3. PROPOSED AMENDMENT TO ZONING BY-LAW NO , AS AMENDED 0 Big Bay Point (Friday Harbour Resort Inc.)

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1 TOWN OF INNISFIL PUBLIC MEETING AGENDA WEDNESDAY, JUNE 3, :00 P.M. PRIVACY STATEMENT Please note that personal information is collected pursuant to the Municipal Freedom of Information and Protection of Privacy Act and will be used for the purpose of your request to express your comments, to be notified of future meetings and is considered public information. Questions regarding this collection should be directed to the Planning Department, Town of Innisfil, 2101 Innisfil Beach Road, Innisfil, Ontario, L9S 1A1, (705) CALL TO ORDER 2. DISCLOSURE OF INTEREST 3. PROPOSED AMENDMENT TO ZONING BY-LAW NO , AS AMENDED 0 Big Bay Point (Friday Harbour Resort Inc.) A. Opening Statement by the Mayor B. Statement of Public Notice (B.1) Notice of Public Meeting dated May 14, 2015 C. Statement of Correspondence Received by the Town (C.1) Sandy Dudley dated May 28, expressing comments regarding the proposed amendment. D. Presentation(s) by: (D.1) Steven Montgomery, Senior Planner (Staff Report DSR ) (D.2) John Genest, Planner, Malone Given Parsons Ltd. on behalf of Applicant. E. Speakers from the Public (Questions of Clarification and/or Comments in Support or Opposition) F. Questions from Council 4. ADJOURNMENT

2 . TEL: (705) FAX: (705) WEB SITE: I I II. \a\il\l' \.Ir\r1I IVII VI I III. IVVIIV \.ll Inluul II. V a, 2101 inn I511' I lnnis?l Beach Road lnnis?l, Ontario L98 1A1 REFER TO FILE: Friday Harbour ZBA 0 Big Bay Point Road - D NOTICE OF PUBLIC MEETING FOR PROPOSED AMENDMENT TO ZONING BY-LAW NO (Planning Act, R.S.O 1990, c. P.13, s. 34(12), 0. Reg. 545-O6) TAKE NOTICE that the Town of lnnisfil will hold a Public Meeting on Wednesday, June 3, 2015, at 6:00 P.M. in the Council Chambers located at the Town Hall at 2101 lnnisfil Beach Road. The purpose of the Public Meeting is to obtain public comments on a proposed Amendment to Town of lnnisfil Zoning By-law No under Section 34 of the Planning Act. The subject lands affected by the proposed Amendment are legally described as Block 1, Registered Plan 51 M- 997, in the Town of lnnisfil. The lands affected by the proposed Amendment are shown on the attached Key Map. Also enclosed is a map providing more information. THE PURPOSE of the proposed Zoning By-law Amendment is to rezone a portion of the subject lands from High Density Resort Residential 2 (HDRR2(H)) Holding Zone and "High Density Resort Residential 3 (HDRR3(H)) Holding Zone to Resort Recreational Hotel Commercial (RRHC(H)) Holding Zone ; from Resort Recreational Hotel Commercial (RRHC(H)) Holding Zone to High Density Resort Residential 2 (HDRR2(H)) Holding Zone with a six storey height permission; and from "High Density Resort Residential 3 (HDRR3(H)) Holding Zone and High Density Resort Residential 3-1 (HDRR3-1(H)) Holding Zone to Medium Density Resort Residential 3 (MDRR3(H)) Holding Zone. THE EFFECT of the proposed Zoning By-law Amendment (please refer to enclosed map) is to move the location of the approved resort hotel from Site A to Site B, allow residential apartments on Site B up to six storeys in the approximate former location of the resort hotel, reduce the density of Site C from high density residential apartments to medium density townhouses, revise parking standards and locations for visitor parking, permit parking as an interim use, and to remove the Phasing Schedule C for consistency with the holding by-law. The proposed changes would not increase the overall population of the resort, which is capped at 2000 units. These changes are proposed to reflect the detailed design that has been undertaken since approval of the original Zoning By-law in ANY PERSON may attend the Public Meeting, and make oral and/or written submissions opposition to the proposed Zoning By-law Amendment. either in support of or in IF YOU WISH to be noti?ed of the adoption of the proposed Zoning By-law Amendment, you must make a written request to the Clerk of the Town of lnnisfil at 2101 lnnisfil Beach Road, lnnisfil, Ontario L98 1A1. IF A PERSON OR PUBLIC BODY does not make oral submissions at a public meeting or make written submissions to the Council of the Corporation of the Town of lnnisfil before the by-law is passed, the person or public body is not entitled to appeal the decision of the Town of lnnisfil to the Ontario Municipal Board. IF A PERSON OR PUBLIC BODY does not make oral submissions at a public meeting, or make written submissions to the Council of the Corporation of the Town of lnnisfil before the by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. ADDITIONAL INFORMATION regarding the application for Zoning By-law Amendment will be available for inspection between 8:30 a.m. and 4:30 p.m., on weekdays at the Towns Customer Service Department at the Town Hall. DATED AT THE TOWN OF lnnlsfll T IS 14" DAY OF MAY, 2015 ll, KEVINJAC, A TERNATE DEPUTY CLERK TOWN OF INNISFIL 2101 INNISFILBEACH ROAD INNISFIL,ONTARIO, L98 1A1

3 Zoning By-law Amendment Friday Harbour - File No. D Block 1, Registered Plan 51 M Big Bay Point Road Key Map SUBJECT LANDS

4 From: Sandy M. Dudley Sent: May :36 AM To: Clerks Office Cc: Gord Wauchope; Lynn Dollin Subject: Zoning By-law Amendment - Friday Harbour, Big Bay Point To: Clerks Office Attention: Karen Fraser, Acting Clerk Unfortunately, my husband and I took our eyes off the ball (Friday Harbour). We have never been against the resort and figured it was one of the best uses of the property. There are much worse options on this piece of prime real estate. We attended all the Charettes and many other meetings. The highest buildings referenced were 3-4 stories. Although I would have preferred 3 stories, 4 was the outside acceptable range. This is more in keeping with the nature of the rural landscape and existing residences. 3-4 stories would be less obtrusive, less visible over tree lines and have lesser light pollution. Yes, we have studied the sketches of the views and tree lines. This is only of help if the trees remain, and, the property the trees are on is not even owned by Friday Harbour so there is no guarantee of what the future will hold for those trees. Most people move to the point to get away from the city living and city lights. We don't expect to stop change, but we certainly want it to be somewhat in keeping with the existing nature of the community. Low street lighting won't be much help if 6 storey buildings are lighting up the sky! We were unaware that the plans had been changed to allow for a 6 storey hotel, and now 6 storeys are planned for hotel and apartments, plus they are moving closer to a more populated area where the undesired result will affect more people. I feel betrayed by the developers and town council for moving forward with plans that include 6 storey structures. This is clearly not what we wanted nor in the interests of the community. All the Ads we have seen, including the billboard at Big Bay Point and 25th Side Road show 3-4 storeys, somewhat misleading. There is a lot of property available, plus the size of the development is smaller, less dense than the initial proposal, so there must be land available to build out, not up. I can't express my disappointment in the current direction enough, and urge council to do what is right for the community and help restore the plans to the 4 story level in the current locations. One final comment.i'm now concerned that the 40 acre, 3 lot parcel to the east of the

5 development, could use this as a precedent to build high density housing at some future date. If you agree to the Friday Harbour plans, what is to stop you from agreeing on further 6 storey development in the rural community? I saw this happen in Pickering Village 30 years ago and helped fight against further high density growth. We won, but that did not stop the first apartment tower from proceeding. We need to stop this one! Thank you for your consideration of our views. We are year round residents and have lived at the Point for 18 years. Sandy M. Dudley Bob Dudley

6 STAFF REPORT NO: TOWN OF INNISFIL STAFF REPORT DSR DATE: June 3, 2015 TO: FROM: SUBJECT: Mayor, Deputy Mayor and Members of Council Tim Cane, Manager of Land Use Planning Friday Harbour Resort Inc. Proposed Zoning By-law Amendment File No. D Public Meeting Report RECOMMENDATION: That Report DSR be received for information. BACKGROUND: An Application for a Zoning By-law Amendment was filed by Malone Given Parsons Ltd. on behalf of Friday Harbour Resorts Inc. (the owner and developer of the subject lands) on March 12, 2015 for the subject lands known municipally as 0 Big Bay Point Road, and legally described as Block 1, Registered Plan 51M-997, in the Town of Innisfil. The subject lands have an approximate frontage of 788m on Big Bay Point Road, and an approximate area of 63.2 ha. A Key Map showing the location of the subject lands is Attachment 1 to this Report. The Friday Harbour Resort (formerly Big Bay Point Resort) was approved by the Ontario Municipal Board (OMB) in 2007 through Minutes of Settlement reached by the applicant, Province, County of Simcoe, Town of Innisfil, and two residents groups. The OMB decision approved several planning documents, including Zoning By-law Amendment No , the Big Bay Point Resort Secondary Plan (OPA 17), and a Plan of Subdivision application (File No. I-T-0702). Friday Harbour Resort consists of three (3) districts, the Marina District and Village (western portion of the Resort), the Golf District (eastern portion of the Resort), and the Environmental Protection District (central portion of the Resort). The proposed Zoning By-law Amendment applies only to a portion of the Marina District and Village. No changes are proposed to the zoning of the other districts. Detailed design and marketing considerations over the eight year period following the OMB approval have resulted in the developer re-assessing the phasing program, layout of buildings and housing types, and parking in the resort. The OMB approved Zoning By-law No offers limited flexibility with respect to these matters, hence the developer s submission of this proposed Zoning By-law Amendment. The Zoning By-law Amendment proposes to amend the OMB approved Zoning By-law No Specifically the By-law proposes to rezone a portion of the subject lands from High Density Resort Residential 2 (HDRR2(H)) Holding Zone and High Density Resort Residential 3 (HDRR3(H)) Holding Zone to Resort Recreational Hotel Commercial (RRHC(H)) Holding /

7 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 2 of 8 Zone ; from Resort Recreational Hotel Commercial (RRHC(H)) Holding Zone to High Density Resort Residential 2 (HDRR2(H)) Holding Zone with a six storey height permission; and from High Density Resort Residential 3 (HDRR3(H)) Holding Zone and High Density Resort Residential 3-1 (HDRR3-1(H)) Holding Zone to Medium Density Resort Residential 3 (MDRR3(H)) Holding Zone (refer to Attachment 2). The effect of the zoning changes would be to internally move the use permissions of the resort hotel from Site A to Site B (see Attachment 2), allow residential apartments within Site B up to six storeys in, and to the north of, the location that currently permits a six storey resort hotel, reduce the density of Site C from high density residential apartments to medium density townhouses, revise parking standards and locations for visitor parking, permit parking as an interim use on sites that will eventually be developed, and to remove Phasing Schedule C from the Zoning By-law for consistency with the approved holding by-law. It should be noted the proposed changes would not increase the overall population of the resort, which is capped at 2000 units, as approved by the OMB. In support of this Application, the applicant has submitted a Planning Opinion Report, which includes letters from the developer s consultants addressing transportation and parking, site servicing and outputs, water quality and environmental features and functions, and urban and architectural design guidelines. The applicant has also submitted a copy of the proposed Zoning By-law Amendment text and Schedule A, and a Sketch Plan of the proposal. Notice for this Public Meeting was provided to agencies, and to over 700 individual properties in the Big Bay Point area, in excess of the 120m circulation requirement of the Ontario Regulations. The rationale for the larger circulation is that these same properties were circulated a notice of the lifting of the hold by-law that went to Council on February 18, 2015, and the larger circulation was at the request of Council. Signage was posted on the property, and notice was provided in the newspaper and on the website. SUMMARY OF APPLICATION: Summary of Proposed Changes to Zoning By-law No Site A, B and C There are three (3) Sites (Site A, B and C) within the Marina District and Village that are proposed to be rezoned, as shown in Attachment 2. Site A currently allows Apartment Buildings in the red HDRR3(H) Zone and Flexbuildings in the orange HDRR2(H) Zone, up to four (4) storeys. Flexbuildings are buildings that contain resort residential units and at-grade retail and service commercial uses on the first floor; Apartment Buildings contain resort residential units but no at-grade retail or service commercial uses. Site A is proposed to be rezoned to permit a Hotel up to six (6) storeys. The stated objective of this zoning change is to position the hotel use in a more central location within the Marina District for easier access by visitors, and also closer to the proposed Lake Club, Golf Course, and trails. Site B currently allows a Hotel up to six (6) storeys and Flexbuildings up to four (4) storeys. Site B is proposed to be rezoned to permit Flexbuildings up to six (6) Storeys, which is an increase in Resort Residential Units for this site. This increase in density would be counteracted by reducing the density of Site C. The overall combined number of Resort Residential units and

8 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 3 of 8 Hotel units cannot exceed 2000, as per Official Plan Policy (OPA 17). The objective of this zoning change is to book-end the boardwalk and pier area with a critical mass of residential and hotel units to better support the commercial retail and service space which is currently permitted in this area, and enhance its vitality in terms of pedestrian activity. Site C currently allows Apartment Buildings up to four (4) storeys and is proposed to be rezoned to permit Waterfront Townhouses up to four (4) storeys, which is the same zoning as what currently exists along the western and southern portions of the marina basin, and the islands. The objective of this zoning change is to maintain consistency of unit types in this area of Friday Harbour. A diagram showing the massing of buildings as they would appear before and after the proposed zoning changes (within their permitted envelopes) are in Attachment 3. Please note all storeys beyond the 4th storey (5 th and 6 th storey) would have to be stepped back 1.5m per storey as per the By-law. Also in Attachment 3 are cross-sections showing how the height changes would relate to visibility from public roads, including West Street, and Big Bay Point Road. In particular, according to the diagrams, the view of the six storey hotel on Site A would generally not be visible from Big Bay Point Road due to the heights of the buildings proposed to the north of the hotel, and existing vegetation. Attachment 3 also contains architectural renderings and elevations of Site B ( Harbour Edge East ), which are proposed flexbuildings containing resort residential units and at grade retail that would be permitted if the proposed Zoning By-law Amendment was passed. These buildings are shown as seven (7) storeys (from the marina side) due to the topography of the site. Please note that by definition the building height is measured from the front building envelope line which is defined in the existing Zoning By-law No as the line that divides the building envelope from a public or private street. The only public or private street abutting this site is on the side of the building facing away from the marina. Therefore according to the current By-law height definition, the building could be six (6) storeys on that side and seven (7) storeys on the marina side. This scenario would apply to the existing hotel permissions on this site. Parking Standards Parking standards are also proposed to be modified. Friday Harbour is intended as a pedestrian-oriented and compact, walkable resort, and internal movement of cars is to be minimized. As the resort has been marketed over the past several years, very few purchasers of High Density Resort Residential units are opting for a second parking space, and as a result the developer is requesting a reduction from 1.5 to 1.25 spaces per units for Apartment Buildings and Flexbuildings. Various zones are also proposed to have parking locations more widely distributed throughout the resort, to encourage walking and enhance pedestrian vitality. Within the MDRR1 Zone, up to 1.25 spaces per residential unit can currently be provided off-site (on private streets or surface parking areas within 150m of the building envelope). This is proposed to be changed such that these spaces can be provided anywhere within the resort lands, rather than immediately within 150m. The same change is proposed for the MDRR3 Zone. Within the HDRR2 Zone, all parking for residential units is currently required to be provided on site or underground, and all non-residential uses must have parking on private streets and/or surface parking within 150m of the building envelope. The Zoning By-law Amendment proposes to allow up to 0.25 spaces per residential unit, as well as non-residential parking, to be provided on

9 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 4 of 8 private streets, underground or in surface parking areas anywhere within the resort lands. In the HDRR3 Zone, up to 0.25 spaces per residential unit are also proposed to be allowed on private streets, underground or in surface parking anywhere within the resort. In addition, the resort marina parking in the Resort Recreational Commercial (RRC) Zone is proposed to be permitted on private streets or parking areas anywhere in the resort, whereas currently parking is required to be located within 400m of the marina. Lastly, within the Resort Commercial (RC) Zone, parking for grade related retail and service commercial uses is proposed to be permitted anywhere within the resort lands, whereas currently parking associated these uses must be within 150m of the building envelope. A map showing zones proposed to have parking standards changed is Attachment 4 Surface Parking is also proposed as an interim use within the MDRR1, HDRR2, HDRR3, RRHC and RRC Zones subject to suitable screening and stormwater management to the satisfaction of the Town of Innisfil. A map showing where interim surface parking is proposed is also shown on Attachment 4. Phasing Schedule C Phase Schedule C is currently a component of Zoning By-law No , and is proposed to be deleted. Schedule C is a map that dictates the location of where each Phase of the resort is to occur. In the opinion of the applicant, this Schedule does not provide enough flexibility for minor phasing adjustments, and there are already enough checks and balances in the holding ( H ) provisions and in Schedule Q of the Secondary Plan (which is also a phasing schedule), that render Schedule C redundant. For instance, minor alterations to Schedule Q are permitted in the Secondary Plan, but not in the Zoning By-law. Therefore in order to allow some phasing flexibility within the limits of the Secondary Plan and subject to agreements with the Town and controlled by the holding provisions, the applicant is recommending the deletion of Schedule C. The Deletion of Schedule C would also be consistent with amending phasing associated with the Lift Hold ( H ) By-law No , which was adopted by Council February 18, The following Table A provides a summary of the proposed changes to the Zoning By-law. TABLE A Summary of proposed changes to Zoning By-law No LOCATION EXISTING PROPOSED SITE A Flexbuildings and Apartment Hotel up to six (6) storeys Buildings up to four (4) storeys SITE B Hotel up to six (6) storeys and Flexbuildings up to six (6) storeys Flexbuildings up to four (4) storeys SITE C Apartment Buildings up to four (4) storeys Waterfront Townhouses up to four (4) storeys HDRR2 Zone and HDRR3 Zone 1.5 parking spaces per apartment building and flexbuilding unit 1.25 parking spaces per apartment building and flexbuilding unit MDRR1 Zone and MDRR3 Zone Up to 1.25 spaces per residential unit may be provided along private streets or surface parking areas within 150m of the building envelope Up to 1.25 spaces per residential unit may be provided along private streets or surface parking areas within the resort lands

10 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 5 of 8 LOCATION EXISTING PROPOSED HDRR2 Zone All parking spaces associated with residential units within a flexbuilding A minimum of 1.0 of 1.25 parking spaces required for residential units shall be provided on-site and within a flexbuilding shall be provided underground on-site and underground. The remainder may be provided along private streets, underground and/or within surface parking areas within the resort lands HDRR3 Zone RRC Zone RC Zone MDRR1 Zone, HDRR2 Zone, HDRR3 Zone, RRHC Zone, and RRC Zone Parking for non-residential uses within flexbuildings may be provided along private streets, underground and/or within surface parking areas within 150m of the building envelope A maximum of 0.5 spaces per residential unit may be located onstreet or in a parking lot off-site, within 150m of the building envelope Required parking for the resort marina may be permitted along private streets or in parking areas within 400m of the resort marina Required parking for at grade related retail and service commercial uses may be provided along private streets, underground, within surface parking areas, or any combination thereof, within 150m of the building envelope Surface parking is not permitted as an interim use Parking for non-residential uses within flexbuildings may be provided along private streets, underground and/or within surface parking areas within the resort lands A maximum of 0.25 spaces per residential unit may be located along private streets, underground, and/or within surface parking areas within the resort lands Required parking for the resort marina may be permitted along private streets on in parking areas within the resort lands Required parking for at grade related retail and service commercial uses may be provided along private streets, underground, within surface parking areas, or any combination thereof, within the resort lands Surface parking is permitted as an interim use, subject to suitable screening (as per Section of the By-law), and a stormwater management plan prepared to the satisfaction of the Town Entire Site Phasing Schedule C Phasing Schedule C Deleted for consistency with holding ( H ) by-law A draft strike-out version of the proposed Zoning By-law Amendment showing proposed changes is Attachment 5.

11 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 6 of 8 The following is a summary of the proposed Zoning By-law Amendment Application with respect to Provincial plans and policies, County Official Plan, Big Bay Point Secondary Plan, and other Town policies including Inspiring Innisfil 2020, and Zoning By-law No Inspiring Innisfil 2020 Inspiring Innisfil 2020 speaks to the importance of the protection of the Lake Simcoe watershed for its ecological and heritage benefits, and also references the importance of economic development. The proposed Zoning By-law Amendment has been reviewed by the Lake Simcoe Region Conservation Authority (LSRCA), and they have stated in their correspondence to the Town they are satisfied with the proposal (see Attachment 6). From an economic development perspective, the proposed Zoning By-law Amendment would have the effect of modifying the resort based on marketing and detailed design considerations that have taken place subsequent to the 2007 OMB decision, which in the opinion of the applicant, would have a positive effect on the functionality of the resort and its vitality. Provincial Policy Statement (PPS) 2014 and Places to Grow Provincial Growth Plan The Provincial Policy Statement (PPS) 2014 speaks to the importance promoting recreational, tourism, and other economic opportunities, in Section Section also speaks to the importance of supporting long-term economic prosperity through provision of opportunities for sustainable tourism development. The proposed Zoning By-law Amendment, insofar as it supports the continued and sustainable development of the Friday Harbour resort, would assist in the promotion and support of these policies of the PPS. The proposed Zoning By-law Amendment would also maintain the Growth Plan principles of compact, vibrant, and mixed use development that efficiently uses existing and planned infrastructure. Lake Simcoe Protection Plan The Lake Simcoe Protection Plan (LSPP) is not applicable, as the subject lands and proposed Zoning By-law Amendment are subject to a Draft Approved Plan of Subdivision that was approved before the LSPP was enacted, as per Ontario Regulation 219/09. The LSRCA comments on this application are Attachment 6. Beacon Environmental, the developer s environmental consultant, has stated in their opinion the proposed Zoning By-law Amendment is compatible with the approved Environmental Impact Study (EIS), and will result in no negative impacts on natural heritage features or functions. County of Simcoe Official Plan The County Official Plan incorporates Schedule N of the Big Bay Point Resort Secondary Plan (OPA No. 17) into its Schedule 5.1a, which is referenced in Section 3.14 Special Development Area. Insofar as the proposed Zoning By-law Amendment conforms to the Big Bay Point Resort Secondary Plan, it would conform to the policies of the County of Simcoe Official Plan, which are broader, high-level policies than those in the Town Official Plan (OPA No. 17).

12 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 7 of 8 Big Bay Point Resort Secondary Plan (OPA No. 17 to the Town of Innisfil Official Plan) The proposed Zoning By-law Amendment is required to conform to the Big Bay Point Resort Secondary Plan, or an Official Plan Amendment is required. In the opinion of the applicant, the Zoning By-law Amendment supports the policies of the Secondary Plan. Schedule O is the land use schedule of the Secondary Plan. Section b) states that the pattern of land use may be adjusted in the plan of subdivision, plan of condominium or site plan approval process to take into account detailed design of land use relationships and street patterns, as long as the intent of the Plan is maintained. Minor variation of land use designation boundaries shall not require an amendment to the Secondary Plan provided the intent of the Plan is maintained. Further, Section states that the boundaries between land use designations identified on Schedule O, and the location of Roads and Lanes on Schedule P shall be considered approximate. Minor adjustments to these boundaries shall not require an amendment to this Plan provided the general intent of the Secondary Plan is maintained. The Zoning By-law Amendment generally meets but does not match the Schedule O land use designations. In particular, the hotel is proposed to be relocated to an area (Site A) that is only partially designated for such uses (the Resort Commercial designation). However in the opinion of the applicant, this represents a minor adjustment to the boundary in that location, as the overarching goals and objectives of the Plan are upheld (e.g. creating a balanced, pedestrian-oriented resort community comprised of functionally specialized districts that provide opportunities for a variety of resort recreational accommodation amenities ( a)), providing for locations for hotels that are functional and accessible to the Resort Marina, Golf Course, and retail and service commercial uses ( b)) etc.). Also in the opinion of the applicant, the Resort Structure policies are upheld or enhanced (e.g. the hotel would allow Resort Commercial uses to be located within walking distance (400m) of a larger number of resort residential units (Section f)). With respect to Site B, there are no similar issues respecting designation. Site B is entirely designated Resort Commercial, which in addition to hotels also permits High Density Resort Residential uses that are mixed use and generally located above grade related retail and service commercial uses (Section c)). This is what is being proposed. However, the Zoning By-law Amendment itself proposes zoning permissions up to six (6) storeys, whereas the Secondary Plan requires building heights for High Density Residential to generally comply with a range from 2 to 4 storeys (Section a) iii)). In the opinion of the applicant, because the residential building is replacing the zoning permissions that would have allowed a six (6) storey hotel on the southern two-thirds of Site B, and because the policy states that building height shall generally comply, that the Urban Design policies of the Secondary Plan are upheld. The proposed rezoning of Site C for waterfront townhouses is permitted as-of-right, since the Medium-High Density Resort Residential land use designation already allows waterfront townhouses as a permitted use (Section a)), at a range of 2 to 4 storeys ( a) ii)). The proposed removal of Phasing Schedule C would not conflict with the Secondary Plan, which already contains phasing policies and a phasing Schedule Q. The changes to the proposed parking provisions would additionally support the Secondary Plan policies of encouraging a vibrant, pedestrian-oriented compact form, while supporting shuttle and other transportation options.

13 Staff Report DSR June 3, 2015 Friday Harbour ZBA Public Meeting Report File No. D Page 8 of 8 Comments Received The following comments have been received on the proposed Zoning Bylaw Amendment as of the writing of this report: Simcoe County District School Board May 15, 2015 No objections. Lake Simcoe Region Conservation Authority (LSRCA) May 27, 2015 No objections. From a watershed management perspective, the proposed Zoning By-law Amendment is consistent with the PPS and tests of Ontario Regulation 179/06 of the Conservation Authorities Act. (see Attachment 6). OPTIONS/ALTERNATIVES: This report is provided for information purposes only. Options and alternatives will be provided by staff at the time of Council consideration after consideration of all received comments. FINANCIAL CONSIDERATION: As all costs incurred by the Town are recovered from the applicant resulting in no net financial impact to the Municipality. CONCLUSION: This report is provided for information. A subsequent report will be provided to Council at a future date reviewing comments received and provided a recommendation as to whether the Zoning By-law Amendment should be recommended for approval. PREPARED BY: Steven Montgomery, BURPl. (Hons.), MCIP, RPP Senior Planner REVIEWED AND APPROVED FOR SUBMISSION BY: Tim Cane, M.E.S., RPP Manager of Land Use Planning Attachments: 1. Key Map 2. Proposed Zoning Map Changes 3. Building Massing and Cross-Section Diagrams 4. Areas Subject to Parking Standards Changes 5. Proposed Zoning By-law 6. LSRCA Comments

14 Zoning By-law Amendment Friday Harbour - File No. D Block 1, Registered Plan 51M Big Bay Point Road Key Map Alcina Ave. 30 Srd. Murray Blvd. Ruth Rd. Richview Rd. Trillium Edith Dr. Pl. Grove Pl. Big Bay Point Rd. East St. Miller Pl. Rosemary Ln. Pine Rock Ave. South St. West St. M innetonka Rd. 30 Srd. SUBJECT LANDS Kimberley St. Linda St. Maple Grove Rd. Lake Simcoe 13th Line /

15 SITE A: From High Density Resort Residential Apartments (up to four storeys) To Resort Hotel (up to six storeys) SITE A: A: From: HDRR2(H) SITE C: HDRR3(H) Private Street From High Density Resort Residential To: Apartments RRHC(H) with with 6 6 (up to four storeys) storey height height permission To Medium Density Townhouses (up to four storeys) SITE B: SITE B: SITE B: From Resort Hotel (up to six storeys) From: and From: High Density HDRR2(H) Resort HDRR2(H) Residential RRHC(H) Apartments RRHC(H) (up Private to four Street Street storeys) To: To To: High Density HDRR2(H) Residential HDRR2(H) with with 6 Apartments 6 storey height (up permission to six storeys) AREAS TO BE USED FOR INTERIM PARKING DURING CONSTRUCTION / BUILD OUT EXCERPT FROM ZBL SCHEDULE "B" LAND USE AS AMENDED

16 Massing of Buildings within Permitted Envelopes (Existing and Proposed) Existing Envelopes* Proposed Envelopes* *Marina oriented facades show grade-related basement levels.

17 Massing of Buildings within Permitted Envelopes (Existing and Proposed) Existing Envelopes* Proposed Envelopes* *Marina oriented facades show grade-related basement levels.

18 Cross-sections Showing Building Visibility From Big Bay Point Road and West Street (Existing and Proposed)

19 Example of Proposed Building Elevation and Architectural Rendering Site B ( Harbour Edge East )

20 Zones Subject of Requested Revisions to Parking Provisions Zones Subject of Requested Permission for Interim Parking

21 THE CORPORATION OF THE TOWN OF INNISFIL BY LAW NO. XXX 15 A By law of The Corporation of the Town of Innisfil to amend the sitespecific Zoning By law No for the Big Bay Point Resort Secondary Plan Lands, as amended, by rezoning certain lands within the Secondary Plan Area, by amending certain provisions of the by law, and by removing the by law s Schedule C. WHEREAS the Council of The Corporation of the Town of Innisfil deems it desirable to approve an application to rezone certain lands in the Big Bay Point Resort Secondary Plan area in the Town of Innisfil: from High Density Resort Residential 2 and 3 (HDRR2 and HDRR3) zones to a Resort Recreational Hotel Commercial (RRHC) zone, and to correspondingly rezone certain lands from Resort Recreational Hotel Commercial (RRHC) to a High Density Resort Residential 2 (HDRR2) zone; to amend the maximum height provisions for the relocated High Density Resort Residential 2 (HDRR2) zone and the adjacent HDRR2 zone to permit the same 6 storey maximum as permitted for the Resort Recreational Hotel Commercial (RRHC) zone; and from High Density Resort Residential 3 and 3 1 (HDRR3 & HDRR3 1) zones to a Medium Density Resort Residential 3 (MDRR3) zone; to amend the parking standard and/or location provisions for all High Density Resort Residential 2 and 3 (HDRR2 and HDRR3) and Medium Density Resort Residential 1 and 3 (MDRR1 & MDRR3) lands within the Secondary Plan Area; to permit interim parking lots as a permitted use subject to suitable screening and stormwater management plans in all Medium Density Resort Residential 1 (MDRR1), High Density Resort Residential (HDRR2 & HDRR3), Resort Recreational Hotel Commercial (RRHC) and Resort Recreational Commercial (RRC) zones; and to remove Schedule C. AND WHEREAS authority to pass this By law is provided pursuant to Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended. NOW THEREFORE the Council of The Corporation of The Town of Innisfil enacts as follows: 1. Schedule A attached hereto forms part of this By law. 2. Schedule A to By law No , as amended, is hereby further amended by rezoning those lands shown on Schedule A attached hereto from: a. High Density Resort Residential Two and Three (HDRR2 and HDRR3) zones to a Resort Recreational Hotel Commercial (RRHC) zone, and to correspondingly rezone certain lands from Resort Recreational Hotel Commercial (RRHC) to a High Density Resort Residential Two (HDRR2) zone.; and b. High Density Resort Residential 3 (HDRR3) to a Medium Density Resort Residential 3 (MDRR3) zone.

22 3. The enacting recitals section of By law No at its page 2, paragraphs 3 and 5 are hereby amended by the new wording as follows: 3. Schedules A and B and C attached hereto form part of this By law; and 5. For the purpose of phasing, the Big Bay Point Resort Secondary Plan Lands have been divided into phases, the elements boundaries of which are defined in Section 8 Holding Provisions shown on Schedule C of this By law. 4. Section Parking is hereby amended by the new wording as follows: For item j) Apartment Building and flexbuilding units in the Minimum Parking Requirements table, One and one quarter half (1.255) spaces for every resort residential unit. 5. Section Parking is hereby further amended by adding a new paragraph with new wording as follows: Surface parking shall be permitted as an interim use in all Medium Density Resort Residential One (MDRR1), High Density Resort Residential Two and Three (HDRR2 & HDRR3), Resort Recreational Hotel Commercial (RRHC) and Resort Recreational Commercial (RRC) zones subject to the provision of suitable screening as defined in section of this bylaw, and subject to a storm water management plan prepared to the Town s satisfaction. 6. Section Special Provisions of Section 4.1 MEDIUM DENSITY RESORT RESIDENTIAL ONE (MDRR1) ZONE is hereby amended by revising paragraph c) with wording as follows: Notwithstanding the provisions of Section , a maximum of 1.25 spaces per resort residential unit of required parking, may be provided along private streets or in surface parking areas within the resort lands subject of this by law 150 meters of the building envelope. 7. Section Special Provisions of Section 4.3 MEDIUM DENSITY RESORT RESIDENTIAL THREE (MDRR3) ZONE is hereby amended by revising paragraph a) with wording as follows: Notwithstanding the provisions of Section , a maximum of 1.25 spaces per resort residential unit of required parking, may be provided along private streets or in surface parking areas within the resort lands subject of this by law 150 meters of the building envelope. 8. Section Special Provisions of Section 4.5 HIGH DENSITY RESORT RESIDENTIAL TWO (HDRR2) ZONE is hereby amended by: a. revising paragraph a) with wording as follows: A minimum of 1.0 of the 1.25 All required parking spaces associated with required for resort residential units within a flexbuilding shall be provided on site and underground. The remainder may be provided along private streets, underground, within surface parking areas, or any combination thereof within the resort lands subject of by law meters of the building envelope.

23 b. revising paragraph b) with wording as follows: Required parking associated with non residential uses within flexbuildings may be provided along private streets, underground, within surface parking areas, or any combination there of, within the resort lands subject of by law meters of the building envelope. ; and c. adding a new paragraph d) with wording as follows: Those buildings located on the east side of the marina basin between the Resort Recreational Commercial 3 (RRC 3) zone and the Resort Recreational Hotel Commercial (RRHC) zone on Schedule A shall have a minimum height of 4.0 storeys and a maximum height of 6.0 storeys. Any storey above the fourth storey shall be setback a minimum of 1.5 m from the storey below. 9. Section Special Provisions of Section 4.6 HIGH DENSITY RESORT RESIDENTIAL THREE (HDRR3) ZONE is hereby amended by revising paragraph b) with wording as follows: Notwithstanding the provisions of Section , a maximum of one quarter half (0.25) space, per resort residential unit of required parking, may be located along private streets, underground, within surface parking areas, or any combination thereof on street or in a parking lot off site, within the resort lands subject of by law meters of the building envelope. 10. Section Special Provisions of Section 5.1 RESORT RECREATIONAL COMMERCIAL (RRC) ZONE is hereby amended by revising paragraph e) with wording as follows: Notwithstanding the provisions of Section of this By law, required parking for the resort marina may be permitted along private streets or in parking areas within the resort lands subject of by law m of the resort marina. 11. Section Special Provisions of Section 5.3 RESORT COMMERCIAL (RC) ZONE is hereby amended by revising paragraph a) with wording as follows: Required parking associated with grade related retail and service commercial uses may be provided along private streets, underground, within surface parking areas, or any combination thereof, within the resort lands subject of by law metres of the building envelope. 12. Paragraphs (a), (b), (c) and (d) in Section 8 HOLDING PROVISIONS are hereby amended as follows: (a) Prior to lifting the holding provisions on the Phase 1 land, as shown on Schedule C to this By law, the following shall be satisfied: (b) Prior to lifting the holding provisions on a maximum of 800 resort residential units on the Phase 2 land, as shown on Schedule B [sic] to this By law, the following shall be satisfied:

24 (c) Prior to lifting the holding provisions on a maximum of 400 resort residential units on the Phase 3 land, as shown on Schedule C to this By law, the following shall be satisfied: (d) Prior to lifting the holding provisions on the remainder of the resort residential units on the Phase 4 land, as shown on Schedule C to this By law, the following shall be satisfied: 13. Schedule C to Zoning By law is hereby deleted. 14. All other provisions of this By law shall apply. 15. This By law shall come into force, and take effect on the day it is passed subject to the appeal provisions set out in Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended. READ THIS DAY OF, 2015 Gord Wauchope MAYOR Karen Fraser ACTING CLERK

25 SCHEDULE A TO BY LAW NO. 15 PASSED THIS DAY OF, 2015

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