{"id":27191,"date":"2017-02-16T13:54:57","date_gmt":"2017-02-16T18:54:57","guid":{"rendered":"https:\/\/huntsville.dopperonline.ca\/?p=27191"},"modified":"2017-02-16T14:51:13","modified_gmt":"2017-02-16T19:51:13","slug":"planning-committee-reaches-an-impasse-asks-jarlette-health-services-to-lower-height-of-proposed-expansion","status":"publish","type":"post","link":"https:\/\/doppleronline.ca\/huntsville\/planning-committee-reaches-an-impasse-asks-jarlette-health-services-to-lower-height-of-proposed-expansion\/","title":{"rendered":"Planning committee reaches an impasse, asks Jarlette Health Services to lower height of proposed expansion"},"content":{"rendered":"

It was standing room only at Huntsville\u2019s Planning Committee on Wednesday, February 15 as committee asked Jarlette Health Services, owners of Muskoka Landing Long Term Care Inc., to return to the drawing board for a third time. Committee indicated that while it welcomes some form of expansion on the lands, it could not ignore the groundswell of opposition to the height and density of the proposed expansion.<\/p>\n

<\/broadstreet-zone><\/strong><\/div>\n

The proposal<\/strong><\/p>\n

Jarlette Health Services is proposing to expand its 94 long-term care bed facility by adding a retirement lodge. The lodge would include up to 120 retirement units (down from 131). The new units would be housed in a two-storey addition on the south side of its existing building, while adding another four-storey (down from five-storeys) addition to another part of the building. The proposed development would also include 14 townhouses adjacent to the Fairy Lake shoreline as well as a gazebo and a 43-metre wide docking structure (down from 60 metres) along the shoreline of the Rogers Cove basin that would extend up to eight metres into the bay. The height of the proposed addition would sit at about 15 metres (down from the original 18 metres proposed) but still in contravention of the Town\u2019s existing zoning bylaw for the property which calls for 12 metres, according to staff. The proposal also calls for the creation of a parking lot on Helen Street.<\/p>\n

At issue<\/strong><\/p>\n

Area residents continue to be opposed to the height of the additions proposed, noting that it would create a dangerous precedent for future developments. They also oppose a zoning bylaw exemption request that would allow for the 43-metre docking structure, and have expressed concerns with storm water retention, additional congestion along the cove with the addition of 14 boat slips, and vehicular congestion along Helen Street where a parking lot is proposed.<\/p>\n

\"Muskoka

Lake view rendering of proposed expansion of Muskoka Landing, showing the tree line as presented in November. The proponent has since modified the development from five storeys to four.<\/p><\/div>\n

The proponent<\/strong><\/p>\n

Jarlette Health Services maintains that the property has existing development rights which would allow a maximum of 25 per cent more units than what is currently being proposed. Proponents also argued that one large docking facility in Rogers Cove would have less impact than 14 individual docks. They maintain that if they were to move to a three-storey expansion rather than four storeys, they would have to charge higher rates in order to make the development financially feasible and would lose their competitive edge compared to fees charged by other retirement homes in the community.<\/p>\n

The difference between retirement and long-term care or nursing beds<\/strong><\/p>\n

Unlike long-term care beds, which are typically only accessed through Community Care Access Centres and licensed by the Ministry of Health and Long Term Care which also sets the rates, retirement beds are licensed under the Retirement Homes Act, 2010 and the rates charged are dictated by the market.<\/p>\n

Despite staff\u2019s recommendation to proceed with the proposal on Wednesday, committee remained at an impasse, especially over the project\u2019s 15-metre height. Councillor Jonathan Wiebe further questioned the proponent as to why a 12-metre or three-storey building could not be accommodated instead of the four-storeys proposed.<\/p>\n

\u201cTruly we want to keep our price down because affordability is certainly an issue with a lot of our seniors, so for us staying competitive with the Traditions in town, we have to have a price point that is competitive with them or the customer walks to where they feel that they get the best value for the dollar that they spent,\u201d according to Jarlette Health Services President, David Jarlette, who attended the meeting with his planning consultant, architect and Director of Retirement Communities Operations.<\/p>\n

Wiebe furthered that he found himself in a difficult position, although he\u2019d like to see some form of development happen he could not ignore the opposition coming from his ward. \u201cI still think that there\u2019s more work to be done in relation to the height, I believe. That\u2019s what I\u2019ve heard from my constituents so I think that\u2019s where I\u2019m going to rest on this,\u201d he said.<\/p>\n

Councillor Nancy Alcock concurred with Wiebe\u2019s statement. She also noted that the proponent had come a long way by reducing the height of the proposed building expansion from 18 metres to 15 metres and reducing the size of the proposed docking facility, while adding a walking trail along the shore which would connect to the Trans Canada trail network, but asked the proponent to look at further concessions.<\/p>\n

\u201cWe\u2019ve made leaps and bounds in aesthetics and changes and compromises and we do appreciate all those efforts. I guess it\u2019s can we be moving forward with this project, and the 12-metre height is the real question,\u201d added Councillor Jason Fitzgerald.<\/p>\n

\u201cMy problem is that between the proposed height and the overall mass of the building, it is overwhelming to try and imagine it,\u201d said Deputy Mayor Karin Terziano.<\/p>\n

\u201cIt\u2019s not a massive building,\u201d responded the proponent\u2019s architect.<\/p>\n

Councillor Wiebe told the proponent that as the development stands he worried that it would be defeated by committee. \u201cI feel worried that as it stands, we are at an impasse. The height, it doesn\u2019t sound like we can get past it,\u201d he said. \u201cMaybe there needs to be more of an attempt to put the living space in the roof,\u201d he added.<\/p>\n

The proponent\u2019s architect said that could be explored. \u201cIn essence you would have a three-storey building with a roof appearance that is lived in,\u201d he said.<\/p>\n

\u201cI think you just nailed it,\u201d responded Wiebe.<\/p>\n

The applicant was asked to hold further discussions with Town staff on the possibility of a new height configuration and return to Huntsville\u2019s Planning Committee on March 15.<\/p>\n

\u201cMany of you have been coming out and sending letters and petitions and I want to thank you very much. This is interactive government and it\u2019s working. Your committee is listening, so thank you very much and keep it up,\u201d said Councillor Bob Stone as he closed the meeting. Stone took over the committee\u2019s chair position so Planning Committee Chair Nancy Alcock could address the proposed development.<\/p>\n

Don\u2019t miss out on Doppler! Sign up for our free, twice-weekly newsletter here<\/u>.<\/a><\/strong><\/p>\n

<\/broadstreet-zone>\n

 <\/p>\n","protected":false},"excerpt":{"rendered":"

It was standing room only at Huntsville\u2019s Planning Committee on Wednesday, February 15 as committee asked Jarlette Health Services, owners of Muskoka Landing Long Term Care Inc., to return to […]<\/p>\n","protected":false},"author":6,"featured_media":27194,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[10],"tags":[26],"class_list":["post-27191","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news","tag-breaking"],"acf":[],"yoast_head":"\nPlanning committee reaches an impasse, asks Jarlette Health Services to lower height of proposed expansion - Huntsville Doppler<\/title>\n<meta name=\"description\" content=\"It was standing room only at Huntsville\u2019s Planning Committee where owners of Muskoka Landing were asked to return to the drawing board for a third time.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/doppleronline.ca\/huntsville\/planning-committee-reaches-an-impasse-asks-jarlette-health-services-to-lower-height-of-proposed-expansion\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Planning committee reaches an impasse, asks Jarlette Health Services to lower height of proposed expansion - 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