known and
potential future competition, it is expected that the subject community could capture
between 5.0% and 7.5 % of the market from households in the GTA interested in new
ownership, ground-oriented housing and adult lifestyle communities in southemOntario.
4.0 PLANNING JUSTIFICATION
The justification for this development responds to the objectives set out in Section H4 of the
I Township's Official Plan as previously noted. To recap, these objectives are as follows:
i) "To recognize the need to consider the development of sell-contained communities
that are designed for an aging population.
ii) To ensure that new adult lifestyle communities are sited in appropriate locations.
iii) To minimize the impacts of an adult lifestyle community on the rural character, the
natural environment, agricultural uses and existing developed areas."
In reference to the first objective. The Clayton Market Report, notes in considerable detail that
Simcoe County accounts for a higher demand from adult lifestyle buyers overall than any single
region within the GT A itself, more than one quarter of the demand tor the GT .AJSimcoe County.
As a whole, this region possesses very attractive landscapes and waterfront/recreational
amenities which are unmatched in the southem Ontario market area. From the point of view of
price, adult lifestyle accommodation in Simcoe County is on average less expensive than
comparative accommodation in the GT A.
I
The subject property, which reflects these particular virtues, is in most respects an ideal venue for
adult lifestyle living.
Therefore, the "needs" issue particularly of Objective (I) is satisfied by Clayton's market research
which observes that the proposal will be successful by reason of its location, locale and the
superb package of amenities which are proposed.
With regard to Objective (ii) "to ensure that new adult lifestyle communities are sited in
appropriate locations", there is at first glance perhaps scores of locations which represent suitable
sites given the geographic expanse of the Township. However, available options do narrow
significantly on closer inspection.
The north part of the Township, defined by the Oro moraine, is a more remote situation vis-a-vis
the urban and health services of Orillia and Barrie and the moraine itself is a sensitive landform
warranting protection. The middle belt ot the Township is occupied by productive agricultural
Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonte. County of Simcoe Page 9
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The Jones Consulting Group Lid.
lands and the rural character of this area is largely defined by the prominence of existing farming
operations. This agricultural character is not as ideally suited to the proposed go" course-
residential use.
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The physical character and pattern of development found in the southern extent of the Township,
in contrast, is influenced by the shoreline. Until recently, the population has been seasonal.but a
growing population of permanent residents is occurring asa consequence of the area's nearness
to both Barrie and Orillia and the enduring appeal of lake Simcoe. However, within that shoreline
corridor, there are almost no other opportunities to support a 270-acre adult lifestyle recreational
community and golf course where sufficient area would exist to mitigate impact on adjacent land
uses and neighbourhood interests. More specifically, there are no opportunities within the
villages of Shanty Bay, Or!) Station or Hawkestone to locate such a development. There are
perhaps no other sites that provide the excellent framework of existing, adjacent municipal
roadways which provide the level of access both to and from the site.
Furthermore, the subject lands will be developed in accordance with the recommendations
outlined in the Environmental Analysis, to afford the highest levels of environmental sensitivity
and neighbourhood integration.
The third item of Section H4 .Objectives" requires that impacts are minimized with respect to
adjacent uses. In this respect, the following design related initiatives have been provided (note
Figure 1 B) to achieve conformity with this objective:
. Residential uses have been clustered in such a way as to minimize visual exposure on
lIanking roadways and on existing vacant and developed residential lots.
. There are no rural or agricultural uses that are impacted.
. In accordance with the definition of an adult lifestyle community in Section H4.2 internal
amenities have been provided. The most significant of course is the golf course, but
more than two acres have also been set aside for additional community facilities and a
clubhouse is also provided for the public as well as private condominium owners.
. The private condominium nature of the roadway system appropriately excludes
interconnection with the local roadway, Windlield Drive. Two access points are provided
at the Fourth and Fifth lines which have collector capacities.
. This community will have a recreational ambiance, which given the waterfront nature of
adjacent residential uses, will complement and enhance the character 01 this
neighbourhood.
. The developed as well as the undeveloped sections 01 the site will sustain an eco-Iriendly
theme in response to the needs and challenges of the natural heritage system.
Given the loregoing, Section H4 01 the Official Plan has been satisfied.
Planning Report tor Proposed Golf Course Residential Community by Ueei Consolidated Companies Inc.
Township of Oro,Medonle, County of Simcoe Page 10
The Jones Consulting Group Ltd.
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w.O CONCLUSION
The policies of the Township's Official Plan as they relate to adult lifestyle communities are
pertormance-based. Accordingly, in addition to this Planning Report, the following technical
reports have been completed:
. Environmental Analysis, Ucci Consolidated Companies Inc. Adult Lifestyle Golf Course
Community, Township of Oro-Medonte. Gartner Lee Limited. (April 2002).
. Functional Servicing Report - Recreational Community and Golf Course Development.
Jones Consulting Group, The. (April 2002).
. Market Anatysis for Adult Lifestyle Community, Township of Oro-Medonte by Clayton
Research Associates Limited. (January 2002).
. Fiscal Impact Analysis for an Adult Lifestyle Community and Golf Course, Township of
Oro-Medonte. Clayton Research Associates Limited. (April 2002).
This planning report and the accompanying technical reports dealing with servicing, impact on the
environment, fiscal impact, and marketability illustrate that the proposed development meets the
.pertormance" tests laid out in the Official Plan.
I The site plan approval process to follow will provide an opportunity to further refine the proposed.
development on the basis of architectural and landscaping initiatives and other elements relating
to the establishment and operation of this development.
I
Planning Repott for Proposed Golt Course Residential Community by Ucci Consolidated Companies Inc.
Township of Oro-Medonte, County of Simcoe Page 11
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REMSON
Con suI tin g Ltd.
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3051. Patrick SHeet, Suite 1000, Toronto, Ontario, Canada MST 3A3
facsimile (416) 595-7144 Telephone (416) 593-5090
August 6. 2003
Mr. Nlclc McDonald
Part:ner
Meridian Planning Consultants
113 Comer Street
Barrie, Ont3r1o
VIM IH2
. Deat Mr. McDonald:
Il~: Marleet Analysis for Adult Ufestyle Community, Town,hlp of Oro-MecIonte
Prepared by Clayton Research Associates, January 2002
We have bun asked to review the above noted repon, and provide comments on the
method wed and the concluaioru reached. The conclusion of me Clayton report Is rhu
the.re will li\:.dy be 11 market opponunll:y for the subject IIdult "restyle community In the
T owruhip of Ore.Medonte if It is approved. The method used to teach tl-.is conclllllon
is str\lctured around three major wb:
1. The repon identifies a growing adult lifestyle community market in southern
Ontarloj
2. The variou.! IIttrlbutes thar maKe the subject site wel1-sulred to aCCQtt\lllodate
this type of development lire noted; and
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3. A set of IIssurnptiona regarding the shate of the market anticipated to be
captured by the subject community are made, and II ranee on projected
demand Is I'rovided.
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We would agree that market opportunity likely exist! for the &ubject community. We
luve a major con=. however, with usine thil conclusion to imply thllt there Ia a nud
to approve this type of developrm:nt in the Township of Oro-Medonre.ln our view, the
Clayton report does not address the question of need. It serves the single, and in our
view quite narrow, purpose of attempting to establish that market opportunity IIlcely
exiaas.
A. MAJOR CONCLUSION OF THE ClAYTON REPORT IS THAT THERE WILL
LIKELY BE MARKET OPPORTUNITY FOR THE SUBJECT COMMUNITY
Projected demand for adult lifestyle communities is derived by applyin~ CUtrellt, age
&pecifir. prope.nsiues to purchase a new home in an adult lifestyle communityl to
projected owner households In the target buyer groups for=wstcd to be living in die
GTA.
The competing supply Is Identified as units within adult life&tyle community prolecu
already being marketed as well as units that may be launched durlr~ the projection
period. Comtnuniti~ in Simc.oe County and York Rei:ion are anticipated to provide the
main competition. The authors suggest that the subject community should be ahle to
captun: a market share that is in the middle to upper end of the range of market Wres
achieved durin&: 1996-2001.
While we have not Iud the opponunity to review the forc:ca&u or the data relied upon
in detail. the conclusion that there is likely rnarl:;et opportunity for the sublec:r
community Is probably correct. 1t is not a difficult c.se to make. There are opportunities
in the current mar!.:c:t for virtu.l1y any type of ground-rel.red, residential development
In southern Simcoe County, p.n\c:ularly 80 close to the rapidly growing City of Barrie.
B. USING THIS CONCLUSION TO IMPLY THERE IS A NEED FOR THIS TYPE OF
DEVELOPMI:NT IS NOT APPROPRIATE
In our view, market demand is nouufl'lclent to justify need.lflt were, virtually any Icind
of development could be justified within virtually any growing municipality. M3rkA:t
demand must be balanced agalnat other community development and planning
considerations. One of the major consideratioN for Oro-Medonte is the question of the
long tenn occupancy patterns of r~identlal communities developed ouuide designated
, Specific rnrLria ..... w.d ip ckttrllUntng what i5 or i3 not an tuIuh 1Jft3r,k communU:1 ip bocl. rht
demand and .!\Ij>j)I1 onoI,li3. A ckfinltion Is not providtd in rht report. Accordmg 10 a subJequem kilt!" from
CL:rytonr<$can:lulllledMa120. 2003, adullUfesr,kcomrnuntrlt$wtTtckfinedinrht,..portas communitia
that hn<lt at least J 00 WIlt!, hnllC commlDlityl'tCT<4tion CJndIor social facilities. arc I1UITktted as adullliful1le
comrnunttia and =0<:' a SIf!1Ific<mt share of demm1d from GT A ""'m.
REMSON
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setdemem areas, and potendallmpaclS of changes in occupancy on the provilion of
&ervlca.
1. Long Term Occupancy Patterns of Communities Outside O~ignated Settlement
Areas And Impact on Services Is a Major Consideration
As development ptC$$utcS from the City ofBame mount In Oro-Medonte, fue long term
occupancy patterns of new te6identlal communities developed near, but outalde
del;ignated oettlement areas, could have tii~fic.ant implications fot the ptovlslon of
service$. It is our opinion that the Township should carefullv consider the fbcal
challenges that may emerge If occupancy patterns shift towards mote family households,
and demands for resident-orlented services Increaae.
Thetc ate already SOme IndicatioIU that this Is occurring. According to the Township,
'some of the new residents In the HOroe!hoe Adult Lifestyle Community are new
=ide.nrs with familie!l who have members of the household working In the City of
Banie, despite the fact that the community was originally marketed, aa we understand,
exclusively 115 an adult lifestyle community. Notwithstanding the proponenrs'beatefforu
to preclude this situation from arising., the rubject community would likely remain an
attractive option for a wide range of reslde.nrs especially those with jobs In southern
Simcoe County, panlcularly Barrie.
Clayton himself tc:cogniJeS that demand for units within developmena outside
designated ~nlement area! can be anticipated nom a range of buyer groups. In an
anal}'1is In support of the proposed Big Bay Point development -In faCt acrollS the bay
from the proposed community In Oro-Medonte-ClaytondeacribeafoutptlmarylfOUPl:
. Second heme uaetSj
. Adult lifestyle buyers;
. Investorsj and
. Primary residents 2
Clayton Is deliberate in this flJUlysls to note that primary residtnts arc expected to be
only a amall component of all buyen. NeverthelC$S, we are not convinced that a
community marketed &J an "lIdult lifestyle community' Is any different than normal,
I ACCUI'cIIng 10 C~1OT1 Rt.ltm'ch, The]"""" ConnJcing Oroup will be addre.uing dUs wuutp4r~.
I ~I Need AnaI,siI For The Big &ry Point Rtsort Communi~. Prepart4 fur GcranilDn
C~1ry CJa:yron R.narchAnociatts. 2003, Clwtprc3 (fl/>. 16.20)
HEMSON
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urban residential development. We fmd it diflkult to Imagine a situation in the current
market where potential buyen would be turned away if they were not within the target
group - i.e. older couples without children living In the parental home plW! non-family
hOU6eholds.
2. Significant Residential Supply Has Already Been Designated
Accordif1B to infonnation provided by the: Township, there is cunemly about 1,160
vacant building lois, 1,150 d\'1!ft apptoved lou, and 2.120 potentiallotli in Official Plan
approved devdopmenu. This transbtes into a total supply of about 4.430 unin, whieb
indudes 970 recreational units at Horseshoe Valley R~. Excluding these: 910
recreational unlI:51eaves a residential supply of about 3,'160 units. This Is a lnge supply.
Durlne the 1996 to 2001 Census period. only about 600 units were completed in Oro.
Medontt, Ot an average of about UO unit! per ycar. At these rateS, the cunent supply
of about 3,460 units would not be det>kted for 28 'YeaR.
3. No Cuar.\l1tee "That Proposed Community Will Develop ;u Promoted
We agrc:e dutdemand for communiries that appeal to more matutt adu\ts will grow over
time. We do not, howevet, believe that this demand will be limited strictly to adult
lifestyle c.ommunitie.s. In the Township of Oro.Medonte, oommunitics that appeal to
more mature buyers could include communities marhted as adult lifesryle c.ommunitics,
in addition to many other type.! of rommunitiCl such as recreational areas (the
Hol$eShoe Rt50rt), estate and c.ountry ~id~ntia\ subdivillions, and the shoreline,
haml~ts end run.!. areas that cult':ntly c.omprise the Town', residential supplV.
Of course, not aU of thill current unit supply wiU appeal to more mature buyen. But the
rupp\y ill ~ 50 competition will likely be strong. It u conceivable that JIOtII':
aevelopel$ may consciously redlrcct the: marhting of partlOJ1ar communities - either
towards or ewey from adult lifuty\e communities - a.! local conditions dicrat~ In ortle:t
to Improve ~ir market prospect!. UnltJ in the $ubject community could be competing
with a much large.t oornpc:titivc 5\JPPl-y than E\ligested in the: Clayton repon.1f approved,
we: woulcl SUBicst ~ulring that the proposed golf c.oune proceed first, to ensure: that this
amc:nity Is actually delivered IIf pan of the development.
REMSON
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. In Jummaty. we agree that market opportunity likely exist!! for me rubject community
but have a major COI1= with using this conclusion to imply that there Is a ne.e.d to
approve mil type of development in the T owmhip of Oro-Medonte. In our opinion,
market demand is not 8ufficitnt to Justify need,
On a broader policy note, In a rapidly growing community Nch as Oro.Medonte, it II
difficult to suggest that an adult lifestyle community should be subject to a dlfftrel\t
approval proccoa than normal, urban residential development. Developmena
&\Ich as the proPO$ed community will appeal to a broad range of purchasers, not JlI8t
adult lifestyle community buyen. ln our opinion, applications like thil! - and others
acr05S Simcoe County proposq development ouuide designated :settlement areas -
may In fact be an attempc co circUmvent the nonnal approval process using the
T ownship'J official plan policies regarding adult lifestyle communities.
.
We undeDtand these policies were written In the mld-l990s, when most growth
ourlooks were quite pcasimbtic. Much haJ changed, however, since the early 1990&,
intludme rapid growth in me nearby City of Barrie and me future growth outlook for
the OT A and southern Simcoe County, which currently is quite positive. We would
suggen that the: eppropriatenCSli of the current policies rcprding adult lifestyle
communities be. reconsidered, reflecting the cunent economi(aituation in Oto.Medonte
and central Ontario,
We: trwt that this brlefletlet Is of assistance.1f you require anything further, please do
not hesitate to contact III.
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REMSON
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MERIDIAN
PlANNING CONSULTANTS INC.
Page 1 of
To:
From:
Oro-Medonte Council
Nick McDonald
Date: September 16, 2003
Subject: UCCI Application - P115/01
Job Number: 2390
RECOMMENDATION
. It is recommended that Council:
. Receive this report: and,
. Receive the atlached draft Official Plan Amendment for information purposes.
BACKGROUND
On August 21, 2003 Council adopted the recommendalions contained in a Meridian Planning
Report dated Augusl 8, 2003 regarding the UCCI application for Official Plan Amendment In that
report, I indicated that Ihe applicalion 10 establish the principle of developmenl could be
approved, subject 10 the fulfillment of a number of criteria.
Since August 21, 2003, some concerns have been expressed about the lack of appropriate
technical information 10 support the passage of the OPA. On this basis, it is my opinion Ihat, if
Ihe OPA is passed, it be considered a 'conditional' approval. This means thai no additional
approvals be granted unless all identified conditions have been mel to Council's satisfaction and
wilhin a limely manner.
.
Page 1
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078
DETAILS OF THE OPA
(It On the basis of the above. a draft OPA has been prepared for Council's consideration. The draft
OPA is attached and it:
1. places Ihe lands in a sile-specific Recreational designation;
2. identifies Ihe permitted uses on the lands;
3. identifies the criteria to be satisfied before addilional approvals are given;
4. identifies the conditions of approval: and,
5. identifies the nature of some of the zoning provisions Ihat will be applied.
RECOMMENDATION
.
On the basis of the scale of the project and the issues thai have been raised, the attached OPA
has been prepared for informalion purposes only at this time. Following a review of the attached
by Council, a revised version of the OPA would then be prepared and provided to Council for their
consideration at a fulure meeting.
On the basis of the above, il is recommended that Council:
. Receive this report:
. Receive the attached draft Official Plan Amendment for informalion purposes.
Yours truly,
Nick McDonald. MCIP, RPP
Partner
NM/jrw
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Page 2
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737 -4512 Fax: (705) 737-5078
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MERIDIAN
PLANNING CONSULTANTS INC.
Page 1 of 5
To:
From:
Oro-Medonte Council
Nick McDonald
Date: October 2, 2003
Subject: UCCI Application - P115/01
,Job Number: 2390
BACKGROUND
On AuguSl 21, 2003 Council adopted the recommendations contained in a Meridian Planning
Report dated August 8, 2003 regarding the UCCI application for Official Plan Amendment (OPA).
In that reporl, I indicated that the applicalion to establish the principle of development could be
approved, subject to Ihe fulfillment of a number of criteria.
On September 24. 2003 Council received a drafl OPA prepared by Meridian for informalion
purposes. The drafl OPA dated September 16, 2003:
1. placed the lands in a site-specific Recreational designation:
2. identified Ihe permilted uses on the lands;
3. identified the criteria to be satisfied before additional approvals are given;
4. identified the conditions of approval; and,
5. identified the nature of some of the zoning provisions Ihat will be applied.
Since the receipt of Ihe drafl OPA by Council, correspondence has been received from Rick
Jones (acting for Ihe applicant) and from Mr. Ron Kanter (acting for the West Oro Ratepayers
Association). Both of these individuals made deputations al the Council meeting held on October
1st, 2003. A number of other submissions were also received on Ihat date by Council (Natale,
Freedman. Fournier, Bomza. Fowlie and Lipman).
Page 1
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078
ANALYSIS OF SUBMISSIONS
I Rick Jones on behalf of UCCI
In Mr. Jones' leller daled September 25, 2003 it appears as if Ihe applicant is in general support
of Ihe wording contained within the draft OPA dated September 16. 2003. However, a number of
changes are requested.
1. 11 is indicaled Ihat the prohibition on the development of two storey single and semi-
detached dwellings is supported. However, it is noted that the retirement buildings may
have a height of lwo storeys. On this basis, it is requested that the OPA provide for the
development of buildings at this height.
In response, Section 06.1.1.4 of the September 16 version of OPA did not prohibit the
construction of a two-storey retirement home. However, it is my opinion Ihat it would be
prudent to include a cap on the height of the retirement home within this seclion and this
has been accomplished in the revised text of the OPA, which is allached to this report.
I
It should be noted that the leller indicates that a total of 40 retirement units will be built on
the lands. Instead, as was pointed out by Mr. Jones at the Council meeting on October
1". 2003, the total number of retirement units planned is actually 80. This number is
reflected in the revised OP A.
2.
It is requested that the policy contained within Seclion 06.1.1 (f) be softened. This policy
states that no further approvals will be given until, among other things. Council is satisfied
that "the development will not have a negative impact on the natural heritage features
and related ecological functions on the site and in the immediate area and will not have a
negative impact on the overall function of the green/ands system south of the Ridge
Road." It is the opinion of Mr. Jones that Ihis condition will be difficult if not impossible to
fulfill.
In response, Ihe terminology used in Ihis section (no negative impact) is consistent with
the terminology used in the Official Plan, Ihe County of Simcoe Official Plan and the
Provincial Policy Stalemenl. Essentially, this is the lesl thai needs to be fulfilled. On this
basis, I do not support any changes to Section 06.1.1(f).
3.
It is suggested thai it may be advantageous "to the Township as well as the proponent to
go forward with a public meeting on the rezoning of the subject lands." Mr. Jones is of
the view that this will provide anolher opportunity for residenls to hear details on the
proposal.
I
In response, the draft OPA does not contemplate the holding of any addilional public
meetings or the consideration of any further approvals until the all of the conditions
identified in the OPA have been fulfilled to Council's satisfaction. I do not believe that this
process should be altered in any way. On this basis no changes to the draft OPA to
respond to this issue are recommended.
Page 2
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078
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Ron Kanter, West Oro Ratepayers Association
In a lelter daled September 29, 2003, Mr. Ron Kanter of MacDonald & Hayden requests that
Council defer any consideration of OPA #18 until November 5, 2003. The basis for the request is
so Ihat the West Oro Ratepayers Association can obtain detailed information and professional
advice prior 10 making representations 10 Council. On this basis. Mr. Kanter indicates thai a
planner (Mr. Dragicevic) has been retained to review Ihe file.
In response, Council has the ability to decide on whether it is appropriate to defer dealing with the
OPA until anytime in the fulure. However, it is my opinion that enough information has been
compiled on the application for Council to make an informed decision on the OPA. In addition, as
Council is aware, the OPA only establishes the conditional approval of Ihe proposed
development. The OPA also contains a number of policies and criteria thai need to be satisfied
before any additional approvals are considered or given. Public meetings held during the process
of considering these other planning approvals will be held. On the basis of the above, it is my
opinion that no deferral is required.
Mr. Kanter also extracts a sentence from the Meridian Planning Report daled AuguSl 8, 2003
which indicates that "if the proposed development was comprised of a typical residential plan of
subdivision that was marketed to all age groups. and was of the scale proposed, there would be
no justification for siting such a development on this property or any other location adjacent to the
existing shoreline designation. n Al the outset, it should be noted that this continues to be my
planning opinion.
However, as noted in my planning report, this is not a typical residential development. Instead, it
is intended to be designed and marketed 10 mature adults and developed in accordance with the
Adult Lifestyle policies of the Official Plan. While the Township does not have the ability to
control occupaney in any dwelling unil, it is my opinion that a combination of the nalure of the
development and Ihe policies and zoning provisions that will apply will assist in ensuring that the
development is occupied by a certain age group. Specifically, the OPA requires that:
. the recreational component of the community (golf course, recreation centre) be buill and
operational early in the development process; and.
. all single and semi detached dwelling units be no more than one-storey and conlain no
more than two bedrooms;
Upon further consideration of this issue. two additional requiremenls have been added to the
OPA. The firsl is a requirement that at least 40 retirement units in a retirement building be
constructed and ready for occupancy before more than 200 other dwelling units are developed on
the lands. This requirement, along with the requirement to develop the golf course and the
community centre in early phases of the development, will assist in ensuring that a fully
integrated, recreational. retirement and adult community is eslablished. The second new
provision requires the capping of the floor space of single and semi-detached dwellings on the
lands 10 limil their appeal to families with children. In addition, a number of minor wording
changes are proposed to ensure that the inlent of the Township is clear wilh respect to
occupancy.
Page 3
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078
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8.
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REVISED DRAFT OF OPA HAS BEEN PREPARED
In response to the comments made by the proponent and Mr. Kanter. plus the commenls of
Council at their meeting on September 24, 2003 and my further consideration of the Amendment,
a revised draft OPA has been prepared. Changes to the draft dated Seplember 16, 2003 are
listed below:
1. The first sentence of Section D6.1.1.1, which staled in Ihe Seplember 16, 2003 version
that "a fully integrated recreationat and residential community is permittee!' is replaced
with "a fully integrated recreational and adult oriented lifestyle community is permitted."
2. The words "healthy and active" have been deleted from the second paragraph of Section
D6.1.1.1.
3. Permissions for townhouse buildings with no more Ihan three bungalow-lownhouse
dwelling units have also been included. The proponent has indicated that some buildings
with three attached units are to be developed on the site.
The maximum number of units has been increased from 300 to 306 to reflecl the unit
count on the most recent site plan of Ihe property.
A cap on the number of retirement units (80) has been added to Section D6.1.1.1.
The word "down gradient" has been replaced with adjacent Ihroughout Section D6.1.1.2.
A new sub-seclion has been added to Section D6.1.1.2 thai stales that "issues relating to
the shared community use of the facilities on the land have been addressed. "
A new sub-section has been added 10 Section D6.1.1.3 slating that the monitoring
program required by Section D6.1.1.2(e) is established and operaling as a condition of
any approval.
9. Seclion D6.1.1.3 has been modified by including the need to post appropriate financial
guarantees for the monitoring program.
10. A new sub,section has been added to Section D6.1.1.3 that ties the number of units to
the provision of the golf course. community center. and retirement units. For example, no
more than 100 dwellings may be constructed until the golf course is completed.
11. The sub-section in Section D6.1.1.3 dealing wilh the design of the golf course has been
modified by deleting 'landing areas' and replacing those words with 'in-play areas'
12.
Seclion D6.1.1.4 has been modified to include direction for the zoning by-law to contain
caps on the maximum size of the single. semi and town house dwelling units on the
lands.
13. Section D6.1.1.4 has also been modified to cap the height of the retirement home at two
sloreys.
Page 4
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078
,
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RECOMMENDATION
As noted in my August 8, 2003 report, it is my opinion that the application generally conforms with
the locational criteria set outside in H4.4 of the Township of Ora-Medonte Official Plan. provided a
number of conditions are fulfilled. This continues to be my planning opinion. On this basis, it is
recommended that:
1. That Council receive and adopt Ihe report dated Oclober 2, 2003 fram Meridian
Planning Consultants respecting Application - P115/01 (UCCI); and.
2. That OPA No. 18 be adopted by Council as revised.
Yours truly.
Nick McDonald. MCIP, RPP
Partner
NM/jrw
Page 5
113 Collier Street, Barrie, Ontario L4M 1 H2
Phone: (705) 737-4512 Fax: (705) 737-5078