INNOVATIVE PLANNING SOLUTIONS - Innisfil · PDF fileundersigned at your convenience. ......

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E M A I L : I N F O @ I P S C O N S U L T I N G I N C . C O M

May 15, 2017

The Town of Innisfil 2101 Innisfil Beach Road Innisfil, Ontario, L9S 1A1 Attention: Garry Lambright, Senior Planner Re: Official Plan and Zoning By-law Amendment Response Matrix 7958 Yonge Street, Village of Stroud Town of Innisfil, County of Simcoe Based on the comments received from both the Public Meeting on December 7, 2016 and the Open House on March 7, 2017, Innovative Planning Solutions (IPS), on behalf of Daycore Venture Group Inc., is pleased to provide the following:

Planning Justification Brief; and

Response Matrix. Should you have any additional questions or concerns, please do not hesitate to contact the undersigned at your convenience. Respectfully submitted,

Innovative Planning Solutions

Vanessa Simpson, BID, MPI Junior Planner/Planning Technician

INNOVATIVE PLANNING SOLUTIONS planners • project managers • land development

Daycore Venture Group Inc.

Official Plan and Zoning Bylaw Amendment IPS File No: 15-590

Planning Justification Brief The purpose of the following Planning Justification Brief, is to outline the proposed revisions to the Official Plan and Zoning Bylaw Amendment applications submitted September 2016. The applications will enable the development of a local convenience store and gasoline bar at the north east corner of the subject lands, a commercial use development along the Yonge Street corridor, and a residential development at the rear of the lands, with a new condominium road providing access at the intersection of Yonge Street and Glenn Avenue.

The lands are designated ‘Settlement’ in the County of Simcoe Official Plan (2012) on Schedule 5.1 Land Use Designations. They are designated ‘Village Commercial Area’ on Schedule B7 Land Use: Stroud, in the Town of Innisfil Official Plan, and are currently zoned “Future Development (FD) Zone”, according to the Town’s Zoning By-law No. 080-13.

Description of Development The proposal per the conceptual site plan (dated April 26, 2017) suggests three areas of development on the site. Gasoline Bar The conceptual site plan suggests a canopy structure and gasoline pumping stations oriented in the centre of the site, providing easy access and promoting safe vehicular traffic. A 260 m² (2798.6 ft²) structure, will be developed fronting Yonge Street, providing the service of a local convenience store and gasoline bar. An enclosed garbage storage area will be provided. Access is proposed from both Yonge Street and the new future condominium road. This will allow for easy flow of traffic in and out of the site. It will also provide sufficient space for the gasoline tanker trucks to access the site. These trucks require increased turning radius and the site must accommodate these requirements. Parking for the commercial use will be provided in front of the building and proposes 10 parking spaces including one (1) barrier free spot. Sidewalks will be provided along Yonge Street as well as the new condominium road. Up to 12 gasoline pumps accommodated on 3 islands are planned under the covered canopy. Underground storage tanks are proposed along the south property line allowing ease of access for fuel supply vehicles. The rear of the property will be used for the septic bed. Municipal water will be utilized as the other form of servicing. Commercial Development The proposed commercial block suggests two single storey commercial buildings. This block is intended to provide flexibility to a future tenant. The size and location of the building maybe altered through the Site Plan process. Individual septic services will be incorporated within the block to service the commercial building/users. The commercial block will have access off the new condominium road and Yonge Street. Residential Development The proposed residential development intends to develop a total of 106 residential units, of which 12 will be single detached dwellings and the remaining 94 will be townhouse dwellings. All residential units will be serviced by a communal septic bed as indicated on the site plan. When municipal services extend to Stroud, these units can be “hooked up”, and the communal septic system may be decommissioned.



The proposed site plan, and Official Plan and Zoning By-law Amendments, propose development of twelve 12.0 metre wide singled detached dwellings and ninety-four 4.5 metre wide townhouses, all accessed from a new private condo road. The new condo road will have access from both Yonge Street and Victoria Street, creating a loop through the site. A stormwater management pond is included in the proposed site plan. Visitor parking is located at the entrance off Victoria Street as well as adjacent to the septic bed block. . A stormwater management pond is located between the residential and commercial block.

Official Plan Amendment Application The subject lands are currently designated ‘Village Commercial Area’ within the Official Plan. In order to facilitate the development an Official Plan Amendment is required. The following application will redesignate a portion of the lands from ‘Village Commercial Area’ to ‘Village Residential Special’. The OPA will permit both townhouses and single detached dwellings.

Zoning Bylaw Amendment Application The subject lands are currently zoned “Future Development (FD) Zone” within the Comprehensive Zoning By-law. In order to facilitate the development a Zoning By-law Amendment is required. The following application will rezone the lands from “Future Development (FD) Zone” to “Village Commercial (CV) Zone”, “Residential 2 Exception (R2-X) Zone”, “Residential Townhouse Exception (RT-X) Zone” and “Open Space (OS) Zone”.

Should the rezoning application be approved, development will be subject to site plan control, as per the Official Plan. Site Plan Control will ensure that the proposed development is in keeping with the municipality’s Urban Design Guidelines. The proposed zoning exceptions (highlighted in yellow) are described in the Tables below.

Table 1: Proposed Zoning Provisions for Block 17 - Gas Station “Commercial Village (CV) Zone”

Provision Required (CV) Provided

Minimum Lot Area 1000 m² 3956 m²

Minimum Lot Frontage 15 m 50 m

Min. Front Yard 6 m > 6 m

Minimum Interior Side Yard 1 m, except where the interior side yard abuts a residential

zone, in which case 5 m

> 1 m

Minimum Exterior Side Yard 8 m > 8 m

Minimum Rear Yard 6 m, except where the rear yard abuts a residential zone, in

which case 9 m

> 6 m

Maximum Lot Coverage 50% < 50%

Building Height (max.) 11 m < 11 m

Min. landscaped open space 20% > 20%

Parking 1 parking space per 28 m² of GFA (10 spaces with 1 BF)

10 parking spaces (with 1 BF)



Table 2: Proposed Zoning Provisions for Block 16 – Commercial “Commercial Village (CV) Zone”

Provision Required (CV) Provided

Minimum Lot Area 1000 m² 9029 m²

Minimum Lot Frontage 15 m 149 m

Min. Front Yard 6 m >6 m

Minimum Interior Side Yard 1 m, except where the interior side yard abuts a residential

zone, in which case 5 m

> 1 m

Minimum Exterior Side Yard 8 m > 8 m

Minimum Rear Yard 6 m, except where the rear yard abuts a residential zone, in

which case 9 m

> 6 m

Maximum Lot Coverage 50% < 50%

Building Height (max.) 11 m < 11 m

Min. landscaped open space 20% > 20%

Parking Commercial Use – 86 spaces with 3 BF (1 parking space per

28 m² of gross floor area)

86 spaces with 3 BF

Table 3: Proposed Zoning Provisions for

“Residential Townhouse Exception (RT-X) Zone”

Provision Required (RT) Provided

Minimum Lot Area – Interior Lot

180 m² or 210 m² at the end of a block

96 m² or 122 m² at the end of a block

Minimum Lot Area – Exterior Lot

270 m² 160 m²

Minimum Lot Frontage – Interior Lot

6 m 4.5 m or 5.7 m at the end of a block

Minimum Lot Frontage – Exterior Lot

9 m 7.5 m

Min. Front Yard 4.5 m >4.5 m

Minimum Interior Side Yard 0 m, or 1.2 m for an end unit

>0 m, or 1.2 m for an end unit

Minimum Exterior Side Yard 3 m >3 m

Minimum Rear Yard 7.5 m 5.0 m

Maximum Lot Coverage 50% <50%

Building Height (max.) 11 m <11 m

Min. landscaped open space 35% 30%

Parking Parking - 2 spaces per dwelling unit

Parking - 2 spaces per dwelling unit (1 garage and 1 driveway)

Visitor Parking Visitor Parking - 0.25 spaces per dwelling

unit (24 spaces)

Visitor Parking – 27 spaces (0.15 space per dwelling unit)



Table 4: Proposed Zoning Provisions for “Residential 2 Exception (R2-X) Zone”

Provision Required (R2) Provided

Minimum Lot Area – Interior Lot

360 m² 288 m²

Minimum Lot Area – Exterior Lot

450 m² 360 m²

Minimum Lot Frontage – Interior Lot

12 m >12 m

Minimum Lot Frontage – Exterior Lot

15 m >15 m

Min. Front Yard 4.5 m >4.5 m

Minimum Interior Side Yard

1.2 m or 1.2 m on one side and 0.6 m on the other side where a garage is attached

>1.2 m or 1.2 m on one side and 0.6 m on the other side where a garage is attached

Minimum Exterior Side Yard

3 m >3 m

Minimum Rear Yard 7.5 m >7.5 m

Maximum Lot Coverage 45% <45%

Building Height (max.) 9 m <9 m

Min. landscaped open space

30% >30%

Parking Parking - 2 spaces per dwelling unit

Parking - 2 spaces per dwelling unit (1 garage and

1 driveway)

The ZBA aims to amend Schedule A – Map 55 of the Town of Innisfil Zoning By-law 080-13 and apply subsection R2-X under part 4.3.5.X and subsection RT-X Zone under part 4.3.8.X, as follows:

1. Section 4.3.5 “Residential 2 Zone (R2)” of Zoning By-law No. 080-13 is hereby amended by adding the following Section 4.3.5.12: “4.3.5.X R2-X – Map No. 55

Notwithstanding any other provisions of this by-law to the contrary, the following shall apply to those lands zoned R2-X.

a) That all regulations for the R2 Zone shall apply, with the following exceptions:

i. Minimum lot area (interior lot): 288 m² ii. Minimum lot area (exterior lot): 360 m²

2. Section 4.3.8 “Residential Townhouse (RT) Zone” of Zoning By-law No. 080-13 is

hereby amended by adding the following Section 4.3.8.16: “4.3.8.X RT-X – Map No. 55

Notwithstanding any other provisions of this by-law to the contrary, the following shall apply to those lands zoned RT-X.



a. That all regulations for the RT-X Zone shall apply, with the following exceptions:

i. Minimum lot area (interior lot) 96 m² or 122 m² at the

end of a block ii. Minimum lot area (exterior lot) 160 m² iii. Minimum lot frontage (interior lot) 4.5 m iv. Minimum lot frontage (exterior lot) 7.5 m v. Minimum rear yard 5.0 m vi. Minimum landscape open space 30%

Conclusion The proposed Official Plan and Zoning By-law Amendment will facilitate the development of a local convenience store and gasoline bar, a commercial development and a residential development. The official plan amendment will re-designate a portion of the lands from ‘Village Commercial Area’ to ‘Village Residential Special’. The zoning by-law amendment will rezone the lands from “Future Development (FD) Zone” to “Commercial Village (CV) Zone”, “Residential 2 Exception (R2-X) Zone”, “Residential Townhouse Exception (RT-X) Zone” and “Open Space (OS) Zone” in order to permit the proposed development. All development will be serviced by municipal water and temporarily by a private individual sewage disposal system. This application represents the first step in realizing urban type development on the subject lands. The lands affected by the application are located in a primary settlement area (Stroud) in the Town of Innisfil and have been targeted for development. The development will be compatible with the current and future make-up of Yonge Street without creating environmental, health, or safety concerns. It is my professional planning opinion that this development conforms to the goals and objectives of the Provincial Policy Statement, the Provincial Growth Plan, and the County and Town’s Official Plans respectively and conform to principles of good planning.



Response Matrix

Questions of

Clarification and/or Comments

Response

1 The proposed density level seems uncharacteristic for a village the size of Stroud.

The proposed density for the residential lands is 29 units per hectare, with a maximum of 108 dwelling units permitted. The subject lands are within a settlement area, and therefore Provincial and Municipal policies encourage higher densities, allowing “greenlands” to be protected. Higher density development within settlement areas achieves cost efficiencies as services are not extended outside of the built up area, allowing existing services to be utilized.

2 Consider incorporating smaller singles along the backing on to the existing dwellings, which will provide a transition Consider increasing lot sizes and the mix of unit types.

The original application and concept plan (dated August 26, 2016) proposed three blocks of eight townhouses backing on to the existing residential lands, for a total of 24 dwellings at three-storey’s in height. The revised proposal and concept plan (dated April 26, 2017) proposes twelve single detached dwellings, capped at two-storeys in height. This land will be zoned ‘Residential 2 Exception (R2-X) Zone’ which permits a minimum of 12m wide lots for single detached dwellings. The Exception is for lot area only. The revised proposal provides a greater mix of unit type and size within the development, while creating a greater transition from townhouse dwellings to the existing single detached dwellings.

3 Provide clarification on

the height of the proposed dwellings. Consider capping dwelling heights.

As per the RT-X Zone, the townhouse dwellings are permitted to be a maximum of 11 metres (three-storeys). The final built height will be determined by the builder through the Site Plan Application process. No increase in height than what is currently permitted by the Zoning By-law is being requested. The cap is 11 metres. As per the R2-X Zone, the single detached dwellings are permitted to be a maximum of 9 metres (two-storeys), which is the same height permitted for the adjacent existing single detached dwellings on Shering Cres. Keeping these dwellings at a similar height will provide additional privacy to the existing dwellings. No increase in height than what is currently permitted by the Zoning By-law is being requested. The cap is 9 metres.



4 The proposed dwellings lack outdoor yard space.

As per the proposed Zoning Bylaw Amendment, the proposed minimum rear yard depth for the townhouse dwellings is 5.0 metres. Blocks 4, 5, 6, 7, 8, and 9 propose rear yard depths of 5 to 6 metres. While Blocks 1, 2, 3, 10, 11, 12, and 13 will maintain a 7 metre rear yard. As per the R2 zone, the minimum rear yard for the single detached dwellings is 7.5 metres which will be maintained for all dwellings in the R2-X Zone.

5 Buffer area/zone should

be considered between the new development and existing dwellings. Can a privacy fence been incorporated as well?

A concept plan with a buffer area was proposed at the Open House. Following discussions with residents and Town staff it was determined to provide larger singles backing on to the existing dwellings, with a capped height of two-storeys. This will provide an appropriate transition between existing dwellings and new townhouses. In addition, a privacy fence will be incorporated as required by the Town’s Bylaw. This will be implemented through the Site Plan Application Process.

6 Lack of visitor parking for

individual dwellings as well as visitor parking. The interface between the proposed visitor parking and the adjacent existing dwellings is not ideal.

The Zoning Bylaw requires 2 parking spaces per single detached residential dwelling. Townhouse dwellings (street, block/cluster, back-to-back, stacked) also require 2.0 parking spaces per dwelling unit. In addition, with the exception of street townhouse dwellings, 0.25 parking spaces per unit shall be designated as visitor parking spaces. Each dwelling unit, both the single detached and the townhouses have two parking spaces, one in the garage and one driveway space. Twenty-seven (27) visitor parking spaces have been provided in two locations on the site to adequately serve visitors. The visitor parking area near the Victoria Street entrance provides 17 parking spaces, with a 5 metre landscape buffer strip between the parking spaces and the lot line. In addition, a privacy fence will be incorporated as required by the Town’s Bylaw and implemented through Site Plan Application Process. The landscape buffer and privacy fence will provide additional privacy to the adjacent lots.

7 No future development

should be permitted on septic system area.

The original application and concept plan (dated August 26, 2016) proposed a second Phase of development located on top of the decommissioned communal septic bed, providing an additional 83 townhouse units. Phase 2 has been removed from the application and revised concept plan (dated April 26, 2017).



In addition, the communal septic bed will be rezoned to ‘Open Space (OS) Zone’, which permits the following uses: Conservation Use, Outdoor recreation use, park, passive recreation and public uses. Therefore dwellings are not permitted on these lands.

8 Lack of parkland for the

proposed development. The developer should contribute to the local park structures and/or update the existing park facilities.

According to the Zoning Bylaw, amenity area within the proposed development is not required. However, the developer is required to contribute parkland dedication fees which will help to improve existing parks within the neighbourhood. In addition, the septic bed will provide open green space for passive recreational uses such as dog walking and non-programmed sports.

9 How is snow removal being handled and where is it being stored within the property?

A private snow removal contractor will be hired to clear the snow within the development. Snow will be piled and stored within the subject lands. If required, snow will be trucked off site.

10 How is waste collection being handled, private or by the County?

Waste collection for the Gas Station, Commercial Block and Residential Development will all be handled individually. The Gas Station and Commercial Block will have an enclosed garbage structure where waste will be stored and picked up by a private service. The Residential development has the option to use the County of Simcoe waste collection service as long as the waste collection development standards (i.e. road widths and turning radius etc.) are provided. If not, a private garbage service will be used.

11 How is traffic impacted

by the proposed development and increase in population? The development should be limited to 1 access/entrance off Yonge Street (i.e. no additional entrances on to Yonge Street or Victoria Street)

A Traffic Impact Study (TIS) has been completed (by JD Northcote Engineering, dated August 19, 2016 and revised May 8, 2017) which has been submitted in support of the proposed development and will be reviewed by the Town Engineering Department as well as a peer reviewer to ensure completeness and accuracy. The TIS is available for the public to review. The TIS concluded that only minor improvements and operational changes are necessary. And that the proposed development will not cause any operational issues to the local roadway network. The TIS reviews the impact of each of the proposed entrances to and from the development. It concludes all entrances as proposed will be unsignalized and the proposed development will not cause any operational issues to the local roadway network. A single egress into



the subject lands would not be beneficial to the internal traffic movement as multiple accesses assist in dispersing the traffic to the external streets, therefore minimizing the impact on the surrounding streets. Traffic will be further reviewed through Site Plan Application process.

12 Pedestrian (including

students) safety needs to be considered. Implementation of sidewalks within the development and along Yonge Street need to be considered. In addition to cross walks and/or crossing guards at Yonge Street and Glenn Ave. Traffic lights and a crosswalk should be considered at the intersection of Yonge Street and Glenn Ave.

A pedestrian pathway/trail is proposed, which connects to the existing pathway/trail on Shering Cres. Sidewalks are proposed throughout the subject lands, to provide a safe pedestrian connection to the Yonge Street and Glenn Avenue intersection and the Victoria Street intersection. Incorporating a crosswalk at the intersection of Yonge Street and Glenn Avenue can be further considered and discussed with the County of Simcoe Transportation Department. A Traffic Impact Study has been completed (by JD Northcote Engineering, dated August 19, 2016 and revised May 8, 2017). As mentioned above, existing and future traffic has been reviewed and no new signalized entrance are required.

13 There are current water supply issues in Stroud. Has the existing water supply been reviewed based on the proposed development? Is there a sufficient water supply when utilized by Fire Services for fire suppression?

The proposed applications and amendments, including all accompanying reports, have been circulated to both the Town of Innisifl Engineering Department and InnServices for review and comments. A Functional Servicing and Stormwater Management Report (prepared by WMI & Associates Inc., dated July 2016, revised May 2017) has been completed which has been submitted in support of the proposed development and will be reviewed by the Town Engineering Department as well as a peer reviewer to ensure completeness and accuracy. The Report is available for the public to review. The Functional Servicing and Stormwater Management Report concludes that the development can be accommodated with potable drinking water and fire protection is available in accordance with municipal and OBC criteria. Servicing and Stormwater Management will be further reviewed through Site Plan Application process and through detailed design.



14 Concerns over the proposed communal septic system (sanitary system), its location and function for the capacity of units proposed. Is it possible to relocate the septic system? Has InnServices reviewed the septic system proposal?

A Functional Servicing and Stormwater Management Report (prepared by WMI & Associates Ltd, dated July 2016, revised May 2017) and a Hydrogeological Evaluation (prepared by Ian D. Wilson Associates Ltd, dated July 6, 2016 and Response to Hydrogeological Peer Review Comments, dated May 9, 2017) has been completed, and submitted in support of the proposed applications. They will be reviewed by the Town Engineering Department as well as a peer reviewer to ensure completeness and accuracy. The Reports are available for the public to review. The location of the proposed communal septic bed was determined through these studies. The reports recommend that the septic bed be located in the North West corner of the site. The Functional Servicing and Stormwater Management Report concludes that a new sanitary sewer system will be provided which will discharge to an on-site sewage treatment system. The internal sewer system will account for a future connection to the municipal sewer, once this service becomes available in the Village of Stroud. The Hydrogeological Evaluation concludes that the actual risk to the use of groundwater on the adjacent properties is considered very low in this geologic setting.

15 How will dewatering be

handled?

A Preliminary Geotechnical Investigation (prepared by Golder Associates, dated May 1, 2017) has been completed, and submitted in support of the proposed applications. The report will be reviewed by the Town Engineering Department as well as a peer reviewer to ensure completeness and accuracy. The Reports are available for the public to review. The report speaks to dewatering, which concludes:

Significant amounts of groundwater are not anticipated to be encountered during the servicing excavations.

The groundwater levels can fluctuate due to seasonal variations, and as such, to minimize the potential for dewatering, if possible, excavations for foundations should be conducted in the summer or fall months when groundwater levels are typically at their lowest levels.

Through detailed design, the exact depth of servicing will be known and it will be confirmed in terms of requirements for dewatering and if any dewatering is required it will be addressed through an MOECC Permit To Take Water.



16 Consider the location and placement of the Stormwater Management Pond. Can it be relocated to act and provide a buffer to adjacent dwellings. Can the Stormwater Management Pond and existing sewers handle the water?

The placement of the Stormwater Management Pond has been determined through the Functional Servicing and Stormwater Management Report (prepared by WMI & Associates Ltd, dated July 2016, revised May 2017). The south east corner of the subject lands is the lowest area of the site and water currently runs and pools in this general area. It is most efficient to continue draining water in this direction working with the natural contours of the lands. Due to this, the ponds general location needs to be in the south east corner of the subject lands. The Functional Servicing and Stormwater Management Report (prepared by WMI & Associates Ltd, dated July 2016, revised May 2017) has evaluated the required servicing of the site and concludes that stormwater quantity control will be provided. And that stormwater quality control, phosphorus reduction and water balance initiatives as per Town standards and the requirements of the Lake Simcoe Protection Plan will be provided within the wetland facility. Additional at-source and conveyance quality controls, as well as water balance benefits will be provided through the use of enhanced grass swales and perforated pipes where soil and groundwater conditions permit.

17 Additional commercial

buildings within Stroud are not needed. Many of the commercial buildings in Stroud already sit vacant. Mixed Use development, with three or four storeys would be more beneficial to Stroud.

While it is understood that many existing commercial buildings in Stroud have vacancies, this parcel of land is currently designated Commercial in the Official Plan, and the Town requires commercial uses be retained along Yonge Street. Mixed-Use development had been considered on the parcel along Yonge Street, however due to the additional treatment capacity that would be required the existing municipal sewer infrastructure cannot accommodate this type of development at this time. .

18 Can Senior Living Apartments be incorporated within the development?

While a variety of potential uses have been considered, the existing municipal sanitary infrastructure effects what type of development can be accommodated at this time.

19 Consider realignment of internal road to create a buffer.

The placement of the internal roads has been reviewed and it has been determined that the street pattern provides sufficient internal circulation, as well as efficient use of land for the proposed dwellings.

20 A Landscape Plan

should be provided to review the removal and replacement of trees

A Landscape Plan will be required as part of the Site Plan Application process. This Plan will review which trees will be impacted through the proposed development and which can be retained. In addition, it will provide a plan and



within the property. As well as illustrate new plantings in the buffer area.

planting list for all new landscaping within the development. This Plan will be further reviewed by the Town and available to be reviewed by the public. The intent is to provide landscape buffers along both side of Street ‘A’ at the entrance off Victoria Street. This will provide a planted buffer to increase privacy for the adjacent dwellings. Also, a landscape buffer will be provided around the perimeter of the septic bed. Landscaping will also be provided along the Yonge Street frontage and Street ‘B’ at the entrance off Yonge Street. Additional plantings will be provided throughout the development and will be reviewed at Site Plan Application process.

21 Can the local institutional facilities (Sunnybrea Public School) accommodate this proposed growth and additional students? Further concerns were raised regarding the septic system and its capacity.

The proposed applications and amendments have been circulated to the Simcoe County District School Board. The school board has no objections to the proposed applications and notes, elementary pupils residing in this area may attend Sunnybrae Public School and secondary pupils may attend Nantyr Shores Secondary School (as per letter dated November 24, 2016).

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