PLANNING JUSTIFICATION REPORT INNOVATIVE PLANNING SOLUTIONS. Centreville Stroud Yonge Street, Stroud. Town of Innisfil

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1 INNOVATIVE PLANNING SOLUTIONS planners project managers land development PLANNING JUSTIFICATION REPORT Centreville Stroud 7958 Yonge Street, Stroud

2 Centreville Stroud 7958 Yonge Street County of Simcoe APPLICATION FOR PREPARED BY INNOVATIVE PLANNING SOLUTIONS 150 DUNLOP STREET EAST, SUITE 201 BARRIE, ONTARIO L4M 1B2 TEL: (705) FAX: (705) September D U N L O P S T R E E T E A S T, S U I T E 2 0 1, B A R R I E O N T A R I O L 4 M 1 B 2 Fax: (705) INFO@IPSCONSULTINGINC.com Tel: (705)

3 PLANNING JUSTIFICATION REPORT OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT TABLE OF CONTENTS 1.0 INTRODUCTION SITE DESCRIPTION AND SURROUNDING LAND USES DESCRIPTION OF DEVELOPMENT Official Plan Amendment Application Zoning Bylaw Amendment Application PLANNING POLICY AND ANALYSIS Provincial Policy Statement Places to Grow County of Simcoe Official Plan Official Plan CONCLUSION 25 FIGURES FIGURE 1: FIGURE 2: FIGURE 3: FIGURE 4: FIGURE 5: FIGURE 6: FIGURE 7: Location of Subject Property Aerial Photo of Subject Property and Surrounding Land Uses Proposed Site Plan Current Land Use Designation Schedule Proposed Official Plan Amendment Schedule Current Zoning Schedule Proposed Zoning By-law Amendment Schedule TABLES TABLE 1: TABLE 2: TABLE 3: Proposed Zoning Provisions for Village Commercial (CV) Zone Proposed Zoning Provisions for Village Commercial Exception (CV-X) Zone Proposed Zoning Provisions for Residential Townhouse Exception (RT-X) Zone APPENDICES APPENDIX 1: APPENDIX 2: APPENDIX 3: Proposed Site Plan Official Plan Amendment & Schedules Zoning Bylaw Amendment & Schedules

4 1.0 Introduction Innovative Planning Solutions has been retained by Daycore Venture Group Inc. to complete a Planning Justification Report relative to an Official Plan Amendment (OPA) and Zoning Bylaw Amendment (ZBA) Applications on lands known municipally as 7958 Yonge Street/County Road 4/Highway 11, in the, County of Simcoe. The subject lands have a total area of 5.21 ha (12.89 acres), with approximately metre ( feet) frontage on Yonge Street and metre (70.42 feet) frontage on Victoria Street, in the Settlement Area of Stroud. Figure 1 provides a Key Map of the subject lands. Figure 1: Location of Subject Property Source: maps.simcoe.ca IPS File No: Page 1

5 The purpose of the following Planning Justification Report (PJR) is to justify the proposed OPA and ZBA under applicable legislation in the Province of Ontario. The intent of these applications is to facilitate the development of the site in accordance with these policies. It will enable the development of local convenience commercial uses bar at the north east corner, a mixed use development along the remainder of Yonge Street, as well as a residential townhouse development to the rear. The following report will review the applicable policies found within the documents noted below to justify the application under good planning principles. Provincial Policy Statement (2014) Places to Grow (2013) County of Simcoe Official Plan Official Plan Zoning By-law 2.0 Site Description and Surrounding Land Uses The property is located in Stroud, which is delineated as a Village Settlement on Schedule A in the Official Plan. The subject lands are located in the northwest corner of Yonge Street and Victoria Street. Stroud is located approximately 5 minutes south of the City of Barrie along Yonge Street. 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 Official Plan. The lands are currently zoned Future Development (FD) Zone, according to the Town s Zoning By-law No Historically the lands have been used for agricultural purposes. The majority of the structures have been demolished, with only a silo remaining. The subject lands and surrounding uses are illustrated in Figure 2. IPS File No: Page 2

6 North: Commercial uses along Yonge Street on both the east and west side of the street including Tim Hortons, Foodland grocery store and a number of smaller commercial retail outlets. Further north is the City of Barrie. South: Commercial uses are located at the corner of Yonge Street and Victoria Street. Innisfil Recreation Centre and Public Library is located to the south of the lands. As well as residential neighbourhood. East: Commercial uses along Yonge Street, Sunnybrae Public School and Residential neighbourhood. West: Residential neighbourhood and agricultural lands. Figure 2: Aerial Photo of Subject Property and Surrounding Land Uses Source: maps.simcoe.ca Residential Commercial Residential Institutional Subject Lands Commercial Agricultural Residential Residential IPS File No: Page 3

7 3.0 Description of Development The proposed site plan can be viewed in Figure 3, and attached as Appendix 1. The proposal per the site plan suggests three areas of development on the site. The first is a gasoline bar located along Yonge Street at the north east corner of the site. The second is a large block, of mixed use development also along Yonge Street. Lastly, a residential townhouse development at the rear of the subject lands. A new condominium road will be constructed at the Glenn Avenue intersection to provide access to the subject lands and the townhouse dwellings. Each area of development is further described below. Gasoline Bar The proposal per the site plan suggests a canopy structure and gasoline pumping stations oriented along Yonge Street to provide easy access and promote safe vehicular traffic. A 260 m² ( ft²) structure will be developed adjacent to the canopy providing the service of a local convenience store and gasoline bar. To the north of the structure, an enclosed garbage storage area will be provided. The plan currently proposes accesses 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 main structure and proposes 13 parking spaces including one (1) barrier free spot. A pedestrian walkway has been implemented in order to provide access from the parking area to the pumping station. 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 near the lot frontage allowing ease of access for fuel supply vehicles. The rear of the property will be used as a septic area. Municipal water will be utilized as the other form of servicing. Mixed Use Development The proposed mixed-use block as per the site plan suggests a maximum six-storey development with ground floor commercial and up to five levels of residential units. This block is intended to be flexible, providing both commercial and residential uses for the community. IPS File No: Page 4

8 If built as part of Phase 1, individual septic services will have to be incorporated within the block. If built as part of Phase 2, as shown on the site plan, the development will be able to hook up to municipal water and sewer services. The proposed designation and zone will permit a minimum density of 60 units per hectare. The proposed site plan shows 85.1 units per hectare over five storeys, with ground floor commercial and rooftop amenity area. The mixeduse block will have access off the new condo road. Townhouse Development The proposed residential development intends to develop a total of 190 townhouse units in two phases. The first phase of the development will include 107 townhouse units which will be serviced by municipal water and a communal septic system. When municipal services extend to Stroud, these units will be hooked up and the communal septic system will be decommissioned. Following the decommissioning, 83 additional townhouse dwellings will be constructed. The proposed site plan, and OPA and ZBA, propose development of 4.5 metre wide townhouses, all accessed from a new private condominium road. The new condominium road will have access from both Yonge Street and Victoria Street, creating a loop through the site. A stormwater management pond and amenity space is included in the proposed site plan. Visitor parking is located at the entrance off Victoria Street. IPS File No: Page 5

9 Figure 3: Proposed Site Plan IPS File No: Page 6

10 3.1 Official Plan Amendment Application The subject lands are currently designated Village Commercial Area within the Official Plan. In order to facilitate the development per the site plan an Official Plan Amendment is required. The following application will redesignate a portion of the lands from Village Commercial Area to Village Residential Special, and Village Commercial Special. The OPA will permit residential housing on 3.57 hectares of the site and various commercial and mixed-uses on 1.16 hectares along Yonge Street. Figure 4 below is a caption of the current designation over the subject lands. Figure 4: Current Land Use Designation Schedule Source: Official Plan IPS File No: Page 7

11 The townhouse development is proposed at the rear portion of the lands adjacent to the existing residential area, with a density of 51.4 units per hectare. A detailed illustration of the proposed re-designation can be seen under Figure 5 and in Appendix 2. The proposed Official Plan Amendments for the subject lands are provided below. A copy is also provide in Appendix 2. The Official Plan is hereby amended as follows: The Village Commercial Special designation proposes; Notwithstanding the provisions of the Official Plan to the contrary, and more specifically to Section 3.4.6, shall also be subject to the following policies: i) Within the Village Commercial Special area, a broad range of retail and service commercial uses shall be permitted including but not limited to: grocery stores, retail stores, convenience retail stores, restaurants, coffee shops, personal service shops, financial institutions, commercial schools, day nursery, fitness centre, veterinary clinics, offices, pharmacies, medical and health care clinics and offices and a motor vehicle gas bar. Service uses including, places of worship, libraries, schools, community centres and other institutions shall also be permitted. ii) Mixed residential/commercial uses should be permitted and encouraged within a maximum height of six storeys. The minimum density for the residential component of mixed use development shall be 60 units per ha. The Village Residential Special designation proposes: Notwithstanding the provisions of the Official Plan to the contrary, and more specifically to Section 3.3.2, shall also be subject to the following policies: i) Within the Village Residential Special area, multiple dwelling units including street townhouse, block/cluster townhouse dwellings, and stacked townhouse dwellings shall also be permitted. ii) The density of the Village Residential Special area shall be within a range of 25 to 55 units per hectare. iii) iv) The maximum height of building shall be three (3) storeys. All development within this designation shall be subject to Site Plan Control in accordance with the policies of Section 9.4 of this Plan. IPS File No: Page 8

12 Figure 5: Proposed Official Plan Amendment Schedule IPS File No: Page 9

13 3.2 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 per the site plan 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 Townhouse Exception (RT-X) Zone and Village Commercial Exception (CV-X) Zone. Figure 6 below is a caption of the current zoning over the subject lands. The ZBA will permit residential housing on 3.57 hectares and various commercial and mixed-uses on 1.16 hectares along Yonge Street. Figure 6: Current Zoning Schedule Source: Zoning Bylaw A detailed illustration of the proposed zoning can be seen under Figure 7, and Appendix 3. IPS File No: Page 10

14 Figure 7: Proposed Zoning By-law Amendment Schedule IPS File No: Page 11

15 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 municipalities Urban Design Guidelines. The proposed zoning exceptions (highlighted in yellow) are described in the Tables below. Table 1: Proposed Zoning Provisions for Block 18 - Gas Station Commercial Village (CV) Zone Provision Required (CV) Provided Minimum Lot Area 1000 m² m² Minimum Lot Frontage 15 m 50.9 m Min. Front Yard 6 m < 6 m Minimum Interior Side Yard Minimum Exterior Side Yard Minimum Rear Yard 1 m, except where the interior side yard abuts a residential zone, in which case 5 m < 1 m 8 m < 8 m 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 20% < 20% space Parking 1 parking space per 28 m² of GFA (10 spaces with 1 BF) 13 parking spaces (with 1 BF) Table 2: Proposed Zoning Provisions for Block 17 - Mixed-Use Commercial Village Exception (CV-X) Zone Provision Required (CV) Provided Minimum Lot Area 1000 m² m² Minimum Lot Frontage 15 m m Min. Front Yard 6 m 16.9 m Minimum Interior Side Yard Minimum Exterior Side Yard Minimum Rear Yard 1 m, except where the interior side yard abuts a residential zone, in which case 5 m 24 m 8 m 24 m 6 m, except where the rear yard abuts a residential zone, in which case 9 m 26.4 m Maximum Lot Coverage 50% 22% Building Height (max.) 11 m 20 m Min. landscaped open space 20% 34% IPS File No: Page 12

16 Parking Total 205 spaces with 8 BF Commercial Use 65 spaces with 3 BF (1 parking space per 28 m² of gross floor area) Residential Use 140 spaces with 5 BF (Apartment dwelling in any other zone, 1.75 parking spaces per unit, of which.25 parking spaces shall be designated as visitor parking spaces) Total 160 spaces with 6 BF Commercial Use 45 spaces with 2 BF (1 space per 40 m² of all leasable area) Residential Use 115 of spaces with 4 BF (1.4 space per unit) 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 270 m² 160 m² Exterior Lot Minimum Lot Frontage Interior Lot 6 m 4.5 m or 5.7 m at the end of a block Minimum Lot Frontage 9 m 7.5 m Exterior Lot Min. Front Yard 4.5 m 4.5 m Minimum Interior Side 0 m, or 1.2 m for an end unit 0 m, or 1.2 m for an end unit Yard Minimum Exterior Side 3 m 3 m Yard Minimum Rear Yard 7.5 m 4.75 m Maximum Lot Coverage 50% 52% Building Height (max.) 11 m 11 m Min. landscaped open 35% 28% space Parking Parking - 2 spaces per dwelling unit Parking - 2 spaces per dwelling unit (1 garage and Visitor Parking Visitor Parking spaces per dwelling unit (48 spaces) 1 driveway) Visitor Parking 30 spaces (0.15 space per dwelling unit) The ZBA aims to amend Schedule A Map 55 of the Zoning By-law and apply subsection CV-X Zone under part X and subsection RT-X Zone under part X, as follows: IPS File No: Page 13

17 5.3.2.X CV-X Map No. 55 Notwithstanding any other provisions of this by-law to the contrary, the following shall apply to those lands zoned CV-X: a) In addition to the Permitted Uses listed in Table 5.1, the following shall also be permitted: i. Residential Uses; i. Apartment dwelling, ii. Commercial Uses; i. Fitness centre, ii. Grocery store, iii. Indoor Recreational Centre, iv. Place of entertainment, v. Printing and publishing establishment, vi. Shopping centre, vii. Taxi stand or dispatch office, iii. Institutional Uses; i. Long term care home or nursing home, ii. Park, iii. Retirement home, iv. School. iv. Accessory Uses, Buildings and Structures; i. Outdoor patio, ii. Outdoor rooftop patio. b) That the following Zone regulations identified below shall apply in addition to Table X.Y., of Zoning By-law No , as amended, for Commercial uses provided in the CV-X Zone: i. Table X.Y, shall apply: Table X.Y. Provision Required Minimum Lot Area 1000 m² Minimum Lot Frontage 15 m Minimum Front Yard 6 m Minimum Interior Side Yard 1 m, except where the interior side yard abuts a residential zone, in which case 5 m Minimum Exterior Side Yard 8 m Minimum Rear Yard 6 m, except where the interior side yard abuts a residential zone, in which case 9 m Maximum Lot Coverage 50% Building Height (max.) 24 m Minimum landscaped open space 20% Minimum floor area for a residential 47 m² dwelling unit IPS File No: Page 14

18 Notwithstanding anything to the contrary the following minimum number of parking spaces are required Commercial Uses 1 space per 40 m² of all leasable area Residential Use 1.4 spaces per unit, of which.25 parking spaces shall be designated as visitor parking spaces 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 the following Zone regulations identified below shall apply in addition to Table X.Y., of Zoning By-law No , as amended, for Residential Townhouse uses provided in the RT-X Zone: i. Table X.Y, shall apply: Table X.Y. Provision Provided Minimum Lot Area Interior Lot 96 m² or 122 m² at the end of a block Minimum Lot Area Exterior Lot 160 m² Minimum Lot Frontage Interior Lot 4.5 m or 5.7 m at the end of a block Minimum Lot Frontage Exterior Lot 7.5 m Min. Front Yard 4.5 m Minimum Interior Side Yard 0 m, or 1.2 m for an end unit Minimum Exterior Side Yard 3 m Minimum Rear Yard 4.75 m Maximum Lot Coverage 52% Building Height (max.) 11 m Min. landscaped open space 28% Parking Parking - 2 spaces per dwelling unit Visitor Parking Visitor Parking 30 spaces (0.15 space per dwelling unit) Attached as Appendix 3 is a copy of the draft Zoning Bylaw Amendment and associated Schedule. 4.0 PLANNING POLICY AND ANALYSIS This section will outline the applicable planning and development policies impacting this application. Each section will outline the policies and contain a planning analysis with respect to conformity of this application. IPS File No: Page 15

19 4.1 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (2014) has been reviewed relative to this proposal with specific attention paid to: Section Section Section Section 1.4 Section Healthy, liveable and safe communities Settlement Areas Employment Housing Sewage, Water and Stormwater The subject lands are within the Settlement Area of Stroud, and are consistent with Section of the PPS, as the proposed development contributes to a healthy, liveable and safe community, which is sustained by efficient development and land-use patterns, and contributing to the range and mix of residential uses in Stroud. The development will support a mix of commercial, retail, and residential uses. Section of the PPS states that settlement areas will be the focus of growth and development. The proposed application is located on lands within a designated settlement area and are appropriate for such a use. Per Section Planning authorities are directed to identify appropriate locations for development to take place and should be accommodated through taking into account existing building stock. The subject lands are currently being used for agricultural purposes, however, they are designated Village Commercial Area in the Town of Innisfil Official Plan and have been identified through the Zoning By-law as a site to accommodate Future Development. Given that the lands are designated Village Commercial Area it is logical to zone a portion of them for commercial uses. The proposed application is also supported by Policy which states that: Land use patterns within settlement areas shall be based on: a) Densities and a mix of land uses which: 1. Efficiently use land and resource; 2. Are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; IPS File No: Page 16

20 b) A range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. Further, Policy , states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Section directs Planning authorities to promote economic development and competitiveness by providing for an appropriate range and mix of employment uses, providing opportunities for a diversified economic base, and ensuring the necessary infrastructure is provided to support current and projected needs. The convenience store and gasoline bar as well as the mixed-use buildings proposed for the lands will provide employment opportunities and services in a safe and logical location. The proposal has the potential to provide new employment and economic activity to Stroud. Section 1.4 of the PPS relates to Housing, and Section notes that an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area shall be provided. The community of Stroud is mainly comprised of single detached dwellings, as services are limited and lots must accommodate private septic. Townhouse dwellings will contribute to the range and mix of housing types available in Stroud, providing more affordable housing options. The mixed-use blocks have the potential to provide additional residential units to the community through either a condominium development or apartment complex. The residential development and increase in population will contribute to the surrounding businesses, sustaining economic growth. The development would assist in providing a range of residential housing types and related accessory uses in close proximity to a range of commercial and retail uses. Lastly, Section 1.6 of the PPS relates to Infrastructure and Public Service Facilities. Specifically, Section notes, municipal sewage services and municipal water services IPS File No: Page 17

21 are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, where feasible. Municipal sewage services are not located in Stroud, thus a communal septic system is required. The proposed development will utilize municipal water services alongside private means of sewage servicing on an interim basis. Section supports the option of private communal sewage services, where municipal sewage services are not provided. Full servicing is the preferred option, and it is understood that once municipal sewage becomes available the development will be required to connect to these services. It is understood that this clause can be incorporated into the site plan agreement for this development. The following applications is consistent with the Provincial Policy Statement. 4.2 PLACES TO GROW The Growth Plan for the Greater Golden Horseshoe has been prepared and approved under the Places to Grow Act. The Government of Ontario recognizes that in order to accommodate future population growth, support economic prosperity and achieve a high quality of life for all Ontarians, planning must occur in a rational and strategic way. The Growth Plan has been reviewed relative to this application with particular emphasis placed on the following; Section Guiding Principles Section Managing Growth Section Designated Greenfield Areas Section Water and Wastewater Systems Section provides guiding principles for municipalities to build compact, vibrant and complete communities. Complete communities are defined as, communities meet people s need for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure including affordable housing, schools, recreation and open space for their residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided. IPS File No: Page 18

22 The lands are located within the designated settlement area of Stroud. Section of the Growth Plan contains policies relative to creating complete communities through directing growth, including employment and population growth, to existing settlement areas. Section further encourages directing a significant portion of new growth to the built-up areas of the community through intensification, in areas that are supported by transit and allow for a pedestrian friendly urban environment. A Designated Greenfield Area is defined as, the area within a settlement area that is not builtup area. Where a settlement area does not have a built boundary, the entire settlement area is considered designated greenfield area. Therefore, Section applies to the subject lands. Section notes that new development shall be planned, designated, zoned and designed in a manner that; a) Contributes to creating complete communities, b) Creates street configurations, densities, and an urban form that support walking, cycling, and the early integration and sustained viability of transit services; c) Provides a diverse mix of land uses, including residential and employment uses, to support vibrant neighborhoods; and d) Creates high quality public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling. In addition, Section provides a minimum density target that is not less than 50 residents and jobs combined per hectare. Section provides principles related to Water and Wastewater Systems. It is noted that, construction of new, private communal wastewater systems, should only be considered where the following conditions are met: a) Strategies for water conservation and other water demand management initiatives are being implemented in the existing service areas; b) Plans for expansion or for new services are to serve growth in a manner that supports achievement of the intensification target and density targets; c) Plans have been considered in the context of applicable inter-provincial, national, binational, or state-provincial Great Lakes Basin agreements. IPS File No: Page 19

23 The subject lands are currently designated Village Commercial Area within the Official Plan. In order to facilitate the development per the site plan an Official Plan Amendment is required. The following application will redesignate a portion of the lands from Village Commercial Area to Village Residential Special, and Village Commercial Special. The OPA will permit residential housing on 3.57 hectares of the site and various commercial and mixed-uses on 1.16 hectares along Yonge Street. Figure 4 below is a caption of the current designation over the subject lands. The Village Commercial Area designation along Yonge Street in Stroud highlights the importance of commercial uses along the main corridor in a community. However, developing a transition from commercial uses to low density residential uses is often encouraged. The OPA, to provide for Village Residential Special designation, will create a transition from commercial use along Yonge Street, to a medium density townhouse neighbourhood, to the existing low density single detached lots. In addition, the OPA to allow for mixed-use development, on the commercial lands along Yonge Street, create a complete community. It provides commercial space on a main corridor, while maximizing the efficiency of the land through the additional residential units. Based on the fact that the lands are designated for Commercial purposes in the Official Plan, the proposed commercial rezoning for the gasoline bar and mixed use blocks are considered appropriate. The proposed Commercial Village (CV) Zone will facilitate the current proposal and provide necessary amenities that will support the everyday commercial and servicing needs of current and future residents, as well as supporting transportation utilizing the Yonge Street corridor through Stroud and Innisfil. The proposed applications are consistent with the policies of the Growth Plan for the Greater Golden Horseshoe. IPS File No: Page 20

24 4.3 COUNTY OF SIMCOE OFFICIAL PLAN The County of Simcoe is in the process of updating their Official Plan which was adopted by County Council in November The Plan was appealed to the OMB and has subsequently been approved in portions. Portions that have not been approved refer to the previous Official Plan (Consolidated 2007). A review of the applicable policies has been completed under the context of both Official Plans and is outlined below. The Official Plan of the County of Simcoe provides a policy context for land use planning taking into consideration the economic, social, and environmental impacts of land use and development decisions. It attempts to achieve a balance between the demands for economic development, community building and environmental conservation and provide a framework for coordinated planning with adjacent municipalities, agencies, and other levels of government. A review of the applicable policies has been completed under the context of both Official Plans and is outlined below with emphasis placed on the following sections: Section Directing Growth and Development to Settlements Section Diversified Economic Functions and Opportunities and Range of Section 3.3 Section 3.5 Section 4.3 Housing Options General Development Policies Settlements Affordable Housing Section offers the first of the four themes for growth management, the County of Simcoe directs a significant portion of growth and development to settlements where it can be effectively serviced through one or more municipal services (water, sewer). Section notes the fourth themes which is to develop communities with diversified economic functions and opportunities and a diverse range of housing options. It s noted that a wide range of business and employment opportunities are required to meet the needs of a growing population. It also notes that the development of a wide range of housing types and costs, including affordable housing is a goal of this Plan. The proposed concept contributes to growth within a settlement IPS File No: Page 21

25 area, while also providing diverse economic functions and a housing type that doesn t currently existing in the Stroud community. Section of the Official Plan requires that where development is proposed adjacent or in the vicinity of a Provincial of County Road, a Traffic Impact Study must be conducted to ascertain the possible effect on the roadways. A Traffic Impact Study was completed by JD Engineering and has been submitted with this application in support of this proposal. The subject property is designated Settlement Area in the County of Simcoe Official Plan and as a result, Section 3.5 applies. Policy states that the objective of Settlements is to develop a compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services. In addition, states that the objective of Settlements is to develop mixed use settlements as strong and vibrant central places and to create healthy settlements and communities that are sustainable. Policy states that development forms and patterns which minimize land consumption and servicing costs shall be promoted. Per Section Settlement areas shall be the focus of population and employment growth and their vitality and regeneration shall be promoted. Policy continues to state that settlement areas should be planned to accommodate a diversity of land uses, including residential and commercial, among others. Section of the OP, refers to density and intensification. The minimum density target of residents and jobs combined per hectare for the is 32. For the purposes of calculating the proposed density of residents and jobs per hectare, it has been assumed that only the commercial space will be developed in Phase 1 on the mixed-use block and that only Phase 1 dwellings are built. Until adequate municipal services are provided Phase 2 development is on hold. In addition, the existing Town s average of 15 jobs per hectare is used. Therefore, 20 jobs will be created over the 1.33 hectares of commercial/mixed use lands. And using the Simcoe County Land Use Budget, persons per unit assigned to rowhouses (townhouses) in Innisfil of 2.55 persons per unit, the proposed potential population is persons, which is persons per hectare. Therefore, 67.3 residents and jobs per hectare are proposed. IPS File No: Page 22

26 Section 4.3 of the OP refers to Affordable Housing. The County supports and encourages the creation of affordable housing units to be developed in local municipalities. Section and provide tools to encourage affordable housing including height and density increase in return for affordable housing, and the provision of grants in lieu of such things as development charges, planning fees, parkland fees in return for affordable housing units. In addition, section notes the County s target of a minimum of 10% of all new housing units be affordable housing units. The proposed development contributes to the affordable housing stock available. The proposed development conforms to the County of Simcoe Official Plan. 4.4 TOWN OF INNISFIL OFFICIAL PLAN (OMB approved 2011) The Official Plan guides all development within the Town. It provides policies for the proposed OPA and ZBA applications. The proposed site plan intends to alter a portion of the subject lands, land use designation, to permit residential townhouse development, as well as mixed-use development. The applicable policies of the Plan have been examined as they relate to the proposed application. The subject lands are designated Village Commercial Area. The lands are also located within the Settlement Boundary of Stroud as per Schedule B7. Sections 2.1, 2.3 and 2.11 of the Plan set out an overall framework for future development within the Town and provide policies related to Growth Management and Economic Development. The proposed development will play a role in providing appropriate urban development and efficient use of land to Stroud. It will contribute to creating a complete community providing daily service to the area. Section 2.6 of the Plan refers the Village Settlements. Stroud is indicated as a Village Settlement on Schedule A of the Official Plan. The objective is to permit limited infilling and rounding out of Village Settlements. Policy notes that development shall occur in IPS File No: Page 23

27 accordance with the specific policies in the Village Residential, Village Commercial and Institutional designations within each Village Settlement. Section notes commercial uses sufficient to support the convenience and day-to-day needs of the Village Settlement and the surrounding agricultural/rural community should be encourage. The current concept will meet and support the needs of the surrounding community. Utilizing all of the subject lands for this intended use would not be appropriate that will continue to stagnate development of these lands in their entirety. Section of the Plan provides policy relative to the provision of affordable house. Specially, , notes the Town will facilitate the provision of affordable housing by providing that 25% of all new housing be in medium and high density housing forms. Medium density housing forms include semi-detached dwellings, townhouses, low rise apartments, duplex, triplex and other grade related multiple unit housing, where the density range is 25 to 40 units per net hectare. High density housing forms include townhouses, stacked townhouses and back to back townhouses, apartments, duplex, triplex and other grade related multiple unit housing, where the density range is 60 to 120 units per net hectare. The proposed development provides a combination of medium and high density residential built form through townhouses and apartments, with a proposed density ranging from 5o to 85 units per hectare. These units contribute to the affordable housing stock in Innisfil and specifically Stroud. The proposed development requests a portion of the subject lands to be redesignated to Village Residential Special. Section relates to Village Residential Areas. Section lists the permitted uses within this designation. The proposed Amendment is requesting that townhouse dwellings be added as a permitted use. In addition, Section , notes lot density of the Village Residential Area should generally be in the range of 2.5 units per net hectare. It is understood this is based on utilizing private individual septic systems on a lot by lot basis. The proposed Amendment is requesting a density between 25 and 55 units per hectare based on the introduction of a communal sewage system and ultimate municipal sewer system. Section 3.4 of the Plan provides policies for Commercial Areas. Commercial areas are intended to provide the broadest range of retail and service uses. Specifically, Section provides policies relative to lands designated as Village Commercial Area. The proposed development request a portion of the subject lands to be redesignated to Village Commercial IPS File No: Page 24

28 Special. The Plan indicates that permitted uses shall be limited to convenience commercial uses serving the residents and surrounding community. The proposed Amendment is requesting that mixed residential/commercial uses be permitted with a maximum height of six storeys. In addition, the minimum density for the residential component of the mixed use development shall be 60 units per hectare. Section 5 of the Official Plan relates to Urban Design. The section includes policies that relate to; Integrated Community Urban Structure; Neighbourhood Structure, Road Network and Block Patterns; Streetscape; Open Space System; Downtowns and Commercial Cores; Diversity, Site Planning and Built Form; Views, Community Edges, Gateways and Landmarks; and Village Character. These will all play a key role in the final site plan, urban design and architectural style of buildings and structures. The development will preserve and enhance the character of the surrounding area, including architectural elements that reference the surrounding areas architectural elements and characteristics. The materials used will highlight local architectural context, without mimicking existing styles. The streetscape will be defined with enhanced landscape features, lighting standards, potential street furnishings and signage. Based on a review of the relevant policies within the Official Plan the proposed rezoning is supported by the Plan. 6.0 CONCLUSION The proposed Official Plan and Zoning By-law Amendments will facilitate the development of a local convenience store and gasoline bar, mixed-use building and a residential townhouse development. The Gasoline Bar, will provide up to 12 gasoline pumps, on three islands under a covered canopy. A local convenience store will be located at the rear of the site, and provide IPS File No: Page 25

29 approximately 260 m² of commercial space. The development of the gasoline bar will create 5.85 jobs. The Mixed Use development, proposed along Yonge Street, provides approximately 2000 m² of ground floor leasable commercial space. This commercial space will create 14.1 jobs. The building is proposed to have a maximum height of six-storeys, providing varying sizes of apartment or condominium style units. A minimum proposed density is 60 units per hectare, with the concept plan providing 80 units, for a density of 85 units per hectare. This development will likely occur in Phase 2 when municipal services are available. If the development occurs in Phase 1, private services will have to be accommodate on this block. The Townhouse development, at the rear of the lot, intends to develop a total of 190 townhouse units, in two phases. The density proposed here, after both phases are built out is 51.4 units per hectare. The first phase of the development will include 107 townhouse units which will be serviced by municipal water and a communal septic system. When municipal services extend to Stroud, these units will be hooked up and the communal septic system will be decommissioned. Following the decommissioning, 83 additional townhouse dwellings will be constructed. Phase 1 of the development, will create a population of persons, which is persons per hectare. It is proposed, that Phase 1 development creates a density of 67.3 residents and jobs per hectare. The OPA will re-designate the lands from Village Commercial Area to Village Residential Special, and Village Commercial Special. The ZBA will rezone the lands from Future Development (FD) Zone to Commercial Village (CV) Zone, Residential Townhouse Exception (RT-X) Zone and Commercial Village Exception (CV-X) Zone in order to permit the proposed development. All development will be serviced by municipal water and temporarily by a private communal sewage disposal system. This application represents the first step in realizing urban type development on the subject lands. The lands affected by the application is located in the village settlement area (Stroud) in the and have been targeted for development. The development will be compatible IPS File No: Page 26

30 with the current and future make-up of Yonge Street without creating environmental, health, or safety concerns and represents the most logical form of development for this site. 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. Respectfully submitted, Darren Vella, B.Sc, MCIP, RPP President & Director of Planning Vanessa Simpson, BID, MPl Junior Planner/Planning Technician IPS File No: Page 27

31 Appendix 1 IPS File No:

32 SUBJECT LANDS KEY MAP CONCEPTUAL SITE PLAN CENTREVILLE STROUD LOT 11, CONCESSION YONGE STREET / HIGHWAY 11 / COUNTY ROAD 4 TOWN OF INNISFIL COUNTY OF SIMCOE m SCALE 1:750 TOTAL LANDS 5.21 ha (12.89 acres) 100 m PHASE ha (5.56 acres) LAND USE STATISTICS PHASE 1 LAND USE AREA (ha.) UNITS 4.5m TOWNHOUSE m CONDO ROAD 0.52 STORMWATER MANAGEMENT POND COMMUNAL SEPTIC AREA (FUTURE PHASE 2 TOWNHOUSE DEVELOPMENT) 0.40 COMMERCIAL BLOCK 0.39 MIXED-USE BLOCKS (PHASE 2) PHASE 2 UNITS m ROAD WIDENING ALONG YONGE STREET 0.18 TOTAL CURRENT OP DESIGNATION - VILLAGE COMMERCIAL AREA CURRENT ZONING - FUTURE DEVELOPMENT ZONE (FD) CONCEPTUAL SITE PLAN TOWN OF INNISFIL FILE: Centreville Site Plan.dwg PROJECT: StroudCentreville DATE: AUGUST 26, 2016 DRAWN BY: V.S.

33 Appendix 2 IPS File No:

34 AMENDMENT No. TO THE OFFICIAL PLAN FOR THE TOWN OF INNISFIL PART OF LOT 11, CONCESSION YONGE STREET The attached explanatory text, and Schedule A constitutes Amendment No. to the Official Plan of the for Part of Lot 11, Concession 10, known municipally as 7958 Yonge Street, in the, and the County of Simcoe, which was adopted by the Council of the Corporation of the by By-law No. XXX-16 in accordance with Sections 17 and 21 of the Planning Act, R.S.O. 1990, c.p. 13, as amended, on this day of, MAYOR, CORPORATE SEAL OF TOWNSHIP CLERK,

35 AMENDMENT No. TO THE OFFICIAL PLAN FOR THE TOWN OF INNISFIL PART OF LOT 11, CONCESSION YONGE STREET THE CONSTITUTIONAL STATEMENT The following Amendment to the Official Plan for the consists of three (3) parts: PART A THE PREAMBLE consists of the purpose, location and basis for the Amendment, and does not constitute part of the actual Amendment. PART B THE AMENDMENT which sets out the actual Amendment consisting of the text and Schedule A which constitutes Amendment No. to the Official Plan for the. PART C THE APPENDICES consists of information pertinent to this Amendment in the form of background information. This Section does not constitute part of the actual Amendment. Official Plan Amendment No Yonge Street Town Of Innisfil

36 PART A THE PREAMBLE 1.0 PURPOSE The purpose of this Official Plan Amendment is described as follows: To redesignate a portion of the subject lands from Village Commercial Area to Village Commercial Special and Village Residential Special on the Official Plan Schedule B7 Land Use: Stroud, and shown more precisely on Schedule A attached hereto to facilitate the future development of this portion of the lands for residential and commercial uses. 2.0 LOCATION The lands affected by this Amendment are located in the Stroud Settlement Area as defined by the Official Plan. The lands are located at the north-west corner of Yonge Street, and Victoria Street, and are legally described as Part of Lot 11, Concession 10 in the and known municipally as 7958 Yonge Street. The lands are shown more precisely on Schedule A attached to this Amendment. 3.0 BASIS The subject lands have an approximate area of 5.21 hectares (12.89 acres) with approximately metres (93.47 feet) of frontage on Victoria Street, and metres ( feet) of frontage on Yonge Street. The lands are currently vacant and used for agricultural uses. The lands are currently designated Village Commercial Area by the Official Plan Schedule B7. An Amendment is required to redesignate a portion of the lands Village Commercial Special, to permit various commercial uses as well as mixed use development. In addition, a portion of the lands will be redesigated to Village Residential Special, to permit various forms of residential units including townhouse dwellings. The subject lands are currently zoned Future Development (FD) Zone in Zoning Bylaw. A concurrent Zoning By-law Amendment application has also been submitted to the Town to establish the necessary zoning provision to facilitate the future development of the site, and implement the policies contained in this Amendment. The Provincial Policy Statement (2014) The Provincial Policy Statement (2014) has been reviewed relative to this proposal with specific attention paid to: Section Healthy, liveable and safe communities Section Settlement Areas Section Employment Section 1.4 Housing Section Sewage, Water and Stormwater Official Plan Amendment No Yonge Street Town Of Innisfil

37 The subject lands are within the Settlement Area of Stroud, and are consistent with Section of the PPS, as the proposed development contributes to a healthy, liveable and safe community, which is sustained by efficient development and land-use patterns, and contributing to the range and mix of residential uses in Stroud. The development will support a mix of commercial, retail, and residential uses. Section of the PPS states that settlement areas will be the focus of growth and development. The proposed application is located on lands within a designated settlement area and are appropriate for such a use. Per Section Planning authorities are directed to identify appropriate locations for development to take place and should be accommodated through taking into account existing building stock. The subject lands are currently being used for agricultural purposes, however, they are designated Village Commercial Area in the Official Plan and have been identified through the Town of Innisfil Zoning By-law as a site to accommodate Future Development. Given that the lands are designated Village Commercial Area it is logical to zone a portion of them for commercial uses. The proposed application is also supported by Policy which states that: Land use patterns within settlement areas shall be based on: a) Densities and a mix of land uses which: 1. Efficiently use land and resource; 2. Are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; b) A range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. Further, Policy , states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Section directs Planning authorities to promote economic development and competitiveness by providing for an appropriate range and mix of employment uses, providing opportunities for a diversified economic base, and ensuring the necessary infrastructure is provided to support current and projected needs. The convenience store and gasoline bar as well as the mixeduse buildings proposed for the lands will provide employment opportunities and services in a safe and logical location. The proposal has the potential to provide new employment and economic activity to Stroud. Section 1.4 of the PPS relates to Housing, and Section notes that an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area shall be provided. Official Plan Amendment No Yonge Street Town Of Innisfil

38 The community of Stroud is mainly comprised of single detached dwellings, as services are limited and lots must accommodate private septic. Townhouse dwellings will contribute to the range and mix of housing types available in Stroud, providing more affordable housing options. The mixed-use blocks have the potential to provide additional residential units to the community through either a condominium development or apartment complex. The residential development and increase in population will contribute to the surrounding businesses, sustaining economic growth. The development would assist in providing a range of residential housing types and related accessory uses in close proximity to a range of commercial and retail uses. Lastly, Section 1.6 of the PPS relates to Infrastructure and Public Service Facilities. Specifically, Section notes, municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, where feasible. Municipal sewage services are not located in Stroud, thus a communal septic system is required. The proposed development will utilize municipal water services alongside private means of sewage servicing on an interim basis. Section supports the option of private communal sewage services, where municipal sewage services are not provided. Full servicing is the preferred option, and it is understood that once municipal sewage becomes available the development will be required to connect to these services. It is understood that this clause can be incorporated into the site plan agreement for this development. The following applications is consistent with the Provincial Policy Statement. Growth Plan for the Greater Golden Horseshoe (2006) The Growth Plan for the Greater Golden Horseshoe has been prepared and approved under the Places to Grow Act. The Government of Ontario recognizes that in order to accommodate future population growth, support economic prosperity and achieve a high quality of life for all Ontarians, planning must occur in a rational and strategic way. The Growth Plan has been reviewed relative to this application with particular emphasis placed on the following; Section Guiding Principles Section Managing Growth Section Designated Greenfield Areas Section Water and Wastewater Systems Section provides guiding principles for municipalities to build compact, vibrant and complete communities. Complete communities are defined as, communities meet people s need for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, a full range of housing, and community infrastructure including affordable housing, schools, recreation and open space for their residents. Convenient access to public transportation and options for safe, non-motorized travel is also provided. Official Plan Amendment No Yonge Street Town Of Innisfil

39 The lands are located within the designated settlement area of Stroud. Section of the Growth Plan contains policies relative to creating complete communities through directing growth, including employment and population growth, to existing settlement areas. Section further encourages directing a significant portion of new growth to the built-up areas of the community through intensification, in areas that are supported by transit and allow for a pedestrian friendly urban environment. A Designated Greenfield Area is defined as, the area within a settlement area that is not built-up area. Where a settlement area does not have a built boundary, the entire settlement area is considered designated greenfield area. Therefore, Section applies to the subject lands. Section notes that new development shall be planned, designated, zoned and designed in a manner that; a) Contributes to creating complete communities, b) Creates street configurations, densities, and an urban form that support walking, cycling, and the early integration and sustained viability of transit services; c) Provides a diverse mix of land uses, including residential and employment uses, to support vibrant neighborhoods; and d) Creates high quality public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling. e) In addition, Section provides a minimum density target that is not less than 50 residents and jobs combined per hectare. Section provides principles related to Water and Wastewater Systems. It is noted that, construction of new, private communal wastewater systems, should only be considered where the following conditions are met: a) Strategies for water conservation and other water demand management initiatives are being implemented in the existing service areas; b) Plans for expansion or for new services are to serve growth in a manner that supports achievement of the intensification target and density targets; c) Plans have been considered in the context of applicable inter-provincial, national, bi-national, or state-provincial Great Lakes Basin agreements. The subject lands are currently designated Village Commercial Area within the Official Plan. In order to facilitate the development per the site plan an Official Plan Amendment is required. The following application will redesignate a portion of the lands from Village Commercial Area to Village Residential Special, and Village Commercial Special. The OPA will permit residential housing on 3.57 hectares of the site and various commercial and mixed-uses on 1.16 hectares along Yonge Street. Figure 4 below is a caption of the current designation over the subject lands. The Village Commercial Area designation along Yonge Street in Stroud highlights the importance of commercial uses along the main corridor in a community. However, developing a transition from commercial uses to low density residential uses is often encouraged. The OPA, to provide for Village Official Plan Amendment No Yonge Street Town Of Innisfil

40 Residential Special designation, will create a transition from commercial use along Yonge Street, to a medium density townhouse neighbourhood, to the existing low density single detached lots. In addition, the OPA to allow for mixed-use development, on the commercial lands along Yonge Street, create a complete community. It provides commercial space on a main corridor, while maximizing the efficiency of the land through the additional residential units. Based on the fact that the lands are designated for Commercial purposes in the Official Plan, the proposed commercial rezoning for the gasoline bar and mixed use blocks are considered appropriate. The proposed Commercial Village (CV) Zone will facilitate the current proposal and provide necessary amenities that will support the everyday commercial and servicing needs of current and future residents, as well as supporting transportation utilizing the Yonge Street corridor through Stroud and Innisfil. The proposed applications are consistent with the policies of the Growth Plan for the Greater Golden Horseshoe. County of Simcoe Official Plan The County of Simcoe is in the process of updating their Official Plan which was adopted by County Council in November The Plan was appealed to the OMB and has subsequently been approved in portions. Portions that have not been approved refer to the previous Official Plan (Consolidated 2007). A review of the applicable policies has been completed under the context of both Official Plans and is outlined below. The Official Plan of the County of Simcoe provides a policy context for land use planning taking into consideration the economic, social, and environmental impacts of land use and development decisions. It attempts to achieve a balance between the demands for economic development, community building and environmental conservation and provide a framework for coordinated planning with adjacent municipalities, agencies, and other levels of government. A review of the applicable policies has been completed under the context of both Official Plans and is outlined below with emphasis placed on the following sections: Section Directing Growth and Development to Settlements Section Diversified Economic Functions and Opportunities and Range of Housing Options Section 3.3 General Development Policies Section 3.5 Settlements Section 4.3 Affordable Housing Section offers the first of the four themes for growth management, the County of Simcoe directs a significant portion of growth and development to settlements where it can be effectively serviced through one or more municipal services (water, sewer). Section notes the fourth themes which is to develop communities with diversified economic functions and opportunities and Official Plan Amendment No Yonge Street Town Of Innisfil

41 a diverse range of housing options. It s noted that a wide range of business and employment opportunities are required to meet the needs of a growing population. It also notes that the development of a wide range of housing types and costs, including affordable housing is a goal of this Plan. The proposed concept contributes to growth within a settlement area, while also providing diverse economic functions and a housing type that doesn t currently existing in the Stroud community. Section of the Official Plan requires that where development is proposed adjacent or in the vicinity of a Provincial of County Road, a Traffic Impact Study must be conducted to ascertain the possible effect on the roadways. A Traffic Impact Study was completed by JD Engineering and has been submitted with this application in support of this proposal. The subject property is designated Settlement Area in the County of Simcoe Official Plan and as a result, Section 3.5 applies. Policy states that the objective of Settlements is to develop a compact urban form that promotes the efficient use of land and provision of water, sewer, transportation, and other services. In addition, states that the objective of Settlements is to develop mixed use settlements as strong and vibrant central places and to create healthy settlements and communities that are sustainable. Policy states that development forms and patterns which minimize land consumption and servicing costs shall be promoted. Per Section Settlement areas shall be the focus of population and employment growth and their vitality and regeneration shall be promoted. Policy continues to state that settlement areas should be planned to accommodate a diversity of land uses, including residential and commercial, among others. Section of the OP, refers to density and intensification. The minimum density target of residents and jobs combined per hectare for the Town of Innisfil is 32. For the purposes of calculating the proposed density of residents and jobs per hectare, it has been assumed that only the commercial space will be developed in Phase 1 on the mixed-use block and that only Phase 1 dwellings are built. Until adequate municipal services are provided Phase 2 development is on hold. In addition, the existing Town s average of 15 jobs per hectare is used. Therefore, 20 jobs will be created over the 1.33 hectares of commercial/mixed use lands. And using the Simcoe County Land Use Budget, persons per unit assigned to rowhouses (townhouses) in Innisfil of 2.55 persons per unit, the proposed potential population is persons, which is persons per hectare. Therefore, 67.3 residents and jobs per hectare are proposed. Section 4.3 of the OP refers to Affordable Housing. The County supports and encourages the creation of affordable housing units to be developed in local municipalities. Section and provide tools to encourage affordable housing including height and density increase in return for affordable housing, and the provision of grants in lieu of such things as development charges, planning fees, parkland fees in return for affordable housing units. In addition, section notes the County s target of a minimum of 10% of all new housing Official Plan Amendment No Yonge Street Town Of Innisfil

42 units be affordable housing units. The proposed development contributes to the affordable housing stock available. The proposed development conforms to the County of Simcoe Official Plan. Official Plan The Official Plan guides all development within the Town. It provides policies for the proposed OPA and ZBA applications. The proposed site plan intends to alter a portion of the subject lands, land use designation, to permit residential townhouse development, as well as mixed-use development. The applicable policies of the Plan have been examined as they relate to the proposed application. The subject lands are designated Village Commercial Area. The lands are also located within the Settlement Boundary of Stroud as per Schedule B7. Sections 2.1, 2.3 and 2.11 of the Plan set out an overall framework for future development within the Town and provide policies related to Growth Management and Economic Development. The proposed development will play a role in providing appropriate urban development and efficient use of land to Stroud. It will contribute to creating a complete community providing daily service to the area. Section 2.6 of the Plan refers the Village Settlements. Stroud is indicated as a Village Settlement on Schedule A of the Official Plan. The objective is to permit limited infilling and rounding out of Village Settlements. Policy notes that development shall occur in accordance with the specific policies in the Village Residential, Village Commercial and Institutional designations within each Village Settlement. Section notes commercial uses sufficient to support the convenience and day-to-day needs of the Village Settlement and the surrounding agricultural/rural community should be encourage. The current concept will meet and support the needs of the surrounding community. Utilizing all of the subject lands for this intended use would not be appropriate that will continue to stagnate development of these lands in their entirety. Section of the Plan provides policy relative to the provision of affordable house. Specially, , notes the Town will facilitate the provision of affordable housing by providing that 25% of all new housing be in medium and high density housing forms. Medium density housing forms include semidetached dwellings, townhouses, low rise apartments, duplex, triplex and other grade related multiple unit housing, where the density range is 25 to 40 units per net hectare. High density housing forms include townhouses, stacked townhouses and back to back townhouses, apartments, duplex, triplex and other grade related multiple unit housing, where the density range is 60 to 120 units per net hectare. The proposed development provides a combination of medium and high density residential built form through townhouses and apartments, with a proposed density ranging from 5o to 85 units per hectare. These units contribute to the affordable housing stock in Innisfil and specifically Stroud. Official Plan Amendment No Yonge Street Town Of Innisfil

43 The proposed development requests a portion of the subject lands to be redesignated to Village Residential Special. Section relates to Village Residential Areas. Section lists the permitted uses within this designation. The proposed Amendment is requesting that townhouse dwellings be added as a permitted use. In addition, Section , notes lot density of the Village Residential Area should generally be in the range of 2.5 units per net hectare. It is understood this is based on utilizing private individual septic systems on a lot by lot basis. The proposed Amendment is requesting a density between 25 and 55 units per hectare based on the introduction of a communal sewage system and ultimate municipal sewer system. Section 3.4 of the Plan provides policies for Commercial Areas. Commercial areas are intended to provide the broadest range of retail and service uses. Specifically, Section provides policies relative to lands designated as Village Commercial Area. The proposed development request a portion of the subject lands to be redesignated to Village Commercial Special. The Plan indicates that permitted uses shall be limited to convenience commercial uses serving the residents and surrounding community. The proposed Amendment is requesting that mixed residential/commercial uses be permitted with a maximum height of six storeys. In addition, the minimum density for the residential component of the mixed use development shall be 60 units per hectare. Section 5 of the Official Plan relates to Urban Design. The section includes policies that relate to; Integrated Community Urban Structure; Neighbourhood Structure, Road Network and Block Patterns; Streetscape; Open Space System; Downtowns and Commercial Cores; Diversity, Site Planning and Built Form; Views, Community Edges, Gateways and Landmarks; and Village Character. These will all play a key role in the final site plan, urban design and architectural style of buildings and structures. The development will preserve and enhance the character of the surrounding area, including architectural elements that reference the surrounding areas architectural elements and characteristics. The materials used will highlight local architectural context, without mimicking existing styles. The streetscape will be defined with enhanced landscape features, lighting standards, potential street furnishings and signage. Based on a review of the relevant policies within the Official Plan the proposed rezoning is supported by the Plan. Official Plan Amendment No Yonge Street Town Of Innisfil

44 PART B THE AMENDMENT 1.0 DETAILS OF THE AMENDMENT The Official Plan is hereby amended as follows: a) Schedule B7 Land Use: Stroud to the Innisfil Official Plan is amended as shown of Schedule A to this Amendment (Amendment No. ), to redesignate a portion of the lands subject to this amendment from Village Commercial Area to Village Commercial Special and Village Residential Special. b) New Section X Village Commercial Special is added as follows: X Village Commercial Special Lot 11, Concession 10 Notwithstanding the provisions of the Official Plan to the contrary, and more specifically to Section 3.4.6, shall also be subject to the following policies: i) Within the Village Commercial Special area, a broad range of retail and service commercial uses shall be permitted including but not limited to: grocery stores, retail stores, convenience retail stores, restaurants, coffee shops, personal service shops, financial institutions, commercial schools, day nursery, fitness centre, veterinary clinics, offices, pharmacies, medical and health care clinics and offices and a motor vehicle gas bar. Service uses including, places of worship, libraries, schools, community centres and other institutions shall also be permitted. ii) Mixed residential/commercial uses should be permitted and encouraged within a maximum height of six storeys. The minimum density for the residential component of mixed use development shall be 60 units per ha. c) New Section X Village Residential Special is added as follows: X Village Residential Special Lot 11, Concession 10 Notwithstanding the provisions of the Official Plan to the contrary, and more specifically to Section 3.3.2, shall also be subject to the following policies: i) Within the Village Residential Special area, multiple dwelling units including street townhouse, block/cluster townhouse dwellings, and stacked townhouse dwellings shall also be permitted. ii) iii) iv) The density of the Village Residential Special area shall be within a range of 25 to 55 units per hectare. The maximum height of building shall be three (3) storeys. All development within this designation shall be subject to Site Plan Control in accordance with the policies of Section 9.4 of this Plan. Official Plan Amendment No Yonge Street Town Of Innisfil

45 2.0 IMPLEMENTATION This Amendment to the Official Plan for the shall be implemented by Amendment to the Town s Comprehensive Zoning By-law No , as amended, passed pursuant to Section 34 of the Planning Act, R.S.O. 1990, c.p.13, and through the approval of Application(s) for Site Plan Control Approval, pursuant to Section 41 of the Planning Act, Planning Act, R.S.O. 1990, c.p INTERPRETATION The provisions set forth in the Official Plan of the, as amended from time to time regarding the interpretation of that Plan, shall apply in regard to this Amendment, and as may more specifically be set out or implied within the policies contained herein. Unless precluded, altered, or exempted by any policies contained herein, all of the relevant policies of the Official Plan shall apply to the development contemplated by Schedule A. Official Plan Amendment No Yonge Street Town Of Innisfil

46 SUBJECT LANDS KEY MAP SCHEDULE A OFFICIAL PLAN AMENDMENT CENTREVILLE STROUD LOT 11, CONCESSION YONGE STREET / HIGHWAY 11 / COUNTY ROAD 4 TOWN OF INNISFIL COUNTY OF SIMCOE m SCALE 1:750 TOTAL LANDS 5.21 ha (12.89 acres) 100 m LANDS TO BE REMAIN 'VILLAGE COMMERCIAL AREA' 0.48 ha (1.18 acres) LANDS TO BE RE-DESIGNATED FROM 'VILLAGE COMMERCIAL AREA' TO 'VILLAGE COMMERCIAL SPECIAL AREA' 1.16 ha (2.88 acres) LANDS TO BE RE-DESIGNATED FROM 'VILLAGE COMMERCIAL AREA' TO 'VILLAGE RESIDENTIAL SPECIAL AREA' 3.57 ha (8.83 acres) SCHEDULE A - OFFICIAL PLAN AMENDMENT. TOWN OF INNISFIL FILE: Centreville Site Plan.dwg PROJECT: StroudCentreville DATE: AUGUST 26, 2016 DRAWN BY: V.S.

47 Appendix 3 IPS File No:

48 THE CORPORATION OF THE TOWN OF INNISFIL BY-LAW NO A By-law of The Corporation of the to amend Zoning By-law , as amended, by rezoning a portion of the lands described as Part of Lot 11, Concession 10, and known municipally as 7958 Yonge Street in the. WHEREAS the Council of the Corporation of the Town of Innsifl deems it desirable to approve an application to rezone a portion of the property described as Part of Lot 11, Concession 10, from the Future Development (FD) Zone to Village Commercial (CV) Zone, Village Commercial Exception (CV-X) Zone, and Residential Townhouse Exception (RT-X) Zone. AND WHEREAS authority to pass this By-law is provided pursuant to Section 34 of the Planning Act, R.S.O AND WHEREAS the Council of the Corporation of the have reviewed a recommendation to amend the Zoning By-law and has approved the recommendation; and, NOW THEREFORE the Council of The Corporation of the enacts as follows: 1. Schedule A attached forms part of the By-law. 2. Schedule A Map No. 55 to Zoning By-law , as amended, is hereby further amended by rezoning the lands shown on Schedule A attached hereto from Future Development (FD) Zone to Commercial Village (CV) Zone, Commercial Village Exception (CV-X) Zone, and Residential Townhouse Exception (RT-X) Zone. 3. Section Commercial Village (CV) Zone of Zoning By-law No is hereby amended by adding the following Section : X CV-X Map No. 55 Notwithstanding any other provisions of this by-law to the contrary, the following shall apply to those lands zoned CV-X: a. In addition to the Permitted Uses listed in Table 5.1, the following shall also be permitted: i. Residential Uses; 1. Apartment dwelling, ii. Commercial Uses; 1. Fitness centre, 2. Grocery store, 3. Indoor Recreational Centre, 4. Place of entertainment,

49 5. Printing and publishing establishment, 6. Shopping centre, 7. Taxi stand or dispatch office, iii. Institutional Uses; 1. Long term care home or nursing home, 2. Park, 3. Retirement home, 4. School. iv. Accessory Uses, Buildings and Structures; 1. Outdoor patio, 2. Outdoor rooftop patio. b. That the following Zone regulations identified below shall apply in addition to Table X.Y., of Zoning By-law No , as amended, for Commercial uses provided in the CV-X Zone: i. Table X.Y, shall apply: Table X.Y. Provision Required Minimum Lot Area 1000 m² Minimum Lot Frontage 15 m Minimum Front Yard 6 m Minimum Interior Side Yard 1 m, except where the interior side yard abuts a residential zone, in which case 5 m Minimum Exterior Side Yard 8 m Minimum Rear Yard 6 m, except where the interior side yard abuts a residential zone, in which case 9 m Maximum Lot Coverage 50% Building Height (max.) 24 m Minimum landscaped open space 20% Minimum floor area for a residential 47 m² dwelling unit Notwithstanding anything to the Commercial Uses 1 space per 40 contrary the following minimum m² of all leasable area number of parking spaces are required Residential Use 1.4 spaces per unit, of which.25 parking spaces shall be designated as visitor parking spaces 4. Section Residential Townhouse (RT) Zone of Zoning By-law No is hereby amended by adding the following Section : 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.

50 a. That the following Zone regulations identified below shall apply in addition to Table X.Y., of Zoning By-law No , as amended, for Residential Townhouse uses provided in the RT-X Zone: i. Table X.Y, shall apply: Table X.Y. Provision Provided Minimum Lot Area Interior Lot 96 m² or 122 m² at the end of a block Minimum Lot Area Exterior Lot 160 m² Minimum Lot Frontage Interior Lot 4.5 m or 5.7 m at the end of a block Minimum Lot Frontage Exterior Lot 7.5 m Min. Front Yard 4.5 m Minimum Interior Side Yard 0 m, or 1.2 m for an end unit Minimum Exterior Side Yard 3 m Minimum Rear Yard 4.75 m Maximum Lot Coverage 52% Building Height (max.) 11 m Min. landscaped open space 28% Parking Parking - 2 spaces per dwelling unit Visitor Parking Visitor Parking 30 spaces (0.15 space per dwelling unit) 5. Lands subject to rezoning may, at the discretion of Council, be subject to a By-law passed under Section 34(5) of the Planning Act, R.S.O., 1990, c.p. 13, as amended, prohibiting the use of lands or the erection or use of buildings or structures unless confirmation is provided that there is sufficient capacity and capability, in the opinion of the Town, to service the lands, buildings or structures. 6. 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 READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS DAY OF, Gord Wauchope, Mayor Lee Parkin, Clerk

51 SUBJECT LANDS KEY MAP SCHEDULE A ZONING BYLAW AMENDMENT CENTREVILLE STROUD LOT 11, CONCESSION YONGE STREET / HIGHWAY 11 / COUNTY ROAD 4 TOWN OF INNISFIL COUNTY OF SIMCOE m SCALE 1:750 TOTAL LANDS 5.21 ha (12.89 acres) 100 m LANDS TO BE REZONED FROM "FUTURE DEVELOPMENT (FD) ZONE" TO "RESIDENTIAL TOWNHOUSE WITH EXCEPTION (RT-X) ZONE" 3.57 ha (8.83 acres) LANDS TO BE REZONED FROM "FUTURE DEVELOPMENT (FD) ZONE" TO "COMMERCIAL VILLAGE (CV) ZONE" 0.48 ha (1.18 acres) LANDS TO BE REZONED FROM "FUTURE DEVELOPMENT (FD) ZONE" TO "COMMERCIAL VILLAGE WITH EXCEPTION (CV-X) ZONE" 1.16 ha (2.88 acres) SCHEDULE A - ZONING BYLAW AMENDMENT. TOWN OF INNISFIL FILE: Centreville Site Plan.dwg PROJECT: StroudCentreville DATE: AUGUST 26, 2016 DRAWN BY: V.S.