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03 03 2003 Joint Public Minutes .. JOINT PUBLIC MEETING BETWEEN THE CORPORATION OF THE COUNTY OF SIMCOE AND THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE For Proposed Amendments to The Official Plan of the County of Simcoe and The Official Plan of the Township of Oro-Medonte UCCI Consolidated Inc., Pt. Lots 26 to 28, Con. 5 Township of Oro-Medonte March 3, 2003 @ 7:15 p.m. at the Municipal Council Chambers of the Township of Oro-Medonte Present: Staff Present: Also Present: Mayor J. Neil Craig Deputy Mayor Walter Dickie Councillor Don Bell Councillor Ralph Hough Councillor Paul Marshall Councillor Harry Hughes Councillor Ruth Fountain Tim McNabb, Chairman Robert Klug, Member, County of Simcoe Bob McKee, Member, County of Simcoe Randy Robbins, Member, County of Simcoe George MacDonald, Warden, County of Simoe Glen Knox, County Clerk Ian Bender, Director of Planning Cynthia MacDougall, Executive Secretary Jennifer Zieleniewski, CAO; Marilyn Pennycook, Clerk; Gary Smith, Planner; Rick Jones, Cheryl Shindruk, John Lackey, Gary Pearson (The Jones Consulting Group); Don Fraser, Steve Usher (Gartner Lee Limited); Jeannette Gillezeau, Robert Feldgar (Clayton Research); Russell Groves (Zenon); Craig Membery (Membery Consultants); Bryan Davidson (UCCI Consolidated); F. Mulder, Catharina Mulder, Marilyn McMechan, Bonnie MacDougall, Bob and Judy Cherry, Norma and Bruce Edwards, Bev Parcells, Deb & Terry Sullivan, Robert Barlow, Luke Greiner, John Sutton, AI Sinclair, Bruce Chappell, Debbie Dawney, S. Holmberg, John Lackey, Gary Pearson, Brian Myers, Gary Johnston, Ian Laporte, W. Fenning, Rick Worsdall, Norman Shiffman, Ed Evans, Edward Emms, Brian Peddie, Rick Stewart, Bruce Houby, Sheila Mulvihill, Gavin James, Thelma Halfacre, Margaret Williams, Bill Pidlysny, David Williams, Donald Campbell, Chris lies, Pauline Chappell, David Murphy, Arlene Murphy, P. & J. Jarvis, Randy Schnurr, John Nichols, Richard Toy, John Hopkirk, Ted Bertram, Colin Smith, Mitchell Davidson, David Woronka, Buffi Woronka, Ross Cotton, Rick & Bev Smith, R. Ambeau, D. Aile-Hili, Wilf McMecham, Rick Smith, Randy Wuensch, Robert Hill, Ed Evans, Bob Murray, Adrian Zulian (8 illegible, 1 additional speaker) Mayor J. Neil Craig called the meeting to order and explained this was a joint public meeting of the Corporate Services Committee of the County of Simcoe and the Council of the Township of Oro-Medonte. Mayor Craig introduced the Co-Chair, Deputy Mayor Tim McNabb, Town of Collingwood, Chairperson of the County of Simcoe Corporate Services Committee. Mayor Craig explained the proceedings were being recorded and advised that all persons present would be afforded the opportunity of asking questions in respect to the proposed amendments. The Disclosure of Pecuniary Interest was called by Mayor Craig. Deputy Mayor McNabb explained the purpose of the joint public meeting. Gary Smith, Planner, The Township of Oro-Medonte presented an outline of the application in relation to The Township of Oro-Medonte. Ian Bender, Planner, County of Simcoe presented an outline of the application in relation to the County of Simcoe. Cheryl Shindruk, Rick Jones, John Lackey and Gary Pearson of The Jones Consulting Group spoke in regards to the planning and engineering of the proposal. Don Fraser and Steve Usher of Garner Lee Limited presented environmental and hydrology assessments. Jeannette Gillezeau and Robert Feldgaier of Clayton Research summarized market and fiscal impact analysis. Russell Groves of Zenon spoke on issues regarding the Wastewater Treatment system. Craig Membery, a local golf course designer presented an outline. The following persons expressed concerns: David Murphy, Robert Hill, David Williams, Ed Evans, Bruce Houby, Bev Parcells, Richard Toy, Bob Murray, Adrian Zulian, Wilf McMechan, Catharina Mulder, F. Mulder, and Donald Campbell. To date, the following correspondence was received re: Joint Public Meeting. a) Simcoe County District School Board, Holly Spacek, Planning Officer. b) Paul and Marion Elliott. c) Jon Oelrichs. d) Simcoe Muskoka Catholic District School Board, Kristin Dibble Pechkovsky, Acting Manger of Planning e) Lake Simcoe Region Conservation Authority, Kevin C. Kennedy, Manager, Planning f) W.J. McMechan Mayor Craig thanked all those in attendance for their participation and all matters would be considered before reaching a decision. Page 2 Joint Public Meeting, March 3, 2003 County of Simcoe and The Township of Oro-Medonte Mayor Craig noted written submissions would be received at the County of Simcoe or the Township of Oro-Medonte offices until March 17, 2003. No additional deputations to Council would be permitted with respect to these amendments. Mayor Craig indicated that anyone who wished to be notified on the passing of the proposed amendments, to please leave their name and address with the Clerk. There being no further comments or questions, the meeting adjourned at 10:15 p.m. Page 3 Joint Public Meeting, March 3, 2003 County of Simcoe and The Township of Oro-Medonte " DRAFT: Agenda: Meeting for the Committee"Corporate Services Committee - PUBLIC MEETING" Review Access: . Public 0 Private CALL TO ORDER - Neil Craig, Mayor, Township of Oro-Medonte DISCLOSURE OF PECUNIARY INTEREST PURPOSE OF THE PUBLIC MEETING - Tim McNabb, Chairman, Corporate Services Committee County of Simcoe Deputy Mayor, Town of Collingwood To consider the proposed Amendments to the Official Plan of the County of Simcoe and the Official Plan of the Township of Oro-Medonte. Notice of Public Meetinq. [jffi] Correspondence Received OUTLINE OF THE APPLICATION Presentation Gary Smith, Planner, Township of Oro-Medonte Ian Bender, Planner, County of Simcoe CS 03-026 - UCCI/Davidson Proposed County Official Plan Amendment. [jffi] COMMENTS FROM THE APPLICANT(S) AND PUBLIC Page 1 ~ DRAFT: Agenda: Meeting for the Committee"Corporate Services Committee - PUBLIC MEETING" CONCLUDING REMARKS Mayor Neil Craig Chairman Tim McNabb ADJOURNMENT County of Simcoe Page 2 NOTICE OF PUBLIC MEETING FOR PROPOSED AMENDMENTS TO THE OFFICIAL PLAN OF THE COUNTY OF SIMCOE AND THE OFFICIAL PLAN OF THE TOWNSIDP OF ORO-MEDONTE TAKE NOTICE that the Council of the Corporation of the Township of Oro-Medonte and the Corporation of the County of Simcoe will hold a joint Public Meeting on Monday March 3, 2003 at 7:00 p.m. in the Municipal Council . Chambers of the Town~hip of Oro-Medonte at 148 Line 7 South. The purpose of the public meetin¡ is to obtain public co111J'IJentS on proposed amendments to the County and Township Official Plans under Section 17 & 21 of the Planning Act, R.S.O. 1990 c. P. 13. THE PROPOSED AMENDMENT TO mE COUNTY OF SIMCOE OFFICIAL PLAN would redesignate the lands described as Concession 5, Part of Lots 26 to 28 (formerly within the Township of Oro). The purpose of the amendment would be to redesignate approJÜmately 34.5 hectares (84.2 acres) of land from Greenlands to Rural and AgriculturaJ. Furthermore. this Amendment would introduce a new subsection 3.6.17 to Section 3.6, Rural and Agricultural. to the County of Simcoe Official P!an. which would recognize Adult Lifestyle Communities in rural areas . THE PROPOSED AMENDMENT TO THE TOWNSIUP OF ORO-MEDONTE OFFICIAL PLAN would redesignate the lands de~ribed as Concession S, Part of Lots 26 to 28 (formerly within the Township of 01'0) comprised of 105.7 hectares (261.22 acres). The subject lands are proposed to be redesignaœd from the Rural, Open Space and EnvironmentaJ Protection Two Overlay designations to the Adult Lifestyle Conununity desiJl18tion. The purpose of the amendment would be to pemùt the construction of an Adult Lifestyle Conununity with 298 single detached and semi-detached residentiaJ units and an IS-hole golf course with related accessory use$. A Key Map indicating the property subject to the proposed Amendments to the County of Sbncoe OmdPl Plan and Township of Oro-Medonte omcial Plan is provided below. ANY PERSON may attend the public meeting and/or make writtco or verbal representation either in support of Or in opposition to the proposed Amendments to the County and Township Officjal Plans. If a pcnion or pùblic body that files an appeal of a decision of the Township of Oro-Medonte or the County of Simcoe in respect of the proposed Official Plan does not make oral submission at the public meeting or make written submissions CO the Township or the County, respectively before the proposed Official Plan Amendments are adopted.. the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be 110úfieð of the adoption of the proposed Official Plan Amendments. you must make a written request to Glen Knox. County Clerk, or Marilyn Pennycook. Township Clerk. at the addresses noted below. A copy of the draft Official Plan Amendments to the County Official Plan and Towm¡hip Official Plan are available for review at the Township of.Oro.MecJonte Planning Department. ADOmONAL ENQUIRIES relating 1.0 the proposed County Official Plan A.Iœndrncnt should be directed to Ian Bender. Director of Plannin~ County of Simcoe Planning Department at 726-9300 BxL 255. (Reference SC-OPA- 0202). ADDmONAL ENQUIRIES relating to the proposed Township Official Plan AmendnJent should be directe4 to Gary Smith, Planner. Township of Oro-Medonte at 487-2171 Bxt. 225 (Reference Development Applic:arlon P- 115/01). DATED at the Township of Oro-Medonte this 11th day of Febnlary, 2003. Glen Knox, County Clerk County of Simcoe Administration Building 1110 Highway 26 Midhurst, ON LOL IXO (70S) 726-9300 Marilyn Pennycook, Clerk Township of Oro-Medonte P.O. Box 100, QrQ. Ontario LOL 2XO (705) 487-2171 . AREA SUBJECT TO PROPOSED COUNTY OFFICIAL PLAN AMENDMENT AND TOWNSHIP OFFICIAL PLAN AMENDMENT COUNTY OF SIMCOE ITEM FOR: SECTION: CORPORATE SERVICES COMMITTEE Planning ITEM NO. MEETING DATE: CS 03-026 SUBJECT: January 15,2003 DCCI/Davidson Proposed County Official Plan Amendment RECOMMENDATION: THAT the County of Simcoe hold a public meeting in conjunction with the Township of Oro- Medonte, under Section 17(15) of the Planning Act, to receive public input on the DCCI / Davidson proposed development, on March 3, 2003 at 7:00 p.m. at the Township Office. BACKGROUND: On September 11, 2002, Committee received a report for information on a proposed 340 unit residential development and golf course on 108 ha. of land located between Ridge Road (County Road 20) and Lake Simcoe and between Lines 4 and 5 of the former Oro Township. At the time, the application to amend both the Township of Oro-Medonte and County of Simcoe Official Plans was not complete. Since then, the requisite material has been received to make the application complete from the perspective of the Planning Act, although staff continues to seek clarification and additional technical information. The following summarizes the proposal: Location: Lots 27 and 28, Concession 5, Township of Oro-Medonte (former Township of Oro), County of Simcoe. DCCI Consolidated Co. Inc. To amend the County of Simcoe Official Plan to permit a golf course, 300 residential units, and a 40 unit retirement complex at this location. (Please see Schedule 2) SC-OP A-0202 Applicant: Proposal: File: An amendment would be needed to the County Official Plan for this proposal because in a Rural and Agricultural Designation where it is located, residential developments of a maximum of 40 units only are permitted. Developments of the scale applied for are generally considered suitable only for Settlement Designations, based on the Provincial Policy Statement and the County of Simcoe Official Plan which indicate that most non resource development should be directed to settlements. The County is being asked to amend the County Plan to facilitate this development in the Rural and Agricultural Designation, on rural or non prime agricultural lands. The County could also consider designating the development, if approved, as a Settlement, similar to other forms of development in the County Plan. The proposal would also fall within the proposed Shoreline overlay designation. January 15,2003 Corporate Services Committee CS 03-026 Page 2 The overall proposal is considered by the applicant to be a "golf course residential community". Forty of the 340 residential units are indicated as a retirement complex. At this point, Council has two choices: (1) to refuse to adopt the proposed amendment to its Official Plan, or (2) to proceed to a public meeting at which the proposal would be explained and public input would be received. In the case of this recommended choice (2), a joint meeting could be held in conjunction with the Township of Oro-Medonte which would also require an official plan amendment to accommodate the development. A potential date for a joint public meeting is February 24,2003. Attached as Schedule 1 to this Item is the proposed amendment. Issues New Stand Alone Communities - As noted above, the fundamental planning policy decision is whether to amend the County Official Plan to accommodate this form of new development or new settlement. In April 2000, the Planning Services Committee decided not to entertain any amendment which did so, but instead indicated that housing developments of this scale (i.e. more than 40 units) are to be directed to existing settlement areas. When such a housing development is accompanied by a land extensive recreational facility such as a golf course, as is the case here, it is argued nevertheless that existing settlements do not usually provide a suitable land resource. Greenlands - Both the proposed housing and golf course occupy lands which are currently designated Greenlands in the County Official Plan. According to the Plan, it must be determined that the proposed development would have no negative impacts on the natural features and functions which are identified on the property before it could be approved. An Environmental Impact Study has been prepared by the proponent and is being peer reviewed for the County. The area indicated for housing would have to be redesignated to Rural and Agricultural. A golf course is permitted in the Greenlands Designation if an EIS can show no negative impact on identified features and functions. Servicing - Communal water and sewer services are being proposed to serve the development. The ability to do so depends on the quantity and quality of groundwater available locally. While hydrogeological work has been done by the proponent, additional work needs to be done to determine the reliability of the water supply and potential effects on nearby existing water wells. FINANCIAL ANALYSIS: There would be an increase in demand for County services ffom the proposed development. As the County does not now receive development fees, these would likely result in levy increases. January 15, 2003 Corporate Services Committee CS 03-026 Page 3 SCHEDULES: The following schedules are attached and fonn part ofthis item. Schedule 1 - Proposed Amendment #2 to the County of Simcoe Official Plan Schedule 2 - Planning Report, UCCI/Davidson Proposed Golf Course Residential Community Schedules 1 & 2 to CS03-026 PREPARED BY: Ian Bender APPROVALS: Mark Aitken, General Manager of Corporate Services Peter Finlay, General Manager of Finance Helen MacRae, Chief Administrative Officer Date: December 30, 2002 January 6, 2003 January 6, 2003 Schedule 1 Corporate Services Committee CS 03-026 Page 1 AMENDMENT NO. OF THE 'OFFICIAL PLAN. FOR THE SIMCOE COUNTY PLANNING AREA Schedule 1 Corporate Services Committee CS 03-026 Page 2 TABLE OF CONTENTS Table of Contents The Title Page Introduction Part A - The Preamble Purpose Location Basis Part B - The Amendment Details of the Amendment Implementation and Interpretation . . Corporate Services Committee CS 03-026 Page 3 Schedule 1 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE SIMCOE COUNTY PLANNING AREA Schedule 1 Corporate Services Committee CS 03-026 INTRODUCTION PART A - THE PREAMBLE does not constitute part of this Amendment. PART B - THE AMENDMENT, consisting of the following text and map constitutes Amendment No. to the Official Plan for the Simcoe County Planning Area. Page 4 Schedule 1 Corporate Services Committee CS 03-026 Page 5 PART A - THE PREAMBLE 1.0 PURPOSE The purpose of this Official Plan Amendment is to redesignate approximately 34.5 hectares of land from Greenlands to Rural and Agricultural. Furthermore, this Amendment introduces a new subsection 3.6.17 to Section 3.6, Rural and Agricultural. to the County of Simcoe Official Plan. 2.0 LOCATION The subject lands consist of approximately 111 hectares (275 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 located south of Ridge Road, between the Fourth and Fifth Lines. It is bounded by the former CNR rail bed to the north, the Fourth Line to the west, the Fifth Line to the east and Windfield Drive/Greenfield Forest Road to the south. 3.0 BASIS This Amendment introduces Adult Lifestyle Community policies to Section 3.6 of the Official Plan as a specific expression land use policy appropriate to these community types. This Amendment also proposes to amend the Greenlands designation to Rural and Agricultural as described in attached Schedule A. 3.1 Introduction Prior to an examination of new policies pertinent to Section 3.6 of the Official Plan a review of the development concept, as proposed to the Township of Oro-Medonte, is provided below: The proponent, UCCI Consolidated Companies Inc. proposes an integrated recreation, residential community consisting of an 18 hole golf course surrounded by condominium residential uses and other recreational amenities. The concept plan of the proposed land uses is shown in Appendix 1 to this Amendment. The golf course will be designed to maximize the site's natural character and employ environmentally friendly design and maintenance practices. The golf course is envisioned as an upscale, champion public or semi-private facility, with a full service club house, driving range/practice facility and other recreational facilities which may include tennis courts a swimming pool and a community garden., An on-site golf academy would have broad appeal to families from Oro-Medonte and beyond. All together this mix of recreational facilities envisioned for the site will create a critical mass of recreational facilities having a strong off-site, as well as, on-site appeal. A nature trail system will be designed for the community, utilizing natural features and incorporating new ones such as trout ponds and bird feeders. The internal system of walking paths will eventually connect with the Oro-Medonte recreational trail. Approximately 196 detached units, 102 linked units and 80 retirement units are contemplated. Dwellings, as well as the clubhouse will be serviced by an on-site communal water supply and sewage treatment systems. The proposed tenure type will be condominium. The residential uses will be arranged in clusters, a configuration preferred by the County Official Plan in order to save space and natural amenities areas. """'---'---'L__,.L. " " Schedule 1 Corporate Services Committee CS 03-026 Page 6 development is already well established and continues to expand across southern Ontario, particularly in those areas that are located within minutes of a significant urban center such as Barrie. The site is currently vacant of structural elements. 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%, declining from north to south towards Lake Simcoe. An unnamed tributary runs north to south to the westerly portion of the property converging at the southern end of the site and ultimately draining into Lake Simcoe. The associated shoreline neighbourhood is classically lake Simcoe/Kempenfelt Bay in nature. Immediate waterfront development is upscale in character with many of the seasonal residences experiencing renovation, frequently for permanent occupation purposes. The nearby existing backlot development situated between the Fourth and Fifth Lines is suggestive of a country residential development; larger homes on larger lots. Within the vicinity of the Fifth Line, however, a much denser and more traditional backlot residential pattern exists, sharing both permanent and seasonal types of occupancy. This mixture of old and new, shoreline and backlot, is as noted quite typical on the Oro- Medonte shoreline and exhibits characteristics very similar to shoreline development along Lake Shoreline as a whole. 3.2 Policy Intentions This Amendment proposes to add to the text of the Official Plan new subsection 3.6.17 to Section 3.6 Rural and Agricultural and adding the definition, Adult Lifestyle Community to Section 5.1, Definitions, of the Official Plan. The addition of policies expressing recognition for Adult Lifestyle Communities is based principally on two considerations: Firstly, the principles ,and policies of the Official Plan do not accord recognition to adult lifestyle communities in relationship to such communities which are recreation ally (and therefore spatially) based. Within the overall context of the Official Plan, it is implicit that Adult Lifestyle Communities are directed to settlement areas which are the basis for future urban forms of growth. Outside of the settlement areas, the Official Plan does anticipate that some growth will be accommodated through "country residential subdivisions, recreational districts, shoreline areas, special development areas, business parks and rural consents" but these areas, districts, and subdivisions are not inclusive of adult lifestyle communities in the contemporary meaning of the term. The uniqueness and specificity of an Adult lifestyle Community as opposed to other forms of settlement is one of the reasons many other local Official Plans in the Simcoe County frequently have made specific recognition to these communities. These policies frequently afford recognition to Adult Lifestyle Communities within non-settlement areas given the unique and individualized nature of these communities. The Official Plan for the Township of Oro-Medonte mirrors this same flexible approach although like other Official Plans, Section H-40f the Oro~Medonte Official Plan acknowledges the need to comprehensively plan for Adult Lifestyle Communities as follows: . To recognize the need to consider the development of self-contained communities that are designed for an aging population. . . Tn ......""."" thot n..... l\,.¡..I+ 114....,,+..1... 1""...--..-:.:-- --- -:.--' :- ------_:_"- Schedule 1 Corporate Services Committee CS 03-026 Page 7 3.3 Specific Justification In reference to those site-specific factors which support the basis of the proposed activity the review process has been exhaustive. The following reports, which are appended as Appendix 2, to this Amendment provide an overview of these investigations: . Planning Justification Report by The Jones Consulting Group Ltd.; Functional Servicing Report by The Jones Consulting Group Ltd.; Environmental Analysis by Gartner Lee Limited; Fiscal Impact Analysis by Clayton Research Associates Ltd. Market Analysis by Clayton Research Associates Ltd. . . . . In summary of these site-specific investigations, the following observations are made as they relate to the site's physiography, the proposed site plan (note Appendix 1), and Sections 4.1 and Part 6 and 4.3 of the County of Simcoe Official Plan in reference to general development policies and guidelines: . The Greenlands designation is amended to Rural and Agricultural in response to environmental impact studies which allow for the recognition of residential uses. of the Adult Lifestyle Community on lands to be redesignated to Rural and Agricultural. This environmental analysis accords with County of Simcoe policy. Proposed residential uses have been clustered to protect and maintain scenic resources and to minimize the removal of natural vegetation. Proposed residential areas have been situated to minimize impact on adjoining existing residential uses. An interior system of trails and pathways promotes the prospects for cohesion and integration of thi.s large site. Furthermore, the proposed integration of trails with the proposed Oro-Medonte recreational trail and the provision of on-site amenities which have a community appeal as well as a more specific on-site attraction. will ensure that the proposal will integrate with the larger neighbourhood. .. 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 attractive and appealing opportunity for an Adult Lifestyle Community. The development will be serviced with 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-Madonte. The emphasis on environmental protection has been the proposal's number one consideration and this proposal does demonstrate compliance with regard to the mitigation of impacts on the terrestrial and aquatic environments. Sensitive natural heritage resources will not be developed and are accordingly preserved intact. The development will have no impact on nearby agricultural operations. The site is accessed by the Fourth and Fifth Lines which are rural, arterial roads. These roadways. which intersect with Ridge Road immediately to the north and Highway 11 further to the north, will operate at adequate levels. As noted in Appendix 1, provision has been made to expand the development . . . . . . . . . Schedule 1 Corporate Services Committee CS 03-026 Page 8 PART B - THE AMENDMENT 1.0 INTRODUCTION All or part of this document, entitled Part B - the Amendment, consisting of the following text and "Schedule A", constitutes Amendment No. to the Official Plan of the County of Simcoe. 2.0 DETAilS OF THE AMENDMENT The Official Plan is amended as follows: a. Section 3.6 of the Official Plan is amended by the addition of the following subsection: b. 3.6.17 In rural areas, Adult Lifestyle Communities are permitted provided that such communities do not adversely impact agricultural operations or existing municipal infrastructure and further that such communities are appropriate and compatible with the larger rural community. In this respect, Adult Lifestyle Communities shall consider the provision of amenities and services which the surrounding rural community can enjoy and utilize and these communities shall accord to the following guidelines: a. Adult Lifestyle Communities must be sensitive to the natural environment and cognizant of the need to protect and sustain conditions of environmental diversity and compatibility over time. b. Adult Lifestyle Communities are required to be fiscally positive in relationship to the host municipality and the County of Simcoe. c. Adult Lifestyle Communities shall require communal or full municipal water and sewage services and shall provide and/or upgrade services appropriate to their on-site servicing needs and the needs of the broader community particularly, in areas relating to recreation, stormwater management and transportation facilities. d. Clustered housing and denser housing designs are generally preferred to preserve valuable rural lands. Adult Lifestyle Communities will be sensitive to the prevailing built heritage of the surrounding area to encourage opportunities for physical and architectural harmonization. e. Adult Lifestyle Communities shall proceed by way of a Secondary Plan or similar Official Plan amendment in accordance with local Official Plans that addresses the provisions of 4.1 and 4.3 of this Plan with respect to the location and form of development. Section 5.8 of the Official Plan is amended by the addition of the following definition: ADULT LIFESTYLE COMMUNITIES RECOGNIZE THE SPECIFIC NEEDS OF INDIVIDUALS WHO PREFER TO EXPERIENCE THEIR RETIREMENT YEARS IN COMMUNITIES WHERE THE PROVISION OF RESIDENTIAL, RECREATIONAL AND SOCIAL AMENITIES ARE SPECIFICALLY INTENDED TO SERVICE AN AGING BUT STILL --.---..--- .. 03-026 . Page 9 .þ.. t-t:' :::r r Z fT1 RIDGE ROAD (J1 r+ :::r C Z fT1 Lake Simcoe SCALE: 1: 15.000 SCHEDULE" Au AMENDMENT NO. TO THE OFFICIAL PLAN OF THE COUNTY OF SIMCOE J SUBJECT LANDS GREENlANDS TO RURAL AND AGRICUL TURAL #r:iÌ S. . .f"i'."'-- ..:&WIWI: '"3'+H- - ::\ :b1~. "':'All" - Schedule 1 Corporate Services Committee CS 03-026 Page 10 APPENDIX #1 , -~L_-_~\/X'i ::¡ , ,'; :: \ . z fVJ' /---=1~~-- ?v\ \,\ \ : fT ;:0 --...,.-.--- ;:0 --- -- . ~--- ....¡ ----:;:õ --- ~---i *_f z ..-:;;:;¡-- ...; :Þ ï ", , ", '¡--;' . """; )¡)~1~¡~~ ,i Ii'" å," *if!~ '\\\'~'m\1 ! \1 \\;~iXif. ;'."'~'-¡ }-( J \\"1\:.. ~..t ,,~ " '. ><,' c---", J -,:. i i (;): ;;0 ,.,: 2: ~\ Of 0,' 0: I I I I I I I I I I I I I I I I I I I '* Schedule 2 Corporate Services Committee CS 03-026 Page 1 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 .1'"' p~ l..¡ The Jones Consulting Group Ltd. Suite 100, 300 Lakeshore Drive. Barrie ON L4N 084 -.J..J..J..J..J..J...J -.J..J..J..J..J..J...J -.J..J..J-.J-.J--.I...J -1--.1--.1..J..J..J-J -.J..J..J..J--.I-.J-J -1--.1..J..J-.J--.I-J ..J.-!-!-!..J.-!...J :JONES April 2002 CONSULTING GROUP LTD. PlANNERS, ENGINEERS & SURVEYORS I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 2 The Jones Consulting Group Ltd. TABLE OF CONTENTS 1.0 I NTR 0 DUCT 10 N ... .................. ............. ..... ............ ......... ............. ........... ........ .................... 1 1.1 1.2 1.3 THE DEVELOPMENT CONCEPT .................................................................................. 1 BACKGROUND ON UCCI CONSOLIDATED COMPANIES INC. ..........................................2 LOCATION AND DESCRIPTION OF SITE AREA .............................................................. 2 2.0 .CURRENT POLICY CONTEXT .......................................................................................... 3 2.1 2.2 2.3 TOWNSHIP OF ORo-MEOONTE 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 ZONING...... ................. ................................................ ............................. ............... 5 COUNTY OF SIMCOE OFFICIAL PLAN POLICIES ........................................................... 6 2.3.1 County of Simcoe Shoreline Planning Study............................................ 6 3.0 REVIEW OF STUDIES .......................................................................................................7 FUNCTIONAL SERVICING REPORT (FSR) ................................................................... 7 3.1 3.2 3.3 3.4 4.0 5.0 FIGURE 1A: FIGURE 1 B: FIGURE 2: FIGURE 3: ENVIRONMENTAL ANALYSIS ...................................................................................... 8 FISCAL IMPACT ANALYSIS ...... ............................... ......... ...................... ..................... 8 MARKET ANALYSIS ... ..... ........... .".... ......."'" ...... .............. .................. ....".......... ....... 8 PLANNING J USTIFICA TION .................. .................................................... ....................... 9 CON CL USI 0 N ........ ........ ........ ........ ....................... ................... ............ ....... ..................... 11 Following Page LOCATION MAP............. ..."......... ..". ...... .......... ....... ...... ....... .,....... ....................... 1 CONCEPT PLAN ... ... .......... ........................... ................................ ....................... 1 EXISTING OFFICIAL PLAN DESIGNATIONS ..................................................... 3 EXISTING ZONING ..............................................................................................5 Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Ora-Madonte, County of Simcoe Page i I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 3 The Jones Consulting Group LId, 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 locational 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 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 4 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 Source: discoversimcoe.com . - - - - - - - - - - - - - - - - - FIGURE 18 CONCEPT PlAN PART Of" LOTS 27&28. CONCESSION 5 _vue TOVlNSHtP OF' ORO TOWNSHIP OF ORo-MEDONTE COUNTY OF SlIotOOE 2001 ~-J - - - - i --.- 174 DETACHED UNnS (l&ðm) 122 UNKED 1JN11S (l3.ðm) 40 RETlRÐoÐIT lINI1S 33ð lOTAl UNl1S r::=1 ØOlINDAAY OF SUSJECT SITE ~ lOTAl SITE AREA 274.7 IoŒI1S Ii!EIIIK: "",,__"""I'UIIAA£NII£1IIE1S- .,.... COOMJmD 10"""""-'" """"" tIO:IE I~ """'A","""""","""W""",,,"""""""'" :¡; ..............V. """"-"_A l£CN._, <rei I'Þ UI ~~~'7~~ ~ ~ ¡¡¡¡¡¡¡¡n;¡-- S'- ~.. I .1t, IrL ....... ..... .. 8>< ...' ""'-i - fJJ /'".I =- I'Þ Q. = ¡;' N (1 = '"I "C = '"I :¡; ..... I'Þ fJJ I'Þ :¿ ;:;. I'Þ r,,) (1 = a a a- I'Þ I'Þ (1 fJJ = ~ I = N C'I I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 6 The Jones Consulting Group Ltd. . 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 southern 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 Toronto Area (GTA)-based market, longing for a quality residential development in the countryside of Simcoe County, near the 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 site is well serviced by the existing transportation network, including Highway 11/400, the Fourth and Fifth Concession Roads, and Ridge Road. . As a destination recreational development. the golf course and clubhouse and associated recreational amenities will provide year-round economic activity in Oro-Medonte, by bringing visitors 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 the 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. It 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 Filth Line to the east, and Windfield Drive/Greenwood Forest Road to the south. It is understood that plans are underway to incorporate the former 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 Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 2 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 7 The Jones Consuldng Group Ltd, unnamed tributary runs north-to-south through the westerly portion of the property converging at 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. 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 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 Official 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-Medonta, County of Simcoe Page 3 - -' - - LEGEND D Agricultural ~ Rural Ogogoopen Space 000 ~ Shoreline OVERLAY DESIGNATIONS !;~€j ~~:t~~~t:;ni~~ - -.-.-.- ui ,., z ::I. f2 = ... IV *NorE coMPONENTS or THE BNVIItONIŒNTAL PROTBCTION ONI AND TWO DESIGNATIONS All! SHOWN ON SCDDULI B 500 0 lDOOm ~ ~ I 1:20,000 - - - - - - - - FIGURE 2 ui .."""'" .-.. III :z: :3 ~ :> 0 /1M ""ç: ui 2S .. 27 28 v - ("). -- 7'- =- J"""" .', ~ .::.. ~~~~~~~~~.. ;.' ~i ":":~~-:!' t.J . KEY PLAN SUBJECT LANDS - THE PLANNING PARTNERSHIP TOWNSHIP OF ORO-MEDONT OFFICIAL PLAN SCHEDULE A3 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 9 The Jones Consulting Group LId. 2.1.3 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 'B' 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 not 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 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 official 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 adult lifestyle communities are sited in appropriate locations. . To minimize the impacts of an adult lifestyle 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 Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 4 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page J D The Jones Consulting Group Ltd, 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 isTorest 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 forms 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 (AlRU), 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) zone 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 Inc. Township of Oro-Medonie, County of Simcoe Page 5 - - - - LEGEND ZONES 11 - ItndUatia1 ODe .. - "",eatI.8l ,... IVIU - I1D'81 1I88I4.tI81 0.. I1JI2 - I1D'81 ......Ual ,... II - Sh..u.. .......UId I!S - Jl8è48Ua1 I.IIIdt8cI lIIIrIioo 11 - ivai IDA1utrIaI U - LHol WutriaI II) - Z-GDle D-1apIIUtat jp - AiztJoI't. 'WI) - '1'" DI8peH1 LC - LHol c:a.maeIIIl GC - G-.1 c-aw A/R'J- ~ ICP - ~ta) ~ 08 - 0.- ...... PR - Pft9.te ...,..,u.u1 .. - n-IpIaID 0nIta1 IWU. - JßMn1.Aa1ftpt.8 -- ODe IWII- ~_1f....tAI I - 1MUt..tieu1 I'D - J'utIIre D8ftlapIII8at .--. -- --- - - - -,- - - - - - - - FIGURE 3 . - - - ...,... 'IIW II ........ 10 ttr-In ,..., the 4er ~ .1 tI8'7 CIoo'" IV V VI 25 25 27 28 KEY PLAN - Q ~ 1 Q . N ,~, Q\ '~o 1~ 6 -' I 1:80.000 THE PLANNING PARTNERSHIP TOWNSHIP OF ORO-MEDONT~ ZONING BY -LAW ~ SCHEDULE A3 ' ~ - - .-. .,----.,- I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page tL. The Jones Consulting Group Ltd. 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 requirèd. 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 latter 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 formation. 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 include traditional mixed use central places 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 every 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 waterfront/shoreline development patterns. A discussion paper entitled "Role of the County of Simcoe in Shoreline Planning' was presented to County Corporate Services Committee at its meeting on April 1 0, 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 Ucci Consolidated Companies Inc. Township of Oro-Madonte, County of Simcoe Page 6 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 13 The Jones Consulting Group Ltd. 3.0 REVIEW OF STUDIES 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 stonnwater 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. 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 surface. The test suggests that the available aquifer is sufficient to meet expected demands. Stormwater Management As the FSR illustrates, the strategy with respect to stormwater 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: . Protect life 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 Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 7 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page Ilf The Jones Consulting Group Ltd. . Protect and provide diverse recreational opportunities that are in harmony with the environment. Transportation and Traffic Externally, 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 further 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 Fifth Line are anticipated at this time. 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 results are contained the in their report Environmental Analysis, Adult Lifestyle Golf Course Community, Township of Oro-Medonte, dated April 2002. It provides a detailed description of 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 of preliminary review by the' environmental consultants. It is anticipated that ongoing input will prompt further 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 of 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 of the fiscal impact of the proposed development. The results 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 of the proposed development on the Township's annual revenues and expenditures and concludes that the development will have a net positive impact of $133,700.00 per annum. 3.4 Market Analysis Clayton Research Associates produced a partner document analyzing the market opportunity for an adult lifestyle community on the subject lands, within the context of the southern Ontario market. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro.Medonte, County of Simcoe Page 8 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 15 The Jones Consulting Group Ltd. Key findings include the following: . In southern 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-à-vis the known and potential future competition, it is expected that the subject community could capture between 5.0% and 1.5 % of the market from households in the GTA interested in new ownership, ground-oriented housing and adult lifestyle communities in southern Ontario. 4.0 PLANNING JUSTIFICATION The justification for this development responds to the objectives set out in Section H4 of the Township's Official Plan as previously noted. To recap, these objectives are as follows: i) "To recognize the need to consider the development of self-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 for the GT AISimcoe County. As a whole, this region possesses very attractive landscapes and waterfront/recreational amenities which are unmatched in the southern 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. 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-à-vis the urban and health services of Orima and Barrie and the moraine itself isa sensitive landform warranting protection. The middle belt of 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 I I I I I I I I I I I I I I I I I I I Schedule 2 Corporate Services Committee CS 03-026 Page 16 The Jones Consulting Group Ltd. 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 golf course- . residential use. 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 as a 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, Oro 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 flanking 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, Windfield 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 of this neighbourhood. The developed as well as the undeveloped sections of the site will sustain an eco-friendly theme in response to the needs and challenges of the natural heritage system. Given the foregoing, Section H4 of the Official Plan has been satisfied. . Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro-Medonte, County of Simcoe Page 10 I I I I I I I I I I I I I I I I I I I ,; Schedule 2 Corporate Services Committee CS 03-026 Page 17 The Jones Consulting Group Ltd. 5.0 CONCLUSION The policies of the Township's Official Plan as they relate to adult lifestyle communities are performance-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 Analysis 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 rep9rt and the accompanying technical reports dealing with servicing, impact on the environment, fiscal impact, and marketability illustrate that the proposed development meets the "performance" tests laid out in the Official Plan. 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. Planning Report for Proposed Golf Course Residential Community by Ucci Consolidated Companies Inc. Township of Oro.Medonte. County of Simcoe Page 11 - - ..... I w z :J I l- LL ¡:¡: WlNDFlELD DRIVE LAKEVIEW w ::> z ~ « 3: w 5 ::.:: a:: « a.. fORESi RO/>.O EXISITNG WATERFRONT RESIDENTIAL I BA YWINDS An A<tiv, Adult Lirestyle Comunity WINDFIELDS GOLF AND COUNTRY CLUB CONCEPTUAL PLAN 20 PART OF LOTS 27&28, CONCESSION 5 FQRMERlY1NTHE TOWNSHIP OF ORO NOW 1N THE TOWNSHIP OF ORO-MEDONTE COUNTY OF SIMCOE 2003 ... SCALE - ,,2500 ~ DETACHED UNITS (18.5m) UNKED UNITS (13.5m) ~ TOTAL UNITS (NO REllREMENT UNITS INClUDED) 0 EJ RETIREMENT UNITS (PHASE I & II) BOUNDARY OF SUBJECT SITE TOTAL SITE AREA 274.7 ACRES MEIRLC. DISTANCES SHOWN ON lHlS PLAN ARE IN IIElRES AND CAN BE CONVERTED TO FEET BY DMDING BY 0.3048, t!.QIE. lHIS IS A CONCEP1UAL PlAN INlENDED FOR INFORIIAl1ON PURPOSES ONLY. SHOULD NOT BE CONSIDERED A LEGAL DOCUMENT. - Jq~~~GGROUPlTD. PLANNERS, ENGINEER. S, SURVEYORS ""'-"".""""."""""_0""",.""084 """,705-"""" '~7""""-1'" ,.....t_.~~...- O. OF (REF'S :1 .A'IE: FEB 6. 2003 owe NAIIE: cp2O-f'eb-6-03.dwg DRAWN BY: m.c.r. IPROJECT: DAV-961 '" " e~- :J:,t.V ~~g,/ ..-- Simcoe County District School Board ~ 1170 Highway 26 Midhurst, Ontario LOL 1XO Phone: (705) 728-7570 Fax: (705) 728-2265 February 18,2003 RECEIVED Ms. Marilyn Pennycook, Clerk Township of Oro-Medonte P.O. Box 100 Oro, ON LOL 2XO FEe 1 9 71103 ORO-MEDONTE TOWNSKIP I Dear Ms. Pennycook: RE: PROPOSED ADULT LIFESTYLE COMMUNITY COUNTY OFFICIAL PLAN AMENDMENT & ORO-MEDONTE OFFICIAL PLAN AMENDMENT UCCI PROPERTY: PT, LOTS 26 TO 28, CON.5 TOWNSHIP OF ORO-MEDONTE CORD) Thank you for circulating Notice of the Public Meeting to be held jointly by the County of Simcoe and the Township of Oro-Medonte on March 3, 2003. The applicants are proposing to develop an adult lifestyle community of 298 single detached and semi- detached residential units and a 28-hole golf course on the subject property. Planning staff will not be in a position to offer formal comments on the development proposal until more detail is provided including a phasing schedule, type and size of homes to be constructed, as well as marketing program. As you are aware, planning staff have some reservations with respect to adult lifestyle/retirement communities and their eventual impact upon existing schools. In this case elementary pupils residing in this area of the municipality attend Guthrie Public School and Eastview Secondary School. The Township's Official Plan currently contains policies that permit the development of an Adult Lifestyle Community under certain conditions. The approval of a Comprehensive Development Plan (CDP) is required and this plan must contain a Functional Servicing Report, Traffic Study, Phasing Study, Concept Plan, Urban Design Guidelines, and a Hydrogeological Report. Planning staff request that the Phasing Study contain provisions for the ongoing monitoring of the development by both Council and the school boards to ensure that there is not an unanticipated impact upon school facilities. In addition, planning staff request that the following warning clause be inserted into the subdivision agreement: " Purchasers, renters, lessees 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 and/or be directed to facilities outside of the area. " We look forward to receiving additional details on the proposed amendments as soon as they are available. Yours truly, ß1~~ Holly Spacek, MCIP, RPP Planning Officer cc: Mr. Glen Knox, CountTClerk 2 Proposed Golf Course Page 1 of 2 po ~ -------------------.---.---------------.---.-.---- ----.__._--_..._------_._--_.._------------------------------ ----..---.----- ----..-.-----.-----.--.----------.------.--.---------._._----- ---------_._---_.--_.---------_._---------- ---------------.----------- Marilyn Pennycook -----------------------.-----.-----.------.-.., From: Sent: Mayor [neil.craig@oro-medonte.ca] Wednesday, February 26, 2003 8:46 AM To: clerk@township.oro-medonte.on.ca Subject: Fw: Proposed Golf Course ---- Original Message ----- From: Paul Elliott To: neil.craiq@township.oro-medonte.on.ca Sent: Wednesday, February 26, 2003 2:00 AM Subject: Proposed Golf Course From: Paul Elliott <emlind4@rogers.com> To: <harry.hughes@township.oro-medonte.on.ca> Date: Wednesday, February 26,2003 1:52 AM Subject: Proposed golf course Dear Oro-Medonte Council Member Feb. 25,2003 It is with this letter that we, Paul Elliott and Marion Elliott would like to participate in the meeting being held on March 3, 2003 at the Township ofOro-Medonte offices regarding the application for zoning to allow the development of an adult community including an 18 hole golf course. It is our understanding that this project plans to encompass 274.7 acres with a planned 306 total residential units with an additional 80 retirement units. This project is proposed for the land between the 4th Line and 5th Line, south of the Ridge Rd. and potentially extending to Lake Simcoe. The following questions and comments express our concerns regarding this project. 1. Will this be an organically managed golf course? It is our understanding that two organically managed golf courses exist in Ontario. 2. Will this be a tradtionally managed golf course requiring the use of commercially produced pesticides? If so, we are EXTREMELY concerned!!!!!! 3. The land in question has a creek and is low lying. Is there a dominant clay content to this land? If so, does this not create a situation of pesticide run off into Lake Simcoe? What are the potential effects on people, wildlife and fish? 4. It is our understanding that some golf courses spray pesticides on a daily basis. Is this what our community will be looking forward to? 5. It is our understanding that once ground water is contaminated it cannot be "cleaned up". As a community ,do we wish to risk this? 6. What will the water demands of this development be and how will they be met? 2/26/2003 Proposed Golf Course Page 2 of 2 ~ r ... . Many people in the area are on private wells which in some cases provide water to the primary household as well as one or more neighbours. How will these water supplies remain unaffected with respect to quantity and quality? 7. How can development to-day, guarantee long term environmentally safe management in the future? Related web sites: a) Basic Guide to Pesticides from the Rachel Carson Society www.m2.aol.comlrccouncil/ourpage/samples.htm b) Pesticides commonly used on Golf Courses and other settings www.ca.water.usgs.gov//pnsp/golf.htmi c) "Cox - Pesticides & Golf Courses" www.pesticide.org/golfcourses.pdf d) Discussion of "Inert" Ingredients by the State of New York can be found at this site. www . oag. state .ny. us/ environment/inerts96.html#secret e) This is an article on the Health Effects of Pesticides www .home. earthlink.net/ ~bemiew l/pesticid.html We would appreciate it if this letter could be read at the March 3,2003 meeting. We anticipate Oro-Medonte Council to address our questions with a response in writing at their earliest convemence. We would like to offer a suggestion for the future posting of signs by the Township when striving to inform as many residents as possible about a meeting such as this one. We suggest that the sign be posted at 90 degrees to the road,much like Real Estate signs. This would make them more visible and easier to read while driving. Thank you for this opportunity. Sincerely, Paul Elliott and Marion Elliott 2/26/2003 ¿¿ - (f. ~I-V ~v 17 Rowanwood Rd RR#2 Oro Station OntLoL2Eo The Mayor and Council Township of Oro Medonte PO box 100 Oro OntLoL2Xo Feb 24 2003 Respectfully, The Mayor and council I am writing to express my concern about the proposed amendment to the official plan which would: "redesignate lands described as Concession 5, Part of Lots 26 to 28, (approx. 106 acres in Oro Township), to permit the construction of an ADULT LIFESTYLE COMMUNITY with 298 single detached and semi-detached residential units and an 18-hole golf course. The COUNTY would redesignate approx. 84 acres of land from GREENLANDS to Rural and Agricultural. The TOWNSHIP would redesignate the lands from RURAL, OPEN SPACE and ENVIRONMENTAL PROTECTION 2 OVERLAY to Adult Lifestyle Community. The term Adult Lifestyle Community is a planning term which enables developers to build properties which masquerade as part time non-residential properties which do not provide a tax burden to the township but which in fact subsequently evolve through usage into normal residential developments. I am also concerned about the placement of a golf course on the Oro Moraine which is such an important natural feature for our water supply. Golf courses are notoriously heavy users of chemical pesticides, herbicides and fertilizers. They look like harmless natural developments but are not. We have an official plan for a reason. These alterations to the official plan seem to fly in the face of council's espoused commitment to an environment first policy. Is there indeed a real commitment to the environment on the part of council? yo~rs~~incerely -- , , ' \ (, \ Jon Oelrichs " Simcoe Muskoka Catholic District School Board 46 Alliance Blvd. Barrie, Ontario L41Vl SK3 Telephon~ (705) 722-3555 Fax (705) 722.6534 February 28, 2003 The Township of Oro-Medonte Planning and Development Department P.O. Box 100 Oro, ON LOL 2XO Attention: Mr. Gary Smith Planner J'U FAX-ONLY: 705-487-0133 Re: COMMENT LETTER Application for Official Plan .A.mendlI1ents for the County of Simcoe and Township of Oro-Medontc Part of LotS 26 to 28, Concession 5 South of Ridge Road, between Line 4 South and Line 5 South To'WIlship ofOro-Medonte County of Simcoe Planning Dept. File No. SC-OP A-O202 Township of Oro-Medonte Planning Dept. File No. P-1l5fOl Dear Gary Smith.. The Simcoe Muskok.a. Catholic District School Board would like tò Tespond to your letter dated February 11 > 2003, loo1ång for commentS on the proposed. Official plan Amendrœr1ts for ihe CountY of Sùncœ and the T oVYnS1rlp of Oro-Medonte. The subject 'lands are located on ihe south side of Ridge Road, between LiDe 4 South and Line 5 South in the Township of Oro-Medonte. More speciñca11y, the proposal coosÏSl1> of an Adult I.jfestyle Community consisùng of the development of298 single and scmi-df:\:aChed units. A1:J.y pupils that are generated by this development are within the current catchment area for St. Monica's ElementarY School and St. Joseph's High School both located in the City of Barrie. It is noted that St. MoJ:'\1ca' s has a current MiDistry of Education rated capacity of 326.5 pupils and a current enrolment of 766 pupils, with eighteen (18) portables OD site. The Board \JDderstands tJJ.at this development is intended to be an Adult Lifestyle Community. However, due- to emolment concerns in this area and the pace of residential development, the Board requests the followi:r1g condition of draft plan approval: J.Iþl..J\Nl'lIl'lG'Munic:ip;&j\ÇIrCU\>Ii"n JM;s¡xm:¡<>\Oro../ncdontcl:)QQ¡¡\PI15-01 - Atull Uc.:..ylt çarmtll1li\Y:do< ~,.~_J ,nn/lnn..,¡ t'aa-I -WOJ~ Wd6E:tO EO-BZ-q9~ * "rhat tire owner include in all offers of purchase and sale a clause advising prospective purchasers chat pupils from this development attellding educational facmtie~ operated by the Simcoe Muskoka Catlwlic District School Board may be transported to / accommodated ill temporary facilities out of the neigltbollrllood school's area." Final wording of the requested draft plan condition shall be approved by the Si:rncoe Muskoka Catholic District School Board. The Board also encourages the llnking of residential areas through sidewalks and walkways to provide better connections to schools and other co:rmnunity facilities. Additionally> please advise the Board of the ongoing status of this proposal and of any changes which may affect the number of proposed units. I trust that the above commt.:nts are satisfactory at this time. We want to confum our continued interest in this development application process. If yOU have any questions or comments about the Board's response, pkase feel free to contact Garry Lambright, or the undersigacd at 705-722-3555. Yours truly> Kri:?~C pŒky,ß#(¡ ActingManagerofP1anniDg KD : g11 Cc. Mr. Ian Bender, County of Simcoe nA FAX ONLY: 705-727-4276 J:\l'LA1"lI"INCì\Mwùcipol\Cj¡wioÜno ~1OrI-,\1eIkmI0\200;\PI IS.OJ . A<lWI Lif"",1c Com:n¡!~Y'døc zsz-~ ZOO/ZOO'd E89-1 -WOJ~ Wd6E: to EO-8z-qe~ FEB. 28. 2003 1: 905 .895.1281 1-800-465-0437 ,x: 905-853-5881 IvIa.il: info@¡ 15:rc:a.on.ca eb: W'\'t"'Y~hrca.on.,ca 0 Bayview ParkW3Y :):\:282 ewm:uket, Ontario 3Y 4Xl Leaders In Watershed Health 3:43PM LSRCA ,NQ,301 P.1/1 (OPlx¿,,/ /~?, /J n . ¿"JI.:-. 'í' ~ Sent by Facsimile 416-585-4006 February 28, 2003 Our File No.: P-115/01 & SC-OP A-0202 Mr. Tim Haldenby Municipal Planning Advisor Ministry of Municipal Affairs and Housing, 777 Bay St. 2nd Floor Toronto, ON M5G 2E5 Dear Mr. Haldenby: Re: Application For Official Plan Amendment Proposed Residential and Golf Course Communjty UCCI Consolidated Companies Inc. Lot 26-28, Concession 5 Township of Oro-Medonte Town and County Files: P-115/01 & SC-OP A-0202 l\'1iDistrv File: 43-DP-4010-03002 We have reviewed the above noted file and supporting technical information and have no objection to the Official Plan l\mendment. The applicant should be advised that the property contains a watercourse with an upstream drainage area greater that 125 hectares. At the detailed development stage, flood plain and appropriate watercourse buffers will need to be established. Please advise us ofyourdecisiol1 in this matter. Yom's truly, h~ K. C. Kennedy, Mcbp Manager, Planning KKJph c. I. Bender, CotU1ty of Simcoe, 705-726-3991 - Fax M- Pennycook, Township ofOro-11edonte, 705-487-0133 - Fax C.shindruk, Jones Consulting Group, 705-734-1056 -Fax S:\KevinK\JO228th.MMA&H-SC.OPA 2002-P- \ 15-0 1 ,"'I'd .....'J ....".. ..~=...... .:..... ~..... ...... JONES CONSULTING GROUP LTD. Record of Transm ittal PLANNERS, ENGINEERS, SURVEYORS To Via Marilyn pennycook, AMCT 0 Cooner ~ Post 0 By Hand Copy From Maryanne Richards, Planning Technician Tuesday March 4, 2003 Date Our File DA V-98 1 60 - Baywinds / Windfields Golf and Country Club D For your information [Q] Per your request D For your review D Per our conversation D For your approval D Please return Hello Marilyn, As per your request at the Public Meeting last night, please find enclosed a copy of the Power Point show, (hard copy), Please feel free to call me should you need anything else, Best regards, ~~ß Maryanne Richards Planning Technician Ext, 233 maric hards@ionescon~ulti nq, com Suite 100.300 Lakeshore Drive, Barrie, Ontario L4N OB4 705-734-2538.705-734-1056 fax. www,jonesconsuiting.com Public Meeting, March 3,2003 Baywinds Adult Lifestyle Community at Windfields Golf & County Club Township of Oro-Medonte Introduction . U cci Consolidated Companies Inc. . History in Twp. Of Oro-Medonte . Windfield Estates, 36-lot estate plan of subdivision . Other U cci Developments . North York, Spain, Florida . Consulting Team . Overview of Presentation -Format Consulting Team . The Jones Consulting Group - Planning and Engineering . Gartner Lee Ltd. - Environmental and Hydrogeology . Clayton Research - Market and Fiscal Impact Analyses . Membery Golf Course Consultants - Golf Course Design and Operations . Zenon Environmental Inc. - Wastewater Treatment Systems Presentation Format . Presentation by consulting team . Open discussion ){lO À q~lO N 'SII!W ){lO À PU13 g!ISgì :~ugilldOlgAga ~u~snoH IU~Ug"M )[10 Å q~10 N 'SII~W )[10 Å PUU gnSgï :~UgUIdOlgAga ~u~snoH lU~Ug~ )[10 Å q110 N 'SI1!W )[10 Å PUU QnSQï :~UQUIdOIQAQa ~uIsnOH IU~UQ'M ltnItuqlD Jo ~~o~ ¡jul~OOpgAO 'uludS UludS 'uuu~uII1A "-,...,~'---~_..,...".._""""-".."-'-,,w""""""""""""-,,...,..""".,-""~......."..,......""""--w......,.."...,,._,,,......,.......', """"".."..."".."", """,.'h..,........"" '.', ' '" I Mizner Estates i A SINGlE.FAMllY CUSTOM HOME BY UCCI DEVELOPMENT COMPANY, INC ! I i I I I, I I I í I I I i I I I I I .,.""""""""-"...",."..",.".~"',,....__.....,...,-_..._~,........"'"....,.,., "VILLA T USCANA" Golfalld.C;ulltry ClUb""""""""""'-"--""-"""'--""""""""""" ..8 q1tJ:.) ,(./Iuno;) pun f¡°D --"--,..._.,,----"---_._..._---- -..--...--....".----- _._- _.._----- _.. .,..--...... "ets~^ ellê)8 ese)" ')'1'1 'ANVdWO) IN3WdO13^30 I))n AS 3WOH WOlSn) ^1WV~'31£)NIS V uo13u !SUê)I II"""""", """"""""""-""""""""""""""""""""""""""""'-"""""-""""""""""""'-"."",""'......'..""""""""""""""'...-""....."""""""..............,.........................."...........iI ql't:J iÚJtlHO:) PUV.flO[) 8""""""'>""""""""""---------'-"'--"-"""'-"" . 'M.."_----"'-"""'-"'" , """"""""""""-""""-"'<> """'1iJI I I I I I I I I ! i ! .. \fNN3IS \fS\f) " I I I , S~1e1S3 J~UZ!W I .J.-",-" "" "".'."---"---"'~--"<>-'-'-"""""""-""""'N>"-""'"""_"'-~"_-'_"-"_"'_""'_-"""---_""""-"'"""""""""""..,............,..........................-..--..,* ')'1'1 'AN'v'dWO) IN3WdO13^30 con AS 3WOH WOlSn) AlIW'v'~'319NS 'v' II o~ 4.~ "'0 .~'" (f/fJV,!~"f" ..3S3H~èiO9 ,0 V11IA. . . ':)"1'1 ÁNYdWOJ IN3WdO13^30 IJ:)tl Á9 3WO/-l W01StlJ Á1IWYj-31UNI$ Y uo~bU!SUð)l Site Location and Context . Approx. 275 acres between 4th and 5th Lines . South of Ridge Road and Oro-Medonte Recreational Trail . North of Windfield Drive, Greenwood Forest Road . Existing shoreline residential development to the south . Mix of large waterfront lots and small back lots . Vacant estate residential lots to the south . Generally vacant rural land and limited rural residential uses to the west and east . To the north, Oro-Medonte Recreational Trail and limited rural residential uses on the south side of Ridge Road Description of Proposal . Mixed use residential/recreational community 306 low density residential units . Singles and semi-detached 2 x 40-unit, 3-storey apartment buildings . One for independent living . One for assisted living 18- hole golf course . Semi-private; memberships available; open to the public . Four tee boxes - varying levels of difficulty . Environmentally friendly design to minimize use of pes ticides and fertilizers . Audubon design features . . . UUId ~dg~uoJ Description of Proposal - Cont. . Club house / community center . Pro shop . Café /bistro . Swimming pool . 4-feet deep; swimming; aqua-size classes; no diving . Audi tori um . Meeting and hobby rooms . Tennis courts, community garden and green house, storage units, pet hotel . Parking areas, pedestrian connection Oro-Medonte Recreational Trail . UUld ~dg~uoJ House Designs . Single and semi -detached bungalows, and apartments . Optional lofts . 1,200 to 2,000 square feet Two important concepts determining the design of the homes: 1. 2. Philosophy of "Aging in Place" Active Lifestyle Afforded by Maintenance Free Designs Philosophy of "Aging in Place" . CMHC's Housing for Older Canadians [www.cmhc.ca] Goal is to serve broad range of changing needs Environments that are non-institutional in character Different housing forms; flexible living spaces; varying densities . Respond to variety of demands House designs address declining dexterity and strength . Lever-type door handles, faucets . Easy-to-reach pantries . Raised electrical outlets . Lowered electrical switches . Wheelchair accessible throughout . Reinforced bathroom walls for future installation of grab bars Bungalow designs; no basements . . . . . Acti ve Lifestyle Afforded by Maintenance Free Design . Condominium tenure . Concierge style management . Interior home inspections . House plant watering . Mail collection and forwarding . Housekeeping services . Pet sitting . In-house security monitoring . Exterior maintenance by management . Lawn care, snow removal Fiscal Benefits . Annual operating surplus - approx. $134,000 . One time revenues: . Development charge revenues - approx. $1.5 million . Building permit fees - approx. $295,000 . Employment: . Direct Construction related - 375 person years of employment . Indirect Construction related - 325 person years . Permanent employment . 20 persons - golf course and club house . Additional employment by condo corp. Planning Policy Context . County of Simcoe Official Plan . Township of Oro-Medonte Official Plan County of Simcoe Official Plan . Designates the site "Rural and Agriculture" and "Greenlands" . Permits the golf course but limits residential uses to 40 units or requires development to be in settlement areas . Therefore, application for OP A to permit the adult lifestyle community outside of a recognized settlement area T ownshi p of Oro- Medonte Official Plan . Approved by MMAH in 1997 . Designates the site Rural and Open Space . Portions of site contain Environmental Protection Two overlay . Rural and EP2 permit golf course, subject to EIS . Constrained opportunities for development within existing shoreline designation Township of Oro- Medonte Official Plan: Cant. . Section H.4 Adult Lifestyle Communities: Objectives . To recognize the need to consider the development of self-contained communities that are designed for an aging population; . To ensure new adult lifestyle communities are sited in appropriate locations; . To Minimize the impacts of an adult lifestyle community of the rural character, the natural environment, agricultural uses and existing developed areas Township of Oro-Medonte Official Plan: Cant. . Section H.2 acknowledges the need for adult lifestyle communities, but notes that no lands have been designated Adult Lifestyle Community . Such developments shall proceed by way of site specific OPA, subject to a number oflocational criteria and the completion of technical studies Township of Oro- Medonte Official Plan: Cant. . Section H4.3 sets out permitted uses in the ALC designation - Low and medium density residential uses: single detached, semi-detached, apartments - Maximum permitted density of7.0 uph (gross) - Density of proposed ALC is approx. 3.5 uph (gross) Township of Oro-Medonte Official Plan: Cant. . Required Technical Studies - Functional Service Report . Sanitary Sewage Services . Water Supply and Distribution . Stormwater Management and Drainage . Traffic Analysis . Secondary U till ties Township of Oro-Medonte Official Plan: Cant. . Required Technical Studies: Cont. - Environmental and Hydrogeological Analyses . Significant woodlands are being preserved for benefit of community . Protection of intermittent watercourse - Fiscal Impact Analysis . Positive fiscal impact on the municipality . Condominium tenure; golf course commercial . operatIon . Employment opportunities for the community Township of Oro-Medonte Official Plan: Cant. . Required Technical Studies: Cont. - Market Analysis . Growing market for ALC's . Aging of the baby boomers and growth in demand for golf and recreational lifestyles Township of Oro- Medonte Official Plan: Cant. Section H.4.4 - Locational Criteria a) Development will have little or no impact on nearby agricultural operations - No agricultural operations in the immediate . . . V1 Clnl ty b) Site is to be accessed by municipal roads that can accommodate the increased traffic generated by the ALC - Access is provided via the 4th and 5th Lines (rural arterial roads) - Ridge Road and Highway 11 provide regional access Township of Oro-Medonte Official Plan: Cant. Section H.4.4 - Locational Criteria: Cont. c) Increased traffic generated by the community has little or no impact on adjacent development areas. - Adj acent development areas are primarily to the south; majority of traffic will travel north - Only an emergency access is proposed to connect to Windfield Drive; main access points are on the 4th and 5th Lines _/ Township of Oro-Medonte Official Plan: Section H.4.4 - Locational Criteria: Cont. d) Development can be designated and sited to blend in with th e rural s urro un dings - Majority of the residential development is buffered by golf course and tree preservation areas - Golf course gives a rural character e) Development will not have a negative impact on the natural heritage system - Environmental Analysis by Gartner Lee Limited, reviewed and accepted by LSRCA - Development is feasible from the environmental and hydrogeological perspectives, subject to recommended mitigation and additional investigation at site plan stage Township of Oro-Medonte Official Plan: Cont. Section H.4.4 - Locational Criteria: Cont. 1) The scale of the community, iflocated adjacent to or in close proximity to existing residential uses, is consistent with the scale and character of the existing residen tial area Golf course buffers the development from existing residential areas - Dwellings not be out of character with the area, which already contains a mix of dwelling types Scale of proposed development is compatible with existing shoreline development, which has historically existed in the area Hydrogeologic Framework . Soils . Groundwater . Quantity . Quality . Net Impact OOrfg: r O'">S .., J8U"'n rB ¡",dd."""d-"":?ð"~W~èí 60;:.;:;: poro,\:! O¡"Opor'~.o.ro Jo d"1"mol "podo.ld I»n z SNOI.lV;) 0'1 ÐNl'ldJ-\!VS HSM NOIl.;)3'S ssmD '3"lOHIDIOH 'HDDld 9909~. uo!pes 550J:) ,t6oloe~ suolrR"Ol 6u!ldwoS US!,! @ '110M eIO^!Jd . lIeM¡S81 ~Ml . SUO!IR'Ol 8Ou8JOa ¿He s e"no:) JellM luEl11!WJeIUI ~ !;JOpunoa '\;JedoJd 1"'0110'1 S8Jeltl ote' 90::JW!S 9>//17 --- - 'iUON ,M""" oo"""S "op~s "1"""°!lU,,-ò o,qo] ,.,0,\\ - ~---- ¡: "-- POI"":) °lqdoJ&'IOJIS p""¡w- þ"I'OJÐ lo",bpO """"O"HU'P¡___..<..~ D""" '-"'Hooo1 "°/ñ "-I"/ñ 3°" <;\ ~""Jp'a ,..OJD pu. PI,", mÞ'~.R ""O, "', p"o Æ.,~ O.l 0(,\ OBl en Ogl ~ :Ilt ~ ~ 0>< rv;~ 09Z l1a M UOHJnpO.Id ".. I ¡II 'f [{ i r- -_..---....---------..-....<--------- Natural En vironmen t . Vegetation, fish, and wildlife . Significant natural features and functions . County Greenlands . Environmental Protection Two (EP-2) Lake Simcoe , metres .... Ootid"o", F..,o'¡ FOO~,1 Fr..¡h P,pl" Fooe.. ~~':;:~~,jSug¥ Maple - FOOH~~~-f"'h Su')" Maple, V'"!e FOOHO ~I,~;~"h $"9" Mapl, ' FO07.2 M",,'GmnA'h Mixod 1(01'0" FOM7,2 ~~'rð';;t'o~" C,d",- FOMII.1 F".,P"pIDf.C,d" FOMt.2 F",;,SIf,;h-Ced,¥ Ç'OIIU'l'q1' fql"'( FOC2.2 Dry-Fre'h """, c"", °rdduou, Sw"lI\P SWM'" §~~~~~r;" ,pi, """cui l\iJ¡f~ SwOVIIII SWM1.1 §;;'~~\p HDf,jWQOd """",1 llúcl«' SWUDI) SWT2-2 :;~~~;~pM,""" Th""'" J\:!j¡¡:¡i¡ MAM2-2 ~~:':It G"", 1,1,,"",1 "",do" ~.1IWI.iIIi9.II CUP3~ (;""',, Fh ÇuIhU'1II Thl<kd ¡Woodland CUW ¡:~,g,~!,,~~~PI' Cullural CUTI PoularTllld,!!l'i"dI",d CUW Ç"lhu'aI 1\10'111011' CUM Dry.m"'" Old F"'d 8I1.oO,\, IIqpnti< Pond SAFi" ~~;;:r!,'d Shallow Aq,,", RoglonllOy full'< PIIU\( Spocl.. . P"",p"'d"',bo"" VEGETATION ¡fiGURE COJ\.fMUNITIES i 8 Ucci Prop.'1y To'>11,hq) of Oro-M.dOllIe œ -.. Project 21-263 I"'D"'6~2G3\"¡ "'r; Gartn., Scale 1:6,000 L.. ~70 1:' ';,- 000'9: T "to,S .., )ou"'o rB ',"'i.'""",)-""""" (:"" fn-I¡: 1>O1"0,\:{ 'lIIOP','{-OJO.l° CItI!"""'1- ,(.1OÕOJd m 11 6 SNúllVNÐÏsad , XV'nI:lI¡\O 3"dO0l1 i'IVINID\INOIDAN:lI (8¡IIlU!XoJdde Ñ'Opunoq) \ (8¡UOPS\I\I-Ql0 10 d14SUM01) .-' Z UO908¡OJd ¡&¡uewUOJ!^U3 -- (8¡8W!XoJdde Ñ'Opunoq) (SOOW!S 10 .I¡un":» spUe¡US8Jf) pue¡pooM ¡UeOYlu6IS \ltl9391 '8J¡eW eoow!s 6)(97 C,te Servicing . Water supply and distribution . Sanitary collection and treatment . Stormwater collection and management plan . Traffic study and internal road system Services - Water . Water supply and distribution includes: . 1 to 3 on site wells drawing from aquifer. . PVC water distribution system, c / w fire protection & service connections. . No net impact on groundwater table quantities or qualities. . All MOE and Municipal Guidelines adhered to. Services - Sanitary . Sanitary collection, treatment and effluent includes: . Collection by internal PVC sanitary gravity mains. . Treatment by Zenon Wastewater Treatment System. . Clean water effluent stored in onsite ponds and utilized by golf course irrigation and fire . protectlon system. . Annual Irrigation requirements and sanitary effluent volumes balance. . All MOE and Municipal Guidelines adhered to. Zenon . Zenon Wastewater treatment system: - Advanced Wastewater Treatment & Water Reuse System. - Used throughout Ontario and the world. - Allows water reuse onsite reducing runoff and environmental impact. Russell Groves of Zenon to comment on Wastewater Treatment System and similar applications. MBR: The Ideal Solution Why is membrane technology the solution to water problems? 8 Physical barrier 8 Superior treated water quality 8 Non-specific removal of pathogens 8 Reliable, non-chemical treatment A membrane fiber at 100x magnification 8 Opportunity to lower costs below other treatment methods S8n8SSE~ 8UEJQW811\1 81npoII\I 8UEJQW811\1 sglnpow gUulqmgw MB R Process Particle Free, Treated Water Periodic removal of' mixed liquor Wastewater Barrier technology Absolute barrier to suspended solids including mixed liquor bacteria UOUgz ~JOUJ~~JJ JO UA\.O L . ~JOS~H UJ~ tI . SUOI1UJIIddy luIIUIIS - UOUgz Stormwater Management . Objectives - Protect life & property from flooding and erosion. - Maintain water quality. - Protect and maintain groundwater flow regime(s). - Protect aquatic and fishery communities and habitats. - Maintain and protect significant natural features. Storm water Management . Stormwater Management Plan Incorporates: - Onsi te Stormwater Management ponds to accommodate Urban Area Storm Runoff to Levell quality control - Onsite drainage course to accommodate upstream storm flows. - Design to meet Ministry of Environment (MOE) & Lake Simcoe Region Conservation Authority (LSRCA) requirements. - LSRCA has no objections to OP A. Traffic Study & Internal Roads . T rafflc Study - Development incurs minimal impact on surrounding local roads. - Development will not result in operational improvement to existing external road systems & . . lntersectlons. . Internal Roads - Internal roads located throughout development north and west of golf course. - Road designed to municipal standards - Internal Roads will exit site onto 5th line & 4th line to the west and east respectively UUId ~dg~uoJ Summary . Seeking County and Township support for Official Plan Amendments (OPA) to establish principle of development . Ministry of Municipal Mfairs and Housing must approve County OP A . Next steps . Si te plan . Plan of condornini urn . Zoning . Other supporting technical studies SlgMSUY pUB SUO~1Sgnò