Planners Update 2011

Planners Part 3 – Town of Collingwood – Trevor Houghton – Senior Planner

Trevor started his presentation by going over the various communication tools that the Planning Department is taking advantage of: their website, Facebook – where you can see applications, public notices, meetings, etc.) ; Developments map and subdivisions map. He noted that they have undertaken a population growth study, a directive from the province, in 2011 to determine what lands are needed to achieve 33,400 people and 13,500 jobs by the year 2031. Collingwood is 1 of 5 urban nodes in Simcoe County, and must achieve 40% intensification target or 50 residents/jobs per hectare.

DEVELOPMENTS

Balmoral Village – Harbour St. at Highway 26, currently going through approval process.
Total of 290 units: Commercial space, a rec-centre, 20 singles, 24 semi-detached, 36 townhomes, 210 apartment units, 120 suite retirement home and a 96 bed long-term care facility.

Duke of Connaught – 125 Napier Street
An addition will be added to the rear of the building to make a fourplex plus 2 units in the original building. 2 lots to be severed to the north and 2 lots to be severed to the south for Single Family Residences

Admiral Collingwood – Corner Hume and Hurontario Streets
OP and zoning amendments are Town of Collingwood initiated (not developer-initiated). Assaff has applied to the town for amendments, Strandholdt has not. Differences since the mediated settlement: height, density, and omission of Section 37 bonusing. Cannot bring forward development application unless Heritage Plan is amended.

Shopper’s Drugmart – 18,000 sq.ft. building on First Street opening first week of January 2012

Esso Gas Station – First at Cedar Streets, with new corner store, coffee shop, drive-through, car wash

Wyldewood – Cranberry Trail East and Highway 26 W. – Now under construction 

 
 Related Posts:

Part 1:  Meaford
Part 2: Town of Blue Mountains

The term condominium applies to a form of property OWNERSHIP rather than to a physical STYLE of building. They can be townhomes, apartments, industrial/commercial units, detached houses or any other physical structure.  What makes them condominiums is that the owners of all the units agree to share in the ownership and maintenance of the common elements of the property.  Typically these may include roads, grounds, recreational facilities and sometimes common roofs, walls, etc depending on the project. There are also other types of condos such as Vacant Land, Leasehold, Common Element and Phased Condominiums.

A condominium corporation is created to manage the affairs of the community and these are regulated under the Condominium Act. Specifics of individual corporations and unit ownership are outlined in something called the Declaration, Description, Bylaws and Rules.  These documents set out boundaries of units, they describe common elements, they outline the conduct of the management of the corporation as well as the rules. These are managed by a board of directors of the condominium corporation to which all owners belong.

We have dozens and dozens of condominium projects in the Collingwood – Blue Mountain areas and each has different nuances, assets, challenges, resale values, policies and so on. Needless to say, it’s very important to know all of these variations, rights and obligations before you commit to a firm purchase agreement.  Yup, that’s where I come in!

Once a rare cooperative complex, Bayview Terrace on Ontario Street became a condominium several years ago and since then, unit values have appreciated well as owners have upgraded their units and the market climbed. Ideal for singles, couples, seniors, people with physical challenges as well as investors, this building is worth a look.

I recently listed a two bedroom unit for sale on the 2nd floor which features  a large west-facing balcony, defined eating area and good sized living space for just $119,000.  For investors, it is worth noting that units like these generally rent out for $925.00 to $965.00 per month offering a potential for good return.  It’s also a great option for seniors looking for a safe and secure environment without maintenance to attend to and all at an affordable price.

Click here for further details.

This contentious site was once home to the town’s original high school which was built in 1874 and then rebuilt after a fire in 1925.  It eventually became an elementary school which many of today’s local residents fondly recall having attended.  In 2003, a new school was built on another site and the existing property was sold to local developers.

In 2005, the developers applied to change both the Official Plan designation and zoning by-laws for the lands to permit a retirement facility and  a six-storey, mixed use, residential/commercial building.  There was significant public opposition as the site is located within Collingwood’s Heritage Conservation District which basically restricted new projects to having a form, scale and height of existing buildings along Hurontario Street with building heights to be a maximum of 11 meters or, 2-3 storeys in the Downtown core.  Despite this restriction and despite a heritage impact assessment saying the building did not conform, the council of the day gave their approvals to the plan.

An appeal to the OMB (Ontario Municipal Board) was launched by a ratepayers group (full disclosure:  I was integrally involved) and during that time, a new council was also elected.  The new council DID NOT revoke any development approvals however, they did over turn the previous council’s approval of the Heritage Impact Assessment, thereby nullifying the basis of the appeal to the OMB.  They subsequently negotiated a compromise with the developer allowing a 5 storey building with the 5th storey set back from the road to reduce impact on the streetscape.

Reportedly due to economic times, the development did not proceed beyond the digging of a large and unsightly hole on the site.  The public became increasingly agitated and a sentiment to see it built in some form took hold.  Another election was fought and a new council now took on the political responsibility for seeing the project move forward.

This is a long and complicated story with many twists and turns but in a nutshell, the developer, knowing he had a sympathetic council, came back to the table with a proposal for a 6 storey, plus partial 7th storey altered plan to be approved.

Public emotion is again raging and passionate.  There are those who wish to see this project built at any cost and, there are those who fear it will jeopardize the existence of Collingwood’s respected Heritage Conservation District.  In the last week, the discussion seems to be turning toward the design of such a massive building on a prominent site.

Here is a rendering of what the developer has proposed:

Here is an excellent example of a new condominium being built on a very similar site in Etobicoke. In my view, there is simply no contest as to which one stands out as an iconic, heritage style building:

This week-end, I received an anonymous email with several mock-ups attached that show the scale and density of the existing proposal.  The writer refers to the proposed structure as a “monster” and says, “The look and feel of a town is very delicate and a sense of place in one’s mind is easily destroyed.”  I would certainly agree and share the same sentiments.  The writer also attached a number of “professionally generated images” of the building to give people a perspective on just how much this will change our sense of place:

 The Town is holding a public meeting on December 5th to discuss amendments to the Heritage District which would allow the present plan to proceed.  It is sure to be an interesting evening.

Recently, Collingwood council passed a motion asking staff to prepare a “modified tender process” for the possible sale and future uses for the iconic grain elevator structure which was declared surplus by the Town in 2006.  Few buildings provoke reaction among the public like this monolithic structure so the debate about to ensue in the community will be one to watch.  Facebook is already filling up with rants and raves on the issue.

This morning, I dug around in my office and pulled out a 4” thick report prepare back in 1999 which was a study done at that time looking at the feasibility of redevelopment of the Terminals at that time.  I don’t know what it cost to complete but I’m sure it was substantial enough that I hope the current council and staff dust off the cover and have a fresh read through.

A bit of history – back in 1899, Collingwood council identified the need to erect a modern grain elevator and in true political fashion, it wasn’t until September 1, 1928 that the first pilings were driven into the ground.  By May, 1929, the fifty, 100 foot high by 22 feet wide grain bins received their first shipment; 228,000 bushels of American grain delivered by the steamer, MUNISING.  The shipment of grain continued until 1993 when the last shipment left and ended 64 years of trade from this structure.  The facility was purchased by the Town of Collingwood and remains a municipal asset to this day.

In a survey of done of public input in the late 1990’s, 97% of respondents stated the structure should remain and only 3% suggested demolition.  The most often cited ideas for future use were:
 
- A public restaurant on or near the top (58%)
- Shops and services (48%)
- Hotel and/or condominiums (35%)

Having once had the opportunity to visit the third floor myself, I can tell you that the view is nothing short of breathtaking and the idea of being able to create public access to that level is rather irresistible in my books.

Back to the study, there were  a huge range of ideas presented.  One of the more interesting ones came from a local engineering firm who proposed, “The Collingwood Aerial” – a gondola connecting the grain elevators to points downtown, to the west end and to Blue Mountain.  They said it would be “a lynch pin in Collingwood’s economic tourism future.”  They envisioned people arriving by train to a terminus point at the elevators from which they could choose a destination.  Like many great ideas that have come and gone, I suspect this one may just have been ahead of its time. 

In addition to a restaurant/bar, shops or hotel/condominiums, there were many other ideas:

• Yacht racing viewing gallery
  Observation deck
  Theatre/concert hall
  High quality commercial office space
  Meeting room
  Art Gallery
  Marine Museum
  Youth Centre
  Sports facility (climbing walls, racquetball courts, skateboard park)
  Tourist locker facilities
  Rental outlets for bikes, roller blades, fishing or hiking gear, etc
  Resort Hospitality Training Centre
  A cruise ship terminal

(I recently posted a question on my Facebook page and respondents gave many of the same suggestions.  One of the most hilarious though was to paint LOL on the water side facing Wasaga Beach.)

In the end, the study determined that any adaptive re-use had to have strong economic return and deemed that the highest and best use would be for a hotel and restaurant with ancillary shops, observation gallery, a bar and other minor complimentary uses.

The Collingwood Planning Department has started a blog where you can keep up to date on this project and share your comments.

So, what are your ideas for the future uses of the Collingwood Terminals?

In the month of June, there were 196 sales including 173 residential sales (single family homes, condominiums, manufactured homes), 11 farms, 10 parcels of vacant land and 2 commercial sales.  The majority of residential sales activity was concentrated in the $150,000 to $250,000 price ranges.

Statistics generally mean very little when looked in isolation from other comparative data.  This month, I thought it may be helpful to give some context to our data by looking back over the last five years.  Note that 2007 was the peak year that broke all previous records and, 2009 data most strongly reflected the 08/09 recession.

Key Points:

• There is a strong supply of listing inventory
• Sales have been relatively stable but not robust.  While sales are down from 2010, last year included sales created by pent-up demand from the ’09 “recession.”
• Upper tier sales (anything over 500,000 is generally in the top 10% of the local market place) continue to be strong following the trend that began last year.  This suggests continued interest in our local market from high net-worth individuals who are benefitting from recovering stock market portfolios, substantial equity gains and, are in many cases approaching retirement.

Taking a closer look, below is a chart isolating residential sales only in the six key areas of the Georgian Triangle Market.

Key Points:

• Generally speaking, it is a buyer’s market in most areas of the Georgian Triangle with the exception being the Town of Collingwood where more balanced market conditions currently exist.
• The 12 month average residential sale price is up in all of the key areas and most notably in Collingwood and Blue Mountain.  This figure represents an average sale price – not a median therefore, the numbers are higher due to the increase in upper tier sales in those two markets.
• Over-all, the average price is up about 10% in the last five years
• Over one-third of all sales in the Collingwood and Blue Mountain areas were condominiums

I’m certainly hearing lots of REALTORS® express some concern about the market being a little slow.  Many properties are sitting on the market longer and we are seeing lots of price reductions coming through.  Less than 1 in 3 properties listed for sale sells during the listing period yet, some properties are experiencing multiple offers and quick sales.

Sellers need to be sharp with their pencils as pricing is the single most important factor in getting a home sold.  Buyers also have high expectations and lots of choice so having homes in tip-top condition and in good showing form, is increasingly important.

Buyers have the luxury right now of ample choice and low interest rates.  Prices are not dropping but rates will inevitably climb so buyers are well advised to get into the market but with attention to value and affordability.

Thankfully, the house sold to Cindy and Steve Lewis who proved to be true visionaries.  Recently, they won a well deserved, Collingwood’s heritage award for their restoration. 

Today, the beautifully restored building serves as Cindy’s chiropodist clinic and offices.

If, as mentioned in Part 1, a house had an accessory suite in existence during the Rae years (1994 to 1996), the suite MAY automatically have legal, non-confirming by-law status however, the onus is on the owner to prove it.  In addition, fire code regulations must be met.  In making an offer on such a property, buyers need to ensure that the appropriate conditions and clauses are inserted into their offers to confirm that these requirements have been met otherwise, they may be buying into a costly dream that could easily become a nightmare.

According to the Town of Collingwood’s Official Plan section on Single Family Conversions, accessory apartments are permitted subject to certain conditions:

They must be located within a single family, detached dwelling and must be an integral part of the main house
They must be smaller than the main dwelling unit
They must be serviced
There is a limit of one accessory unit per home
They must have an extra parking space
Must be self contained with a private entry and kitchen

Under the new Collingwood zoning by-law passed last spring, if these conditions are met and, if the accessory unit does not exceed 40% of the gross-floor area of the building, then there is no longer a need for a zoning by-law amendment.  Again, buyers should not assume that an existing accessory apartment complies with zoning regulations and should put appropriate clauses in offers to deal with these.  These should also include a request for a current fire inspection report.

In regard to new construction or renovation of a suite in a home, it must comply with today’s building and fire codes and, if on septic system, with the Health Unit requirements as well.  Development charges do not apply when adding an accessory apartment but owners need to obtain a building permit BEFORE construction begins to ensure that ceiling and window opening requirements, access, mechanical and ventilation systems, fire separation rules and so on are all complied with.  For example, some of the basic, specific requirements under the rules say that:

The ceiling height must be at least 6’11” (6’5” under beams)
½” drywall on walls and ceilings
30 minute fire separations between the unit and any common areas
20 minute, fire-rated, self-closing doors
Egress window openings of 3’8”2 and at least 15” opening for each dimension
Vents have to be directed outside
All rooms need to be naturally or mechanically ventilated
Sprinklers are required in unfinished mechanical rooms
There must be working smoke detectors on every level of the house

If you are considering the purchase of a home with an accessory apartment (often slyly referred to as an in-law suite) with the intention of renting it out, don’t assume what you see is legal.  You run the risk of having a complaint or inspection triggered that could result in your having to rip out or seriously modify the suite.  Take the better route of putting the onus on the current owner to provide you with verification that the suite has legal status and meets a recent fire code inspection.

Recently, I attended an excellent seminar put on by Collingwood planning officials that pointed out the considerations that buyers, renovators and sellers of residential, multi-unit homes need to consider.  First, a quick overview of the planning process in Ontario:

Planning has become a very complex process which is impacted by a variety of legislations such as Provincial Policy Statements, Official Plans, County and local by-laws and fire codes which all need to be meshed with the will of private developers and builders seeking to meet their own goals. 

First, Ontario releases Provincial Policy Statements such as this one on land use planning that dictate certain criteria municipal planners must take into account.  From that, upper tier governments such as Simcoe County, develop Official Plans that consider densities, population targets and caps, employment lands and infrastructure.  This OP directs the member municipalities, such as Collingwood, Clearview and Wasaga Beach on these matters as each develops its own official plans which are then subject to approval, amendment and updates.

It’s not over yet.  From the local official plan, municipal planners work with the council of the day, via public input, to develop the zoning by-laws which are the tool used to implement the vision and goals stated in the OP.  The zoning by-law specifies the details about what is permitted in what location, how much of a lot can be covered, how far away from lot lines a building can be located and other such details.

Then there are politics.  For example, when the NDP government took power in the mid 1990’s, they made all accessory apartments legal for a period of about three years.  Then the new government came into power and cancelled that.  For units that were in existence during those three years, they may be grandfathered with approvals exempting them from current zoning requirements.  You can see how tricky this gets.

So what are the things potential buyers need to know BEFORE they buy?  Find the answers in  Part 2 next week.