PROJECT OVERVIEW The…

PROJECT OVERVIEW

The Project is a development of a 63.94 hectare parcel into a master planned community consisting of residential and mixed uses. The current plan includes a mix of apartment buildings, townhomes, semi-detached and detached homes for a total of approximately 1,250 units. There are also plans for approximately 6.87 hectare of much needed Commercial / Retail. See below for a conceptual plan developed by Vallee in collaboration with 2525228 / O’Hara. Note the plan is subject to change:
 
CONCEPTUAL PLAN

As of now the conceptual plan has been approved by Norfolk County (the “County”) who is supportive. The Project will be a four (4) phased approach, giving the community time to increase servicing. It should be noted, that Waterford is one of three (3) communities targeted for growth in Norfolk County, due to the availability of water and waste water. With the overall growth of the Province of Ontario, Norfolk County has agreed to build 5,700 units / homes to reach their targets.

PROJECT HISTORY

2525228 / O’Hara have been actively working on this project since 2018 and have met with County staff and Council on multiple occasions since then. All of these meetings were necessary before the actual planning were properly scoped for submission.

The historical timeline for this project includes the following milestones:

Highest and Best Use Study completed for this property 2018/19
Meeting with Mayor November 2018
Presentation to Norfolk County Mayor and Council December 2019
Boundary Survey Completed April 2020
Completion of Servicing Report August 30, 2021
Phasing Determined October 2021
Submission to Norfolk County June 01, 2022
Conceptual Plan Designed September 06, 2023
Meeting with Norfolk County on Conceptual Plan November 2023
Approval by Mayor and Council May 2024
Formal Planning Submission to Norfolk County 2024

The project and design team have been adjusting the concept plan as per the comments received from the County and community engagement and preparing the related technical studies to support the application. This has resulted in four versions of the Conceptual Plan being created and adjusted to meet community expectations.

Significant additional work has been completed, including:
- Full legal survey
- Recruitment of tenants for Retail / Commercial
- Tenants discussions include: Home Hardware, Wendy’s, Gas Station / Convenience Store / Car Wash, Hotel / Conference Centre, Restaurants and Medical and Health Services
- Adjustment of Phasing after comments from Mayor and Council

SUMMARY OF WORK COMPLETED

To date, significant time and effort has been put into advancing this project. Due to this effort, Norfolk County are supportive of this application and felt it is the most complete application received to date.

ANTICIPATED TIMELINE

To move forward and secure planning approvals for the Project, the following next steps are required:

STEP 1: BACKGROUND WORK
- Growth Study Completed End of 2024

STEP 2: NORFOLK COUNTY APPROVALS
- Complete Application (complete all technical work) December 2024
- Plan of Subdivision Approval for Phase 1 & 2 April 2025
- Development Permits from Norfolk County Fall 2025
TOTAL TIME (APPROVALS) 24 months

STEP 3: SATISFYING CONDITIONS
- Satisfying conditions of the Plan of Subdivision 2024 - 2025

STEP 4: CONSTRUCTION

STEP DETAILS

Preparing the Complete Application requires completing all of the technical reports including Planning and Engineering. All studies requested by the County must be completed and submitted with the applications by law. The studies will be submitted as soon as possible. We conservatively estimate this to take up to 6 months to complete and submit.

The County will require the Plan of Subdivision application and approval to be received first. Concurrently, our Engineering firm will develop servicing design which will influence a re-design of the conceptual site plan. This work will require a Planning Justification Report, which forms the planning basis of the application. The final required piece is a traffic impact study. We anticipate these two steps to take 6 - 8 months to complete the County circulation, receipt and addressing of comments, hosting a public meeting and ultimately Norfolk County Council approval. Expected completion is the Fall of 2025.

Once the above is in hand, application will be made to the County for Development Permits (re-zoning). This requires receiving the County approval before making application. Thankfully, this application relies on the same studies and drawings used previously, so no additional time is anticipated to be required. This application will require internal circulation, likely another Public Meeting, and Norfolk County Council approval, which we anticipate taking 3 - 5 months to complete.

Plans of Subdivision are approved, subject to satisfying conditions. Legally, the applicant has up to three (3) years to satisfy them. We anticipate 12+ months will be required for this. The conditions which may be imposed on the application are unknown as of now.

SUMMARY OF APPROVALS

In total, we anticipate this project to reach planning approval within 24 months. It is important to note that as the iterative design and feedback process continues, these timelines might shift slightly. However, the bulk of the work and the current vision is expected to be close to the final result – therefore a significant delay is not expected. Once approvals are in hand, the work required to satisfy Conditions of Approval will begin. We note that this step does not require Norfolk Council approval nor further public involvement. It is entirely technical, which significantly reduces the risk.