CALEDONIA—Micor Developments Inc. is proposing to build 2,475 residential units adjacent to the ongoing Avalon development, in addition to amenities like a long-term care (LTC) facility.
The plan spans 196 acres of land between 206 McClung Road and 390 Haldimand Road 66. The lands fall within Caledonia’s urban boundary and are designated for residential use in Haldimand’s Official Plan, but are currently zoned for agriculture.
The proposal lists a potential 759 single detached homes, 128 semi-detached homes, 530 townhouses, 508 apartment units, and 550 retirement community units. Additionally, it includes 1,920 square metres of commercial retail space, land for a school, 10.27 acres of open space and parks, a 15.17-acre stormwater management facility, and an 8.6-acre natural heritage system with public access.
County staff submitted a report on the proposal for information only, with any recommendations for development approvals expected at a future meeting.
Key items needed to consider a zoning amendment are additional archaeological assessment; sanitary and water modelling; stormwater management planning; a review of the completed traffic impact study; and inclusion of a school block that meets Grand Erie District School Board criteria.
Senior Planner Noor Hermiz said the application was submitted in October 2024. Following an initial review, this report is meant to give the developer an opportunity to review all feedback and submit an amended proposal addressing any concerns.
“It’s at the developer’s discretion on how quickly they’ll move to address all those comments,” said Hermiz, noting the proponent is also required to host a public information session.
Manager of Planning and Development Shannon VanDalen described the proposal as similar to Avalon.
“Because it is such a substantial development within Caledonia, we’re looking at the full evaluation and detailed assessment in terms of ensuring it is built as a complete community,” she said.
Proponent Michael Corrado appeared with Martin Quarcoopome, a professional planner with Weston Consulting, to answer questions.
Corrado highlighted the seniors’ housing: “Our goal is to fast-track that particular block. We’ve applied to sever that block and move quickly on a privately owned LTC facility, (and a) privately owned retirement/seniors apartment facility for an age-in-place seniors’ campus.”
He said Micor has applied to build a 256-bed LTC facility that “will not cost the taxpayer one dollar,” adding “over 300 new jobs” with an average $79,000 salary “across the board.”
He described planned active adult lifestyle apartments on the same block as “like a retirement home but a lot more cost effective for the residents…. It’s a very exciting project for a first phase while we’re working through the details on the adjoining lands.”
He also envisioned a future joint Catholic/Public high school, similar to the new joint elementary school in the Avalon development.
Council expressed caution about the proposal.
Ward 3 Councillor Dan Lawrence praised the LTC plans but warned that providing lands does not guarantee a school, which is at the discretion of the provincial government.
“I can’t support this at this point in time…. It’s a few things,” said Lawrence, calling the roads surrounding the lands a “disaster right now” in need of reconstruction before new construction should proceed.
He also noted needed “TLC” at Caledonia’s wastewater facility, which has capacity to service additional units but has had ongoing odour complaints.
Quarcoopome said that the roads are part of the “long-term vision of the property…. There are some restraints regarding infrastructure … but it’s not the objective … to develop all 2,500 units immediately.”
The staff report outlined a four-phase development plan. Quarcoopome called the plan “consistent with the County’s expectations for infrastructure.”
Micor’s review of the surrounding transportation system is currently being peer-reviewed by a third-party consultant.
Mayor Shelley Ann Bentley said she had “pages written” about the proposal: “There are several critical realities that we cannot ignore…. First is the sewer capacity in this area. Existing infrastructure simply cannot support development of this scale without significant and costly expansion…. I can see your vision of LTC, and yes we do need these beds desperately, but we can’t privately service this.”
Bentley echoed Lawrence’s traffic concerns, adding, “We reach out to the MTO minister every six months … and we get nowhere with them…. We are placing unacceptable risk on current and future residents.”
Lastly, she shared concern that long-term infrastructure, servicing, and maintenance costs could exceed the revenue generated from new builds.
“Growth no longer pays for growth. Municipalities in Ontario are grappling with this reality,” said Bentley, noting provincial changes that allow developers to delay paying development charges until occupancy is issued, meaning municipalities must “frontend this infrastructure.”
“Council’s role is not to rubber stamp growth, but to steward our community for generations to come, and that means protecting agricultural land, ensuring public safety, respecting infrastructure limits, and making difficult decisions grounded in evidence rather than expediency,” said Bentley.
Ward 4 Councillor Brad Adams iterated his feeling that development is happening “too much, too fast.” He said the proposed lands have “beautiful soil. Once you pave over that, it’s not coming back. It’s agricultural and it’s well used.”
Quarcoopome replied to the concerns, noting that infrastructure and transportation details would be fully addressed before the application returns to Council for a vote on approving the development to proceed.
“I don’t think I fully agree with your comments about the prime ag for this property. These lands are residential in the Official Plan,” said Quarcoopome to Adams. “Council made a decision four to five years ago to make these lands residential.”
Adams asked Quarcoopome if Corrado ever donated to former mayor Ken Hewitt’s campaigns, which Quarcoopome said he did not have knowledge of. Ward 1 Councillor Debera McKeen called a point of order, warning Adams “that’s not on topic.”
Ward 5 Councillor Rob Shirton asked Engineering and Capital Works Manager Tyson Haedrich if the County had the capacity to service the 550 units in the retirement block.
“There is capacity for that block to go ahead unallocated. The bigger discussion would be how do you get the servicing there,” replied Haedrich, noting the size and potential conflicts from other developments. “Our Master Servicing Plan will iron out a lot of those details, but there will still be large costs to bringing servicing to that particular location.”
Quarcoopome replied, “That onus is on us to prove to you, and we will do that as part of the process to ensure you’re comfortable approving site-specific zoning bylaw for that block.”
Following mixed comments from the public, Council voted on whether to accept the report as information. Adams, McKeen, and Bentley voted no, while Shirton, Metfcalfe, and Lawrence voted yes. Councillor Patrick O’Neill was not present at the time of the vote, so the 3-3 tie resulted in Council refusing to accept the report.
Shirton called a point of order following the vote.
“Explain to me why you can’t support received information. I’m baffled at this,” he said.
McKeen said, “I think the consensus was that there wasn’t enough information on what’s been changed … so we want further information is what my feeling is.”
Lawrence stated, “We’re just receiving it…. We’ve basically said all of us around here: we can’t support it as is, bring it back to staff, and so forth. If we refuse to receive this, it says you’re not open to hearing any information. I’m baffled on this one too.”
Bentley said, “Yeah, it’s baffling I suppose, but when we look at the public and we vote in favour of the report, then we get chastised for voting in favour of it. People assume we’re voting in favour of the development,” asserting that “misinformation” is given to the public when newspapers share that Council approved a report as information. “At the end of the day, we’ve heard the application; they’re going to come back.”
County Clerk Chad Curtis confirmed that the recorded vote was acceptable, closing the matter.
The Press will provide further details on this proposal as they become available.
