Innisfil Official Plan OMB Approved - Town of Innisfil
Innisfil Official Plan OMB Approved - Town of Innisfil
Innisfil Official Plan OMB Approved - Town of Innisfil
Create successful ePaper yourself
Turn your PDF publications into a flip-book with our unique Google optimized e-Paper software.
TOWN OF INNISFILOFFICIAL PLANAdopted July 26, 2006<strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011Prepared bySorensen Gravely Lowes <strong>Plan</strong>ning Associates Inc.In association withAg<strong>Plan</strong> Ltd.Cumming + CompanyJoseph Bogdan & Associates Inc.LEA Consulting Ltd.N. Barry Lyon Consultants Ltd.Norbert WoernsNorth-South Environmental Inc.
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> ContentsTable <strong>of</strong> ContentsSECTION ONE: INTRODUCTION................................................................................................................. 11.1 PURPOSE ................................................................................................................................................ 11.2 PLANNING PERIOD................................................................................................................................... 11.3 INTERPRETATION ..................................................................................................................................... 1SECTION TWO: MUNICIPAL STRUCTURE ............................................................................................... 32.1 INTENT..................................................................................................................................................... 32.2 THE VISION.............................................................................................................................................. 42.3 GROWTH MANAGEMENT .......................................................................................................................... 52.4 NATURAL HERITAGE SYSTEM ................................................................................................................ 102.5 URBAN SETTLEMENTS ........................................................................................................................... 132.6 VILLAGE SETTLEMENTS ......................................................................................................................... 162.7 LAKE SIMCOE SHORELINE ..................................................................................................................... 182.8 COUNTRYSIDE ....................................................................................................................................... 202.9 MUNICIPAL CIVIC CAMPUS..................................................................................................................... 222.10 HOUSING ............................................................................................................................................... 222.11 ECONOMIC DEVELOPMENT..................................................................................................................... 25SECTION THREE: LAND USE POLICIES..................................................................................................... 283.1 NATURAL ENVIRONMENT ....................................................................................................................... 283.1.1 Natural Environmental Area ........................................................................................................ 293.1.2 The Greenbelt <strong>Plan</strong> – Natural Heritage System ........................................................................ 333.2 RURAL AND AGRICULTURAL AREAS ....................................................................................................... 343.2.1 Specialty Crop Area..................................................................................................................... 353.2.2 Agricultural Area .......................................................................................................................... 363.2.3 Rural Area .................................................................................................................................... 393.2.4 Special Rural Area....................................................................................................................... 423.3 RESIDENTIAL AREAS.............................................................................................................................. 423.3.1 Estate Residential Area ............................................................................................................... 423.3.2 Village Residential Area .............................................................................................................. 433.3.3 Shoreline Residential Area.......................................................................................................... 443.3.4 Retirement Residential Area ....................................................................................................... 483.3.5 Residential Low Density One...................................................................................................... 513.3.6 Residential Low Density Two...................................................................................................... 523.3.7 Residential Medium Density ....................................................................................................... 533.3.8 Residential High Density ............................................................................................................. 543.4 COMMERCIAL AREAS ............................................................................................................................. 553.4.1 Core Commercial Area ................................................................................................................ 563.4.2 Neighbourhood Commercial Area .............................................................................................. 573.4.3 Highway Commercial Area.......................................................................................................... 583.4.4 Special Highway Commercial Area ............................................................................................ 603.4.5 Shoreline Commercial Area ........................................................................................................ 633.4.6 Village Commercial Area............................................................................................................. 643.4.7 Convenience Commercial Area .................................................................................................. 643.5 EMPLOYMENT AREAS ............................................................................................................................ 653.5.1 Business Park .............................................................................................................................. 663.5.2 General Industrial......................................................................................................................... 693.5.3 Light Industrial Service ................................................................................................................ 713.5.4 Rural Industrial ............................................................................................................................. 723.6 RESORT RECREATIONAL........................................................................................................................ 743.7 HAZARD LAND AREAS............................................................................................................................ 75iAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> Contents3.8 EXTRACTIVE INDUSTRIAL AREAS AND AGGREGATE RESOURCES ........................................................... 773.9 INSTITUTIONAL AREAS ........................................................................................................................... 813.10 PARKS AND OPEN SPACE ...................................................................................................................... 813.11 PUBLIC USES......................................................................................................................................... 85SECTION FOUR: ENVIRONMENTAL MANAGEMENT.............................................................................. 864.1 GROUNDWATER RECHARGE AND DISCHARGE AREAS ............................................................................ 864.2 WELLHEAD PROTECTION AREAS............................................................................................................ 884.3 INTAKE PROTECTION ZONE.................................................................................................................... 884.4 LANDFORM CONSERVATION................................................................................................................... 894.5 ENERGY CONSERVATION ....................................................................................................................... 894.6 WASTE DISPOSAL ASSESSMENT AREAS (W.D.A.A.) ............................................................................. 904.7 WATER RESOURCES.............................................................................................................................. 91SECTION FIVE: URBAN DESIGN.................................................................................................................. 925.1 INTEGRATED COMMUNITY URBAN STRUCTURE ...................................................................................... 925.2 NEIGHBOURHOOD STRUCTURE, ROAD NETWORK & BLOCK PATTERNS................................................. 935.3 STREETSCAPE ....................................................................................................................................... 945.4 OPEN SPACE SYSTEM ........................................................................................................................... 955.5 CORE COMMERCIAL AREAS OR DOWNTOWNS ....................................................................................... 975.6 DIVERSITY, SITE PLANNING AND BUILT FORM........................................................................................ 985.7 VIEWS, COMMUNITY EDGES, GATEWAYS AND LANDMARKS ................................................................. 1005.8 VILLAGE CHARACTER .......................................................................................................................... 1015.9 POLICY APPROACH TO IMPLEMENTATION............................................................................................. 102SECTION SIX: CULTURAL HERITAGE AND ARCHAEOLOGY............................................................. 104SECTION SEVEN: INFRASTRUCTURE...................................................................................................... 1077.1 SERVICING INFRASTRUCTURE AND SERVICE AREA .............................................................................. 1077.2 DRAINAGE AND STORMWATER ............................................................................................................. 1097.3 UTILITIES ............................................................................................................................................. 111SECTION EIGHT: TRANSPORTATION AND TRANSIT............................................................................ 1138.1 ROADS ................................................................................................................................................ 1148.2 RAIL LINES........................................................................................................................................... 1188.3 TRANSIT .............................................................................................................................................. 1188.4 PEDESTRIAN AND BICYCLE TRAILS ...................................................................................................... 119SECTION NINE: IMPLEMENTATION .......................................................................................................... 1219.1 AMENDMENTS TO THE PLAN ....................................................................................................... 1219.2 ZONING BY-LAWS ................................................................................................................................ 1229.3 STANDARDS FOR MAINTENANCE & OCCUPANCY OF PROPERTY .......................................................... 1229.4 SITE PLAN CONTROL .......................................................................................................................... 1229.5 HOLDING BY-LAWS.............................................................................................................................. 1239.6 TEMPORARY USE BY-LAWS ................................................................................................................. 1249.7 INTERIM CONTROL BY-LAWS................................................................................................................ 1249.8 HEIGHT & DENSITY BONUS PROVISIONS ............................................................................................. 1259.9 SUBDIVISION CONTROL........................................................................................................................ 1259.10 ENVIRONMENTAL IMPACT STUDY........................................................................................................ 1269.11 MONITORING........................................................................................................................................ 1279.12 SIGN & FENCING BY-LAWS .................................................................................................................. 1289.13 TECHNICAL AMENDMENTS ................................................................................................................... 1289.14 SUBSEQUENT LEGISLATION ................................................................................................................. 1289.15 EXISTING USES.................................................................................................................................... 1289.16 NON-CONFORMING USES .................................................................................................................... 1289.17 COMMUNITY IMPROVEMENT AREA........................................................................................................ 129iiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> Contents9.18 SECONDARY PLANS ............................................................................................................................. 1309.19 COMPLETE APPLICATION ..................................................................................................................... 1319.20 DEFINITIONS ........................................................................................................................................ 133SECTION TEN: ALCONA URBAN SETTLEMENT..................................................................................... 14210.1 ALCONA CENTRAL POLICIES ................................................................................................................ 14210.1.1 General Development Policies................................................................................................ 14210.1.2 Residential Community............................................................................................................ 14310.1.3 Core Commercial Area ............................................................................................................ 14510.1.4 Neighbourhood Commercial Area .......................................................................................... 14610.1.5 Community Services Area....................................................................................................... 14710.1.6 Transportation .......................................................................................................................... 14710.2 ALCONA SECONDARY PLAN ................................................................................................................. 14810.2.1 General ..................................................................................................................................... 15010.2.2 Residential................................................................................................................................ 15010.2.3 Commercial ............................................................................................................................. 15210.2.4 Institutional Area ...................................................................................................................... 16010.2.5 Parks and Open Space ........................................................................................................... 16110.2.6 Future Urban ............................................................................................................................ 16210.2.7 Environmental Policies ............................................................................................................ 16410.2.8 Archaeological Study ............................................................................................................... 16510.2.9 Transportation Policies ............................................................................................................ 16610.2.10 Service & Utilities Policies ..................................................................................................... 16610.2.11 Urban Design Policies ........................................................................................................... 16810.2.12 Implementation....................................................................................................................... 17010.2.13 Interpretation Policies ............................................................................................................ 172SECTION ELEVEN: COOKSTOWN SECONDARY PLAN ........................................................................ 17311.1 GENERAL DEVELOPMENT POLICIES ..................................................................................................... 17311.2 RESIDENTIAL........................................................................................................................................ 17411.2.1 Permitted Uses......................................................................................................................... 17411.2.2 General Residential Provisions............................................................................................... 17511.2.3 Density Policies........................................................................................................................ 17511.2.4 Residential Low Density .......................................................................................................... 17611.2.5 Residential Medium Density.................................................................................................... 17611.2.6 Future Residential.................................................................................................................... 17611.2.7 Staging <strong>of</strong> Development .......................................................................................................... 17811.2.8 Site <strong>Plan</strong> Control ...................................................................................................................... 18211.2.9 Home Occupation .................................................................................................................... 18211.2.10 Bed and Breakfast ................................................................................................................. 18211.2.11 Mobile Home Residential....................................................................................................... 18311.3 COMMERCIAL....................................................................................................................................... 18411.3.1 General Commercial Provisions ............................................................................................. 18411.3.2. Core Commercial Area ........................................................................................................... 18411.3.3 Neighbourhood Commercial Area .......................................................................................... 18511.3.4 Highway Commercial Area...................................................................................................... 18511.4 PARKS AND OPEN SPACE .................................................................................................................... 18511.5 LIGHT INDUSTRIAL SERVICE................................................................................................................. 18611.6 RURAL AREA........................................................................................................................................ 18711.7 INSTITUTIONAL AREA........................................................................................................................... 18811.8 NATURAL ENVIRONMENTAL AREA AND HAZARD LAND AREA ................................................................ 18811.9 VILLAGE CHARACTER........................................................................................................................... 18911.10 HERITAGE CONSERVATION .............................................................................................................. 19011.11 SERVICING....................................................................................................................................... 190SECTION TWELVE: BIG BAY POINT RESORT SECONDARY PLAN.................................................... 192iiiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> ContentsSECTION THIRTEEN: LEFROY SECONDARY PLAN ............................................................................. 19313.1 GOALS AND OBJECTIVES ............................................................................................................. 19313.2 CONCEPT ......................................................................................................................................... 19413.3 LAND USE PLAN .............................................................................................................................. 19513.3.1 General ..................................................................................................................................... 19513.3.2 Residential Low Density 1 (RD1)............................................................................................ 19613.3.3 Residential Low Density 2 (RD2)............................................................................................ 19713.3.4 Residential Medium Density.................................................................................................... 19813.3.5 Special Policy Area 3............................................................................................................... 19913.3.6 Core Commercial Area ............................................................................................................ 20013.3.7 Neighbourhood Commercial / Mixed Use .............................................................................. 20213.3.8 Convenience Commercial ....................................................................................................... 20313.3.9 GO Station................................................................................................................................ 20313.3.10 Institutional ............................................................................................................................. 20413.3.11 Parkland.................................................................................................................................. 20513.3.12 Natural Environmental Area .................................................................................................. 20713.3.13 Residential Policy Area.......................................................................................................... 20913.3.14 Stormwater Management Facilities ...................................................................................... 20913.4 ENVIRONMENTAL MANAGEMENT .......................................................................................................... 21013.4.1 Greenlands ............................................................................................................................... 21013.4.2 Hazard Lands ........................................................................................................................... 21013.4.3 Energy Conservation ............................................................................................................... 21113.5 DEVELOPMENT REVIEW ....................................................................................................................... 21213.5.1 Environmental Impact Study ................................................................................................... 21213.5.2 Tree Preservation Study.......................................................................................................... 21313.5.3 Functional Servicing Study...................................................................................................... 21313.5.4 Hydrogeological Study............................................................................................................. 21413.5.5 Archaeological Study ............................................................................................................... 21513.5.6 Conservation Authority Regulations ....................................................................................... 21513.5.7 Waste Disposal Assessment Area ......................................................................................... 21513.5.8 Noise and Vibration ................................................................................................................. 21613.6 TRANSPORTATION................................................................................................................................ 21713.7 MUNICIPAL SERVICES .......................................................................................................................... 22113.8 URBAN DESIGN POLICIES..................................................................................................................... 22313.9 IMPLEMENTATION................................................................................................................................. 23013.9.1 Municipal Services – Phasing and Allocation ........................................................................ 23013.9.2 Cost Sharing............................................................................................................................. 23213.9.3 Development Agreement......................................................................................................... 23313.9.4 Processing <strong>Plan</strong>s <strong>of</strong> Subdivision............................................................................................. 23313.9.5 Zoning By-law Conformity ....................................................................................................... 23313.9.6 Site <strong>Plan</strong> Requirement............................................................................................................. 23313.9.7 Holding (H) Provisions............................................................................................................. 23313.9.8 Staging Policies........................................................................................................................ 23313.9.9 Development Charges............................................................................................................. 23413.10 INTERPRETATION ............................................................................................................................. 234ivAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> ContentsFigures:Schedule A: Municipal StructureSchedule B Land Use: <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Schedule B1 Land Use: AlconaSchedule B2 Land Use: CookstownSchedule B2A: Development Staging <strong>Plan</strong>Schedule B3 Land Use: Lefroy Belle EwartSchedule B3A: Lefroy Natural Heritage FeaturesSchedule B4 Land Use: Big Bay Point Resort Secondary <strong>Plan</strong> (See OPA 17 approved by the<strong>OMB</strong> on December 14, 2007. Schedule ‘O’ shall be consolidated here)Schedule B4A: Resort Structure (See OPA 17 approved by the <strong>OMB</strong> on December 14, 2007.Schedule ‘N’ shall be consolidated here)Schedule B4B: Development Phasing <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong> on December14, 2007. Schedule ‘Q’ shall be consolidated here.)Schedule B5 Land Use: Sandy CoveSchedule B6 Land Use: <strong>Innisfil</strong> Heights Schedule B7 Land Use: StroudSchedule B8 Land Use: ChurchillSchedule B9 Land Use: Fennell’s CornersSchedule B10 Land Use: GilfordSchedule B11 Land Use: Kempenfelt Bay / Big Bay Point ShorelineSchedule B12 Land Use: Big Cedar Point ShorelineSchedule B13 Land Use: De Grassi Point ShorelineSchedule B14 Land Use: Leonards Beach ShorelineSchedule C: TransportationSchedule C1: Big Bay Point Internal Road Network (See OPA 17 approved by the <strong>OMB</strong> onDecember 14, 2007. Schedule ‘P’ shall be consolidated here.)Schedule C2: Lefroy Roads and TrailsSchedule D: Serviced AreaSchedule D1: Big Bay Point External Water Servicing <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong>on December 14, 2007. Schedule ‘R1’ shall be consolidated here.)Schedule D2: Big Bay Point Internal Water Servicing <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong>on December 14, 2007. Schedule ‘R2’ shall be consolidated here.)Schedule D3: Big Bay Point External Sanitary Sewer <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong>on December 14, 2007. Schedule ‘R3’ shall be consolidated here.)Schedule D4: Big Bay Point Internal Sanitary Sewer <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong>on December 14, 2007. Schedule ‘R4’ shall be consolidated here.)Schedule D5: Lefroy Municipal Servicing & Phasing <strong>Plan</strong>vAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Table <strong>of</strong> ContentsAppendices:Appendix 1: Natural AreasAppendix 2: Natural AreasAppendix 3: Conservation Authority Regulation LimitsAppendix 4: Areas <strong>of</strong> Potential Aggregate ResourcesAppendix 5: Areas <strong>of</strong> Groundwater RechargeAppendix 6: Hydrogeological ESAAppendix 7: Areas <strong>of</strong> Groundwater DischargeAppendix 8: Wellfield Capture ZonesAppendix 9: Intake Protection ZoneAppendix 10: The Big Bay Point Resort Management <strong>Plan</strong> (See OPA 17 approved by the <strong>OMB</strong>on December 14, 2007. Appendix 1 shall be consolidated here.)Appendix 11: The Big Bay Point Resort Code Book (See OPA 17 approved by the <strong>OMB</strong> onDecember 14, 2007. Appendix 2 shall be consolidated here.)Appendix 12: Lefroy Hazard LandsAppendix 13: Lefroy Functional Servicing Study AreasAppendix 14: Areas in Lefroy Subject to Cost SharingviAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> AppealsAppeals to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>Appeal # 1Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.2 ins<strong>of</strong>ar as it relates to the boldedtext.Appeal #2Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.3, Objective #2 ins<strong>of</strong>ar as it relatesto the bolded text.Appeal #3Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.3, Objective #3.Appeal #4Watersand Construction Ltd. appeal <strong>of</strong> the non decision in Section 2.3.2.Appeal # 5Watersand Construction Ltd. appeal <strong>of</strong> the non decision in Section 2.3.5.Appeal #6Teromi Inc. appeal <strong>of</strong> Section 2.3.9 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #7Teromi Inc. appeal <strong>of</strong> Section 2.4.3 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #8Teromi Inc. appeal <strong>of</strong> Section 2.4.4 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #9Teromi Inc. Appeal <strong>of</strong> Section 2.4.5 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #10Teromi Inc. appeal <strong>of</strong> Section 2.4.6 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #11Teromi Inc. appeal <strong>of</strong> Section 2.4.7 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #12Watersand Construction Ltd. appeal <strong>of</strong> the non decision in Section 2.5.1.viiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> AppealsAppeal #13Withdrawn.Appeal #14Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.5.3 and Table One.Watersand Construction Ltd. appeal <strong>of</strong> the non-decision in Section 2.5.3, Table One.Appeal # 15Teromi Inc. appeal <strong>of</strong> Section 2.5.4 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> 25 th Sideroad and Mapleview Drive.Appeal # 16Watersand Construction Ltd. appeal <strong>of</strong> Section 2.5.6 as it relates to the exclusion <strong>of</strong> <strong>Innisfil</strong>Heights.Appeal #17Teromi Inc. appeal <strong>of</strong> Section 2.5.12 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> 25 th Sideroad and Mapleview Drive.Appeal #18Teromi Inc. appeal <strong>of</strong> Section 2.5.13 ins<strong>of</strong>ar as it relates to the Teromi lands located at thesoutheast corner <strong>of</strong> 25 th Sideroad and Mapleview Drive.Appeal # 19Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.11 Intent ins<strong>of</strong>ar as it relates to thebolded text.Appeal #20Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.11, Goal #1.Appeal # 21Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.11, Objective #1.Appeal # 22Watersand Construction Ltd. appeal <strong>of</strong> the non-decision in Section 2.11, Objective #4.Appeal # 23Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.11.1.Watersand Construction Ltd. appeal <strong>of</strong> the non decision in Section 2.11.1.Appeal #24Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 2.11.2.Appeal #25Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section2.11.4.(i).Appeal #26viiiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> Appeals<strong>Innisfil</strong> Mapleview Developments Ltd. appeal <strong>of</strong> Section 3.1.1.1 as it relates to their property atthe North Part <strong>of</strong> Lot 25, Concession 11.Appeal #27Teromi Inc. appeal <strong>of</strong> Section 3.1.1 and all relevant subsections thereto ins<strong>of</strong>ar as it relates tothe Teromi lands located at the southeast corner <strong>of</strong> 25 th Sideroad and Mapleview Drive.Appeal #28<strong>Innisfil</strong> Mapleview Developments Ltd. appeal <strong>of</strong> Section 3.1.1b) as it relates to their property atthe North Part <strong>of</strong> Lot 25, Concession 11.Appeal #29<strong>Innisfil</strong> Mapleview Developments Ltd. appeal <strong>of</strong> Section 3.1.1c) as it relates to their property atthe North Part <strong>of</strong> Lot 25, Concession 11.Appeal #30<strong>Innisfil</strong> Mapleview Developments Ltd. appeal <strong>of</strong> Section 3.1.4 as it relates to their property at theNorth Part <strong>of</strong> Lot 25, Concession 11.Appeal #31Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.3.4.19 and all subsections thereto.Appeal #32Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.4.4 and all subsections thereto asit relates to <strong>Innisfil</strong> Heights.Appeal #33Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.5, Intent.Watersand Construction Ltd appeal <strong>of</strong> the non decision in Section 3.5, Intent.Appeal #34Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.5, Objective #3.Appeal #35Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.5.1 and all subsections thereto asit relates to <strong>Innisfil</strong> Heights.Appeal #36Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 3.5.2 and all subsections thereto asit relates to <strong>Innisfil</strong> Heights.Appeal #37Teromi Inc. appeal <strong>of</strong> Section 3.10.20 as it relates to their lands located at the southeast corner<strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #38Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Section 7.1, Intent ins<strong>of</strong>ar as it relates to thebolded text.Appeal #39ixAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> AppealsWatersand appeal <strong>of</strong> the non decision in Section 7.1.4.Appeal #40Teromi Inc. appeal <strong>of</strong> Section 9.10.3 as it relates to their lands located at the southeast corner<strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #41Teromi Inc. appeal <strong>of</strong> Section 9.10.6 as it relates to their lands located at the southeast corner<strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #42Teromi Inc. appeal <strong>of</strong> Section 9.10.7 as it relates to their lands located at the southeast corner<strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #43Teromi Inc. appeal <strong>of</strong> Section 9.18.3 as it relates to their lands located at the southeast corner<strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #44Teromi Inc. appeal <strong>of</strong> Section 9.19.5 as it relates to their lands located at the southeastcorner <strong>of</strong> the 25 th Sideroad and Mapleview Drive.Appeal #45<strong>Innisfil</strong> Mapleview Developments Limited appeal <strong>of</strong> Schedule A: Municipal Structure as it relatesto the Urban Settlement boundary for Sandy Cove.Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Schedule A: Municipal Structure as it relatesto the Sandy Cove Future Expansion Area being part <strong>of</strong> the Urban Settlement area boundary forSandy Cove.Appeal #46Watersand Construction Ltd. appeal <strong>of</strong> the non decision on Schedule A: Municipal Structure asit relates to the Urban Settlement boundary for <strong>Innisfil</strong> Heights.xAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> AppealsAppeal #47Withdrawn.Appeal #48Withdrawn.Appeal #49Watersand Construction Ltd. appeal <strong>of</strong> the Countryside urban structure element on Schedule A:Municipal Structure as it relates to Lots 2 to 5, Concession 7, Lots 1-5, Concession 8, Lots 1-6and Part <strong>of</strong> Lot 7, Concession 9, Lots 2 to 6 and Part <strong>of</strong> Lots 1 and 7, Concession 10 and thesouth half <strong>of</strong> Lot 8, Concession 8.Appeal #50Watersand Construction Ltd. appeal <strong>of</strong> the non decisions on Schedule B: Land Use and onSchedule B6 Land Use: <strong>Innisfil</strong> Heights as it relates to the Urban Settlement boundary for <strong>Innisfil</strong>Heights.Appeal #51Withdrawn.Appeal #52Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Schedule B: Land Use and Schedule B5Land Use: Sandy Cove as it relates to the Sandy Cove Future Expansion Area being part <strong>of</strong> theUrban Settlement boundary for Sandy Cove.<strong>Innisfil</strong> Mapleview Developments Limited appeal <strong>of</strong> Schedule B: Land Use and Schedule B5Land Use: Sandy Cove as it relates to the Urban Settlement boundary for Sandy Cove.Appeal #53Withdrawn.Appeal #54Watersand Construction Ltd. appeal <strong>of</strong> the Rural Area and Agricultural Area designations onSchedule B: Land Use including non decisions thereto as it relates to Lots 2 to 5, Concession 7,Lots 1-5, Concession 8, Lots 1-6 and Part <strong>of</strong> Lot 7, Concession 9 and Lots 2 to 6 and Part <strong>of</strong>Lots 1 and 7, Concession 10.Appeal #55<strong>Innisfil</strong> Mapleview Developments Limited appeal <strong>of</strong> the Agricultural Area and NaturalEnvironmental Area designations on Schedule B: Land Use and Schedule B5 Land Use: SandyCove as it relates to their lands at the southwest corner <strong>of</strong> the 25 th Sideroad and MapleviewDrive.Appeal #56K. Winter Sanitation Limited appeal <strong>of</strong> the countryside designation on Schedule A: MunicipalStructure and the rural designation on Schedule B: Land Use and Schedule B6 Land Use:<strong>Innisfil</strong> Heights as it applies to their lands in the south half <strong>of</strong> Lot 8, Concession 8.xiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>List <strong>of</strong> AppealsAppeal #57Withdrawn.Appeal #58Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Schedule B5 Land Use: Sandy Cove as itrelates to the Retirement Residential Area designation and the “Sandy Cove Future ExpansionArea” located north <strong>of</strong> Lockhart Road and north <strong>of</strong> the Tenth Line.Appeal #59Teromi Inc. appeal <strong>of</strong> Schedule B5 Land Use: Sandy Cove as it relates to the NaturalEnvironmental Area designation on their lands located at the southeast corner <strong>of</strong> the 25 thSideroad and Mapleview Drive.Appeal #601651012 Ontario Limited appeal <strong>of</strong> Schedule B5 Land Use: Sandy Cove as it relates to theParks and Open Space designation on their lands located in Part <strong>of</strong> Lots 26 and 27, Concession9 on the north side <strong>of</strong> Lockhart Road. Allowed in part through modification approved by theOntario Municipal Board on April 8, 2011.Appeal #61Ministry <strong>of</strong> Municipal Affairs and Housing appeal <strong>of</strong> Schedule B6 Land Use: <strong>Innisfil</strong> Heights as itrelates to the land use designations in their entirety.Appeal #62Withdrawn.Appeal #63Teromi Inc. appeal <strong>of</strong> Appendix 2: Natural Areas as it relates to the depiction <strong>of</strong> SignificantWoodlands on their lands located at the southeast corner <strong>of</strong> the 25 th Sideroad and MapleviewDrive.xiiAdopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INTRODUCTION1SECTION ONE: INTRODUCTION1.1 PURPOSEThe purpose <strong>of</strong> the <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong> is to state the long term vision for the <strong>Town</strong>,delineate a municipal structure as the framework for future growth, set out goals andobjectives which will contribute to the achievement <strong>of</strong> the vision and municipalstructure, and provide land use policies <strong>of</strong> a local nature to facilitate decision makingby Council, public agencies and private interests with regard to the use anddevelopment <strong>of</strong> land within the <strong>Town</strong>.The purpose <strong>of</strong> the <strong>Plan</strong> is also to ensure that the timing <strong>of</strong> the development within the<strong>Town</strong> coincides with its ability to provide the required services in order to avoid unduestrain on the municipality and on the residents <strong>of</strong> the municipality. Such requiredservices may include municipal infrastructure, roads, schools, parks, libraries andother services necessary for the new development.The <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong> implements the policies <strong>of</strong> the Province <strong>of</strong> Ontarioand <strong>of</strong> the County <strong>of</strong> Simcoe’s <strong>Official</strong> <strong>Plan</strong> while providing greater detail in terms <strong>of</strong>land use designations and policies which reflect the individual characteristics <strong>of</strong> the<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.1.2 PLANNING PERIODThe planning period <strong>of</strong> the <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong> is 20 years, to the year 2026.However, the <strong>Plan</strong> shall be reviewed every 5 years to determine if it is still providingadequate and appropriate direction to Council, the public and others involved in thedevelopment <strong>of</strong> the <strong>Town</strong>.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.1.3 INTERPRETATION1.3.1 The boundaries between land uses designated on the attached Schedules areapproximate except where they coincide with major existing roads, railway lines,streams, or other clearly defined physical features. Where the general intent <strong>of</strong> the<strong>Plan</strong> is maintained, minor adjustments to boundaries will not necessitate anamendment to this <strong>Plan</strong> and neither are numerical standards contained in the text tobe construed as being absolutely rigid.1.3.2 The location <strong>of</strong> roads as indicated on Schedule C, shall be considered as approximateonly. Amendments to this <strong>Plan</strong>, therefore, will not be required in order to make minoradjustments or deviations to the location <strong>of</strong> roads provided that the general intent <strong>of</strong>this <strong>Plan</strong> is maintained.1Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INTRODUCTION1.3.3 It is not intended that this <strong>Plan</strong> be amended unless substantial evidence can bepresented which will justify such an amendment is based on good planning.1.3.4 In determining whether or not an amendment to the <strong>Plan</strong> is appropriate, regard shallbe had to the Vision, and Municipal Structure goals, objectives and policies, underSection 2, as well as the policies, study requirements and evaluation criteria within therespective land use category under Section 3, and the implementation policies found inSection 9.1.3.5 Wherever a use is permitted under a land use classification, it is intended that ancillaryuses, buildings or structures normally incidental, accessory or essential to the primarypermitted use may also be permitted.1.3.6 Appendices in this <strong>Official</strong> <strong>Plan</strong> are for the purpose <strong>of</strong> providing backgroundinformation or explanation, and are not statutory components <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>.1.3.7 The <strong>Official</strong> <strong>Plan</strong> for the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> approved by the Minister <strong>of</strong> Municipal Affairson August 14, 1995 is hereby repealed including all amendments thereto save andexcept for OPA 17, which was approved by the Ontario Municipal Board on December14, 2007. OPA 17 shall be consolidated within this <strong>Official</strong> <strong>Plan</strong> in Sections 3.6 and 12and on Schedules A, B, B4, C and D.2Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2SECTION TWO: MUNICIPAL STRUCTURE2.1 INTENTThis Section sets out an overall framework with respect to the future character anddevelopment <strong>of</strong> the <strong>Town</strong> including its municipal structure, physical size and population.It also describes its strategic efforts to accommodate urban growth, provide a range andmix <strong>of</strong> housing, attract and accommodate future employment and economic growth,protect the environment, sustain a healthy and accessible waterfront, maintain a viablecountryside and maintain the existing quality <strong>of</strong> life.It is a defining principle that <strong>Innisfil</strong> will be a healthy, liveable and safe community. The<strong>Official</strong> <strong>Plan</strong> can promote this principle through its municipal structure, its strategicpolicies and its implementing land use designations. In particular, it is the strategicintent <strong>of</strong> this <strong>Plan</strong> to:i) accommodate an appropriate range and mix <strong>of</strong> residential, employment,commercial, institutional and open space use in locations which best meet theprinciples <strong>of</strong> this <strong>Plan</strong> and which meet the <strong>Town</strong>’s long term needs;ii) promote efficient development and land use patterns which minimize landconsumption through compact development in areas best able to accommodateit;iii) avoid development in areas <strong>of</strong> flooding or erosion, natural heritage significance,significant hydrological constraint or in areas that may impact on municipal wellsand lake water intake;iv)avoid development and land use patterns that would prevent the efficientexpansion <strong>of</strong> settlements;v) sustain the financial well being <strong>of</strong> the <strong>Town</strong> by minimizing servicing costs fromnew development and creating financial arrangements where new developmentpays for itself;vi)vii)improve accessibility for persons with disabilities and the elderly throughmunicipal standards and site plan requirements; andensure that infrastructure and public service facilities are or will be available tomeet the needs <strong>of</strong> the residents by planning for these facilities concurrent withthe development process and ensuring development charges and other financialarrangements are updated to deliver the facilities.The strategic intent <strong>of</strong> this Section is to recognize that the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> will be playingan increasingly key role in Simcoe County in accommodating future residential andemployment growth, while maintaining and enhancing its current role as a tourism /recreational area and providing a rural countryside with small village settlements. Thepolicies contained within this Section and subsequent sections <strong>of</strong> the <strong>Plan</strong> seek tocontinue and enhance these roles within the County structure.The Municipal Structure policies, which are illustrated schematically on Schedule A,describe <strong>Innisfil</strong>’s key structural elements including the:3Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURENatural Heritage System,Urban Settlements,Village Settlements,Lake Simcoe Shoreline,Countryside, andMunicipal Civic Campus.The Municipal Structure forms the broad pattern defining the community and providesthe strategic framework within which more detailed land use descriptions can beestablished. As such, land use designations and policies, contained in Section 3.0 <strong>of</strong>this <strong>Plan</strong>, implement the strategic direction set out in this Section.Other strategic policies, contained in this Section, include criteria for monitoring progresstowards the various population, employment and housing targets <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, andfor testing the continued appropriateness <strong>of</strong> those targets. These policies enable the<strong>Town</strong> to take future action, if and when necessary, to consider expansion <strong>of</strong> the urbanarea to provide adequate land areas for these purposes. Criteria are also included hereand elsewhere in the <strong>Official</strong> <strong>Plan</strong> for evaluating proposals for particular types <strong>of</strong>development which may raise questions <strong>of</strong> compatibility, capacity and impact on thestrategic intent <strong>of</strong> the <strong>Town</strong>.As dynamic forces, including those that may not be foreseen today, continue to impactupon the <strong>Town</strong>, and as Council considers future amendments to this <strong>Plan</strong>, specialregard shall be had to this Section. As such, applications for changes to land usedesignations shall be evaluated in terms <strong>of</strong> their conformity with the structural goals,objectives and policies <strong>of</strong> this Section.2.2 THE VISIONThe following Vision Statement shall guide the overall strategic direction <strong>of</strong> themunicipality during the period <strong>of</strong> this <strong>Official</strong> <strong>Plan</strong>:<strong>Innisfil</strong>’s future will build on its small town and scenic rural character through managedgrowth that will result in a complete community providing for a greater choice forhousing, increased employment and self-sufficiency with shopping, recreation andcommunity services. A thriving employment area will be focused along theHighway 400 corridor, and in strategic locations within settlements. The existingsettlements will be intensified while respecting the village character and identity <strong>of</strong> eachindividual settlement. <strong>Innisfil</strong> will continue to be a community <strong>of</strong> communities, but astrong identity as one “<strong>Town</strong>” will be promoted. The Municipal Civic Campus will assistin promoting that identity and become recognized as the centre <strong>of</strong> the <strong>Town</strong>.Transportation choices will be improved with future public transit service anchored onthe new GO Station and the GO 400 express service. <strong>Innisfil</strong>’s countryside ambiancewill be maintained through protection and enhancement <strong>of</strong> the rural agricultural areasand natural features with support for the viability <strong>of</strong> farming. Increased public access tothe shoreline and improved health <strong>of</strong> Lake Simcoe will be a draw for residents andvisitors alike. Lakefront parks will be a place for community gathering. Growth will bebased on prudent infrastructure planning and strong policies that will define wheregrowth will occur, preserve the natural environment, maintain the quiet and peacefulcountryside and foster the building <strong>of</strong> active communities.4Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREAppeal #1 ins<strong>of</strong>ar as it relates to the bolded text.2.3 GROWTH MANAGEMENTIntent:In addition to the elements illustrated on Schedule A, the settlement boundaries, asillustrated on Schedule A and further delineated on Schedule B, are important definingfeatures <strong>of</strong> the Municipal Structure in this <strong>Plan</strong>. The settlement boundaries serve todistinguish between areas intended for existing or future urban development, and thesurrounding Countryside areas where agriculture will remain the predominant use.Sufficient land shall be included within the settlement boundaries to accommodate theanticipated population and employment needs <strong>of</strong> the <strong>Town</strong> for the 20 year time frame <strong>of</strong>this <strong>Official</strong> <strong>Plan</strong>. In order to ensure a continuous 10 year supply <strong>of</strong> residential land anda competitive housing market, additional land may be needed within the time frame <strong>of</strong>the <strong>Official</strong> <strong>Plan</strong>.The continued adequacy <strong>of</strong> the settlement boundaries shall be assessed during eachsuccessive five-year review <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, as required by The <strong>Plan</strong>ning Act. Ifnecessary, a settlement boundary may be adjusted by amendment to this <strong>Plan</strong> as shownto be warranted by those reviews.Additional lands will likely need to be accommodated within the settlement boundaries inorder to implement the Simcoe Area Growth <strong>Plan</strong> and the <strong>Town</strong>’s Preferred GrowthManagement Strategy. This will be achieved through a separate <strong>Official</strong> <strong>Plan</strong>Amendment to this plan prior to the next five year review and such amendment shall beconsidered to be part <strong>of</strong> the municipal comprehensive review which began with thepreparation <strong>of</strong> the <strong>Town</strong>’s Preferred Growth Management Strategy and this <strong>Official</strong> <strong>Plan</strong>.Goals:• To maintain settlement boundaries which contain sufficient land to accommodategrowth anticipated by this <strong>Official</strong> <strong>Plan</strong> over the 20 year time frame <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>until 2026.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.• To achieve a balanced community where all residents have the opportunity to live, workand play in the community.• To develop as a complete community with a diverse mix <strong>of</strong> land uses, housing,employment, recreation facilities and services.• To accommodate development which protects the health <strong>of</strong> the Lake Simcoe andNottawasaga River watersheds and the Natural Heritage System.Objectives:1) To ensure an orderly progression <strong>of</strong> urban development, and the efficientuse <strong>of</strong> land and existing infrastructure and services.2) To create a balanced community where employment opportunities are consistentwith the available labour force. This is generally considered a ratio <strong>of</strong> 15Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREemployee for every 2 residents.Appeal # 2 ins<strong>of</strong>ar as it relates to the bolded text.3) To focus industrial growth in the Highway 400 corridor within the vicinity <strong>of</strong> <strong>Innisfil</strong>Heights Business Park.Appeal # 3 as it relates to Objective 3.4) To direct the majority <strong>of</strong> the population growth to Urban Settlements.5) To ensure that necessary transportation and servicing infrastructure is availableor will be made available to serve planned areas <strong>of</strong> urban growth.6) To encourage and facilitate redevelopment, infilling and intensification within theUrban and Village Settlement boundaries.7) To identify criteria to be considered in any study <strong>of</strong> future settlement boundaryexpansions.8) To ensure the rural farm lifestyle including the agricultural land base is respectedand preserved9) To ensure that development protects and where possible improves the health <strong>of</strong>the Lake Simcoe and Nottawassaga River watersheds.10) To ensure natural heritage features and areas are protected for the long term.11) To ensure that mineral aggregate operations and mineral aggregate resourcesare protected over the long term.Policies:2.3.1 The settlement boundaries illustrated on Schedule A, Municipal Structure and onSchedule B, Land Use, serve to distinguish between areas intended for future urbandevelopment and areas where agriculture or other rural uses are intended to remainpredominant over the long term.2.3.2 During the life <strong>of</strong> this <strong>Plan</strong>, it is anticipated that the <strong>Town</strong> will reach full build-out<strong>of</strong> its designated greenfield areas within the existing settlement boundaries. Atbuild-out, the population <strong>of</strong> the <strong>Town</strong> is anticipated to reach approximately55,500 persons, based on the build-out <strong>of</strong> designated greenfield areas and anestimate <strong>of</strong> intensification potential. This build-out is expected to occur wellbefore the end <strong>of</strong> the planning period in 2026. The majority <strong>of</strong> that population willbe located within the Urban Settlements. Limited growth may occur within the VillageSettlements.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal # 4 ins<strong>of</strong>ar as it relates to the non decision.2.3.3 Infill and intensification are encouraged and will be facilitated within the delineated builtup areas <strong>of</strong> the Urban Settlements, as well as within the Village Settlements, which areidentified as undelineated built-up areas by the Built Boundary for the Growth <strong>Plan</strong> for6Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREthe Greater Golden Horseshoe. Core Commercial Areas within the Urban Settlementsare recognized and planned for as intensification corridors subject to the policiescontained within the secondary plans for those areas. New and updated secondaryplans shall identify additional opportunities for infill and intensification and designatesuch areas as intensification areas with appropriate minimum and maximum densities.Such studies shall also protect and maintain stable residential neighbourhoods from infilland intensification which is out <strong>of</strong> keeping with the physical character <strong>of</strong> thoseneighbourhoods.2.3.4 The <strong>Town</strong> shall target for approximately 20 per cent <strong>of</strong> new dwelling units to beprovided through intensification after 2015.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.3.5 In order to achieve the employment objective <strong>of</strong> one job for every two residents,an employment target <strong>of</strong> 27,750 will need to be achieved by 2026. It is anticipatedthat approximately 60 per cent <strong>of</strong> jobs will occur on traditional employment lands andenough lands must be designated to achieve that target. The remainder <strong>of</strong> theemployment will be located in the living areas through commercial, institutional andgovernment related jobs and in the Countryside through agricultural and rural relatedjobs.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal # 5 ins<strong>of</strong>ar as it relates to the non decision.2.3.6 The Simcoe Area Growth <strong>Plan</strong> and the <strong>Town</strong>’s Growth Management Strategy shall beincorporated into this <strong>Plan</strong> by subsequent <strong>Official</strong> <strong>Plan</strong> amendment and shall update thetargets set out in this Section and, where necessary and justified, the boundaries <strong>of</strong>settlements.2.3.7 Amendments to the growth projections or to settlement boundaries shall only beconsidered on a comprehensive basis at the time <strong>of</strong> the 5 year review or othercomprehensive review, unless otherwise set out in this <strong>Plan</strong>. Such reviews shall includean update <strong>of</strong> the Growth Management study forecasts and analyses.2.3.8 An update <strong>of</strong> the Growth Management Study undertaken during the 5 year review shallconsider the following matters:(i)(ii)(iii)(iv)(v)Statistical records <strong>of</strong> housing unit completions in previous years.Statistical records <strong>of</strong> the amount <strong>of</strong> vacant employment land absorbed inprevious years.Comparison <strong>of</strong> employment verses population to determine the <strong>Town</strong>’s successin moving towards its employment target.Comparison <strong>of</strong> these actual development trends to those forecast in the <strong>Innisfil</strong>Growth Management Study, Population and Employment Forecast, November2005 and any County or Provincial forecast for the area.Determination <strong>of</strong> the amount <strong>of</strong> undeveloped land, including residential and7Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREemployment designated lands, remaining within the settlement area boundaries,and the potential to accommodate future population and employment throughredevelopment, infilling or intensification <strong>of</strong> developed lands within the builtboundary <strong>of</strong> settlement areas.(vi)(vii)viii)(ix)Assessment based on population forecasts and actual development trends, <strong>of</strong>whether there is sufficient residential land designated in approved Secondary<strong>Plan</strong>s to maintain a continuous 10-year supply <strong>of</strong> land for housing until the next 5year review. At the mid point <strong>of</strong> the planning period, the Growth ManagementStudy should ensure that there is sufficient land within the settlement boundariesto accommodate the projected housing needs for up to 20 years. Analysis <strong>of</strong>supply should consider not just quantitative matters, but also qualitative mattersincluding providing a full range <strong>of</strong> housing to meet the varying needs andpreferences <strong>of</strong> current and future population and households.Assessment, based on the employment forecasts and actual developmenttrends, <strong>of</strong> whether there is sufficient land to achieve the employment target ratioand whether the available inventory is adequate and suitable to meet the diverseneeds <strong>of</strong> potential industrial users. Such analysis should consider both thequalitative and quantitative aspects <strong>of</strong> the vacant industrial inventory, includingthe available range in size, exposure, accessibility and other factors.Changes in County or Provincial Policy and other legislative matters that mayarise.If any <strong>of</strong> the above-noted requirements in paragraphs v) or vi) cannot beachieved, then a Settlement Boundary Expansion Study should be initiated bythe <strong>Town</strong>.2.3.9 When undertaking a Settlement Boundary Expansion Study, the <strong>Town</strong> shall consider thefollowing matters in assessing potential areas for expansion:(i)(ii)(iii)The size <strong>of</strong> the expansion proposed is to be determined after considering: opportunities for intensification within the built boundary, a compact, transit supportive urban form which can accommodate a rangeand mix <strong>of</strong> housing types within the proposed expansion, the ability to meet a minimum density target <strong>of</strong> not less than 50 residents andjobs per gross hectare while also providing an appropriate transition toadjacent residential areas and a housing form in keeping with the character <strong>of</strong>the settlement area, updated projections <strong>of</strong> population and households, housing needs by type,employment and employment land needs by major category.Alternatives for settlement expansion shall not include lands designated asSpecialty Crop Areas.Alternatives for settlement expansion shall only include lands designatedAgricultural Area where it has been demonstrated that there are no reasonablealternatives which avoid prime agricultural lands or which are on lower priority8Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREagricultural lands.iv)(v)(vi)Alternatives for settlement expansion which protect existing licensed aggregateoperations and/or demonstrate that the proposed expansion will not result in thepreclusion or hindrance <strong>of</strong> the establishment <strong>of</strong> new mineral aggregateoperations or access to mineral aggregate resources within high potentialresource areas.A comparative assessment is undertaken to determine the impact <strong>of</strong> thealternative settlement expansions on agricultural operations adjacent or close tothe alternative settlement expansions, and to show that any impacts from thepreferred expansion are mitigated to the extent feasible.Alternatives for settlement expansion protect significant natural environmentalfeatures, demonstrate that the Natural Heritage System can be maintained andrefined, and minimize the potential impact on the quality or quantity <strong>of</strong> groundwater and surface water.(vii) Ability to achieve the target employment activity rate set out in Section 2.3.5.(viii)(ix)(x)(xi)(xii)(xiii)(xiv)(xv)The areas considered for expansion form logical extensions <strong>of</strong> a settlement area,considering both the proposed land uses in the extension areas and existingadjacent uses within the settlement boundary.The areas considered for expansion maintain a functional separation betweencommunities and foster the feeling <strong>of</strong> separate, identifiable communities.Areas considered for expansion are physically suitable in terms <strong>of</strong> topography,soil and drainage characteristics.A fiscal impact assessment is undertaken <strong>of</strong> the current assessment ratios(residential/non-residential) which demonstrates how the options for settlementexpansion will improve the ratio, and how the development can be phased toensure the ratio is improved.The expansion can be serviced by transportation infrastructure, transit, municipalsewage and water services, and storm water management, in an efficient andcost-effective manner.Municipal service priorities, such as community and health care facilities, areadvanced through the preferred settlement expansion.A suitable strategy for the staging, financing and construction <strong>of</strong> the infrastructurefor the expansion is developed.New residential expansion areas are phased to ensure that new employmentareas can be developed in tandem. In this regard, new residential expansionareas shall not proceed beyond Secondary <strong>Plan</strong> approval until employment landsexpansion areas have an approved Secondary <strong>Plan</strong>, an approved servicingstrategy, the required Environmental Assessments for servicing infrastructure arecompleted and a financing strategy is in place.9Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE(xvi)The proposed expansion area <strong>of</strong>fers the most efficient alternative for utilizingexisting community facilities where capacity is available and can provide a fullrange <strong>of</strong> services to its residents.(xvii) Any area proposed for expansion shall be planned to:• accommodate a compact, transit-supportive form with a mix <strong>of</strong> uses anddensities,• meet the minimum density target <strong>of</strong> 50 residents and jobs per gross hectarein conjunction with other designated greenfield areas,• complement the existing Core Commercial Areas,• serve the needs <strong>of</strong> its population with ample parkland and facilities, and• maximize the use <strong>of</strong> land, existing infrastructure and community facilities.Appeal # 6 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.2.3.10 <strong>Plan</strong>ning for infrastructure and public service facilities shall be integrated with theplanning for development, both intensification and greenfield development, to ensurethat public infrastructure and services are available to meet current and projected needswhile being provided in an efficient and cost-effective manner.2.3.11 In identifying intensification areas as per Section 2.3.3 and areas for settlementboundary expansion as per Section 2.3.9, consideration should be given to opportunitiesto optimize existing infrastructure and public service facilities, wherever feasible and costeffective, prior to consideration <strong>of</strong> new infrastructure and public service facilities.2.4 NATURAL HERITAGE SYSTEMIntent:A Natural Heritage System (NHS) recognizes the interdependence <strong>of</strong> natural environmentalfeatures and seeks to incorporate them into a single system. Among a number <strong>of</strong> ecologicalfunctions, an NHS preserves linkages to facilitate the movement <strong>of</strong> flora and fauna, and protectsand enhances surface and groundwater quality. A Natural Heritage System thus seeks tomaintain ecological linkages among natural heritage features on an ecosystem basis, such thattheir existing functions are maintained or enhanced.The Natural Heritage System, shown on Schedule A, builds upon the County GreenlandsSystem such that it integrates and links local natural heritage features <strong>of</strong> significance with thebroader County level initiative.The Natural Heritage System represents areas where it is desirable to maintain existing functionand link environmental features within the <strong>Town</strong>. It is a schematic delineation <strong>of</strong> where localand regional linkages among natural environment features may exist. Only the larger naturalenvironmental features and those where an apparent linkage to the system exists are identified.Other natural environmental features are included in the Natural Environmental Areadesignation as set out in Section 3.1.10Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREThe Natural Heritage System is an overlay designation and provides additional natural heritageprotection policies to those set out in Section 3.1. It is not intended to affect the continuation <strong>of</strong>existing uses or prohibit future development, unless otherwise designated on the land useSchedules B and B1 to B14. It is the intent, however, that new development maintains andprotects the function <strong>of</strong> these linkages. Significant natural features within and outside theNatural Heritage System (e.g., woodlands, wetlands, etc.) will be delineated and protectedthrough specific policies in the Natural Environment Designation as set out in Section 3.1.Goals:To protect and enhance the natural environment <strong>of</strong> the <strong>Town</strong>.Objectives:1. To maintain, restore and enhance the biological diversity <strong>of</strong> natural heritage featuresand their long term ecological function within the context <strong>of</strong> a Natural Heritage System.2. To maintain, restore and where possible improve, the functional connections amongnatural heritage features (i.e., improve the ability for flora and fauna to move within thenatural Heritage System).3. To protect, improve or restore the quality and quantity <strong>of</strong> water.4. To identify surface water features, ground water features, hydrologic functions andnatural heritage features and areas, and the linkages and related functions among them,which are necessary for the ecological and hydrological integrity <strong>of</strong> the <strong>Town</strong>’swatersheds.5. To promote the rehabilitation <strong>of</strong> the Natural Heritage System, including linkages amongexisting natural heritage features.6. To conserve the natural character, form, and function <strong>of</strong> environmental features within alocal Natural Heritage System, as a means <strong>of</strong> sustaining and promoting the naturalheritage <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.Policies:2.4.1 The boundaries <strong>of</strong> the Natural Heritage System, as shown on Schedule A, are schematicand shall be refined if and when land use changes are proposed. At that time, thespatial extent and functional requirements <strong>of</strong> linkages shall be determined through awatershed plan, Secondary <strong>Plan</strong> and /or Environmental Impact Study (EIS) process andthe boundaries <strong>of</strong> the NHS refined using the principles provided in Section 2.4.7. Wheresuch studies delineate lands to be protected from development in order to maintain thelinkage function, these areas may be designated Natural Environmental Area as perSection 3.1 and shown on Schedules B and B1 to B14.2.4.2 Where no land uses changes are contemplated, the protection and enhancement <strong>of</strong>linkages within the Natural Heritage System shall be encouraged through landstewardship.11Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.4.3 The Natural Heritage System, illustrated on Schedule A, includes the larger NaturalEnvironmental Area designations (as per Section 3.1.1) along with linkages amongthem. These linkages should, wherever possible, be located along watercourses orrecognizable topographical features. In some cases, connections may extend throughlands that are currently in agricultural use, and may also cross roads.Appeal #7 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the 25 thSideroad and Mapleview Drive.2.4.4 Through a watershed plan, Secondary <strong>Plan</strong> and /or Environmental Impact Study (EIS)additional linkages between Natural Environmental Area designations may be identifiedusing the principles <strong>of</strong> 2.4.7. These linkages will be considered to form part <strong>of</strong> theNatural Heritage System and shall be protected from development. Lands comprisingthe linkage may also be designated Natural Environmental Area as per Section 3.1.1.2.Appeal #8 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the 25 thSideroad and Mapleview Drive.2.4.5 Natural Environmental Areas referred to in Section 2.4.3, and as shown on Schedules Band B1 to B14, shall be protected and designated through the land use policies <strong>of</strong>Section 3.1, regardless <strong>of</strong> whether they are located within the Natural Heritage Systemas illustrated on Schedule A.Appeal #9 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the 25 thSideroad and Mapleview Drive.2.4.6 The uses permitted in the Natural Heritage System shall be those set out in Section3.1.1.4.Appeal #10 ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the 25 thSideroad and Mapleview Drive.2.4.7 The following general principles shall be used for delineating the Natural HeritageSystem:• Incorporate Natural Environmental Area designated features, as set out inSection 3.1, among which functional linkages can be established.• Preserve, and where possible improve, functional connections among naturalheritage features;• In particular, maintain connections between open water features (e.g., ponds andsmall lakes) and upland woods;• Include local level connections where ever practical and ecologically desirable;• Wherever possible, include coldwater streams, headwater wetlands andassociated woodlands;• Provide for linkages that extend outside <strong>of</strong> the <strong>Town</strong> boundaries as generallydelineated on Schedule A;• Link woodlands that occur along watercourses; and• Evaluate the role <strong>of</strong> smaller woodlands and meadows, and the linkages amongthem and other Natural Environmental Area features, and incorporate them intothe Natural Heritage System where appropriate.Appeal #11 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the12Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE25 th Sideroad and Mapleview Drive.2.5 URBAN SETTLEMENTSIntent:Urban Settlements are the primary focus <strong>of</strong> and location for urban growth within the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong> and are intended to provide for a broad range <strong>of</strong> housing opportunities, commercialfacilities and services, recreation, culture, government facilities and services and employmentopportunities.Goals: To accommodate the majority <strong>of</strong> the future growth in fully serviced areas which providefor a broad range <strong>of</strong> housing, services, shops, recreation, institutions and employment.Objectives:1. To permit growth to occur in a controlled, orderly fashion on full municipal services.2. To ensure that the boundaries, separations and intervening land uses betweenUrban Settlements contribute to the vision <strong>of</strong> a “community <strong>of</strong> communities”.3. To ensure retail services are made available in every urban settlement and that thefunction and viability <strong>of</strong> the Core Commercial Areas are protected and maintained.Policies:2.5.1 The following areas are delineated as Urban Settlements on Schedule A: Alcona,Cookstown, Lefroy-Belle Ewart, Sandy Cove and <strong>Innisfil</strong> Heights.Non Decision ins<strong>of</strong>ar as it applies to the bolded textAppeal #12 ins<strong>of</strong>ar as it relates to the non decision.2.5.2 Urban Settlements will accommodate the majority <strong>of</strong> residential and employment growthwithin the municipality and will be based on full municipal services.2.5.3 Table One identifies the planned population and employment within each UrbanSettlement.Appeal #14 as it relates to Section 2.5.3 and Table One in their entirety.13Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURETable One<strong>Plan</strong>ned Population and EmploymentUrban Settlement<strong>Plan</strong>nedPopulation<strong>Plan</strong>nedEmployment*Alcona 22,000 NACookstown 2,100 100Lefroy - Belle Ewart 8,350 NASandy Cove 8,500** NA<strong>Innisfil</strong> Heights 120 11,000Non Decision ins<strong>of</strong>ar as it applies to the bolded and underlinedtextAppeal #14 ins<strong>of</strong>ar as it relates to the non decision.* Employment in employment areas. Additional employment will occur in the Urban Settlementsthrough commercial, service, and institutional jobs as well as home occupations.** Tentative to be confirmed through a Secondary <strong>Plan</strong> study.2.5.4 Development necessitating a change in land use designation within Urban Settlementswill only be permitted once a Secondary <strong>Plan</strong> is adopted for each settlement. The studyrequirements <strong>of</strong> which are set out in Section 9.18.1.Appeal #15 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> 25 thSideroad and Mapleview Drive.2.5.5 Each Urban Settlement may be comprised <strong>of</strong> three key structural elements: living areas,employment areas and core commercial areas. The land use policies <strong>of</strong> this plan andthe secondary plans shall reinforce these key structural elements and ensure theirgeneral delineation and viability.2.5.6 Schedules B1, B2, B3 and B5 delineate the built boundary in Alcona, Cookstown,Lefroy-Belle Ewart and Sandy Cove respectively in accordance with Policy 2.2.3.5 <strong>of</strong> theGrowth <strong>Plan</strong> for the Greater Golden Horseshoe. A built boundary for Sandy Cove andLefroy – Belle Ewart were not delineated in the Built Boundary for the Growth <strong>Plan</strong> forthe Greater Golden Horseshoe. However, these Urban Settlements fit the criteria for adelineated built boundary as they will accommodate significant future residential growthand will be a focus for intensification.Appeal #16 as it relates to the exclusion <strong>of</strong> <strong>Innisfil</strong> Heights.2.5.7 Residential development within the built boundary is considered intensification and willcontribute to the <strong>Town</strong>’s intensification target in Section 2.3.4. Between the builtboundary and the Urban Settlement boundary, the lands shall be recognized as“designated greenfield areas”, and the minimum designated greenfield area densitytargets must be achieved.2.5.8 With the designated greenfield areas, a minimum density <strong>of</strong> 50 persons and jobs perhectares should be achieved exclusive <strong>of</strong> employment areas. Employment areascomprise lands designated Business Park, General Industrial Area and Light IndustrialService. Within the designated greenfield area component <strong>of</strong> employment areas, a14Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREminimum density <strong>of</strong> 30 jobs per hectares should be achieved.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.5.9 Urban Settlements should be spatially and functionally separated from one another withintervening countryside or open space features in order to maintain the vision <strong>of</strong> <strong>Innisfil</strong>as a “community <strong>of</strong> communities”.2.5.10 New greenfield development will be phased based on the growth needs, servicingcapability and relationship between employment and housing growth in terms <strong>of</strong> theability achieve the employment activity rate target <strong>of</strong> Section 2.3.5. In this regard,employment areas and areas in support <strong>of</strong> employment growth shall be given priorityover other settlement areas.2.5.11 When considering the extension <strong>of</strong> services into designated greenfield areas within anUrban Settlement and the phasing <strong>of</strong> such development, the <strong>Town</strong> shall give priority todevelopment adjacent to existing built up areas, but shall be flexible in order to maintaina healthy housing market and to encourage competition and variety in the production <strong>of</strong>new housing stock.2.5.12 Upon the completion <strong>of</strong> Secondary <strong>Plan</strong>s, development within the Urban Settlementsshall proceed by plan <strong>of</strong> subdivision, rezoning and / or site plan approval only when therequired municipal water supply and distribution facilities, municipal sewageinfrastructure, storm water management facilities, and transportation facilities identifiedin the Secondary <strong>Plan</strong> and supporting Master Drainage <strong>Plan</strong>, Servicing Master <strong>Plan</strong> andTransportation Master <strong>Plan</strong>s are available, or commitments have been made andapproved to make the necessary infrastructure available.Appeal #17 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> 25 thSideroad and Mapleview Drive.2.5.13 Sandy Cove is identified in Schedule A as an Urban Settlement in the <strong>Official</strong> <strong>Plan</strong>. ASecondary <strong>Plan</strong> study shall be undertaken for the entire settlement area, and shall asone study component confirm the settlement boundaries. As much <strong>of</strong> the area iscurrently built with urban uses, the full range <strong>of</strong> studies set out in Section 9.18.1 shall notbe required. The Secondary <strong>Plan</strong> shall, however, address the following matters inaddition to the settlement boundaries:i) The appropriate designation <strong>of</strong> a series <strong>of</strong> small rural designated parcels within theUrban Settlement study boundaries. The Secondary <strong>Plan</strong> study shall determinethrough an environmental analysis the extent and significance <strong>of</strong> environmentalfeatures and functions on these parcels and the appropriateness for infill residentialdevelopment as per Section 9.18.1ii;ii) Other opportunities for infill and intensification;iii) The physical extent, characteristics and policies for a potential commercial corenode on 25 th Sideroad south <strong>of</strong> Lockhart Road;iv) The appropriate type and density <strong>of</strong> housing permitted on lands designatedResidential Retirement which would encourage a variety <strong>of</strong> housing types anddensities;v) Ultimate population target and the servicing capacity available to the area;15Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREvi) Within the lands designated as Sandy Cove Future Expansion Area on ScheduleB-5, studies shall be undertaken prior to Secondary <strong>Plan</strong> approval to addressmatters <strong>of</strong> required servicing infrastructure, stormwater management,transportation and transit infrastructure, and environmental features to be protectedas more specifically set out in Section 3.3.4.19.This policy is not intended to delay any applications for rezoning or plan <strong>of</strong> subdivisionthat are implementing the current <strong>Official</strong> <strong>Plan</strong> designations in the settlement area.Appeal #18 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> 25 thSideroad and Mapleview Drive.2.6 VILLAGE SETTLEMENTSIntent:The Village Settlements include the small historic settlements along Yonge Street andLake Simcoe, which are partially serviced. It is intended that these areas retain theircurrent small village character and accommodate limited new development on municipalwater and private septic systems.Goals:To maintain the small village character <strong>of</strong> the Village Settlements while permittinglimited growth.Objectives:1. To permit limited residential, commercial, industrial, institutional and recreation usesto serve the residents <strong>of</strong> each village settlement and the surrounding agricultural /rural / resort community.2. To permit limited infilling and rounding out <strong>of</strong> Village Settlements subject to thepolicies <strong>of</strong> this <strong>Plan</strong>.Policies:2.6.1 The following areas are delineated as Village Settlements on Schedule A: Stroud,Churchill, Fennell’s Corners and Gilford.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.6.2 Village Settlements will primarily be comprised <strong>of</strong> large lot single detached dwellings onpartial services, small scale local serving commercial uses, churches, schools and otherlocal institutional uses and parks, open space and recreational uses.2.6.3 Development shall occur in accordance with the specific policies in the VillageResidential, Village Commercial and Institutional designations set out in Section 3 andthe detailed mapping <strong>of</strong> land uses within each Village Settlement delineated onSchedules B7, B8, B9 and B10.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.6.4 In keeping with the municipal strategy to direct growth to fully serviced UrbanSettlements, growth in Village Settlements will be limited to infill, minor expansions androunding out <strong>of</strong> the boundaries <strong>of</strong> the settlement area, as per Section 2.6.5.16Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.6.5 Minor expansions and rounding out <strong>of</strong> a Village Settlement shall be considered as part<strong>of</strong> a municipal comprehensive review which shall consider the following matters prior toadoption <strong>of</strong> an <strong>Official</strong> <strong>Plan</strong> Amendment:i) a settlement capability study to evaluate servicing alternatives and demonstratethat development on private or communal services is feasible, provided;a) a maximum <strong>of</strong> 5 new lots are permitted where private septic services are thepreferred servicing alternative;b) communal sewage disposal is the preferred servicing option for more than 5lots;c) in the case <strong>of</strong> rounding out <strong>of</strong> existing partially serviced Village Settlements,more than 5 lots on private septic services may be permitted provided thesettlement capability study determines these privately serviced lots arefeasible; andd) for all private septic serviced or partially serviced lots, sufficient reservesewage system capacity is confirmed within the <strong>Town</strong>’s municipal sewertreatment systems to treat for hauled sewage from the private systems orpartial services;e) where municipal water is provided, confirmation <strong>of</strong> sufficient capacity.ii)iii)demonstration that the expansion area can be serviced by transportationinfrastructure, water services and storm water management in an efficient andcost-effective manner; andmatters set out in Section 2.3.9 (i) first and 4th bullets, (ii), (iii), (iv), (v), (vi), (viii),(ix), (x), (xi), and (xiv).2.6.6 It is anticipated that all new plans <strong>of</strong> subdivision will be serviced with municipal waterand private septic or communal services. New residential and commercial growth,including new infill lots, will not be permitted unless accompanied by a hydrogeologicalstudy to the satisfaction <strong>of</strong> the <strong>Town</strong> indicating that the MOE reasonable use guidelinesfor septic systems can be achieved. Unless a settlement capability study under Section2.6.5 has been conducted, applications for multi-lot development shall also beaccompanied by an evaluation <strong>of</strong> servicing alternatives (i.e. communal or individual)including justification for the proposed form <strong>of</strong> servicing.2.6.7 Despite the policies <strong>of</strong> Section 2.6.5 (i) and 2.6.6, it is the policy <strong>of</strong> the <strong>Town</strong> not toassume ownership <strong>of</strong> communal sewage servicing systems. The effect <strong>of</strong> this policymay be to preclude future proposed development.2.6.8 Commercial uses sufficient to support the convenience and day-to-day needs <strong>of</strong> theVillage Settlement and the surrounding agricultural/rural community should beencouraged.2.6.9 If full municipal services are extended to any <strong>of</strong> the Village Settlements, the VillageSettlement shall be redesignated as an Urban Settlement and a secondary plan shall beprepared addressing the matters set out in Section 9.18. The secondary plan study shallalso delineate a built boundary for the settlement area.17Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.6.10 The Village Settlements are identified as undelineated built up areas by the BuiltBoundary for the Growth <strong>Plan</strong> for the Greater Golden Horseshoe. As such, allresidential growth within the Village Settlements shall contribute to the intensificationtarget set out in Section 2.3.4.2.7 LAKE SIMCOE SHORELINEIntent:The Lake Simcoe Shoreline represents the lands along Lake Simcoe including Kempenfelt Bayand Cooks Bay, as shown on Schedule A. It is an area <strong>of</strong> competing land use and regulatoryinterests. Much <strong>of</strong> the shoreline has historically been developed for seasonal cottages, full timedwellings, small scale seasonal resorts, marinas and other tourism commercial uses, as well asUrban and Village Settlements including Alcona, Sandy Cove, Lefroy/Belle Ewart and Gilford.Very little <strong>of</strong> the shoreline is left in an undeveloped state. However, the entire shoreline edge isconsidered a natural heritage feature and designated Natural Environmental Area. Outside <strong>of</strong>the Urban and Village Settlements, the shoreline is considered part <strong>of</strong> the Countryside, despitein many areas having a developed character. In these developed areas <strong>of</strong> the Countryside, onlylimited further development is permitted, which is related to lake-based recreational activities.Increasingly the seasonal cottages are being converted or replaced by larger full timeresidences. Shoreline Residential Areas outside <strong>of</strong> Urban and Village Settlements shall remainas predominately small scale, residential areas. Limited infilling that maintains the character <strong>of</strong>the area will be permitted. Access to the waterfront is also an important principle for residentsand should be improved where possible. Residents are also desirous <strong>of</strong> improving the waterquality <strong>of</strong> the lake. Providing full municipal sewer services, to portions <strong>of</strong> the Lake SimcoeShoreline Area, will assist in improving the water quality <strong>of</strong> the Lake.Goals: To maintain the majority <strong>of</strong> the Lake Simcoe Shoreline as a residential and recreationalarea. To provide adequate vegetative buffering and development setbacks along the shoreline<strong>of</strong> Lake Simcoe.Objectives:1. To provide for both permanent residential and seasonal residential uses.2. To ensure that any development, redevelopment or site alteration in shorelinehazards related to flooding, erosion and dynamic beach will be designed inaccordance with accepted standards and procedures.3. To encourage public land acquisition and improve public access to Lake Simcoe.4. To improve the water quality <strong>of</strong> Lake Simcoe through proper land management and,where feasible, municipal services along the Shoreline Area.5. To increase the natural cover along the Shoreline Area and encourage shorelinenaturalization.6. To link the natural heritage system to Lake Simcoe.18Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREPolicies:2.7.1 The Lake Simcoe Shoreline is schematically delineated on Schedule A.2.7.2 Outside <strong>of</strong> the Urban and Village Settlements, existing developed portions <strong>of</strong> the LakeSimcoe Shoreline are primarily comprised <strong>of</strong> existing dwellings and uses and lake-basedrecreational activities such as, marinas, tourist and resort oriented commercial uses,recreational uses and limited convenience oriented commercial uses. As well, it is theintention <strong>of</strong> this <strong>Plan</strong> that existing developed portions <strong>of</strong> the Lake Simcoe Shoreline shallmaintain their residential and recreational character.2.7.3 Development shall occur in accordance with the applicable land use policies set out inSection 3 and the detailed mapping <strong>of</strong> land uses delineated on Schedules B, B1, B3, B5,B10, B11, B12, B13 and B14.2.7.4 In keeping with the municipal strategy to direct growth to fully serviced UrbanSettlements, growth in the Lake Simcoe Shoreline shall be directed to settlements andoutside <strong>of</strong> settlements, shall be limited in scale to infill, minor expansions and roundingout <strong>of</strong> existing developed shoreline areas, delineated on Schedules B10, B11, B12, B13and B14. Such minor expansions and rounding out shall not exceed 3 new lots, exceptwhere zoning, existing at the time <strong>of</strong> approval <strong>of</strong> this <strong>Plan</strong>, permits a greater number <strong>of</strong>lots based on minimum lot size.2.7.5 Infill development and minor expansions within the existing developed portions <strong>of</strong> theLake Simcoe Shoreline outside <strong>of</strong> settlements will only be permitted once a MasterDrainage <strong>Plan</strong> is completed that addresses flooding, stormwater management, and highwater table constraints. The study should identify means through new development topreserve and enhance drainage outlets to Lake Simcoe and reduce flooding.2.7.6 Larger scale commercial facilities and community services, other than marinas andresort recreational uses, shall be directed to and provided in the Urban Settlements.Commercial and community services, beyond those currently in existence outside <strong>of</strong> thesettlements, shall generally not be permitted unless it is related to shoreline activities,cannot be located in an Urban or Village Settlement, and a demand for the use is provento the satisfaction <strong>of</strong> the <strong>Town</strong>.2.7.7 It is the long term intention <strong>of</strong> the <strong>Town</strong> to provide a central water supply and sewagecollection and disposal system along the Lake Simcoe Shoreline from Concession I toXII including Big Bay Point subject to an approved EA. Conversion <strong>of</strong> existing individualseptic systems to municipal sanitary servicing will have a significant benefit to LakeSimcoe. Further infilling and new lot creations may not be permitted on an individual ormore comprehensive basis until these municipal servicing systems are in place because<strong>of</strong> the negative impact <strong>of</strong> private services on the environment.2.7.8 Where municipal sewer services are not available, new lots should not be approvedunless accompanied by a hydrogeological study to the satisfaction <strong>of</strong> the <strong>Town</strong>indicating that the MOE reasonable use guidelines for septic systems can be met andprovided no more than 3 new lots are created except where zoning existing at the time<strong>of</strong> approval <strong>of</strong> this plan permits a greater number <strong>of</strong> lots based on minimum lot size.19Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.7.9 The area <strong>of</strong> the Old Lake Algonquin Shoreline along Kempenfelt Bay shall be maintainedin its natural state to provide protection to the shoreline from sedimentation and erosion.In this regard, these areas shall be included within the Natural Environmental Areadesignation and no buildings or structures shall be permitted except that a properlyconstructed access to the lake shall be considered in consultation with the Lake SimcoeRegion Conservation Authority. Consideration shall also be given to the designation andprotection <strong>of</strong> significant woodlands along the Lake Simcoe Shoreline. Wheredevelopment is proposed in these areas, the top <strong>of</strong> bank shall be established by aregistered Ontario Land Surveyor and the limits <strong>of</strong> development within these areas shallbe established through an Environmental Impact Study in consultation with the Countyand the Lake Simcoe Region Conservation Authority.2.7.10 Existing development along the Lake Simcoe Shoreline shall be encouraged and newdevelopment shall be required to maintain a naturalized vegetative strip adjacent to thewaters edge and to maintain a naturalized shoreline in order to improve water qualityand fish habitat.2.7.11 Where feasible, as part <strong>of</strong> any development or re-development along the Lake SimcoeShoreline, the <strong>Town</strong> shall encourage the replacement, in consultation with the LakeSimcoe Region Conservation Authority and the Ministry <strong>of</strong> Natural Resources, <strong>of</strong> hardshoreline structures (such as armour stone, concrete wrip-wrap, iron sheeting, etc.) witha naturalized shoreline including native vegetation.2.7.12 The <strong>Town</strong> will endeavour to increase the amount <strong>of</strong> publicly accessible open spacealong the Lake Simcoe shoreline in accordance with policies 3.10.5 and 3.10.11.2.7.13 The creation <strong>of</strong> new lots shall generally be directed to areas outside <strong>of</strong> hazardous landsadjacent to lake Simcoe which are impacted by flooding, erosion and dynamic beachhazards.2.7.14 The LSRCA may require the establishment <strong>of</strong> conservation easements, under theConservation Land Act, through the planning and development process in order toprotect environmental areas along Lake Simcoe.2.8 COUNTRYSIDEIntent:The Countryside area represents lands designated as Specialty Crop Area, Agricultural Area,Rural Area, Rural Industrial, Rural Commercial, Institutional and Open Space, along with areas<strong>of</strong> high potential mineral aggregate resources. It is the intent <strong>of</strong> this <strong>Plan</strong> to preserve andprotect prime agricultural areas, maintain the viability <strong>of</strong> farming and preserve the rural farmcharacter within the Countryside Area. With a growing urban community, it is recognized thatincreased conflicts will likely occur between the farm operations and non-farm and urban uses.These potential conflicts need to be minimized to the extent possible through the application <strong>of</strong>the policies <strong>of</strong> this <strong>Plan</strong>.Goals: To preserve the rural farm character <strong>of</strong> the countryside areas <strong>of</strong> the <strong>Town</strong> To preserve prime agricultural areas for a wide variety <strong>of</strong> agricultural uses.20Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREObjectives:1. To protect specialty crop and prime agricultural areas for long-term use foragriculture.2. To encourage and provide for a broad range <strong>of</strong> agricultural uses and rural uses.3. To direct development to the Urban and Village Settlements, but where rural landuses cannot be located in these settlements to direct such uses to the Rural Areadesignation.Policies:2.8.1 The Countryside shall be delineated predominantly into three designations on the LandUse Schedule B. These designations shall include Specialty Crop Area, AgricultureArea and Rural Area as per sections 3.2.1, 3.2.2 and 3.2.3 respectively. As well, otherdesignations in the Countryside include Shoreline Residential Area, ShorelineCommercial Area, Rural Industrial, Highway Commercial Area, Extractive Industrial Areaand Parks and Open Space.2.8.2 The <strong>Town</strong> shall direct development to Urban and Village Settlements, except wherenecessary for development related to the management or use <strong>of</strong> resources, resourcebased recreational activities and rural land uses that cannot be located in Urban andVillage Settlements. In this respect, Rural, non-agricultural uses shall be limited and onlypermitted pursuant to the general direction <strong>of</strong> this Section and the Rural Area land usepolicies <strong>of</strong> Section 3.2.8.3 The <strong>Town</strong> shall avoid matters <strong>of</strong> incompatibility which may arise between farmingoperations and the Urban and Village Settlements through compliance with the minimumdistance separation formulae, buffering in urban areas abutting farm operations, andproviding means to minimize traffic conflicts on <strong>Town</strong> roads.2.8.4 The <strong>Town</strong> shall encourage a broad range <strong>of</strong> agriculture uses within the Countrysideincluding permitting those related to farming as <strong>of</strong> right in the land use designations andzoning by-law.2.8.5 Home industries, home occupations, farm gate sales, fruit and vegetable markets andother activities which produce value-added agricultural products from the farm operationshall be permitted throughout the Countryside in order to assist the farming communitysupplement their incomes as per the policies <strong>of</strong> this plan.2.8.6 New rural commercial, rural industrial or institutional uses, may be permitted in theCountryside Area through an <strong>Official</strong> <strong>Plan</strong> Amendment, provided it is demonstrated that:i) the proposed use is a rural land use that cannot be located in Village or UrbanSettlements; orii) the proposed use is related to the management or use <strong>of</strong> resources or resourcebasedrecreation; andiii) the propose site is not within a Specialty Crop designation; andiv) if in the Agricultural Area designation, the proposed use shall be limited and meet therequirements <strong>of</strong> Sections 2.8.8 and 3.2.2.8.21Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.8.7 New non-farm, rural residential uses shall not be permitted within Specialty Crop Area orAgricultural Area designations, and in only limited circumstances in the Ruraldesignation as per the policies <strong>of</strong> the Rural Area designation.2.8.8 Applications for rural, non-agricultural uses shall be directed to Rural Areas; shallmitigate to the extent feasible impacts on surrounding agricultural operations; and shallcomply with the minimum distance separation formulae.2.9 MUNICIPAL CIVIC CAMPUSIntent:Through the preparation <strong>of</strong> this <strong>Plan</strong>, the public consistently raised the need for anidentifiable centre to the municipality which could be used as a central meeting placeand focus for community wide activities. With the municipal <strong>of</strong>fices and the Multi UseRecreational Facility located at <strong>Innisfil</strong> Beach Road and Yonge Street, a central civicservice node is emerging. This location has the advantage <strong>of</strong> neutrality, in that it is notlocated in any <strong>of</strong> the existing designated settlements.Goals:To create an identifiable civic node for the <strong>Town</strong>.Objectives:1. To create a central gathering place for the residents <strong>of</strong> the <strong>Town</strong>.2. To consider directing all major public facilities to the Municipal Civic Campus.Policies:2.9.1 The Municipal Civic Campus is identified schematically on Schedule A: MunicipalStructure Map.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.9.2 All future major cultural, recreational and government facilities should be consideredwithin the Municipal Civic Campus.2.9.3 Large scale industrial, retail or service commercial uses shall be directed to the UrbanSettlements. However, limited service commercial uses serving the patrons andemployees <strong>of</strong> the Municipal Civic Campus should be permitted, subject to thepolicies <strong>of</strong> Section 3.2.2 and 3.2.3.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.10 HOUSINGIntent:The Provincial Policy Statement (2005) requires municipalities to provide a range <strong>of</strong>housing types and opportunities to accommodate residential growth. As part <strong>of</strong> theaccommodation <strong>of</strong> growth, it also requires a consideration <strong>of</strong> opportunities for residentialintensification and redevelopment, as does the Growth <strong>Plan</strong> (2006). In <strong>Innisfil</strong>, due tothe lack <strong>of</strong> brownfield lands and little underutilized commercial lands, there are limited22Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREopportunities for intensification. Opportunities are largely limited to infill on previouslyundeveloped sites, severance <strong>of</strong> large lots, accessory dwelling units and low-rise, multistoreymixed use intensification in the core commercial area <strong>of</strong> Alcona. Facilitatingopportunities for infill and intensification will require a balance to ensure that adjacentresidents are not unduly impacted and the existing character <strong>of</strong> residentialneighbourhoods are protected.Goals:To accommodate future housing demands while maintaining the character <strong>of</strong>established neighbourhoods.Objectives:1) To maintain at a minimum a 10 year supply <strong>of</strong> residential designated land in orderto ensure that housing prices remain affordable.2) To provide a range <strong>of</strong> lot sizes and densities, housing types, and tenure, providedthe scale and massing <strong>of</strong> development is in keeping with the character <strong>of</strong> the<strong>Town</strong>.3) To encourage residential intensification throughout the community as appropriateopportunities arise through infill, redevelopment, conversion or other methods <strong>of</strong>residential and mixed-use intensification which are in keeping with the scale andcharacter <strong>of</strong> the surrounding residential area.Policies:2.10.1 Council shall encourage the development industry to provide housing which includes avariety <strong>of</strong> dwelling unit types in terms <strong>of</strong> density, tenure, unit size and price includingspecial needs housing.2.10.2 The <strong>Town</strong> shall maintain at all times a 10 year supply <strong>of</strong> residentially designated lands.In this context, designated means in approved Secondary <strong>Plan</strong>s where applicable.2.10.3 Council shall endeavour to maintain at all times a 3 year supply <strong>of</strong> housing units onlands suitably zoned to facilitate residential intensification and redevelopment and inregistered, or draft approved plans <strong>of</strong> subdivision. The <strong>Town</strong> shall also endeavour toensure sufficient servicing capacity to accommodate this housing.2.10.4 The <strong>Town</strong> shall permit and facilitate all forms <strong>of</strong> residential intensification andredevelopment through the review <strong>of</strong> site specific applications and studies undertakenthrough the completion <strong>of</strong> Secondary <strong>Plan</strong>s.2.10.5 In considering applications for infill and intensification, the <strong>Town</strong> shall consider theimpact on adjacent residential uses including overlook and shadowing, the character <strong>of</strong>the surrounding area and the need for a transition in heights and densities adjacent toexisting residential uses.2.10.6 In order to properly facilitate infill and intensification, the <strong>Town</strong> shall review and updatethe Alcona and Cookstown Secondary <strong>Plan</strong>s to identify and facilitate opportunities for23Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTUREinfill and identify areas <strong>of</strong> intensification while minimizing impact upon and protectingthe character <strong>of</strong> existing residential neighbourhoods.2.10.7 Where full municipal services are extended to Urban and Village Settlements, the<strong>Town</strong> shall undertake an intensification study to determine opportunities for infill andidentify areas <strong>of</strong> intensification along with appropriate policies on minimum lot sizesand densities, setbacks and transition requirements to govern future applications forseverances and intensification. Where full municipal services are extended to theShoreline Area outside <strong>of</strong> settlements, the <strong>Town</strong> shall undertake an intensificationstudy to determine opportunities for infill in keeping with the minimum lot size set out inexisting zoning at the time <strong>of</strong> approval <strong>of</strong> this <strong>Plan</strong> or a maximum <strong>of</strong> 3 new lots, whichever is greater.2.10.8 The <strong>Town</strong> shall endeavour to achieve a housing mix <strong>of</strong> 75% low density housing formsand 25% medium and high density housing forms during the period <strong>of</strong> this <strong>Plan</strong>.2.10.9 The <strong>Town</strong> shall promote and establish, in appropriate locations, residential standards,which facilitate compact form, efficiently use <strong>of</strong> land and resources and support theuse <strong>of</strong> public transit.2.10.10 The <strong>Town</strong> will facilitate the provision <strong>of</strong> affordable housing by:1. Providing for accessory dwelling units in single detached and semi detacheddwellings on lands not serviced by a municipal sanitary sewer, subject to thecompletion <strong>of</strong> a hydrogeological study demonstrating that the MOE reasonable useguidelines for septic systems can be met;2. Providing for accessory dwelling units in single detached dwellings in servicedareas;3. Permitting on a temporary basis, small accommodation units known as “GardenSuites” (also commonly known as “Granny Flats”) in a rear or side yard <strong>of</strong> a singledetached dwelling unit. On properties larger than 4 hectares consideration mayalso be given to locations in the front yard;4. Encouraging the provision <strong>of</strong> rental accommodation; and5. Providing that 25% <strong>of</strong> all new housing be in medium and high density housingforms.2.10.11 The <strong>Town</strong> shall participate in the County <strong>of</strong> Simcoe’s efforts to establish an affordablehousing target for the County. That target shall be incorporated into this <strong>Official</strong> <strong>Plan</strong>,along with strategies to implement the target, through a subsequent amendment.2.10.12 The implementing zoning by-law shall establish standards for accessory dwelling unitsincluding such matters as:i) adequate on-site parking for both residential units;ii) the accessory dwelling unit complies with Provincial building and fire coderequirements; andiii) the exterior appearance <strong>of</strong> the dwelling is unaltered to accommodate the unit.24Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.10.13 The <strong>Town</strong> shall monitor the production <strong>of</strong> housing on an annual basis.2.10.14 Upon the availability <strong>of</strong> full services in Village Settlements, the <strong>Town</strong> shall undertakeSecondary <strong>Plan</strong> studies to ensure that lands are designated to permit a range <strong>of</strong>housing forms.2.10.15 Council shall encourage developers <strong>of</strong> commercial projects to include provision forresidential units as part <strong>of</strong> the development, where appropriate. The land use policies<strong>of</strong> this <strong>Plan</strong> should facilitate that opportunity.2.10.16 It is the policy <strong>of</strong> the <strong>Town</strong> to co-operate at the County level with providers <strong>of</strong> assistedand special needs housing to ensure that households in need <strong>of</strong> assisted housing canbe accommodated and that a common waiting list for the area be established inconjunction with providers to help identify priorities and need within the County.2.10.17 If the Provincial Policies with respect to housing mix and density change, Council mayrevisit the policies <strong>of</strong> this plan with respect to minimum and maximum residentialdensities and the mix <strong>of</strong> housing types.2.11 ECONOMIC DEVELOPMENTIntent:The long term goal <strong>of</strong> the municipality is to have one job per two residents (or 50%employment to population activity rate) which means that the <strong>Town</strong>’s full labour forcecould work in the <strong>Town</strong>. There is also a need to re-balance the residential/non-residential taxbase within the <strong>Town</strong>. To achieve this target a substantial area <strong>of</strong> land needs to be fullyserviced for employment uses. The key area to attract industry is along the Highway 400frontage and in the vicinity <strong>of</strong> existing and potential future interchanges.Appeal #19 ins<strong>of</strong>ar as it relates to the bolded text.Goals: To achieve a ratio <strong>of</strong> one job for every two residents.Appeal #20 as it relates to the Goal.Objectives:1. To provide fully serviced employment lands along the Highway 400 corridor in the<strong>Innisfil</strong> Heights Business Park.Appeal #21 ins<strong>of</strong>ar as it relates to Objective #1.2. To actively promote the <strong>Town</strong> as an employment destination.3. To provide for a broad range <strong>of</strong> commercial activities and services to meet thediverse needs <strong>of</strong> <strong>Innisfil</strong>’s residents, businesses and institutions, as well as thosefrom the surrounding areas, and to generate employment, investment andmunicipal revenues.4. To ensure that <strong>Innisfil</strong> becomes a complete community with a diverse mix <strong>of</strong>employment, community facilities and retail stores and services. Future urbanuses will be directed to the Urban Settlement Areas.25Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURENon Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal #22 ins<strong>of</strong>ar as it relates to the non decision.Policies:2.11.1 It is the <strong>Town</strong>’s primary objective to create a viable employment area along theHighway 400 corridor in the <strong>Innisfil</strong> Heights Business park. This is a key element inthe <strong>Town</strong>’s ability to become a complete community. As such, the priority <strong>of</strong> themunicipality is to have sanitary services extended to the <strong>Innisfil</strong> Heights BusinessPark.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal #23 ins<strong>of</strong>ar as it relates to the non decision.Appeal #23 as it relates to Section 2.11.1 in its entirety.2.11.2 The <strong>Innisfil</strong> Heights Business Park is to be developed as a prestige business park withattractive buildings sited on properly landscaped sites. Along the frontage withHighway 400 on lands designated for employment, a stricter level <strong>of</strong> architecturalcontrol may be enforced.Appeal #24 as it relates to Section 2.11.2.2.11.3 The entire Highway 400 frontage to a depth generally <strong>of</strong> two geographic townshiplots from the highway (as shown on Schedule A) shall be reserved for long termemployment usage and remain designated Rural and Agricultural Areas untilrequired for employment use. Uses incompatible with that long term visionshould not be permitted.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.2.11.4 Council supports the continued growth <strong>of</strong> industrial development within the <strong>Town</strong> andmay encourage such growth by such means as:i) creating a fully serviced employment area along the Highway 400 corridor in the<strong>Innisfil</strong> Heights Business Park;Appeal #25 as it relates to Section 2.11.4 i).ii) reviewing and updating <strong>of</strong> the Zoning By-law to ensure that current uses and newtrends within the industrial sector are reflected in the by-law;iii) providing lands along the 20 th Sideroad in any future expansion <strong>of</strong> Alconafor local industries including multiple occupancy industrial buildings forsmall and medium-sized industries, serving the local area, provided therange <strong>of</strong> uses permitted in such developments is appropriately limited; andNon Decision ins<strong>of</strong>ar as it applies to the bolded text.iv)ensuring that the inventory <strong>of</strong> designated vacant industrial and commercial landincludes a full range <strong>of</strong> parcel sizes and locational characteristics, including smallparcels to suit the needs <strong>of</strong> new and innovative industries.26Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>MUNICIPAL STRUCTURE2.11.5 The <strong>Town</strong> shall actively ensure that the Core Commercial areas develop as healthy,viable centres and that they remain as the primary commercial activity areas within the<strong>Town</strong>.2.11.6 Council recognizes and supports the development <strong>of</strong> tourism and tourism relatedrecreation within the <strong>Town</strong>.2.11.7 Council recognizes and supports the <strong>Town</strong>’s role as a retirement community,permitting housing, recreation, health and social services to meet the needs <strong>of</strong> today’sseniors.2.11.8 Council recognizes the importance <strong>of</strong> health care facilities within the municipality forthe quality <strong>of</strong> life <strong>of</strong> its residences and in order to attract new industries. The provision<strong>of</strong> health care is not within the municipality’s jurisdiction, but the <strong>Town</strong> encourages theprovision <strong>of</strong> health care facilities in all new Secondary <strong>Plan</strong> areas.27Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3SECTION THREE: LAND USE POLICIESIntent:This Section sets out the proposed land use designations that would apply throughout the <strong>Town</strong><strong>of</strong> <strong>Innisfil</strong>. In some cases these designations will only be found in the Secondary <strong>Plan</strong>s for theUrban Settlements. However, in order to ensure consistency among the Secondary <strong>Plan</strong>s, thepolicies for these designations are found within this Section <strong>of</strong> the <strong>Plan</strong>. Secondary <strong>Plan</strong>sapproved subsequent to this <strong>Official</strong> <strong>Plan</strong> can use these designations without the need forrepeating the entire policy regime that accompanies the designation. In some instances, theSecondary <strong>Plan</strong>s may contain slight policy differences to recognize and regulate situationsparticular to a given settlement area or to provide policies directed at a specific site.3.1 NATURAL ENVIRONMENTIntent:The intent <strong>of</strong> the Natural Environment policies is to protect significant natural heritage featuresand functions for their ecological benefit, contribution to human health, and to preserve thenatural heritage <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>. Wherever possible, this is to be achieved through theprotection <strong>of</strong> natural heritage features within a Natural Heritage System and within the NaturalEnvironment Area designation.Goals:To protect and enhance the natural environment <strong>of</strong> the <strong>Town</strong>.Objectives:1. To promote the preservation <strong>of</strong> important natural heritage features and functionssuch as wetlands, significant woodlands, significant valleylands, significant wildlifehabitat, fisheries, Areas <strong>of</strong> Natural and Scientific Interest (ANSI), EnvironmentallySignificant Areas (ESA), linkages among natural heritage features and ground andsurface water resources.2. To consider the cumulative effects <strong>of</strong> new development and site alteration on thenatural environment with respect to ecological features and functions, andsurrounding land uses.3. To ensure the development review process identifies the significance <strong>of</strong> naturalheritage features and evaluates the ecological function <strong>of</strong> such features.4. To require development to enhance stormwater quality in order to improve andrestore the water quality in Lake Simcoe.5. To protect groundwater from pollution.6. To cooperate with adjacent municipalities with regard to environmental issues inthe planning <strong>of</strong> watersheds when the watersheds cross municipal boundaries.7. To cooperate with the Conservation Authorities and the County in the protection <strong>of</strong>the natural environment.28Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES8. To promote and support the protection <strong>of</strong> environmentally significant lands throughpublic acquisition and ownership, and through the institution <strong>of</strong> conservationeasements by public bodies including the <strong>Town</strong>, the County and the applicableConservation Authority and through stewardship <strong>of</strong> privately owned lands.3.1.1 Natural Environmental AreaFeatures Included:3.1.1.1 The Natural Environmental Area designation includes those natural heritage featuresconsidered significant at the Provincial, regional or local level. This shall include thefollowing features: Environmentally Significant Areas (excluding Hydrogeologically SignificantAreas); Provincially Significant wetlands; Other wetlands; Areas <strong>of</strong> Natural and Scientific Interest (ANSI’s); Valleylands Significant Woodlands Significant wildlife habitat; Significant habitat <strong>of</strong> endangered species and threatened species; The Lake Simcoe shoreline; and Stream corridors including fish habitat and buffers.The general location <strong>of</strong> the features designated as Natural Environmental Areas areshown schematically in Appendix 1 and 2.Appeal #26 only ins<strong>of</strong>ar as it relates to the property at the North Part <strong>of</strong> Lot 25,Concession 11; andAppeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.2 In addition to the features in 3.1.1.1, linkages may also be included in the designationas identified through studies as described in Sections 2.4.1 and 2.4.4.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.3 A woodland shall be considered significant where it satisfies one or more <strong>of</strong> thefollowing three criteria:a. Any woodland that supports valued species <strong>of</strong> flora or fauna including any <strong>of</strong> thefollowing:i) any G1, G2, G3, S1, S2, or S3 plant or animal species, or community asdesignated by the Natural Heritage Information Centre (NHIC); orii)any species designated by the Committee On the Status <strong>of</strong> EndangeredWildlife In Canada (COSEWIC) or the Committee On the Status <strong>of</strong> Species AtRisk in Ontario (COSSARO) as Threatened, Endangered, or <strong>of</strong> SpecialConcern.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.b. Any woodland over 2 ha that is:i) within 100 metres <strong>of</strong> another feature identified in Section 3.1.1.1; or29Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESii) within 30 metres <strong>of</strong> a natural watercourse, surface water feature or otherwetland.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad; andAppeal #28 only ins<strong>of</strong>ar as it relates to the property at the North Part <strong>of</strong> Lot 25,Concession 11.c. Any woodland that is greater than or equal to 10 ha in size.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.Appeal #29 only ins<strong>of</strong>ar as it relates to the property at the North Part <strong>of</strong> Lot 25,Concession 11.Permitted Uses:3.1.1.4 Within Natural Environmental Areas, uses permitted shall be limited to forestry, fish,wildlife or conservation management, passive outdoor recreation uses (excluding golfcourses), existing uses and existing agricultural uses. Land disturbance shall not bepermitted other than to facilitate the above uses and those required for flood or streambank erosion protection. Forestry in Natural Environmental Areas should be governedby a Forestry Management <strong>Plan</strong> and should be undertaken such that the naturalvalues <strong>of</strong> the area are maintained, subject to Section 3.1.15. Peat extraction shall be aprohibited use in all wetlands in order to ensure their long-term protection and function.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.Appeal #30 only ins<strong>of</strong>ar as it relates to the property at the North Part <strong>of</strong> Lot 25,Concession 11.General Policies:3.1.1.5 The protection and stewardship <strong>of</strong> all wooded areas is encouraged in order to providefor erosion control, groundwater recharge and the provision <strong>of</strong> wildlife habitat. Forestrestoration on available lands in the <strong>Town</strong> as opportunities arise is also encouraged.The assistance <strong>of</strong> a restoration ecologist is encouraged in the development <strong>of</strong> anyrestoration plans. The County <strong>of</strong> Simcoe Forest Conservation By-law to restrict andregulate the destruction <strong>of</strong> trees by cutting, burning or other means contains provisionsregarding the cutting <strong>of</strong> trees in any woodlot. Reference shall be made to the by-lawbefore the clearing or destruction <strong>of</strong> trees.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.6 The general boundaries <strong>of</strong> the Natural Environmental Areas are delineated onSchedule B, and B1 through B14. These boundaries are based on the best availablemapping and are not intended to be precise. The boundaries <strong>of</strong> Natural EnvironmentalAreas shall be confirmed and refined through an environmental analysis during theSecondary <strong>Plan</strong> process, and / or through the review <strong>of</strong> any site specific developmentapplications through an Environmental Impact Study (EIS). The precise delineation <strong>of</strong>the Natural Environmental Areas shall occur through the staking <strong>of</strong> the limits <strong>of</strong> thearea as part <strong>of</strong> environmental studies in support <strong>of</strong> Secondary <strong>Plan</strong>s, or developmentapplications. Such staking will be undertaken in co-operation with the <strong>Town</strong>, the30Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESapplicable conservation authority and the County.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.7 Setbacks and/ or buffer areas shall be established adjacent to Natural Environmental Areasin order to minimize the impact <strong>of</strong> proposed land use change. Such setbacks and/or buffersshall be established in consultation with the <strong>Town</strong> and the applicable ConservationAuthority prior to permitting development on adjacent lands. The appropriate size <strong>of</strong>buffers shall be determined through an Environmental Impact Study submitted to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the County and applicable conservationauthority as part <strong>of</strong> a Secondary <strong>Plan</strong> process or as part <strong>of</strong> studies in support <strong>of</strong>development applications.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.8 No development or site alteration are permitted in provincially significant wetlands, orsignificant habitat <strong>of</strong> endangered species and threatened species.3.1.1.9 Development and site alteration shall not be permitted in fish habitat, unless it isdemonstrated to the satisfaction <strong>of</strong> the <strong>Town</strong>, the applicable conservation authority andthe Department <strong>of</strong> Fisheries and Oceans, that it is in accordance with provincialrequirements and the federal Fisheries Act.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.10 Where development, site alteration or uses are proposed within the NaturalEnvironmental Area designation or the Natural Heritage System, set out in Section 2.4,other than those features referred to in Section 3.1.1.8 and the uses permitted inSection 3.1.1.4, or where development is proposed on lands adjacent to NaturalEnvironmental Area designations, or the Natural Heritage System, the proponent shallundertake an Environmental Impact Study (EIS) as outlined in Section 9.10 <strong>of</strong> this <strong>Plan</strong>.The Environmental Impact Study shall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong> inconsultation with the County and the applicable conservation authority. Development orsite alteration will not be permitted within or adjacent to a Natural Environmental Areadesignation or the Natural Heritage System, and such lands will not be designated to analternative designation, unless the EIS demonstrates to the satisfaction <strong>of</strong> the <strong>Town</strong> inconsultation with the County and the applicable conservation authority that there will beno negative impacts on the natural feature or its ecological function including functionallinkages.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.11 For the purpose <strong>of</strong> policy 3.1.1.10, adjacent lands are deemed to be 120 metres fromthe edge <strong>of</strong> Provincially Significant Wetlands and 50 metres from all other NaturalEnvironmental AreasAppeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.31Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.1.1.12 Where development or site alteration may have an impact on shallow groundwater tables,a hydrogeological study may be required to show water temperature, phosphorus and nitratelevels will not be elevated and the base flow in cold water streams will not be reduced. Suchstudy shall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicableconservation authority.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.13 Refinements to the boundaries <strong>of</strong> the Natural Environmental Area designation, wherepermitted based on justification through an approved Environmental Impact Statement,shall not require an amendment to this <strong>Plan</strong>. The adjoining land use designation(s)shall be deemed to apply to the lands removed from a Natural Environmental Areadesignation and the Natural Environmental Area policies shall be deemed to apply tolands added to such designations.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.14 Lands within the Natural Environmental Area designation or associated buffers shallnot be accepted as part <strong>of</strong> the required park land dedication or be used for lot area ordensity calculations.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.15 Designation <strong>of</strong> lands as Natural Environmental Area does not imply that the lands willbe open for public use nor does it imply that the <strong>Town</strong> or Conservation Authority willacquire these lands. However, Council encourages the preservation <strong>of</strong> landscontaining significant natural environment features through ownership and acquisition<strong>of</strong> lands by public agencies, environmental organizations, or land trusts or throughagreements, easements or restrictive covenants with private land owners.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.16 Where Natural Environmental Area lands are dedicated to the <strong>Town</strong> or other publicagency at no or minimal cost, these lands shall be subtracted from the grossdevelopment area for purposes <strong>of</strong> calculating parkland dedication.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.17 The <strong>Town</strong> may designate all or a portion <strong>of</strong> a development adjacent to a NaturalEnvironmental Area subject to Site <strong>Plan</strong> Control in accordance with the provisions <strong>of</strong>the <strong>Plan</strong>ning Act.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.18 Damage or unapproved change to Natural Environmental Areas shall not cause achange to the designation or policies for these areas. Where Natural EnvironmentalAreas are damaged, disturbed or destroyed without approval, Council will require32Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESrestoration and enhancement.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.19 In support <strong>of</strong> the policy to protect fish habitat, landowners should be encouraged tomaintain 30 metres <strong>of</strong> natural self-sustaining vegetation on either side <strong>of</strong> rivers andstreams and the shoreline <strong>of</strong> Lake Simcoe.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.20 Landowners shall be encouraged to restore degraded areas in cooperation with the applicableconservation authority. Any restoration / rehabilitation initiatives should utilize plantspecies native to the <strong>Innisfil</strong> Area.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.21 A minimum setback <strong>of</strong> 30 metres shall be established from the high water marks <strong>of</strong>watercourses and Lake Simcoe, and these lands shall be included within the NaturalEnvironmental Area designation. A reduction <strong>of</strong> the 30 metre buffer may be permittedon a site specific basis without amendment to this plan, provided that it isdemonstrated to the satisfaction <strong>of</strong> the <strong>Town</strong> and applicable conservation authority thatthere will be no impact to fish habitat or the water quality from a lesser setback.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.1.22 If any lands are demonstrated to be a feature or linkage as per the policies <strong>of</strong> Section3.1.1, even if they are not mapped as part <strong>of</strong> the Natural Heritage System on ScheduleA or as a Natural Environmental Area on Schedules B, and B1 through B14, thoselands are considered to be within the Natural Environmental Area designation.Appeal #27 only ins<strong>of</strong>ar is it relates to the property at the southeast corner <strong>of</strong> MapleviewDrive and 25 th Sideroad.3.1.2 The Greenbelt <strong>Plan</strong> – Natural Heritage System3.1.2.1 The boundary <strong>of</strong> the Greenbelt <strong>Plan</strong> is shown on Schedules A and B. Within the <strong>Town</strong><strong>of</strong> <strong>Innisfil</strong>, the lands within the Greenbelt <strong>Plan</strong> fall within the Natural Heritage System <strong>of</strong>the Greenbelt <strong>Plan</strong> and meet the criteria <strong>of</strong> Key Natural Heritage Features and KeyHydrologic Features as defined by the Greenbelt <strong>Plan</strong>.3.1.2.2 Lands delineated as Natural Heritage System in the Greenbelt <strong>Plan</strong> are delineated aspart <strong>of</strong> the <strong>Town</strong> wide Natural Heritage System on Schedule A.3.1.2.3 Key Natural Heritage Features and Key Hydrologic Features within the Greenbelt <strong>Plan</strong>shall be designated as Natural Environmental Area with a Greenbelt <strong>Plan</strong> – NaturalHeritage System overlay, as shown on Schedule B, and shall be subject to the policies<strong>of</strong> Section 3.1.1 with the exception <strong>of</strong> policies 3.1.1.6, 3.1.1.7, 3.11.9 and 3.1.1.10.3.1.2.4 No development or site alteration is permitted in Key Natural Heritage Features andKey Hydrologic Features, except for those uses permitted in Policy 3.1.1.4.3.1.2.5 Notwithstanding Policy 3.1.1.7, in the case <strong>of</strong> wetlands, seepage areas and springs,33Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESfish habitat, permanent and intermittent streams, lakes and significant woodlands, aminimum vegetation zone or buffer will be established <strong>of</strong> 30 metres wide measuredfrom the outside boundary <strong>of</strong> the key natural heritage feature or key hydrologic featureand may be larger depending upon the findings <strong>of</strong> the studies required in Policy3.1.2.6.3.1.2.6 A proposal for development or site alteration within 120 metres <strong>of</strong> a Key NaturalHeritage Feature or a Key Hydrologic Feature shall include a Natural HeritageEvaluation and /or hydrological evaluation as set out in Section 3.2.4 (5) <strong>of</strong> theGreenbelt <strong>Plan</strong> in concert with the Environmental Impact Study requirements inSection 9.10 <strong>of</strong> this <strong>Plan</strong>.3.1.2.7 New or expanding Infrastructure shall avoid the Natural Environmental Areadesignation within the Greenbelt <strong>Plan</strong>, unless it has been demonstrated to thesatisfaction <strong>of</strong> the <strong>Town</strong> and applicable conservation authority that there is a need andthere is no reasonable alternative location.3.1.2.8 Where an intrusion <strong>of</strong> infrastructure is required as per policy 3.1.2.7, the applicant oragency shall demonstrate to the satisfaction <strong>of</strong> the <strong>Town</strong> and applicable conservationauthority that:i) planning, design and construction practices minimize negative impacts anddisturbance on the features and their related functions; andii) linkage among natural environmental features is maintained or improved, wherereasonable.3.2 RURAL AND AGRICULTURAL AREASGoals:To preserve prime agricultural land for a wide variety <strong>of</strong> agricultural uses.To promote, protect and maintain the farming industry for future generations.To avoid land use conflicts between agricultural and non-agricultural uses.Objectives:1. To direct rural non-agricultural uses to lands in the Rural Area designation.2. To protect Specialty Crop Areas and Agricultural Areas from the intrusion <strong>of</strong>incompatible uses.3. To limit rural severances for non-agricultural uses to Rural designated lands.4. To differentiate between prime agricultural areas (Agriculture and Specialty CropAreas) and other rural areas.5. To minimize conflicts between land uses, and to ensure compatibility betweenagricultural and non-agricultural uses through measures such as providing forminimum separation distances between non-agricultural uses and farm buildings.34Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES6. To promote economically viable and ecologically sound agricultural practices byutilizing best management practices.3.2.1 Specialty Crop AreaPermitted Uses:3.2.1.1 Within the Specialty Crop Area designation, shown on Schedule B, uses permittedshall be limited to agricultural uses, secondary agricultural uses, and one singledetached residence as an accessory use to an agricultural operation. Homeoccupations wholly within a dwelling unit and home industries shall also be permittedas accessory uses in accordance with the policies <strong>of</strong> this Section. Wind powergeneration shall be permitted as an accessory use provided that it is primarily forpersonal or farm use and shall not be solely for commercial use.3.2.1.2 A bunkhouse shall also be permitted as an accessory use provided that it is occupiedonly by seasonal employees <strong>of</strong> the farm operation where the bunkhouse is located, thebunkhouse does not serve as the principal place <strong>of</strong> residence <strong>of</strong> the occupant, and thebunkhouse is located near the principle residence. A mobile home or recreationalvehicle may be used for the purpose <strong>of</strong> a bunkhouse. An application to sever abunkhouse or an accessory dwelling shall not be granted.General Policies:3.2.1.3 Within the Specialty Crop Area designation, the minimum lot size shall be 10 hectares.3.2.1.4 Despite the minimum lot size <strong>of</strong> 10 hectares, a residential use may be permitted as anaccessory use on any lot existing on the date <strong>of</strong> the approval <strong>of</strong> this <strong>Plan</strong>, unlessotherwise prohibited by the zoning by-law, subject to a permit from the applicableConservation Authority where the lot falls within the generic regulation area. Anyresidences on lots <strong>of</strong> less than 10 hectares at the time <strong>of</strong> adoption <strong>of</strong> this <strong>Official</strong> <strong>Plan</strong>are hereby recognized and may be placed in an appropriate category in theimplementing Zoning By-law.3.2.1.5 Removal <strong>of</strong> lands designated Specialty Crop for non-agricultural related uses shall notbe permitted.3.2.1.6 Lot creation in Specialty Crop Areas is discouraged and shall only be permitted for:i) agricultural uses;ii) a residence surplus to a farming operation as a result <strong>of</strong> a farm consolidationprovided the zoning prohibits any new residential use on the remnant parcel <strong>of</strong>farmland created by the severance;iii) infrastructure, where the facility or corridor cannot be accommodated through theuse <strong>of</strong> easements or rights-<strong>of</strong>-way;iv) lot adjustments for legal or technical reasons which do not result in the creation <strong>of</strong>a new lot or increase the size <strong>of</strong> an existing residential lot.3.2.1.7 Severances for residential purposes, other than under Policy 3.2.1.6 (ii), shall not bepermitted.35Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.2.1.8 When considering lot creation for agricultural purposes under Policy 3.2.1.6 (i),particularly the creation <strong>of</strong> a lot as small as 10 hectares, the <strong>Town</strong> must be assuredthat the proposed lot are to be used primarily for agricultural purposes and notdeveloped for residential uses. As such, the following matters are required to beaddressed in any proposed severance:i) the severed and retained parcels shall each be a minimum <strong>of</strong> 10 hectares;ii)iii)iv)the applicant shall provide an analysis regarding the suitability <strong>of</strong> the soils forspecialty crops;a report on drainage in the area shall be provided by the applicant;the primary income <strong>of</strong> the land owner shall be obtained from the respective unit<strong>of</strong> land after clearing has taken place;v) no residential dwelling shall be built on the farm until it is proven that the land issuitable for specialty crops;vi) an agreement to use the land for specialty crop purposes shall be entered intobetween the owner and the <strong>Town</strong> as a consideration <strong>of</strong> a consent creating thefarm parcel;vii) the approval <strong>of</strong> the Conservation Authority shall be obtained prior to the building<strong>of</strong> any structure or the placement or removal <strong>of</strong> any fill for lands within theirregulation limit; andviii) all development must be carried out using appropriate engineering techniquesand resource management facilities approved by the applicable conservationauthority.3.2.1.9 New land uses on existing lots, the creation <strong>of</strong> lots and new or expanding livestockfacilities shall comply with the minimum distance separation formulae.3.2.1.10 A home industry may be carried out in an accessory building but must serve the rural /agricultural community and clearly be accessory to the residence if it is on a small lot,or accessory to the farm if it is on a larger lot. The floor area <strong>of</strong> the home industryaccessory building shall be no greater than 50% <strong>of</strong> the ground floor area <strong>of</strong> the houseon the lot.3.2.2 Agricultural AreaPermitted Uses:3.2.2.1 Within the Agricultural Area designation, shown on Schedule B, uses permitted shall belimited to agricultural uses, secondary agricultural uses, one single detached residenceas an accessory use to an agricultural operation, garden suites, and other agriculturalrelated uses which are compatible with and supportive <strong>of</strong> the agricultural community.Home occupations wholly within a dwelling unit and home industries shall also bepermitted as accessory uses in accordance with the policies <strong>of</strong> this Section. Bed andBreakfasts and farm holidays shall also be permitted as accessory uses. Wind powerand solar power generation shall be permitted as an accessory use provided that it isprimarily for personal or farm use and shall not be solely for commercial use.36Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.2.2.2 Agricultural related uses shall only be permitted in the Agricultural Area designation,through site specific rezoning, when it is clearly demonstrated that:i) the use is small scale, and directly related to and in close proximity to the farmoperations it is servicing;ii) the use cannot reasonably function in a nearby settlement area;iii) the proposed water and sewage disposal systems are feasible;iv) the use is compatible with and does not hinder surrounding agricultural operations;andv) the use is in compliance with the minimum distance separation formulae.3.2.2.3 A bunkhouse shall also be permitted as an accessory use provided that it is occupiedonly by seasonal employees <strong>of</strong> the farm operation where the bunkhouse is located, thebunkhouse does not serve as the principal place <strong>of</strong> residence <strong>of</strong> the occupant, and thebunkhouse is located near the principle residence. A mobile home or recreationalvehicle may be used for the purpose <strong>of</strong> a bunkhouse. An application to sever abunkhouse or an accessory dwelling shall not be granted.3.2.2.4 The widest variety <strong>of</strong> farm operations and normal farm practices shall be encouraged,promoted and protected.General Policies:3.2.2.5 The minimum farm size shall be 40 hectares.3.2.2.6 Lot creation in the Agricultural Area designation is discouraged and shall only bepermitted for:i) agricultural uses;ii) agriculture-related uses provided that the new lot is limited to a minimum sizeneeded to accommodate the use and an appropriate septic system and waterservice;iii) a residence surplus to a farming operation as a result <strong>of</strong> a farm consolidationprovided the zoning prohibits any new residential use on the remnant parcel <strong>of</strong>farmland created by the severance;iv) infrastructure, where the facility or corridor cannot be accommodated through theuse <strong>of</strong> easements or rights-<strong>of</strong>-way;v) lot adjustments for legal or technical reasons which do not result in the creation <strong>of</strong>a new lot, and do not increase the size <strong>of</strong> an existing residential lot beyond 15 %.3.2.2.7 Severances for residential purposes, other than under Policy 3.2.2.6 (iii), shall not bepermitted.3.2.2.8 When reviewing applications to redesignate lands from the Agricultural Areadesignation, the following shall be considered:i) there is a demonstrated need within the planning horizon (2026) for additionalland to accommodate the proposed use;37Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESNon Decision ins<strong>of</strong>ar as it applies to the bolded text.ii) there are no reasonable alternative locations within the Rural Area designation;iii) there are no reasonable alternative locations in the Agricultural Area designationwith lower priority agricultural lands;iv) the adequacy <strong>of</strong> water and sewage disposal is demonstrated;v) the amount <strong>of</strong> land already designated for the use;vi) the impact <strong>of</strong> the use on surrounding agriculture operations are mitigated to theextent possible;vii) the impact on natural environmental features and functions are assessed as setout in Section 3.1viii) the traffic impacts are assessed;ix) the use is in compliance with the minimum distance separation formulae; andx) The impact on existing licensed aggregate operations as well as those landsidentified as high potential aggregate resources on Appendices 4a to 4d isassessed as set out in Section 3.8.3.2.2.9 New land uses on existing lots, the creation <strong>of</strong> lots and new or expanding livestockfacilities shall comply with the minimum distance separation formulae.3.2.2.10 A home industry may be carried out in an accessory building but must serve the rural /agricultural community and clearly be accessory to the residence if it is on a small lot,or accessory to the farm if it is on a larger lot. Where the home industry is on a lot <strong>of</strong>0.4 ha or less, the floor area <strong>of</strong> the home industry accessory building shall be nogreater than 50% <strong>of</strong> the ground floor area <strong>of</strong> the house on the lot. On lots larger than0.4 ha., the maximum floor area <strong>of</strong> the home industry accessory building shall be 500sq. m.3.2.2.11 Landowners shall be encouraged to respect and protect natural features includingwoodlots and stream corridors through the use <strong>of</strong> recognized conservation and landstewardship techniques and farm practices.3.2.2.12 A second farm dwelling located close to the first residence may be permitted, througha zoning by-law amendment, provided an agreement is entered into between theowner and the <strong>Town</strong> as a condition <strong>of</strong> approval that the dwelling cannot be severedfrom the main farm lot.Site Specific Exceptions:3.2.2.13 Part <strong>of</strong> the south half <strong>of</strong> Lot 7, Concession 1, formerly in the <strong>Town</strong>ship <strong>of</strong> <strong>Innisfil</strong>, maybe used for a seasonal campground, with a go-cart track, batting cages, mini golf, golfdriving range, putting green, snack booth, picnic area, and ancillary recreationalfacilities as follows: ball diamonds, walking trails, skating circuit, snack bar, andassociated administrative buildings. Further development <strong>of</strong> the subject lands for theforegoing shall be subject to a zoning by-law amendment and site plan control, and thedeveloper shall be responsible for all intersection improvements required by theresponsible authority at Highway 400 and Highway 89.38Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.2.2.14 The buildings existing as <strong>of</strong> the date <strong>of</strong> adoption, on part <strong>of</strong> the north half <strong>of</strong> Lot 15,Concession 7, may be used for uses such as internal storage and warehousingincluding boat storage and minor repair, agricultural equipment repair, an agriculturalresearch establishment, cabinet maker, and small scale commercial or wholesaleoperations which are related to or secondary <strong>of</strong> the primary uses.3.2.2.15 Those lands within the northerly part <strong>of</strong> Lot 2, Concession 3 may be used as aneducational facility described as the Thor Preparatory School which addresses farmingand agricultural activities in their curriculum.3.2.2.16 Parts <strong>of</strong> Lots 24 and 25, Concession 13 has farm buildings existing adjacent to aproposed Shoreline residential subdivision. These farm buildings and the farmlandhave been severed from the Shoreline Area lands and are to be zoned and used in alimited manner for agricultural machinery, dry storage and housing <strong>of</strong> a limited amount<strong>of</strong> livestock in compliance with the Minimum Distance Separation II. It is intended thatonly certain barns be used for accommodation <strong>of</strong> up to 10 horses in total.3.2.3 Rural AreaPermitted Uses:3.2.3.1 Within the Rural Area designation, shown on Schedule B, uses permitted shall belimited to agricultural uses, secondary agricultural uses, rural residence use, gardensuites, agricultural related uses, and other rural uses such as riding and racing stables,kennels, public and private parks, and other rural uses that cannot be located insettlement areas subject to the appropriate zoning and other supportingdocumentation, as required by this section. Home occupations wholly within a dwellingunit and home industries shall also be permitted as accessory uses in accordance withthe policies <strong>of</strong> this Section. Bed and Breakfasts and farm holidays shall also bepermitted as accessory uses. Wind power and solar power generation shall bepermitted as an accessory use provided that it is primarily for personal or farm use andshall not be solely for commercial use.3.2.3.2 Those agricultural related and other rural uses referred to in Policy 3.2.3.1 shall onlybe permitted in the Rural Area, through site specific rezoning, when it is clearlydemonstrated that:i) the use cannot reasonably function in a nearby settlement area or there are nosuitable locations within settlement areas;ii) the proposed water and sewage disposal systems are feasible;iii) adequate setbacks and buffering from adjacent uses are provided;iv) adequate access to roads and connections with existing <strong>Town</strong>, County orProvincial roads and highways;v) the use is compatible with and does not hinder surrounding agricultural operations;vi) the use is in compliance with the minimum distance separation formulae; andvii) a hydrogeological study has been undertaken to determine no impact on adjacentwells or on the ecological function <strong>of</strong> nearby Natural Environmental Area features.39Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.2.3.3 A bunkhouse shall also be permitted as an accessory use provided that it is occupiedonly by seasonal employees <strong>of</strong> the farm operation where the bunkhouse is located; thebunkhouse does not serve as the principal place <strong>of</strong> residence <strong>of</strong> the occupant; and thebunkhouse is located near the principle residence. A mobile home or recreationalvehicle may be used for the purpose <strong>of</strong> a bunkhouse. An application to sever abunkhouse or an accessory dwelling shall not be granted.3.2.3.4 The widest variety <strong>of</strong> farm operations and normal farm practices shall be encouraged,promoted and protected.General Policies:3.2.3.5 The minimum farm size shall be 40 hectares.3.2.3.6 Applications for new lots or consents will meet the following requirements:i) the proposed lot will be used for agriculture or agriculturally related commercialuses, agriculturally related industrial uses, or other rural uses subject to theconsiderations in Policy 3.2.3.2; orii)iii)iv)the proposed lot is for a bona fide farmer retiring who owned and operated thefarm for at least 20 years provided: one lot in total is severed, the lot is for personal use, the retained farm parcel remains 40 ha or greater, and the new lot shall be kept as small as possible and not in excess <strong>of</strong> 0.4hectare, unless additional land area is required for septic servicing,the minimum lot size for farm parcels, as per Section 3.2.3.5, shall bemaintained,the amount and availability <strong>of</strong> vacant lots <strong>of</strong> record in the non-urban areas <strong>of</strong> themunicipality are considered and the need for the additional lot demonstrated;v) the new lot does not contribute to the extension or expansion <strong>of</strong> stripdevelopment;vi)vii)the new lot is located on an opened and maintained public street or highway;the feasibility <strong>of</strong> private septic servicing is demonstrated to the satisfaction <strong>of</strong> the<strong>Town</strong>;viii) the lot is suitable in terms <strong>of</strong> topography, soils, drainage, lot size and shape forthe use proposed;ix)Confirmation <strong>of</strong> sufficient reserve sewage system capacity within the <strong>Town</strong>’ssewer treatment systems for hauled sewage from the private system;x) the access to the lot will not create a traffic hazard;xi)xii)the proposed use would be compatible with surrounding uses, including existingaggregate operations and will not result in development which would preclude orhinder the establishment <strong>of</strong> new operations or access to high potential mineralaggregate resources areas as shown on Appendices 4a to 4d);the new lot shall meet the Minimum Distance Separation formula; and40Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESxiii) a maximum <strong>of</strong> 3 new non-residential lots are created.3.2.3.7 When reviewing applications to redesignate lands from the Rural Area designation, thepolicies <strong>of</strong> Section 9.1 shall be considered.3.2.3.8 Golf courses and camping or seasonal trailer parks may only be permitted through an<strong>Official</strong> <strong>Plan</strong> and Zoning By-law Amendment, which redesignates the site to Parks andOpen Space, and subject to the following criteria:i) a minimum size <strong>of</strong> 10 hectares;ii) compliance with the minimum distance separation formulae;iii) suitable screening and buffering from adjacent uses and roads, as determined inpart through a golf ball spray analysis;iv) any accessory commercial use shall have a maximum <strong>of</strong> 230 square metres grossfloor area; andv) the matters set out in Section 9.1.1.3.2.3.9 New land uses on existing lots, the creation <strong>of</strong> lots and new or expanding livestockfacilities shall comply with the minimum distance separation formulae.3.2.3.10 A home industry may be carried out in an accessory building but must serve the rural /agricultural community and clearly be accessory to the residence if it is on a small lot,or accessory to the farm if it is on a larger lot. Where the home industry is on a lot <strong>of</strong>0.4 ha or less, the floor area <strong>of</strong> the home industry accessory building shall be nogreater than 50% <strong>of</strong> the ground floor area <strong>of</strong> the house on the lot. On lots larger than0.4 ha., the maximum floor area <strong>of</strong> the home industry accessory building shall be 500sq. m.3.2.3.11 Landowners shall be encouraged to respect and protect natural features includingwoodlots and stream corridors through the use <strong>of</strong> recognized conservation and landstewardship techniques and farm practices.3.2.3.12 A second farm dwelling located close to the first residence may be permitted, througha zoning by-law amendment, provided an agreement is entered into between theowner and the <strong>Town</strong> as a condition <strong>of</strong> approval that the dwelling cannot be severedfrom the main farm lot.Site Specific Exceptions:3.2.3.14 In addition, the lands described as the North half <strong>of</strong> lot 6, and part <strong>of</strong> the North half <strong>of</strong>lot 7, Concession 14, geographic township <strong>of</strong> West Gwillimbury, may also be used forthe purpose <strong>of</strong> operating a radio control model airplane flying club.3.2.3.15 In addition to the uses permitted in the designation, an aggregate haul route shall bepermitted in Part <strong>of</strong> Lot 9, Concession 9.3.2.3.16 Notwithstanding the provisions <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> to the contrary, and based on thespecific characteristics <strong>of</strong> the lands described as Part <strong>of</strong> the North half <strong>of</strong> Lot 22,Concession 13 (geographic township <strong>of</strong> Tecumseth), these lands designated in theRural Policy Area designation may be used for only one single detached dwelling andancillary uses. The use <strong>of</strong> those lands for a residential dwelling are subject to the41Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESapproval <strong>of</strong> the Nottawasaga Valley Conservation Authority respecting the location <strong>of</strong>the dwelling, and, the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> with respect to water supply and septic approval.3.2.4 Special Rural Area3.2.4.1 Within the Special Rural Area, as shown on Schedule B, uses are to be consistent withthe restrictions created by Provincial Legislation specifically governing this area, i.e.the ‘Municipal Act, 2001’ and until the said legislation is amended or repealed, shall belimited to uses which ensure the preservation <strong>of</strong> farmland and to mineral resourceextraction uses.3.3 RESIDENTIAL AREASIntent:The intent <strong>of</strong> this Section is to develop residential policies which can then be reflectedin a consistent manner in each <strong>of</strong> the Village Settlements and Urban Settlements.Secondary plans prepared for these areas should use these residential designationsas a base with additional policies to reflect area specific character and conditions.In this section, net density, net residential hectare and/or net hectare shall mean thearea <strong>of</strong> the land utilized for residential dwelling units including the lot area and the localresidential streets. It excludes parks, schools, stormwater management ponds,collector roads, stream corridors and natural environmental features.Goals:To accommodate a variety <strong>of</strong> lifestyles by encouraging a broad range <strong>of</strong> housingtypes.Objectives:1. To permit a full range <strong>of</strong> housing forms and densities, in the fully serviced UrbanSettlements.2. To permit retirement residential designations on a selective basis.3.3.1 Estate Residential AreaPermitted Uses:3.3.1.1 Within the Estate Residential Area, as shown on Schedules B, B6, B10 and B11,permitted uses shall be limited to single detached dwellings, accessory dwelling units,garden suites and accessory structures such as garages, storage sheds, swimmingpools, change rooms, etc.General Policies:3.3.1.2 The lot density <strong>of</strong> the Estate Residential Area should generally be in the range <strong>of</strong> 1 to2.5 units per net hectare, but the specific density should be confirmed through ahydrogeological study that assesses the assimilative capability <strong>of</strong> the soils. Larger lotsizes may be required for servicing purposes, environmental conservation42Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESconsiderations, or to fit with existing development or the lot pattern in the vicinity.3.3.1.3 Estate residential developments shall be implemented through a plan <strong>of</strong> subdivision.3.3.1.4 The maximum size <strong>of</strong> any one estate residential subdivision or any one estateresidential complex comprised <strong>of</strong> one or more plans <strong>of</strong> subdivision shall not exceed 40lots and shall maintain the rural character <strong>of</strong> the area.3.3.1.5 No new estate residential areas shall be permitted.Site Specific Exceptions:3.3.1.6 In order to preserve the rural character <strong>of</strong> the lands designated “Estate ResidentialArea” and in order to prevent further extension <strong>of</strong> designated Estate Residential landslocated south <strong>of</strong> <strong>Innisfil</strong> Beach Road/Simcoe Road 21 and east <strong>of</strong> Commerce ParkDrive, the total number <strong>of</strong> lots in the area shall not exceed 110 residential lots.3.3.2 Village Residential AreaPermitted Uses:3.3.2.1 Within the Village Residential Areas, delineated on Schedules B7, B8, B9, and B10,permitted uses shall include single detached dwellings, accessory dwelling units,accessory structures such as garages, storage sheds, swimming pools, changerooms, home occupations, parks, local institutions and elementary schools.General Policies:3.3.2.2 The lot density <strong>of</strong> the Village Residential Area should generally be in the range <strong>of</strong> 2.5units per net hectare, but the specific density should be confirmed through ahydrogeological study that assesses the assimilative capability <strong>of</strong> the soils. Larger lotsizes may be required for servicing purposes, environmental conservationconsiderations, or to fit with existing development or the lot pattern in the vicinity.3.3.2.3 Development may take the form <strong>of</strong> infilling on individual lots by consent or plans <strong>of</strong>subdivision.3.3.2.4 The zoning by-law should set out yard setbacks that are reflective <strong>of</strong> the spaciousnature <strong>of</strong> the existing residential areas.3.3.2.5 Where lands are without municipal water and /or sewer services, new dwelling units onexisting vacant lots, expansions to existing dwellings, and the conversion <strong>of</strong> seasonalresidential units to permanent residential may be required to provide:i) a hydrogeological study that assesses the assimilative capability <strong>of</strong> the soils; andii) a properly constructed entrance from the abutting road.3.3.2.6 New infill lots, on lands without municipal services, or with partial services may bepermitted by severance or plan <strong>of</strong> subdivision subject to the following:i) Direct access is provided to an open and maintained public road;ii) The feasibility <strong>of</strong> a private water supply and sewage disposal system for up to 5lots is demonstrated to the satisfaction <strong>of</strong> the <strong>Town</strong> through a hydrogeologicalstudy that assesses the assimilative capability <strong>of</strong> the soils and confirms sufficient43Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESground water supply;iii) Confirmation <strong>of</strong> sufficient reserve sewage system capacity within the <strong>Town</strong>’s sewertreatment systems for hauled sewage from the private systems or partial services;iv) A communal water supply and sewage disposal system for more than 5 lotssatisfactory to the <strong>Town</strong> through an engineering, hydrogeological and if requiredassimilative capacity study;v) Notwithstanding policy 3.3.2.6 iv), partial services may be permitted to serve morethan 5 new infill lots within existing partially serviced settlements provided theservicing requirements <strong>of</strong> 3.3.2.6 ii and iii) are demonstrated;vi) Where municipal water is provided, confirmation <strong>of</strong> sufficient capacity; andvii) The density policies <strong>of</strong> Section 3.3.2.2 are addressed.Site Specific Exceptions:3.3.2.7 The existing apartment block in Stroud is recognized as an exception to Policy 3.3.2.1.3.3.3 Shoreline Residential AreaPermitted Uses:3.3.3.1 Within the Shoreline Residential Area, as shown on Schedules B, B11, B12, B13 andB14, permitted uses shall be limited to single detached dwellings, home occupations,parks, and Bed and Breakfast establishments.General Policies:3.3.3.2 Where municipal water and / or sewer services are not available, the lot density <strong>of</strong> theShoreline Residential Area should generally be in the range <strong>of</strong> 2.5 units per nethectare to a maximum <strong>of</strong> 3 new lots except where existing zoning permits a greaternumber <strong>of</strong> lots based on minimum lot size. The specific density should be confirmedthrough a hydrogeological study that assesses the assimilative capability <strong>of</strong> the soilsand subject to the policies <strong>of</strong> Section 3.3.3.5. Larger lot sizes may be required forservicing purposes, environmental conservation considerations, or to fit with existingdevelopment or the lot pattern in the vicinity.3.3.3.3 Where municipal water and sewer services are available, the lot density <strong>of</strong> theShoreline Residential Area should be based on existing zoning and subject to thepolicies <strong>of</strong> 3.3.3.5.3.3.3.4 Where lands are without municipal water and /or sewer services, new dwelling units onexisting vacant lots, expansions to existing dwellings, and the conversion <strong>of</strong> seasonalresidential units to permanent residential units may be required to provide:i) a hydrogeological study that assesses the assimilative capability <strong>of</strong> the soils; andii) a properly constructed entrance from the abutting road.3.3.3.5 New infill lots may be permitted by severance or plan <strong>of</strong> subdivision subject to thefollowing:i) Direct access is provided to an open and maintained public road; (except for thoselands located on Part <strong>of</strong> Lots 23, 24, 25 and 26, <strong>Plan</strong> 1028, Concession 13);ii) The feasibility <strong>of</strong> a private water supply and sewage disposal system for up to 3lots, , is demonstrated to the satisfaction <strong>of</strong> the <strong>Town</strong> through a hydrogeologicalstudy that assesses the assimilative capability <strong>of</strong> the soils and confirms sufficient44Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESground water supply;iii) Confirmation <strong>of</strong> sufficient reserve sewage system capacity within the <strong>Town</strong>’ssewer treatment systems for hauled sewage from the private systems or partialservices;iv) Where existing zoning permits, a communal water supply and sewage disposalsystem for more than 3 lots is demonstrated to the satisfaction <strong>of</strong> the <strong>Town</strong>through an engineering, hydrogeological and if required assimilative capacitystudy;v) Notwithstanding policy 3.3.3.5 ii) private water supply and sewage disposalsystems may be used to service more than 3 lots, where existing zoning permits,provided these services are solely for resource-based recreational activities andlimited residential development as permitted by existing zoning;vi) Where municipal water and / or sanitary services are provided, confirmation <strong>of</strong>sufficient capacity;vii) The density policies <strong>of</strong> Sections 3.3.3.2 and 3.3.3.3 are addressed whereapplicable; andviii) A Master Drainage <strong>Plan</strong> is completed for the watershed in which the new lots aresituated as per policy 2.7.5.3.3.3.6 Where possible, naturalized buffers adjacent to Lake Simcoe will be required throughdevelopment applications. In general it is the policy <strong>of</strong> the <strong>Town</strong> and the LSRCA tomaintain and create a 30 metre naturalized buffer along the shoreline <strong>of</strong> Lake Simcoe.Site Specific Exceptions:3.3.3.7 South Shore WoodsIn addition to all relevant policies <strong>of</strong> this <strong>Official</strong> <strong>Plan</strong>, Shoreline residentialdevelopment in Part <strong>of</strong> Lots 23, 24 and 25, Concession 13, and Parts <strong>of</strong> Lots 23 and25, Concession 14, shall also be subject to the following policies:a) Shoreline residential development on these lands shall proceed only by plan <strong>of</strong>subdivision with servicing provided by private individual sewage treatment andwater supply systems. A Subdivision Agreement is required with the municipalityto address all financial and other development concerns <strong>of</strong> Council.b) The development on the subject lands shall be based on design and developmentapproaches that are sensitive to the significant natural environmental features onsite. In this regard, the preservation <strong>of</strong> significant and sensitive naturalenvironment features will be an objective in review and approval for residentialdevelopment <strong>of</strong> the site. Natural environment features to be considered includethe steep slopes along South Shore Kempenfelt Bay Environmentally SignificantArea (ESA) shoreline and elsewhere in the subject lands, and the Kempenfelt BayEstates ESA. The intent is to limit development <strong>of</strong> the lands to about 52 Shorelineresidential lots.c) In order to ensure the preservation <strong>of</strong> the shoreline vegetation and the control <strong>of</strong>erosion and sedimentation, the South Shore Kempenfelt Bay ESA, the KempenfeltBay Shoreline, and an appropriate inshore buffer are designated as Open Spacefor conservation and preservation <strong>of</strong> the natural environment. Placement <strong>of</strong> fill, soildisturbances, or removal <strong>of</strong> vegetation for the construction <strong>of</strong> stairways shall bepermitted within this area only where such works are approved in accordance with45Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESSection 3.3.3.7 (i). These lands may be included within private lots extending fromthe adjacent shoreline residential area to the water’s edge.d) The southern limit <strong>of</strong> the Natural Environmental Area designation along theKempenfelt Bay shoreline shall correspond to a limit <strong>of</strong> development established asthe greatest setback calculated on Provincial Guidelines for the management <strong>of</strong>fish habitat and <strong>of</strong> shoreline slope hazards for large inland lakes and a stable slopeallowance criteria.e) The implementing zoning by-law amendment shall place the Natural EnvironmentalArea along the shoreline in a separate zone category. This zone category shallinclude the requirements to prohibit all buildings and structures, placement <strong>of</strong> fill,soil disturbance and removal <strong>of</strong> vegetation within this area except where suchworks are site plan approved.f) Significant and sensitive natural environmental features identified for preservationin the Environmental Review as non-development areas may be zoned in anappropriate zone category which will prohibit the erection <strong>of</strong> buildings or structures,the placement <strong>of</strong> fill, removal <strong>of</strong> vegetation or any soil disturbance within suchzones.g) The detailed planning and development <strong>of</strong> the land is to be done in accordancewith the recommendations <strong>of</strong> the Environmental Review. The EnvironmentalReview addresses the suitability <strong>of</strong> the proposed development in consideration <strong>of</strong>the existing Shoreline designation and the residential draft plan approvals and thenatural environmental features <strong>of</strong> the site. The Environmental Review identifiesappropriate measures to mitigate potential negative effects <strong>of</strong> development on thesignificant environmental features <strong>of</strong> the site and recommends means to ensurethat such means will be applied in the course <strong>of</strong> development and building on site.The <strong>Town</strong>, in consultation with the Conservation Authority, will be satisfied with theEnvironmental Review and the methods <strong>of</strong> implementing the recommendationsprior to approval <strong>of</strong> a revised draft plan and conditions and a zoning by-lawamendment on the lands.h) Protection <strong>of</strong> the shoreline slope and the integrity <strong>of</strong> the South Shore KempenfeltBay ESA is a key concern <strong>of</strong> Council in development <strong>of</strong> the Shoreline area. Withinthe shoreline Natural Environmental Area, the potential locations for individual lotaccess to the water will be identified through a full Shoreline Access Study to beprepared prior to subdivision plan registration. Stairway access structures,removable docks and storage buildings may be permitted in the NaturalEnvironmental area where and how, as determined by the Shoreline Access Study,and only when designed and constructed in accordance with a site plan andsupporting references prepared by qualified persons to the satisfaction <strong>of</strong> the<strong>Town</strong>, the Ministry <strong>of</strong> Natural Resources and the Lake Simcoe RegionConservation Authority.i) The site plan and supporting references will identify the specific location, size andspecifications <strong>of</strong> all such proposed facilities and assess the impacts <strong>of</strong> all suchfacilities on the vegetation and slope stability <strong>of</strong> the shoreline. The requirement forthe site plan and technical references shall be incorporated in the SubdivisionAgreement so that each lot purchaser will be made aware <strong>of</strong> the constraints and46Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESobligations for shoreline work.j) In order to provide a mechanism for long term protection <strong>of</strong> vegetation on theshoreline, the <strong>Town</strong> may require that the Subdivision Agreement affecting theselands establish that title restrictions as conservation easements, be applied tolands within the Natural Environmental designated areas. These easements wouldbe used to prohibit construction in the Natural Environmental Areas except asapproved by site plan or development permit. These restrictive covenants oreasements would be registered on title to run permanently with title to the land andon all agreements <strong>of</strong> purchase and sale or lease for all affected properties. Theywould prohibit the construction <strong>of</strong> buildings and structures, removal <strong>of</strong> vegetation,placement <strong>of</strong> fill and any soil disturbances, except as specifically permitted.k) Council may, at its sole discretion, pursue the dedication <strong>of</strong> some lands in thevicinity <strong>of</strong> the existing waterfront access from the 25 th Sideroad to improve theexisting public use area in this location.l) For the reason <strong>of</strong> a high level <strong>of</strong> desired and required environmental care, thelands designated Shoreline and Natural Environmental on Schedule B11, exceptfor an existing lot on Part Lot 24, Concession XIII, may be subject to Site <strong>Plan</strong>Control despite the exception for single detached dwellings in Section 9.4.m) Council shall require that the fire fighting water reservoir for the subdivision bedesigned and constructed to municipal requirements and capable <strong>of</strong> fire fightingsupport for the area.n) Prior to the final approval <strong>of</strong> a <strong>Plan</strong> <strong>of</strong> Subdivision and/or any surface or earthdisturbance on the site, an archaeological assessment shall be undertaken by alicensed archaeological consultant to the satisfaction <strong>of</strong> the Ministry <strong>of</strong> Culture,Tourism and Recreation.3.3.3.8 Blocks "E", "F" and "Z", Registered <strong>Plan</strong> 548 and Part <strong>of</strong> Water Lot 57868 C.L.S.in front <strong>of</strong> Lots 18 and 19Based on the uniqueness <strong>of</strong> the lands, the <strong>Town</strong> will permit one, and only one,severance <strong>of</strong> Longwood Road, to be only at the said location subject to the following:a) the private road is <strong>of</strong> a reasonable standard <strong>of</strong> construction;b) an agreement between the owner <strong>of</strong> the lot and the <strong>Town</strong> is to be registered ontitle, regarding an understanding <strong>of</strong> the nature <strong>of</strong> the private road, servicing andmaintenance;c) on the new lot created, an undisturbed buffer extending 40 m south <strong>of</strong> the top <strong>of</strong>bank <strong>of</strong> Kempenfelt Shoreline shall be defined, and left in its natural state, andconstruction <strong>of</strong> buildings or structures shall be prohibited except those necessaryfor flooding and erosion control and those permitted as accessory uses, includingstairway access structures, pumphouses, decks and storage structures.Construction <strong>of</strong> such accessory uses as docks and storage structures, as well asthose structures necessary for flooding and erosion control, may require theapproval <strong>of</strong> the Ministry <strong>of</strong> Natural Resources and/or the Lake Simcoe RegionConservation Authority and/or other appropriate agencies.3.3.3.9 Lots 23, 24, 25, and 26, Registered <strong>Plan</strong> 1028Based on the uniqueness <strong>of</strong> the lands, the <strong>Town</strong> shall permit the severance <strong>of</strong> one and47Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESonly one lot on Strathallan Wood Road at the said location, subject to the following:a) an agreement between the owner <strong>of</strong> the land and the <strong>Town</strong> is to be registered ontitle, regarding an understanding <strong>of</strong> the nature <strong>of</strong> the private road, servicing andmaintenance.3.3.3.10 Part <strong>of</strong> Lot 28, Concession 10 more specifically described as parts 6,7,8 and 12,Reference <strong>Plan</strong> No. 51R-12646 <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>Notwithstanding the provisions <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> to the contrary, and morespecifically to Section 8.1.7.5 and 3.3.3.5 and based on the uniqueness <strong>of</strong> the lands,the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> shall permit the creation <strong>of</strong> one and only one lot and the erection <strong>of</strong>a dwelling unit on the severed and retained lot, both <strong>of</strong> which shall have access onMoosenlanka Road subject to the following:a) an agreement between the owner <strong>of</strong> the land and the <strong>Town</strong> is to be registered ontitle, regarding an understanding <strong>of</strong> the nature <strong>of</strong> the private road, servicing andmaintenance.3.3.4 Retirement Residential AreaIntent:A Retirement Residential Area designation is a self contained residential area servingthe special social and housing needs <strong>of</strong> seniors, most <strong>of</strong> whom are retired. Theseresidential areas provide an alternative form <strong>of</strong> year round community living, i.e., adultlifestyle. Characterized by primarily low density residential development and housingtypes that meet the special requirements and diverse preferences <strong>of</strong> retirement ageresidents, the recreational retirement community is intended to provide a safe, secureand maintenance free or low maintenance setting with a high degree <strong>of</strong> integration withthe natural environment and a broad range <strong>of</strong> recreational opportunities and facilities.It is expected that each residential area incorporate at least one commonly shared,non-residential facility or service for the exclusive use <strong>of</strong> the residents within the area.Permitted Uses:3.3.4.1 Within the Retirement Residential Area designation, as shown on Schedule B5,permitted uses shall be limited to residential lifestyle housing and accessory orcomplementary uses to the residential component.3.3.4.2 Complementary uses shall include small scale personal service and conveniencecommercial uses servicing the day to day needs <strong>of</strong> residents <strong>of</strong> the community. Theseuses may include a convenience store, pharmacy, bank or financial institution, barbershop/beauty parlor, a video/book store, doctor/dentist <strong>of</strong>fices, laundromat and a c<strong>of</strong>feeshop. The maximum floor area <strong>of</strong> any such convenience commercial use shall be 325square metres. These commercial uses are not intended for use by non-residents <strong>of</strong>the development, nor are they intended to supplant the higher order commercialestablishments existing within the <strong>Town</strong>.3.3.4.3 In addition to these convenience oriented commercial uses, recreational commercialuses, limited to those commercial uses which serve primarily a recreational orretirement support function, may be permitted. Such uses may include a marina and apro shop and golf club. These recreational commercial uses may integrate with thesurrounding retirement community to the extent that they may accommodate48Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESrecreational and convenience commercial facilities for the use <strong>of</strong> residents <strong>of</strong> thedevelopment. Associated recreational uses may include an indoor swimming pool,tennis and squash courts.3.3.4.4 Storage facilities for recreational vehicles and personal goods shall be permitted wherethere is adequate provision for buffering from surrounding land uses. In addition, openspace and recreational uses shall be permitted.3.3.4.5 A broad range <strong>of</strong> on-site passive and active recreational opportunities are required tomeet the increased recreational demands <strong>of</strong> retirees and shall be provided within theretirement community and/or directly associated with the marina function. Theserecreational opportunities may include parks, walkways, ski trails, open space areas,natural reserves, tennis courts, a golf course, a bowling green and water orientedactivities such as boating, fishing and swimming and indoor recreational facilities suchas shuffle board, meeting rooms and games rooms, saunas and swimming pools,squash and racquet ball courts and health and fitness facilities for the use <strong>of</strong> residentsand visitors on the site.3.3.4.6 Institutional uses in the form <strong>of</strong> nursing home and/or retirement home or such like usesshall be permitted provided that such uses can conform to all the requirements <strong>of</strong> theZoning By-law. The incorporation <strong>of</strong> continuous care facilities within the RecreationRetirement Community designation shall be encouraged.General Policies:3.3.4.7 The overall maximum permitted density in a Retirement Residential Area designationshall not be greater than 10 units per gross hectare.3.3.4.8 In accordance with the municipal strategy, the redesignation <strong>of</strong> land to RetirementResidential Area will only be considered if the proposal is in a serviced UrbanSettlement.3.3.4.9 All new retirement residential developments shall occur through amendments to the<strong>Official</strong> <strong>Plan</strong> and Zoning By-law and shall be in the form <strong>of</strong> a plan <strong>of</strong> subdivision whichmay or may not incorporate condominium plans, or a plan <strong>of</strong> condominium.3.3.4.10 Any application to amend the <strong>Official</strong> <strong>Plan</strong> to redesignate lands within an UrbanSettlement to Retirement Residential Area shall demonstrate the need for theproposed land use and be accompanied with the following information and/or material:i) The amount <strong>of</strong> vacant lots in existing retirement residential developments. Thisassessment will include the number <strong>of</strong> vacant lots within existing developmentswithin the <strong>Town</strong> and the land available within the surrounding market area for theproposed use;ii) The projected demand for retirement housing;iii) The land area required for the proposal, based on the anticipated population tobe accommodated at a reasonable density; andvi) The relationship with the <strong>Town</strong>’s growth management study as set out in Section2.3.8.49Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.3.4.11 All dwelling units shall be designed and constructed to a high standard <strong>of</strong> quality andshall reflect the special requirements <strong>of</strong> persons <strong>of</strong> retirement age such as ease <strong>of</strong>access to and movement within the unit.3.3.4.12 The minimum gross floor area <strong>of</strong> living space shall be stipulated within theimplementing Zoning By-law. Dwelling units should be <strong>of</strong> an adequate size to ensurethat the development is in character with residential developments.3.3.4.13 In order to preserve significant areas <strong>of</strong> open space, residential development shallgenerally take place in a cluster fashion, closely linked along a linear road system or inthe form <strong>of</strong> multiple housing. However, certain areas may also be developed at lowerdensities on large lots.3.3.4.14 All internal roads shall be paved and <strong>of</strong> a standard and width that are reviewed andaccepted by the municipality. Multiple accesses may be required by the municipality.If these roads are to be assumed by the municipality at a future date, they are to bebuilt to municipal standards.3.3.4.15 External access roads may have to be improved in order to accommodate theincreased traffic flows resulting from the development.3.3.4.16 All commercial uses shall provide adequate on-site parking facilities and shall bebuffered by planting and by substantial spatial separation from adjoining residentialuses.3.3.4.17 Access points to parking areas shall be limited in number and designed in such amanner that will minimize the danger to vehicular and pedestrian traffic.Site Specific Exceptions:3.3.4.18 Sandy Cove Acres Adult Lifestyle communitya) The Sandy Cove Acres adult lifestyle community may be owned by both condominiumcorporations and a single owner-manager. Various forms <strong>of</strong> tenure may be madeavailable to the residents including condominium ownership, individual ownership andfully rental units. Condominium ownership is a desirable form <strong>of</strong> ownership for aresidential retirement community because it minimizes the amount <strong>of</strong> exteriormaintenance required <strong>of</strong> the residents. Furthermore, condominium ownership affordscommunal control over the maintenance <strong>of</strong> standards for communal areas andfacilities. The condominium corporation will have ownership over and be responsiblefor the maintenance <strong>of</strong> common areas around the dwelling units and other open spaceareas within the condominium corporation ownership.b) The single owner-manager will maintain ownership in, and will be responsible for theoperation and maintenance <strong>of</strong> any hotel or motel, marina, rental apartments, privateroads, golf course and waterfront open space and other major common areas. Theowner-manager will be responsible for such routine services as garbage collection.These ownership and operation arrangements will afford the single owner-manager asignificant degree <strong>of</strong> control over the standard <strong>of</strong> quality in the development and thelevel <strong>of</strong> services provided.c) Prior to authorizing any subsequent phase, Council shall review the traffic patterns and50Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESroad conditions and may require the developer to contribute to the upgrading <strong>of</strong>external roads, should traffic volumes and maintenance experience warrantimprovement. An engineering and traffic assessment shall form the basis for thisdetermination.3.3.4.19 Sandy Cove Future Expansion Areaa) The <strong>Town</strong> has provided for a future expansion <strong>of</strong> the Retirement Residentialdesignation, as outlined on Schedule B5. Development in this area would constitute anexpansion <strong>of</strong> the serviced Sandy Cove Urban Settlement. The <strong>Town</strong> intends toencourage the development <strong>of</strong> new retirement residential designations within theSandy Cove Future Expansion Area in order to provide areas and facilities that areunique to an aging populationAppeal #31 as it relates to Section 3.3.4.19 in its entirety.b) Development within the Sandy Cove Future Expansion area shall proceed by way <strong>of</strong> anamendment to this <strong>Official</strong> <strong>Plan</strong> to ensure that development occurs in an orderly andefficient manner. The <strong>Official</strong> <strong>Plan</strong> Amendment shall be adopted by way <strong>of</strong> aSecondary <strong>Plan</strong> study and shall consider the following matters:i) The need for additional Retirement Residential lands as required by Policy3.3.4.11 except that the analysis is not required to consider inventory withinthe surrounding market area;ii) A traffic assessment <strong>of</strong> the capacities <strong>of</strong> external roads, requiredimprovements, internal accesses, internal collector road needs and locationsand the means to accommodate future transit;iii) An environmental analysis to identify and refine the boundaries and potentialbuffers <strong>of</strong> the Natural Environmental Areas that may be located within theexpansion area;iv) An indication <strong>of</strong> how the development will be phased;v) An Urban design report to identify urban design policies and urban designguidelines to guide future development;vi) A drainage master plan to identify required stormwater works including howstormwater can traverse through any existing built up areas;vii) A servicing master plan to identify required water and sanitary works;viii) Other matters set out in Sections 2.5.11 and 9.1.Appeal #31 as it relates to Section 3.3.4.19 in its entirety.c) The permitted uses and density within the Sandy Cove Future Expansion Area shallinclude those set out in Section 3.3.4.1 through 3.3.4.7.Appeal #31 as it relates to Section 3.3.4.19 in its entirety.3.3.5 Residential Low Density OnePermitted Uses:3.3.5.1 Within the Residential Low Density One Area, as shown on Schedules B1,B2, B3 andB5 permitted uses shall include:i) Single detached dwellings,ii) Accessory dwelling units,iii) Places <strong>of</strong> worship,iv) Elementary Schools,51Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESv) Neighbourhood scale parks and recreation facilities,vi) Convenience commercial uses to a specific maximum size subject to zoning,vii) Home occupations and daycare facilities,viii) Accessory structures such as garages, storage sheds, swimming pools, changerooms, andix) Group homes.3.3.5.2 It is intended that the Residential Low Density One designation apply to appropriatelylocated lands within the Urban Settlement Areas.General Policies:3.3.5.3 The density <strong>of</strong> the Residential Low Density One area shall not exceed 12.5 units pernet hectare.3.3.5.4 New home occupation uses and daycare facilities will be permitted subject to theprovisions <strong>of</strong> the zoning by-law with regard to such matters as <strong>of</strong>f-street parking andmaximum floor area.3.3.5.5 In cases where an existing residential unit is located on one half <strong>of</strong> an existing lot suchthat the lot can be subdivided to meet the minimum area requirements <strong>of</strong> the zoningbylaw, any variance being no greater than 10% and the frontage is consistentgenerally with other lot frontages on the same street, then a severance may beconsidered.3.3.5.6 Group homes shall be permitted in any area included in a residential zone in theimplementing zoning by-law.The implementing zoning by-law shall include a minimum separation distance betweengroup homes <strong>of</strong> 300 metres. The by-law may also contain provisions with regard tosuch matters as <strong>of</strong>f-street parking, minimum lot size and other related items.3.3.5.7 New Residential Low Density One areas should be located adjacent to existing lowresidential areas to serve as a transition to areas <strong>of</strong> higher density.Site Specific Exceptions:3.3.5.8 For the lands described as part <strong>of</strong> the south half <strong>of</strong> Lot 26 and the south west quarter<strong>of</strong> Lot 27, Concession 11, in Sandy Cove, applications for development will not beapproved for areas designated Low Density Residential 1 until a Secondary <strong>Plan</strong> forthe Sandy Cove settlement area or other suitable comprehensive plan has beencompleted which confirms the boundaries <strong>of</strong> the natural environmental areadesignation, servicing plan for the area, the street linkages and block pattern, traillocations and linkages and park locations, sizes and functions.3.3.6 Residential Low Density TwoPermitted Uses:3.3.6.1 Within the Residential Low Density Two area, as shown on Schedules B1 and B3,permitted uses shall include:52Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESi) Single detached dwellings,ii) Semi-detached dwellings,iii) Duplexes,iv) Accessory dwelling units,v) Places <strong>of</strong> worship,vi) Elementary Schools,vii) Neighbourhood scale parks and recreation facilities,viii) Convenience commercial uses to a specific maximum size subject to zoning,ix) Home occupations and daycare facilities,x) Accessory structures such as garages, storage sheds, swimming pools, changerooms, andxi) Group homes.3.3.6.2 It is intended that the Residential Low Density Two designation apply to appropriatelylocated lands within the Urban Settlements.General Policies:3.3.6.3 The density <strong>of</strong> the Residential Low Density Two area shall be within a range <strong>of</strong> 12.5 to20 units per net hectare.3.3.6.4 Residential Low Density Two areas shall primarily be located in the vicinity <strong>of</strong> collectorand arterial roads to promote viability <strong>of</strong> a future transit network.3.3.6.5 Policies 3.3.5.4, 3.3.5.5 and 3.3.5.6 shall also apply to Residential Low Density Twoareas.3.3.7 Residential Medium DensityPermitted Uses:3.3.7.1 Within the Residential Medium Density area, as shown on Schedules B1 and B2,permitted uses shall include:i) Semi-detached dwellings,ii) A limited number <strong>of</strong> small lot single detached houses intermixed with otherpermitted housing forms,iii) <strong>Town</strong>houses,iv) Low rise apartments,v) Duplex, triplex and other grade related multiple unit housing,vi) Places <strong>of</strong> worship,vii) Elementary Schools,viii) Neighbourhood scale parks and recreation facilities,ix) Convenience commercial uses to a specific maximum size subject to zoning,53Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESx) Home occupations and daycare facilities,xi)xii)Accessory structures such as garages, storage sheds, swimming pools, changerooms, andGroup homes.General Policies:3.3.7.2 The density <strong>of</strong> the Residential Medium Density area shall be within a range <strong>of</strong> 25 to 40units per net hectare.3.3.7.3 The maximum height <strong>of</strong> buildings shall be three (3) storeys.3.3.7.4 The Residential Medium Density designations will generally be located near theintersections <strong>of</strong> arterial roads and in proximity to commercial, institutional, parklandand transit facilities.3.3.7.5 It is intended that multiple residential sites be developed to a high standard <strong>of</strong>residential amenity and visual aesthetics as well as adequate open space, landscapedareas, and recreation facilities for their occupants.3.3.7.6 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.3.7.7 Policies 3.3.5.4, 3.3.5.5 and 3.3.5.6 shall also apply to Residential Medium Densityareas.3.3.8 Residential High DensityPermitted Uses:3.3.8.1 Within the Residential High Density area permitted uses shall include:i) <strong>Town</strong>houses, stacked townhouses and back to back townhousesii)iii)iv)Apartments,Duplex, triplex and other grade related multiple unit housing,Places <strong>of</strong> worship,v) Elementary Schools,vi)Neighbourhood scale parks and recreation facilities,vii) Convenience commercial uses to a specific maximum size subject to zoning,viii) Daycare facilities as a common element in an apartment building or inelementary schools or places <strong>of</strong> worship, andix)Group homes.General Policies:3.3.8.2 The density <strong>of</strong> the Residential High Density area shall be within a range <strong>of</strong> 60 to 120units per net hectare.3.3.8.3 The maximum height shall be set out in the zoning by-law on a site specific basis.54Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.3.8.4 The Residential High Density designations will front onto arterial roads and be locatedin proximity to major commercial, institutional, parkland and transit facilities.3.3.8.5 Residential High Density developments shall provide a transition in heights anddensities adjacent to Residential Low Density Areas including increased setbacks,intervening low-rise, multiple unit housing forms, and the use <strong>of</strong> a 45% angular planefrom the property line <strong>of</strong> low density housing.3.3.8.6 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4 COMMERCIAL AREASIntent:The commercial area policies create a functional hierarchy <strong>of</strong> commercial areas, whichidentifies their function and range <strong>of</strong> permitted uses. This functional hierarchydistinguishes between commercial areas based on their role in serving the public. TheCore Commercial or downtown areas are intended to provide the broadest range <strong>of</strong> retailand service uses and act as the principal commercial and service centres to the UrbanSettlements. As well, they serve as an identifiable core to the Urban Settlement in whichthey are located and contribute to its identity and image. New Core Commercial Areasmay be designated in new Urban Settlement expansion areas provided they do notimpact on the planned function <strong>of</strong> existing Core Commercial Areas. Core Commercialand Neighbourhood Commercial Areas are located in Urban Settlements only. VillageCommercial Areas are unserviced or partially serviced developments in the VillageSettlements. Shoreline Commercial Areas are small commercial areas and marinaslocated along the Lake Simcoe Shoreline. Limited Highway Commercial sites may belocated in the rural area as well as in settlements.Goals:To ensure the residents <strong>of</strong> the <strong>Town</strong> have ready access to a variety <strong>of</strong> commercialand personal services.To maintain existing commercial facilities that attract tourists and visitors to themunicipality.To provide jobs for <strong>Innisfil</strong> residents.Objectives:1) To allow development <strong>of</strong> new commercial facilities in response to changing needsand increased demand while protecting the planned function <strong>of</strong> existingcommercial nodes and particularly the Core Commercial Areas.2) To require a market study in support <strong>of</strong> an <strong>of</strong>ficial plan amendment required for anycommercial development proposals which serve more than the day-to-day needs<strong>of</strong> the residents.3) To provide commercial facilities at appropriate locations to service both residents<strong>of</strong>, and visitors to the municipality.55Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.4.1 Core Commercial AreaPermitted Uses:3.4.1.1 Core Commercial Areas shall permit the broadest range <strong>of</strong> retail and servicecommercial uses including department stores and grocery stores, as well as medicalclinics, pr<strong>of</strong>essional and service <strong>of</strong>fices, places <strong>of</strong> worship, libraries, communitycentres and other institutions.3.4.1.2 Core Commercial Areas shall provide for the higher order shopping needs <strong>of</strong> theresidents as well as entertainment, dining and the weekly needs for groceries,personal care products, and services.3.4.1.3 Mixed residential/commercial uses should be permitted and encouraged with amaximum height <strong>of</strong> seven storeys. Heights in excess <strong>of</strong> seven storeys shall require asite specific amendment to the <strong>Plan</strong> or be set out in a Secondary <strong>Plan</strong> for the UrbanSettlement in which the site is located. The minimum density for the residentialcomponent <strong>of</strong> mixed use development shall be 60 units per ha.3.4.1.4 Mixed residential/ commercial buildings shall provide a transition in heights anddensities adjacent to Residential Low Density Areas including increased setbacks, andthe use <strong>of</strong> a 45% angular plane from the property line <strong>of</strong> adjacent low density housing.Such buildings should be brought up to the street in which they front, but be steppedback from the front wall above 3 storeys.General Policies:3.4.1.5 It is intended that these areas be developed or redeveloped as a unified, attractive,relatively compact, and readily accessible downtown areas.3.4.1.6 Comprehensive development and redevelopment projects shall be encouraged.3.4.1.7 For mixed use developments, the implementing zoning by-law shall contain provisionsaddressing such matters as <strong>of</strong>f-street parking, minimum dwelling unit floor area,access separate from the commercial use, adequate storage facilities, and propernoise separation between the commercial and residential portions <strong>of</strong> buildings.3.4.1.8 Smaller scale retail stores should be encouraged to locate up to the street line to forma strong pedestrian oriented retail area with larger floor plate stores permitted ininterior portions <strong>of</strong> a site.3.4.1.9 The area should be developed with a view to maximizing its attractiveness andconvenience to pedestrians.3.4.1.10 To ensure the success <strong>of</strong> Core Commercial Areas, on-street parking is essential andshall be provided. However, adequate <strong>of</strong>f-street parking and loading must also beprovided. The <strong>of</strong>f-site parking requirements will be reduced for the corresponding onstreetparking provided. Where appropriate, the <strong>Town</strong> may consider the payment <strong>of</strong>cash in lieu <strong>of</strong> parking.3.4.1.11 Truck access routes and loading areas shall be provided at the rear <strong>of</strong> the buildings,56Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESwhile screening such areas from abutting residential areas.3.4.1.12 A retail market impact study shall be undertaken by the proponent <strong>of</strong> any new CoreArea, Neighbourhood Commercial Area or Highway Commercial Area designation.This study shall access the impact on the planned function <strong>of</strong> existing and designatedcommercial designations. The <strong>Town</strong> may retain a study peer reviewer at theapplicant’s expense.3.4.1.13 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4.2 Neighbourhood Commercial AreaPermitted Uses:3.4.2.1 Within the Neighbourhood Commercial Area permitted uses shall include grocerystores, convenience retail, restaurants, personal services, pharmacies, and c<strong>of</strong>feeshops as well as institutions, recreation, health care clinics and <strong>of</strong>fices, and places <strong>of</strong>worship.3.4.2.2 Neighbourhood Commercial Areas shall serve the day-to-day convenience shoppingneeds <strong>of</strong> the surrounding residents as well as the weekly needs for groceries, personalcare products, and services.General Policies:3.4.2.3 The site area provided for Neighbourhood Commercial Areas shall be in the range <strong>of</strong> 3to 6 hectares.3.4.2.4 These centres should be integrated into the street network <strong>of</strong> the neighbourhood andnot separated from it. They should also be located in highly visible and accessiblelocations to the residents <strong>of</strong> the neighbourhood they are serving.3.4.2.5 Adequate on-site parking and loading and appropriate landscape and screeningtreatment <strong>of</strong> the parking and loading areas shall be provided.3.4.2.6 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4.2.7 Loading docks will be screened and oriented away from residential areas.3.4.2.8 Adequate screening in the form <strong>of</strong> landscaping and fencing shall be provided on theperimeters abutting residential development, to minimize adverse impact on abuttingresidential properties.3.4.2.9 A retail market impact study shall be undertaken by the proponent <strong>of</strong> any new CoreArea, Neighbourhood Commercial Area or Highway Commercial Area designation.This study shall assess the impact on the planned function <strong>of</strong> existing and designatedcommercial designations. The <strong>Town</strong> may retain a study peer reviewer at theapplicant’s expense.57Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.4.3 Highway Commercial AreaPermitted Uses:3.4.3.1 Within the Highway Commercial Area, permitted uses include those which servevehicular traffic and rely on such traffic for their economic existence as well as useswhich require relatively large land areas, and uses serving tourists and visitors to thearea. Such uses shall include automobile service stations, public garages, automobilesales establishments, motels, restaurants, drive-through restaurants, recreationalcommercial facilities, custom workshops and accessory uses including one residenceabove and secondary to the commercial use.3.4.3.2 In addition, land extensive commercial uses shall be permitted including nurseries andgarden centres, hardware or building supply outlets, furniture stores, banquet halls, andrecreational vehicle sales3.4.3.3 Highway Commercial uses shall be directed to Urban and Village Settlementsexcept that new Highway Commercial uses may be permitted in the Countryside,delineated on Schedule A, through an <strong>Official</strong> <strong>Plan</strong> and zoning amendment,provided the use is related to and supportive <strong>of</strong> agricultural and rural land uses,the use cannot be located in Urban and Village Settlements, and subject to theCountryside and Rural Area policies in Sections 2.8.2, 2.8.6, 2.8.8, and 3.2.3.6where applicable.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.3.4.3.4 Notwithstanding Section 3.4.3.1, Highway Commercial Area designations located withinthe Countryside, delineated on Schedule A, shall include the uses permitted in 3.4.3.1except for automotive sales establishments, custom workshops and nursery and gardencentres.General Policies:3.4.3.5 All new Highway Commercial uses shall be subject to site plan control in accordancewith the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4.3.6 Highway Commercial uses shall be grouped and served by a service road wheneverpossible to reduce to a minimum the number <strong>of</strong> access points onto the main road.3.4.3.7 Adequate <strong>of</strong>f-street parking, stacking lanes and loading facilities shall be provided andthe access points to such parking facilities shall be limited in number and designed in amanner that will minimize the danger to vehicular traffic.3.4.3.8 In the Countryside, as delineated on Schedule A, Highway Commercialdevelopment, permitted as per Section 3.4.3.3 and 3.4.3.4, may occur onindividual services. However, each development shall be required to submit anengineering report, which indicates that there is an available and adequatesupply <strong>of</strong> potable water for such development and that soil conditions willpermit the installation <strong>of</strong> a septic system. All development based on individualservices shall conform to the standards as established for servicing by theMOE reasonable use guidelines. The above does not preclude the use <strong>of</strong> othermeans <strong>of</strong> sewage disposal subject to approval from the <strong>Town</strong>.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.58Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.4.3.9 Where more than two commercial lots are being developed in a development, theseshall occur by registered plan <strong>of</strong> subdivision.3.4.3.10 A retail market impact study shall be undertaken by the proponent <strong>of</strong> any new CoreArea, Neighbourhood Commercial Area or Highway Commercial Area designation.This study shall assess the impact on the planned function <strong>of</strong> existing and designatedcommercial designations. The <strong>Town</strong> may retain a study peer reviewer at theapplicant’s expense.Site Specific Exceptions:3.4.3.11 In addition to the uses permitted in policy 3.4.3.1, a self-storage establishment andspace extensive uses such as specialty retail sales establishments are permitted onlands located in the east half <strong>of</strong> Lot 15, Concession 9. Uses such as departmentstores, food supermarkets or grocery stores are not permitted. The uses in this sitespecificdesignation shall be specified in the implementing Zoning By-law.3.4.3.12 In addition to the uses permitted in policy 3.4.3.1, a self-storage establishment ispermitted on lands located in the South Half <strong>of</strong> lot 7, Concession 1.The development shall be subject to the Site <strong>Plan</strong> Control provisions found in Section9.4 <strong>of</strong> this <strong>Plan</strong> and may be subject to a road widening, requested by the Ministry <strong>of</strong>Transportation during the Site <strong>Plan</strong> Approval process. In addition, the implementingZoning By-law shall not be passed by Council until all servicing requirements havebeen addressed to the satisfaction <strong>of</strong> Council.The lands shall not be severed unless approval is granted by the <strong>Town</strong> for an on sitesewage disposal system.3.4.3.13 In addition to the uses permitted in policy 3.4.3.1, a self-storage establishment ispermitted on lands located in lot 16, Concession VI.3.4.3.14 a) Notwithstanding the policies <strong>of</strong> Sections 3.4.3.6, 3.4.3.7, 3.4.3.8, 3.4.3.9 and3.4.3.10, on those lands described as Part Lot 3 and 4, Registered <strong>Plan</strong> 1003 andPart <strong>of</strong> Lot 15, Concession 7 and identified on Schedule B, it shall be the policy <strong>of</strong>Council to require comprehensive plans and reports at the site plan approval stage<strong>of</strong> the development, which depending upon the scale <strong>of</strong> redevelopment proposedand as appropriate, will achieve the following:i) A landscaped area feature be provided at the corner <strong>of</strong> County Road 4 andCounty Road 21 to create an element <strong>of</strong> interest and lend emphasis to thevisual importance <strong>of</strong> the site as a key intersection in the area;ii) Urban design standards, implemented through the site plan control approvalprocess, which shall ensure that the design <strong>of</strong> the commercial propertiesencourages safe access to the site, provides an appropriate built form relationship to the adjacent streets, and that the exterior design <strong>of</strong> any buildings andro<strong>of</strong> treatment convey a high quality <strong>of</strong> design and are compatible with thesurrounding land uses and the visual importance <strong>of</strong> the site;iii)A high quality <strong>of</strong> signage, lighting and other appurtenances shall be required;59Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESiv)Screening <strong>of</strong> certain elements on the development site such as loading areas,refuse storage, and ro<strong>of</strong>-top mechanical equipment;v) That parking areas are landscaped, buffered, lighted and screened around theedges to be visually attractive;vi)That development <strong>of</strong> the lands is to be accomplished in a manner whichminimizes changes in grades to the greatest extent possible. Where gradechanges are essential, appropriate mitigating measures such as retainingwalls and landscaping shall emphasize aesthetics and safety in their design tothe satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.b) A traffic impact assessment shall be prepared by the owner, and reviewed andapproved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> and to the satisfaction <strong>of</strong> the County <strong>of</strong> Simcoe. Itshall be the policy <strong>of</strong> Council to incorporate into the site plan control agreement, asan obligation <strong>of</strong> the developer, any recommendations and/or measures emanatingfrom the approved traffic assessment relating to the development <strong>of</strong> the subjectlands and the parking provisions and parking configuration.c) A landscaped design plan shall be prepared and approved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.The landscaped design plan, which details appropriate screening, tree planting andother landscape elements for the development; preservation and conservation <strong>of</strong>existing significant trees and vegetation; a high quality landscaped strip <strong>of</strong>substantial width along County Road 4 and County Road 21 within the Amendmentarea reflective <strong>of</strong> the important Municipal Civic Campus function that this areaserves; the provision <strong>of</strong> clearly defined public and private realms; attractive builtform and exterior appearance; relationship <strong>of</strong> the building(s) to the street(s) andexterior areas; street right-<strong>of</strong>-way design, street furniture, amenities, andlandscaping treatments.3.4.4 Special Highway Commercial AreaPermitted Uses:3.4.4.1 Within the Special Highway Commercial designation, as shown on Schedule B6,permitted uses shall include a variety <strong>of</strong> highway oriented, land extensive, tourist andrecreational oriented uses and <strong>of</strong>fices.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.2 Highway oriented uses, which rely heavily upon highway traffic for their economicexistence, include motor vehicle sales establishments, recreational vehicle salesestablishments, boat sales and service establishments including the sale <strong>of</strong> boataccessories, service stations, public garages, motels, hotels, restaurants andaccessory retail uses and recreational commercial uses.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.3 Tourist commercial establishments include antique shops, gift shops, tourist60Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESinformation centres, fruit and vegetable markets, and convenience commercial usesdefined as a small scale commercial establishment servicing local needs such as avariety store.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.4 Land extensive commercial uses include those compatible with other permitted usessuch as a prefabricated home sales establishment, but shall not include departmentstores, grocery stores, home and auto supply or other stores with sales <strong>of</strong> departmentstore type merchandise.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.5 Five existing uses are also recognized by this designation, a flea market, a furnituresales establishment, a marine equipment and satellite dish sales establishment, and amini storage use as set out in Sections 3.4.4.13 to 3.4.4.17. These may continue tooperate in accordance with the zoning <strong>of</strong> these areas.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.General Policies:3.4.4.6 Permitted uses may be developed on the basis <strong>of</strong> one use per lot or in the form <strong>of</strong>multiple uses in one or more buildings per lot. The latter development shall not takethe form <strong>of</strong> a flea market.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.7 Development will proceed by way <strong>of</strong> plan <strong>of</strong> subdivision on any land having areasgreater than 4 hectares.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.8 Commercial buildings in the vicinity <strong>of</strong> existing residences shall have a minimumsetback distance <strong>of</strong> 30 metres.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.9 The eastern side <strong>of</strong> the designated area consists <strong>of</strong> heavily wooded slopes which arevisible from portions <strong>of</strong> the estate residential area to the east. In order to protect thisnatural feature, and buffer the residential area, it is a policy <strong>of</strong> this <strong>Plan</strong> that asignificant portion <strong>of</strong> these wooded areas be maintained when development occurs onthe subject lots. Where necessary, additional planting, berming or fencing may also berequired along the eastern portions <strong>of</strong> these properties.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.10 The lands designated Special Highway Commercial shall be subject to Site <strong>Plan</strong>Control in accordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.61Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESAppeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.11 All development shall be served by the central water supply system. Until municipalsanitary servicing is available, only uses <strong>of</strong> a dry nature on private septic systems willbe permitted. Dry uses are considered to be uses which use water for domesticpurposes only which result in the production <strong>of</strong> domestic sewage.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.12 Prior to municipal sanitary servicing being available, new development shalldemonstrate the appropriateness <strong>of</strong> the proposed lot sizes through a hydrogeologicalassessment, conducted by a qualified hydrogeologist, satisfactory to the <strong>Town</strong>, whichshall assess the assimilative capability <strong>of</strong> the soils. Such study shall be completed tothe satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.Site Specific Exceptions:3.4.4.13 In the area identified with the number "1" on Schedule B6 in addition to the permitteduses set out in this Section, the subject lands, described as Part 3 on Reference <strong>Plan</strong>51R-6530, may be used for the purpose <strong>of</strong> a combination flea market and farmersmarket.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.14 In the area identified with the number "2" on Schedule B6 the subject lands, being Lot2 on Registered <strong>Plan</strong> No. 1640, may be used for the purpose <strong>of</strong> the manufacture andretail sale <strong>of</strong> wood furniture, in addition to the other uses permitted in this Section.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.15 In the area identified with the number "5" on Schedule B6 the lands may be used forthe purpose <strong>of</strong> a mini-storage operation in addition to the other uses permitted in thisSection.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.16 In the area identified with the number "6" on Schedule B6 the lands may be used forthe purpose <strong>of</strong> the sale <strong>of</strong> docks, marine equipment and satellite dishes in addition tothe other uses permitted in this Section.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.3.4.4.17 In the area identified with the number "7" on Schedule B6 the subject lands may, inaddition to the other permitted uses <strong>of</strong> this Section, be used for the purpose <strong>of</strong> the sale<strong>of</strong> marine equipment. Outside storage may be permitted subject to the provisions <strong>of</strong>site plan control.Appeal #32 as it relates to Section 3.4.4 and all subjections thereto as it relates to <strong>Innisfil</strong>Heights.62Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.4.5 Shoreline Commercial AreaPermitted Uses:3.4.5.1 Within the Shoreline Commercial Area, as shown on Schedules B, B11, B12, B13 andB14, permitted uses shall be limited to marinas and other tourist oriented commercialdevelopment, recreational uses and limited convenience oriented commercial uses.3.4.5.2 Marina operations supplying such things as parking areas, docks, rental boats, boatsupplies, launching facilities and small convenience commercial facilities shall bepermitted and the regulations pertaining to this use shall be included in theimplementing zoning by-law. Residential units are not permitted except for oneresidence for either the owner, the operator <strong>of</strong> the marina or a caretaker.General Policies:3.4.5.3 Any proposal submitted for a marina must be accompanied by a Marina impact studyindicating the on and <strong>of</strong>f-shore facilities to be constructed including pump-out facilitiesto empty holding tanks <strong>of</strong> boats, the dredging required, and the impact <strong>of</strong> such facilitywith regard to such things as longitudinal drift, fish habitat, and the visual impact <strong>of</strong> themarina. The study will require the approval <strong>of</strong> the relevant government agencies.3.4.5.4 New marinas and tourist oriented commercial uses shall require an amendment to this<strong>Plan</strong> and the Zoning by-law and shall take into consideration the following.i) The demand for the extension or the new use as it relates to the number andsize <strong>of</strong> similar facilities in the shoreline area;ii) Where a dwelling is proposed within or adjacent to a commercial establishmentthe residence shall be essential to the carrying on <strong>of</strong> the commercial activity andevidence shall be shown that a suitable environment for the residence exists;iii) Adequate <strong>of</strong>f-street areas shall be required in order that adequate parking andloading space may be provided to the degree required by the nature <strong>of</strong> thebusiness being carried on;iv) Access points to such parking areas shall be linked in numbers and designatedin such a manner so as to minimize the danger to vehicular and pedestriantraffic;v) Adequate buffer planting shall be provided between the commercial areas andany adjacent residential area;vi) The requirements and authorization <strong>of</strong> the Conservation Authority and theMinistry <strong>of</strong> Natural Resources for any shoreline and/or <strong>of</strong>f-shore facilitiesinvolved;vii)Lot sizes for new development on individual services (i.e., septic tanks and wellsor a commercial water system) and other regulatory matters for the type <strong>of</strong>development permitted, shall be regulated through the implementing zoning bylaw.Minimum permitted lot sizes shall be adequate to accommodate the needs<strong>of</strong> the permitted use and shall conform to the requirements <strong>of</strong> a hydrogeologicalstudy that assesses the assimilative capability <strong>of</strong> the soils and confirms sufficient63Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESground water supply.3.4.5.5 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4.6 Village Commercial AreaPermitted Uses:3.4.6.1 Within the Village Commercial Area, as shown on Schedule B7, B8, B9 and B10,permitted uses shall be limited to convenience commercial uses serving theresidents <strong>of</strong> each Village Settlement and the surrounding agricultural/rural/resortcommunity. These uses include convenience retail, personal services, restaurants,automobile service stations antique stores, gift shops and tourist retail that arecompatible with non-serviced or partially serviced lots.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.General Policies:3.4.6.2 When located adjacent to residential or institutional uses, the commercial use shallprovide screening in the form <strong>of</strong> landscaping or fencing to minimize possible conflicts.3.4.6.3 Adequate <strong>of</strong>f-street parking and loading facilities shall be provided and the accesspoints to such parking facilities shall be limited in number and design in a manner thatwill minimize the danger to vehicular traffic.3.4.6.4 Village Commercial developments may occur on individual services. Each newdevelopment shall be required to submit an engineering report which indicates thatthere is an available and adequate supply <strong>of</strong> potable water for such development andthat soil conditions will permit the installation <strong>of</strong> private servicing. All developmentbased on individual services shall conform to the MOE reasonable use guidelines.3.4.6.5 All new Village Commercial Areas shall be subject to site plan control in accordancewith the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.4.7 Convenience Commercial AreaPermitted Uses:3.4.7.1 Convenience Commercial uses include small retail stores providing a conveniencefunction to the local neighbourhood including variety stores, laundromats, video stores,personal service shops and a gas bar.General Policies:3.4.7.2 Convenience Commercial Areas shall be designated through secondary plans inUrban Settlements. However, the <strong>Town</strong> may choose not to create a separate land usedesignation for convenience commercial uses in the Secondary <strong>Plan</strong>, rather theseuses would be permitted as <strong>of</strong> right in other designations. In such cases, conveniencecommercial uses shall be permitted in Residential Low Density, Residential MediumDensity and Residential High Density designations subject to a zoning amendment.64Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.4.7.3 Convenience Commercial uses shall be situated on sites <strong>of</strong> up to one hectare or aspart <strong>of</strong> a mixed use building.3.4.7.4 Where such uses are small scale and serving the immediate needs <strong>of</strong> theneighbourhood, the <strong>Town</strong> may only require on-street parking to be provided in front <strong>of</strong>the use on <strong>Town</strong> roads.3.4.7.5 All Convenience Commercial developments shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.5 EMPLOYMENT AREASIntent:The largest employment area is located within the <strong>Innisfil</strong> Heights Settlement. This area isexposed to Highway 400 and is intended to be developed as a prestige business park withattractive buildings sited on properly landscaped sites. The area is currently a dry industrialarea in that no municipal sewage collection and treatment facilities are provided. It is a priority<strong>of</strong> the municipality to extend services to the <strong>Innisfil</strong> Heights Business Park. With such services,a much broader range <strong>of</strong> employment uses could be permitted and attracted to the area. Basedon the consideration that full municipal services will be provided to the employment lands withinthe <strong>Innisfil</strong> Heights Business Park, two new employment designations have been established inthe <strong>Official</strong> <strong>Plan</strong> which provide for and guide development within a serviced employment area: aBusiness Park designation and a General Industrial designation. Industrial areas within theother Urban Settlements will likely cater to local industries. These will have similarcharacteristics to the Business Park uses but with a broader range <strong>of</strong> service commercial useslocated in smaller stand alone or multi-tenant buildings. As such a third Light Industrial Servicedesignation is provided in this Section. As well a fourth designation, Rural Industrial area,recognizes the existing rural industrial sites.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal #33 as it relates to the Intent in its entirety and to the non decision.Goals:To encourage employment development in order to achieve a more balanced liveworkcommunity as an alternative to out-commutingObjectives:1. To encourage prestige employment and a broad range <strong>of</strong> industries.2. To encourage agricultural related industries.3. To create a vibrant business park on full municipal services in the Highway 400area.Appeal #34 as it relates to Objective 3.65Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.5.1 Business ParkPermitted Uses:3.5.1.1 Within the Business Park designation, as shown on Schedule B6, permitted uses shallinclude a full range <strong>of</strong> industrial and business operations including <strong>of</strong>fices, motels,hotels, warehousing, light manufacturing, processing or assembly operations, researchestablishments and service industrial uses, provided there is no outside storage,outside display <strong>of</strong> goods for sale, and all processing is conducted wholly within anenclosed building.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.2 Limited commercial uses that serve the Business Park or those that are accessory to apermitted Business Park use shall also be permitted including restaurants, <strong>of</strong>ficesupply, <strong>of</strong>fice and industrial equipment sales and rental provided there is no outsidestorage or display, motels, hotels, private clubs, fitness centres, and indoor recreationcentres.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.3 Retail sales ancillary to the permitted industrial use shall be permitted provided thesales involve goods manufactured or processed on-site. The zoning by-law shall setout a maximum proportion <strong>of</strong> the building available for ancillary retail sales.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.4 Uses involving the storage or processing <strong>of</strong> hazardous wastes shall not be permitted.Waste transfer and waste processing facilities shall also be prohibited.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.General Policies:3.5.1.5 Buildings should be located close to and face toward the street. On lots adjacent toHighway 400, the buildings shall present a front face toward the highway.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.6 Buildings shall be designed to blend with their surroundings and with other buildings inthe area.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.7 Landscaping and selective plantings shall be provided in areas adjacent to the streetand Highway 400.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.8 Loading areas shall not be permitted in any yard abutting or facing the street orHighway 400. Where this is not feasible the loading area shall be screened from thestreet and Highway 400.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.9 Car parking areas whether for employees, visitors or customers shall be limited to 50percent <strong>of</strong> the area <strong>of</strong> any yard abutting or facing the street unless such parking areasare suitably screened from the adjacent street, in which case they may be increased toa maximum <strong>of</strong> 75 percent <strong>of</strong> the yard. In such cases internal landscaping within the66Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESparking area shall be provided to avoid large expanses <strong>of</strong> continuous paved surfaces.The same shall apply to yards facing Highway 400.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.10 Lighting <strong>of</strong> yards abutting or facing Highway 400 should be directed away from thehighway, subject to approval from the Ministry <strong>of</strong> Transportation.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.11 The design and placement <strong>of</strong> signs should be carefully regulated with height and sizerestrictions and limitations on the use <strong>of</strong> flashing mechanisms and excessively brilliantillumination.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.12 Existing treed areas should be preserved wherever possible and incorporated in sitedesigns. Incorporating these features may reduce landscaping requirements andprovide buffering from adjacent land uses or roads.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.13 The lands designated Business Park shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.14 All industrial buildings shall be setback a minimum distance <strong>of</strong> 60 metres from existingresidential dwellings or greater where determined necessary to meet the minimumdistance requirements set out in MOE guidelines and substantial buffer planting,berming or fencing in the areas <strong>of</strong> the residences must be provided.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.15 Development <strong>of</strong> more than 2 lots will proceed by way <strong>of</strong> plan <strong>of</strong> subdivisionAppeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.16 The storage and use <strong>of</strong> hazardous liquid or leachable chemicals includingpetrochemicals not classified as waste shall be regulated in accordance with theregulations and guidelines <strong>of</strong> the Ministry <strong>of</strong> Environment and the policies for Wellheadprotection areas in Section 4.2 <strong>of</strong> this <strong>Plan</strong>. Site specific hydrogeological andstormwater studies may be required for new industries, particularly in the <strong>Innisfil</strong>Heights area, to ensure no impact on the groundwater and surface water from theproposed use. Such studies shall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong> inconsultation with the applicable conservation authority. The implementing zoning shallset out specific requirements for the storage <strong>of</strong> such liquids and chemicals.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.17 Conversion <strong>of</strong> a Business Park Designation to a non-employment area designation anduse shall only be considered by the <strong>Town</strong> through a municipal comprehensive reviewwhere it has been demonstrated that:i) the land is not required for employment purposes over the long term;ii) there is a greater need for the conversion to the non-employment use;iii) the <strong>Town</strong> will meet its employment forecasts including the activity rate targetestablished in the <strong>Official</strong> <strong>Plan</strong>;iv) the conversion will not adversely affect the overall viability <strong>of</strong> the remaining67Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESBusiness Park designation;v) the conversion will not adversely affect the achievement <strong>of</strong> other policies <strong>of</strong> this <strong>Plan</strong>including the minimum density in designated greenfield areas and theintensification targets <strong>of</strong> this plan;vi) no land use conflicts are created and provincial guidelines with respect to noise andair quality can be met; andvii) there is existing or planned infrastructure to accommodate the proposed use.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.18 All development shall be served by the central water supply system. Until municipalsanitary servicing is available, only uses <strong>of</strong> a dry nature on private septic systems willbe permitted. Dry uses are considered to be uses which use water for domesticpurposes only which result in the production <strong>of</strong> domestic sewage.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.19 Prior to municipal sanitary servicing being available, new development shalldemonstrate the appropriateness <strong>of</strong> the proposed lot sizes through a hydrogeologicalassessment, conducted by a qualified hydrogeologist, satisfactory to the <strong>Town</strong>, whichshall assess the assimilative capability <strong>of</strong> the soils. Such study shall be completed tothe satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.20 Before any major expansion <strong>of</strong> the water system occurs, a study shall be undertakento ensure that the present water supply is sufficient for the proposed type <strong>of</strong>development and the distribution system is adequately sized to maintain the requiredpressures over the ultimate service area. If upgrading <strong>of</strong> the water system is required,the costs shall be identified and incorporated into the development charges.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.Site Specific Exceptions:3.5.1.21 The property in the north part <strong>of</strong> Lot 6, Concession 8 which is used forcemetery/crematorium shall be used only for those purposes.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.1.22 A farm implement dealership may be permitted in the south half <strong>of</strong> Lot 6, Concession7, on an individual well provided there is an agreement with the <strong>Town</strong> to connect tothe water system when it is extended to this area.Appeal #35 <strong>of</strong> Section 3.5.1 and all subjections thereto as it relates to <strong>Innisfil</strong> Heights.68Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.5.2 General IndustrialPermitted Uses:3.5.2.1 Within the General Industrial designation, as shown on Schedule B6, permitted usesshall include a full range <strong>of</strong> industrial uses including warehousing, manufacturing,processing or assembly operations, research establishments, storage including ministorageoperations, machinery repairs, contractors establishments, utility yards, truckterminals and depots, waste processing and waste transfer facilities, service industrialuses, electrical power generation, accessory outside storage and limited outsidedisplay.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.2 The amount <strong>of</strong> outside display permitted may vary depending on such factors as thenature <strong>of</strong> the materials being displayed and the degree <strong>of</strong> landscaping provided inconjunction with the display area.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.3 Permitted commercial uses shall include those uses which are accessory to apermitted industrial use, uses which are compatible with industrial uses, and useswhich serve the industrial uses. Such uses may include public garages, restaurants,motor vehicle service stations, <strong>of</strong>fice and industrial equipment sales and rental,convenience commercial uses, indoor recreational establishments and fitness centres.These commercial uses should be directed to arterial roads within the employmentareas.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.4 Retail sales ancillary to the permitted industrial use shall be permitted provided thesales involve goods manufactured or processed on-site. The zoning by-law shall setout a maximum proportion <strong>of</strong> the building available for ancillary retail sales.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.5 Uses involving the storage or processing <strong>of</strong> hazardous wastes shall not be permitted.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.General Policies:3.5.2.6 Existing treed areas should be preserved wherever possible and incorporated in sitedesigns. Incorporating these features may reduce landscaping requirements andprovide buffering from adjacent land uses or roads.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.7 Industrial buildings shall be setback a minimum distance <strong>of</strong> 60 metres from existingresidential dwellings or greater where determined necessary to meet the minimumdistance requirements set out in MOE guidelines and substantial buffer planting,berming or fencing in the areas <strong>of</strong> the residences must be provided.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.8 Development <strong>of</strong> more than 2 lots will proceed by way <strong>of</strong> plan <strong>of</strong> subdivision.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.69Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.5.2.9 The storage and use <strong>of</strong> hazardous liquid or leachable chemicals includingpetrochemicals not classified as waste shall be regulated in accordance with theregulations and guidelines <strong>of</strong> the Ministry <strong>of</strong> Environment and the policies for Wellheadprotection areas in Section 4.2. Site specific hydrogeological and stormwater studiesmay be required for new industries, particularly in the <strong>Innisfil</strong> Heights area, to ensureno impact on the groundwater and surface water from the proposed use. Such studiesshall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicableconservation authority. The implementing zoning shall set out specific requirementsfor the storage <strong>of</strong> such liquids and chemicals.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.10 Conversion <strong>of</strong> a General Industrial designation to a non-employment area designationand use shall only be considered by the <strong>Town</strong> through a municipal comprehensivereview where it has been demonstrated that:i) the land is not required for employment purposes over the long term;ii)iii)there is a greater need for the conversion to the non-employment use;the <strong>Town</strong> will meet its employment forecasts including the activity rate targetestablished in the <strong>Official</strong> <strong>Plan</strong>;iv) the conversion will not adversely affect the overall viability <strong>of</strong> the remaining GeneralIndustrial designation;v) the conversion will not adversely affect the achievement <strong>of</strong> other policies <strong>of</strong> this<strong>Plan</strong> including the minimum density in designated greenfield areas and theintensification targets <strong>of</strong> this plan;vi) no land use conflicts are created and provincial guidelines with respect to noiseand air quality can be met; andvii) there is existing or planned infrastructure to accommodate the proposed use.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.11 All development shall be served by the central water supply system. Until municipalsanitary servicing is available, only uses <strong>of</strong> a dry nature on private septic systems willbe permitted. Dry uses are considered to be uses which use water for domesticpurposes only which result in the production <strong>of</strong> domestic sewage.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.12 Prior to municipal sanitary servicing being available, new development shalldemonstrate the appropriateness <strong>of</strong> the proposed lot sizes through a hydrogeologicalassessment conducted by a qualified hydrogeologist, satisfactory to the <strong>Town</strong>, whichshall assess the assimilative capability <strong>of</strong> the soils. Such study shall be completed tothe satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.13 Before any major expansion <strong>of</strong> the water system occurs, a study shall be undertakento ensure that the present water supply is sufficient for the proposed type <strong>of</strong>development and the distribution system is adequately sized to maintain the requiredpressures over the ultimate service area. If upgrading <strong>of</strong> the water system is requiredthe costs shall be identified and incorporated into the development charges.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.2.14 All development within this designation shall be subject to Site <strong>Plan</strong> Control in70Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.Appeal #36 <strong>of</strong> Section 3.5.2 and all subsections thereto as it relates to <strong>Innisfil</strong> Heights.3.5.3 Light Industrial Service3.5.3.1 Within the Light Industrial Service designation, permitted uses shall include a range <strong>of</strong>light industrial and service commercial uses including warehousing, wholesaling, lightmanufacturing, processing or assembly operations, storage including mini-storageoperations, machinery repairs, workshops, contractors establishments, utility yards,service industrial uses, limited accessory outside storage which is screened from theroad, and limited outside display.3.5.3.2 The amount <strong>of</strong> outside display permitted may vary depending on such factors as thenature <strong>of</strong> the materials being displayed and the degree <strong>of</strong> landscaping provided inconjunction with the display area.3.5.3.3 Permitted commercial uses shall include those uses which are accessory to apermitted industrial use, and which serve the industrial uses and their employees.Such uses may include public garages, restaurants, motor vehicle service stations,convenience commercial use, service commercial uses, indoor recreationalestablishments and fitness centres. These commercial uses should be directed toarterial roads along the periphery <strong>of</strong> the employment areas.3.5.3.4 Retail sales ancillary to the permitted industrial use shall be permitted provided thesales involve goods manufactured or processed on-site. The zoning by-law shall setout a maximum proportion <strong>of</strong> the building available for ancillary retail sales.3.5.3.5 Uses involving the storage or processing <strong>of</strong> hazardous wastes shall not be permitted.General Policies:3.5.3.6 Existing treed areas should be preserved wherever possible and incorporated in sitedesigns. Incorporating these features may reduce landscaping requirements andprovide buffering from adjacent land uses or roads.3.5.3.7 Industrial buildings shall be setback a minimum distance <strong>of</strong> 60 metres from existingresidential dwellings or greater where determined necessary to meet the minimumdistance requirements set out in MOE guidelines and substantial buffer planting,berming or fencing in the areas <strong>of</strong> the residences must be provided.3.5.3.8 Development <strong>of</strong> more than 2 lots will proceed by way <strong>of</strong> plan <strong>of</strong> subdivision.3.5.3.9 Lease hold industrial plazas or malls may be permitted in one or more buildings on asingle property.3.5.3.10 The storage and use <strong>of</strong> hazardous liquid or leachable chemicals includingpetrochemicals not classified as waste shall be regulated in accordance with theregulations and guidelines <strong>of</strong> the Ministry <strong>of</strong> Environment and the policies for Wellheadprotection areas in Section 4.2. Site specific hydrogeological and stormwater studiesmay be required for new industries to ensure no impact on the groundwater and71Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESsurface water from the proposed use. Such studies shall be completed to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority. Theimplementing zoning shall set out specific requirements for the storage <strong>of</strong> such liquidsand chemicals.3.5.3.11 Conversion <strong>of</strong> a Light Industrial Service designation to a non-employment areadesignation and use shall only be considered by the <strong>Town</strong> through a municipalcomprehensive review where it has been demonstrated that:i) the land is not required for employment purposes over the long term;ii) there is a greater need for the conversion to the non-employment use;iii) the <strong>Town</strong> will meet its employment forecasts including the activity rate targetiv)established in the <strong>Official</strong> <strong>Plan</strong>;the conversion will not adversely affect the overall viability <strong>of</strong> the remaining LightIndustrial Service designation;v) the conversion will not adversely affect the achievement <strong>of</strong> other policies <strong>of</strong> this<strong>Plan</strong> including the minimum density in designated greenfield areas and theintensification targets <strong>of</strong> this plan;vi)vii)no land use conflicts are created and provincial guidelines with respect to noiseand air quality can be met; andthere is existing or planned infrastructure to accommodate the proposed use.3.5.3.12 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.5.4 Rural IndustrialPermitted Uses:3.5.4.1 Industrial uses shall generally be directed to the Urban Settlements except thatnew rural industrial uses may be permitted in the Countryside, delineated onSchedule A, through an <strong>Official</strong> <strong>Plan</strong> and zoning amendment, provided the useis related to and supportive <strong>of</strong> agricultural and rural lands uses, the use cannotbe located in Urban and Village Settlements and subject to the Countryside andRural Area policies <strong>of</strong> Sections 2.8.2, 2.8.6, and 2.8.8, and 3.2.3.6 whereapplicable.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.3.5.4.2 Within the Rural Industrial designation as shown on Schedule B, permitted uses shallbe limited to:i) uses that are related to the management and use <strong>of</strong> resources including theprocessing <strong>of</strong> aggregate and agricultural resources;ii) wind and solar power generation;iii) uses that are incompatible in the proximity <strong>of</strong> other industrial uses; andiv) uses that are rural related, land extensive and cannot be located in the UrbanSettlements either on designated greenfield lands or through a settlement areaexpansion.72Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESGeneral Policies:3.5.4.3 All Rural Industrial designations shall be subject to site plan control in accordance withthe policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.5.4.4 Industrial development shall be dry in nature with a dry industry being one where theconsumption <strong>of</strong> water is primarily for the use <strong>of</strong> its employees, not for an industrialprocess.3.5.4.5 Applications for new Rural Industrial designations shall be accompanied by:i) A planning need and justification analysis;ii) An analysis <strong>of</strong> compatibility with adjacent agricultural operations and ruralresidences including an assessment <strong>of</strong> the Minimum Distance SeparationFormulae;iii) A hydrogeological assessment by a qualified hydrogeologist, which shall assessthe assimilative capability <strong>of</strong> the soils and the feasibility <strong>of</strong> the site for theproposed use to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicableconservation authority;iv) An assessment <strong>of</strong> the agricultural capability <strong>of</strong> the lands which demonstrates thatthe lands are either not considered a prime agricultural area or there are noreasonable alternatives on lower priority agricultural lands.v) An assessment <strong>of</strong> the noise impacts on nearby land uses, appropriate distanceseparations and mitigation measures having regard to the MOE D-6 guidelineand other relevant MOE guidelines for wind turbine noise.vi)An analysis <strong>of</strong> storm water management in accordance with policies 7.2.4 and7.2.7.3.5.4.6 The storage and use <strong>of</strong> hazardous liquid or leachable chemicals includingpetrochemicals not classified as waste shall be regulated in accordance with theregulations and guidelines <strong>of</strong> the Ministry <strong>of</strong> Environment and the policies for Wellheadprotection areas in Section 4.2. Site specific hydrogeological and stormwater studiesmay be required for new industries to ensure no impact on the groundwater andsurface water from the proposed use. Such studies shall be completed to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority. Theimplementing zoning shall set out specific requirements for the storage <strong>of</strong> such liquidsand chemicals.3.5.4.7 Applications for new Rural Industrial designations to accommodate wind and solarpower generation shall not be required to meet the requirements <strong>of</strong> Policy 3.5.4.4 iv)but such facilities shall be designed and constructed to minimize impacts onagricultural operations.73Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.6 RESORT RECREATIONALPermitted Uses:3.6.1 Within the Resort Recreational designation, uses permitted shall be limited to:i) Tourist accommodation;ii) Convention centre and banquet facilities;iii) Seasonal ownership accommodation in a compact form;iv) Accommodation for employees;v) Accessory recreational uses including marinas, swimming pools, tennis courts, golfcourses, and indoor recreational facilities oriented to the patrons; andvi) Retail and service commercial uses oriented to the patrons.3.6.2 New Resort Recreational designations are directed to Urban and Village Settlementsand may only be permitted outside those areas where they are related to a resourcebasedrecreational activity.General Policies:3.6.3 Applications for new Resort Recreational designations should demonstrate:i) Need for such uses;ii) Compatibility with the character <strong>of</strong> the surrounding area including consideration<strong>of</strong> scale and use;iii) Compatibility with adjacent uses, including consideration <strong>of</strong> scale and use andcompliance with the minimum distance separation formulae;iv) The lands are not located within specialty crop areas;v) The proposal avoids where possible prime agricultural areas and if not possibledemonstrates that there are no reasonable alternatives on lower priorityagricultural lands;vi) Where not located in a serviced area, a hydrogeological and servicing studywhich demonstrates the feasibility for private water and sewage treatmentsystems;vii) The appropriate transportation improvements to handle traffic increases arefeasible and the appropriate financial arrangements are in place so that thedevelopment pays for such improvements;viii) An EIS study has been submitted to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultationwith the County and the applicable conservation authority which demonstrates nonegative impacts on the natural features and functions within the area anddemonstrates how the Natural Heritage System is being maintained;ix) A fiscal impact report that demonstrates that the proposed use will have a netpositive impact on the <strong>Town</strong>.x) That the proposed use does not exceed the sustainable capacity <strong>of</strong> the resourceupon which the recreational activity is based including the assimilative capacity74Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES<strong>of</strong> Lake Simcoe and meets the Lake Simcoe water quality targets that areestablished from time to time.3.6.4 The maximum density shall be addressed in the implementing zoning by-law on a sitespecific basis. When determining the appropriate density on the site, considerationshall be given to:i) compatibility with adjacent uses and character;ii) clustering <strong>of</strong> new uses in the resort recreation designation to provide a bufferadjacent to surrounding areas and uses; andiii)iv)providing a transition in height and density to surrounding areas.the assimilative capacity <strong>of</strong> Lake Simcoe and the Lake Simcoe water qualitytargets that are established from time to time.3.6.5 All Resort Recreational designations shall be designated as a site plan control areasubject to the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.Site Specific Exceptions:3.6.6 Big Bay Point ResortSee OPA 17 approved by the <strong>OMB</strong> on December 14, 2007. The text <strong>of</strong> Part II, Section5.15 <strong>of</strong> OPA 17 shall be consolidated into this Section <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>.3.7 HAZARD LAND AREASGoals:To reduce the potential for public cost or risks to residents and property from naturalhazards.Objectives:1. To direct development away from areas <strong>of</strong> natural hazards.2. To prohibit development where there is an unacceptable risk to public health orsafety or <strong>of</strong> property damage.Permitted Uses:3.7.1 Hazard Land Areas, as shown on Schedules B and B1 to B14 are an overlaydesignation and apply in addition to the other identified designations.3.7.2 Lands shown as Hazard Land include lands potentially unsafe for development due t<strong>of</strong>lood hazard, erosion hazard, hazardous sites or steep slopes.3.7.3 Within lands shown as Hazard Land uses permitted shall be limited to agricultural usesexcluding new buildings, open space, and existing uses and flood and/or erosioncontrol works and other passive non-structural uses which do not affect flood flows.Where the Hazard Land Area overlays a Natural Environmental Area designation,agricultural uses shall be limited to existing uses and forestry, fish, wildlife or75Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESconservation management uses may also be permitted in accordance with Section3.1.1.4.General Policies:3.7.4 Development, including the creation <strong>of</strong> new lots, shall not be permitted in areasidentified as susceptible to flood hazard or erosion hazard as defined by the provincialpolicy statement and regulated by the conservation authorities. Development shallgenerally be directed to areas outside <strong>of</strong> hazardous sites such as areas <strong>of</strong> unstablesoils, organic soils or wetlands.3.7.5 In many cases, the Hazard Land lines shown on the Schedules are an approximation<strong>of</strong> the potential hazard. To determine if a property is actually susceptible to a naturalhazard, such as flood, erosion or wave uprush, the applicable conservation authorityshould be contacted and a site specific natural hazard study may be required.3.7.6 Some lots, buildings and structures are located within the flooding and erosion hazardlimits as identified by the conservation authorities. Expansions and redevelopment <strong>of</strong>existing uses within these hazard areas may be permitted, subject to the writtenapproval <strong>of</strong> the applicable Conservation Authority and provided:i) no part <strong>of</strong> the building is located within a floodway;ii) buildings are appropriately floodpro<strong>of</strong>ed to the flooding hazard elevation or anotherflooding hazard standard approved by the Minister <strong>of</strong> Natural Resourcesiii) development and site alteration is carried out in accordance with floodpro<strong>of</strong>ingstandards, protection works standards, and access standards;iv) vehicles and people have a way <strong>of</strong> safely entering and exiting the area during times<strong>of</strong> flooding, erosion and other emergencies;v) new hazards are not created and existing hazards are not aggravated; andvi) no adverse environmental impacts will result.In general, any development permitted will be subject to provincial and watershedstandards and procedures for a hazard land development.”3.7.7 Approvals for any development within lands designated Hazard Land also require theprior written approval <strong>of</strong> the applicable conservation authority.3.7.8 In cases where there is a discrepancy with the flood lines shown on the land useschedules and the lines mapped / approved by the Conservation Authority, the linesshown on the Authority's maps shall be used.3.7.9 Areas <strong>of</strong> steep slopes can be a constraint to development. These are generally slopesexceeding 15%. Areas <strong>of</strong> steep slopes shall be identified through Secondary <strong>Plan</strong>studies and the constraints to development assessed. Development will not permittedon areas <strong>of</strong> steep slopes unless a geotechnical analysis has demonstrated, to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority, thatthe slopes are stable and safe and development is feasible.3.7.10 The Lake Simcoe Region Conservation Authority and Nottawasaga ValleyConservation Authority administer Ontario Regulations 179/06 and 172/06respectively, under the Conservation Authorities Act. These regulated areas includesuch areas as floodplains, erosion areas, wetlands, shorelines, watercourses and aregenerally illustrated in Appendix 3. A permit is required from the applicable76Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESconservation authority prior to any site alteration, development, interference withwetlands and alterations to shorelines and watercourses.3.7.11 Development will generally be directed to areas outside <strong>of</strong> hazardous lands adjacent toriver and stream systems, which are impacted by erosion hazards. The determination<strong>of</strong> the erosion hazard limit will be based on a combined influence <strong>of</strong> the: toe erosionallowance; stable slope allowance; erosion access allowance; and flooding hazard limitor meander belt allowance. A Geotechnical Engineering Study, prepared to thesatisfaction <strong>of</strong> the <strong>Town</strong> and applicable conservation authority, may be required tosupport any development within the erosion hazard limit.3.7.12 Development will generally be directed to areas outside <strong>of</strong> hazardous lands adjacent toLake Simcoe, which are impacted by flooding and erosion hazards. The determination<strong>of</strong> the flooding hazard limit along the shoreline <strong>of</strong> Lake Simcoe shall consider: theaverage annual high water mark <strong>of</strong> 219.15 metres above sea level; the flood allowancefor wave uprush; and the flood allowance for other water related hazards such as icepiling and ice jamming. The erosion hazard limit shall be determined whenconsidering: the stable slope allowance; the average annual recession, and theerosion allowance. The dynamic beach hazard limit will be determined by the floodinghazard limit and an associated allowance. A hazard land study, prepared to thesatisfaction <strong>of</strong> the <strong>Town</strong> and Lake Simcoe Region Conservation Authority, may berequired to support any development within the Hazard Land Area adjacent to LakeSimcoe.3.8 EXTRACTIVE INDUSTRIAL AREAS AND AGGREGATE RESOURCESGoals:To recognize the local, regional and provincial significance <strong>of</strong> mineral aggregateresources.Objectives:1. To protect mineral aggregate resources and existing extractive resources fromincompatible land uses and activities.2. To protect mineral aggregate resources for long-term use.Permitted Uses:3.8.1 Within the Extractive Industrial Area, as shown on Schedule B, uses permitted shall belimited to the following:i) on-site extraction, screening, crushing, stockpiling <strong>of</strong> aggregate or quarry material;ii) associated facilities used in extraction, transport, beneficiation, processing orrecycling <strong>of</strong> mineral aggregate resources and derived products such as asphalt andconcrete, or the production <strong>of</strong> secondary related products;iii) repair and maintenance facilities;iv) associated <strong>of</strong>fice facilities;v) agricultural; andvi) passive outdoor recreational uses provided that they are not developed to the extentthat they preclude the pit and quarry operation.77Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.8.2 Other ancillary uses shall be permitted subject to a site specific rezoning. Temporaryand Portable asphalt, concrete and crusher plants will be permitted without a site specificrezoning subject to the following provisions:i) a certificate <strong>of</strong> approval from the Ministry <strong>of</strong> Environment;ii) compliance with the Ministry <strong>of</strong> Environment minimum separation distancerequirement, but in no case shall they be located closer than 400 metres from anexisting residence;iii) removal from the site upon completion <strong>of</strong> the public project;iv) Sites in the agricultural areas will be rehabilitated to their former agricultural use andcapability.General Policies:3.8.3 Applications to designate and zone additional lands as Extractive Industrial Areas shallprovide the following information for consideration by the <strong>Town</strong>:i) Effect on the Natural Heritage System and Natural Environmental Areadesignations within 120 metres <strong>of</strong> the subject lands through the preparation <strong>of</strong> anEIS, a hydrogeology study and a stormwater management study;ii) A rehabilitation plan;iii) A site development plan which includes the following information:a) true shape, topography, contours, dimensions, size and location <strong>of</strong> the propertyto be rezoned as well as the extent <strong>of</strong> adjacent property held for future pit orquarry operations;b) The location, height, dimensions and use <strong>of</strong> all buildings or structures existingor proposed to be erected on the property;c) Existing and anticipated final grades <strong>of</strong> excavation, shown by contours wherenecessary, as well as excavation setbacks;d) Drainage provisions;e) All entrances and exits;f) As far as possible, ultimate pit development, progressive and ultimate roadplan, any water diversion or storage, location <strong>of</strong> stockpiles for stripping andproducts, progressive and ultimate rehabilitation, and where possible intendeduse <strong>of</strong> the land after the extractive operations have ceased; andg) Cross-sections through the deposit.iv) The haulage routes proposed to and from the site, the traffic volumes anticipatedand a traffic impact study.v) The effect <strong>of</strong> the operation on nearby communities including noise, dust andvibration concerns.vi) A <strong>Plan</strong>ning Assessment Report, which assess land use compatibility and policyconformity issues including the relevant policies <strong>of</strong> this <strong>Plan</strong>, except thatdemonstration <strong>of</strong> need shall not be required78Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESvii)For applications on lands current designated Agricultural Area, the applicant shallfurther demonstrate that the rehabilitation <strong>of</strong> the site will be carried out wherebysubstantially the same areas and same average soil quality for agriculture arerestored.3.8.4 When considering a rezoning to permit the establishment <strong>of</strong> a new extractive operation orexpansion <strong>of</strong> an existing operation in an Extractive Industrial Area designation, the <strong>Town</strong>shall require that:i) Extractive operations shall generally be restricted to areas not exposed to thepublic;ii) Excavation <strong>of</strong> sand and gravel shall be 122 metres from the property line <strong>of</strong> landsdesignated or used for residential use;iii) Extraction <strong>of</strong> sand and gravel shall be setback up to 122 metres from landsdesignated for uses other than residential at the discretion <strong>of</strong> the <strong>Town</strong>;iv) Extraction <strong>of</strong> quarry stone or the processing <strong>of</strong> sand, gravel or stone shall besetback 213 metres from the property line <strong>of</strong> lands designated for residential use;v) Extraction <strong>of</strong> quarry stone or the processing <strong>of</strong> sand, gravel or stone shall besetback up to 213 metres from the property line <strong>of</strong> lands designated for uses otherthan residential;vi) No excavations shall take place within 30 metres <strong>of</strong> a right-<strong>of</strong>-way and within 15metres <strong>of</strong> a property line;3.8.5 Development agreements shall not conflict with any <strong>of</strong> the license requirements <strong>of</strong> theAggregate Resources Act. An agreement shall be entered into between the <strong>Town</strong> andthe proponent prior to the required rezoning and shall address:i) Arrangements for the specific rehabilitation <strong>of</strong> the subject lands after use, or instages during use;ii) A guarantee that the operation <strong>of</strong> the subject extractive industry will continue to beconducted in accordance with the latest and highest standards <strong>of</strong> sand and gravelindustry;iii) Routes to be used by gravel trucks;iv) Timing <strong>of</strong> blasting operations;v) Arrangements for a tree screen and/or berming to provide an effective visual bufferand noise mitigation between any proposed excavations and any road, includingunopened road allowances, and any abutting Urban Settlement, Village Settlementor area designated in the <strong>Official</strong> <strong>Plan</strong> for Estate Residential, Parks and OpenSpace, commercial or resort uses;vi) Provision that no new excavation or other processing shall take place until suchscreening has been established effectively; andvii) Provision that no polluted water from washing or screening operations shall bedischarged into any creek or watercourse.3.8.6 All pit and quarry uses must satisfy the requirements <strong>of</strong> the Ministry <strong>of</strong> the Environmentrelated to water supply and disposal <strong>of</strong> liquid waste.79Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.8.7 Noise and vibration levels <strong>of</strong> pit operations including crushing, shall meet the Ministry <strong>of</strong>Environment noise guidelines.3.8.8 Pumping <strong>of</strong> water or mining below the water table will not be permitted in any pit orquarry unless approval is obtained from the Ministry <strong>of</strong> the Environment.3.8.9 The removal or redesignation <strong>of</strong> all or part <strong>of</strong> an Extractive Industrial Area designation,particularly in areas where geological surveys have been carried out and it has beendetermined that such areas are <strong>of</strong> high aggregate potential, will require an amendmentto this <strong>Plan</strong>. Such an amendment will provide justification for such removal and clearlydemonstrate and document the need for the alternate land use. Council, in consideringsuch an amendment at the draft stage, shall consult with the Ministry <strong>of</strong> NaturalResources and shall take into account the following:i) Evidence provided by the applicant indicating that aggregate extraction is notfeasible due to quality, quantity or other development constraints;ii) The need for the land use change in comparison to the need for the mineralaggregate resource;iii) The reason for the choice <strong>of</strong> location and consideration given to alternate locationson non-aggregate lands; andiv) The consideration given to the option <strong>of</strong> sequential land use in which the mineralaggregate is removed prior to development <strong>of</strong> land for the proposed use.3.8.10 Despite any other provision, the <strong>Town</strong>, County <strong>of</strong> Simcoe and the Provincial Ministry <strong>of</strong>Transportation, or any agent <strong>of</strong> the foregoing, may, for public road purpose, use any lotfor the extraction and processing <strong>of</strong> aggregate material, by means <strong>of</strong> wayside pits andquarries, and for the use <strong>of</strong> portable asphalt plants and portable concrete plant, excepton any lot zoned for residential purposes, natural environmental or any lot immediatelyadjacent to a lot zoned for residential purposes.3.8.11 Any proposed land use change within 300 metres <strong>of</strong> a mineral aggregate operationshall demonstrate that such development application or proposed land use change willnot result in the preclusion or hindrance <strong>of</strong> the expansion <strong>of</strong> the operation or itscontinued use or will not be incompatible for reasons <strong>of</strong> public health, public safety orenvironmental impact. When a license for extraction or operation ceases to exist, policy3.8.12 continues to apply.3.8.12 In areas adjacent to or in known deposits <strong>of</strong> mineral aggregate resources, as shown inAppendices 4a, 4b and 4c, development, which could preclude or hinder theestablishment <strong>of</strong> new operations or access to the resources, shall only be permitted if:a) Resource use would not be feasible; orb) The proposed land use or development serves a greater long-term publicinterest; andc) Issues <strong>of</strong> public health, public safety and environmental impact are addressed3.8.13 Appendix 4 illustrates areas <strong>of</strong> known deposits <strong>of</strong> mineral aggregate resources.However, detailed investigations may determine that these areas are larger or smaller towhich policy 3.8.12 should apply.80Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIES3.9 INSTITUTIONAL AREASPermitted Uses:3.9.1 Within the Institutional Area designation, permitted uses shall include schools, places<strong>of</strong> worship, government <strong>of</strong>fices, utilities, municipal works yards, police stations, firehalls, ambulance stations, cemeteries, nursing homes and long term care facilities,libraries, day care facilities and museums and cultural facilities.General Policies:3.9.2 All new institutional uses shall have sufficient lot area to accommodate all parkingrequirements forecast for the proposed use.3.9.3 Elementary schools should be permitted, in addition to this designation, within allresidential designations. Secondary <strong>Plan</strong>s shall schematically identify the preferredlocation <strong>of</strong> elementary school sites, but they can be moved without amendment to thisplan or a Secondary <strong>Plan</strong> at the time <strong>of</strong> draft plan <strong>of</strong> subdivision approval with theconsent <strong>of</strong> the applicable school board.3.9.4 Other smaller scale institutions and government services such as libraries, post<strong>of</strong>fices, places <strong>of</strong> worship, are also permitted in the Core Commercial and VillageCommercial designations.3.9.5 All institutional designations shall be designated as a site plan control area subject tothe policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.3.9.6 Where lands have been designated for a specific institutional use in the <strong>Official</strong> <strong>Plan</strong> ora secondary plan, the lands shall be reserved for that use for a specific period <strong>of</strong> timeunless an alternative site is designated. The time period <strong>of</strong> reservation shall not beless than five years and shall be set out in the secondary plan and implementingsubdivision agreement. The time period will not begin until the first building permitwithin the plan <strong>of</strong> subdivision is obtained. In the case <strong>of</strong> school sites, this reservationwill be established in consultation with the applicable school board and suchreservation shall expire if the site were declared surplus or not required by the schoolboard.3.10 PARKS AND OPEN SPACEGoals:To provide a broad range <strong>of</strong> recreation and leisure opportunities for the residents <strong>of</strong><strong>Innisfil</strong>.To develop a continuous system <strong>of</strong> open space for recreational use.Objectives:1. To preserve and improve existing parks and recreational facilities.2. To develop parkland and recreational facilities and services in consultation with81Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESlocal residents and in co-operation with other providers.3. To develop a strategy for acquisition <strong>of</strong> waterfront public open space.4. In order to relieve pressure on existing waterfront public open space areas, thedevelopment <strong>of</strong> inland parkland areas adjacent to, or alongside existing or manmade water bodies shall be encouraged where appropriate.5. To develop vehicular separated pedestrian and bicycle trails linking parklands,schools and other leisure and cultural activity areas, as part <strong>of</strong> a continuous openspace system.6. To preserve, protect and maintain existing natural features such as valley lands,steep slopes, wooded areas, hedgerows, and watercourses, and where feasibleutilize these areas for open space linkages provided that such usage will not leadto the degradation <strong>of</strong> these natural areas.7. To encourage and promote the development <strong>of</strong> trails on private open space areas,privately owned lands, and / or utility easements, provided such trails do notthreaten the agricultural and environmental integrity <strong>of</strong> these lands.Permitted Uses:3.10.1 Within the Parks and Open Space Area, as shown on Schedules B, and B1 and B14,permitted uses shall be limited to passive and active recreation uses, including golfcourses and campgrounds, recreational buildings and facilities, conservation uses,municipal utilities and uses accessory to the recreation use including commercial uses.General Policies:3.10.2 Municipal Parkland shall be classified into three categories and the <strong>Town</strong> shallendeavour to acquire and develop parkland in each <strong>of</strong> these categories:neighbourhood parks, community/district parks and regional / special use parks. Theguidelines for each <strong>of</strong> these three categories <strong>of</strong> park are as follows:i) Neighbourhood parks are intended to serve as a recreational and social focus <strong>of</strong>neighbourhoods. They may provide a combination <strong>of</strong> active and passiveopportunities and include a minimum <strong>of</strong> one sports field as well as other smallerfacilities such as playgrounds, tennis courts or basketball courts.The optimal size for a Neighbourhood Park is 2 to 4 hectares and shall have aservice radius <strong>of</strong> 1,500 metres uninterrupted by major roadways or other physicalbarriers. They shall be located along a local or collector road, and may bedeveloped in conjunction with an elementary school property.ii) Community/District parks are intended to serve the broader community recreationalneeds which may include serving several neighbourhoods or a settlement area.They may provide a combination <strong>of</strong> active and limited passive opportunities, andtypically include multiple uses including multiple competitive sports fields, althoughthey may include single-use parks where groupings <strong>of</strong> like-facilities are provided.The optimal size for a Community/District park is 5 to 10 hectares but is generallydetermined by the amount <strong>of</strong> land required to accommodate the desired uses.Community/District parks are intended to have a service radius <strong>of</strong> 1 to 3 kilometres,82Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESand shall be located along an arterial or collector road, and may be developed inconjunction with a secondary school property.iii) Regional/Special Use parks are intended to serve all residents and may alsoattract people from outside the municipality. They focus on preserving uniquecultural, heritage and natural landscapes and open space and provide passiverecreational opportunities but may also include limited active recreationalamenities.3.10.3 The target for Parkland shall be calculated by the following standards: Neighbourhood Park standard <strong>of</strong> 0.5 hectares (1.5 acres) per 1,000 population Community Park standard <strong>of</strong> 1.0 hectares (2.5 acres) per 1,000 population Regional Park standard <strong>of</strong> 2.0 hectares (5.0 acres) per 1,000 population.3.10.4 All new residential development or redevelopment shall be conditional on a parklanddedication <strong>of</strong> 5% <strong>of</strong> the proposed development or land area or the equivalent <strong>of</strong> 1hectare for every 300 units, whichever is the greater and all new industrial orcommercial development shall be conditional on the provision <strong>of</strong> 2% <strong>of</strong> the totaldevelopment area for parkland purposes.3.10.5 The location <strong>of</strong> the land to be dedicated for parkland shall be to the satisfaction <strong>of</strong> the<strong>Town</strong> and shall be based on the following principles, where applicable:i) securing and consolidating waterfront public open space on Lake Simcoe,ii) linking and consolidating parks to provide for a continuous system <strong>of</strong> open space,iii) achieving the parkland size, function and distribution standards set out in Section3.10.2,iv) where possible, neighbourhood parks shall be located adjacent to elementaryschool sites and community /district parks adjacent to secondary school sites,iv) developing adjacent to existing watercourses, or man made storm water retentionfacilities that have potential for recreational amenity or aesthetic value, providedsuch recreational amenity does not constitute a threat to human safety,environmental integrity, or increased municipal liability,v) providing for and contributing to a greenspace separator between UrbanSettlements.3.10.6 Lands dedicated for park purposes shall be suitably graded and developed inaccordance with the requirements <strong>of</strong> the <strong>Town</strong> and conveyed in a physical conditionsatisfactory to the <strong>Town</strong>.3.10.7 The detailed landscaping, design and development <strong>of</strong> parks is to be to the <strong>Town</strong>’sspecifications as set out in the subdivision agreements for new developments.3.10.8 The <strong>Town</strong> shall not accept as parkland dedication the following lands: hazard lands,wetlands, floodplains, valleylands, generic regulated lands, lands designated orcapable <strong>of</strong> being designated Natural Environmental Area under the policies <strong>of</strong> this<strong>Plan</strong>, residual lands or pedestrian walkways and bicycle routes.3.10.9 Where the parkland dedication requirement for a proposed development does not83Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESmeet the size requirement for parks in Section 3.10.2 or the locational requirements <strong>of</strong>Section 3.10.5, the <strong>Town</strong> shall accept cash-in-lieu <strong>of</strong> parkland which shall be at the<strong>Town</strong>’s discretion. The proceeds from cash in lieu provisions, or from the sale <strong>of</strong>municipal parks shall be utilized for the development <strong>of</strong> the <strong>Town</strong>’s park andrecreational facilities.3.10.10 In secondary plan areas, the <strong>Town</strong> will require the dedication <strong>of</strong> parks that meet thesize requirements and distribution set out in the secondary plan regardless <strong>of</strong> landownership. Landowner agreements or cash in lieu may be used to achieve the desiredlocation and distribution <strong>of</strong> parks.3.10.11 In order to achieve the objective <strong>of</strong> developing a continuous open space system, theobjective <strong>of</strong> consolidating and increasing public access along the lakeshore, and theobjective <strong>of</strong> achieving the parkland size, function and distribution standards in Section3.10.2, the <strong>Town</strong> may enter into agreements, exchange or sell land, and takeadvantage <strong>of</strong> cash in lieu provisions <strong>of</strong> the <strong>Plan</strong>ning Act. However, any exchange orsale <strong>of</strong> existing park land shall only be considered if such disposition facilitates orconstitutes an improvement in developing waterfront public access or a continuousopen space system.3.10.12 The <strong>Town</strong> will endeavour to not sell public lands, which are being used for waterfrontpublic access unless it facilitates a suitable alternative that provides for improvedaccess, and is close by.3.10.13 New recreational facilities and services shall be wheelchair accessible and wherepossible, existing facilities shall be upgraded to be wheelchair accessible.3.10.14 The <strong>Town</strong> is supportive <strong>of</strong> the development <strong>of</strong> agreements for shared use <strong>of</strong> facilitieswith School Boards and other providers.3.10.15 The <strong>Town</strong> is supportive <strong>of</strong> involving local residents in the design process <strong>of</strong> local andneighbourhood parks.3.10.16 An <strong>of</strong>ficial plan amendment shall not be required for lands which are acquired ordisposed <strong>of</strong> by the <strong>Town</strong> for recreational purposes, provided any change in use issympathetic and compatible with the surrounding context and environmental stability ismaintained.3.10.17 The <strong>Town</strong> is under no obligation to acquire, purchase or maintain any landsdesignated Parks and Open Space which are in private ownership.3.10.18 The development <strong>of</strong> growth related recreational amenities shall be funded inaccordance with the <strong>Town</strong>’s development charges by-law as revised from time to time.3.10.19 It is the policy <strong>of</strong> the <strong>Town</strong> that natural environmental lands, hazard lands, valley landsor lands with any physical constraint to development which are conveyed to the <strong>Town</strong>shall be left in a natural state except for trails.3.10.20 Secondary <strong>Plan</strong>s shall identify and map a continuous public trail system consisting <strong>of</strong>linkages through Parks and Open Space, natural heritage features, stormwater84Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LAND USE POLICIESmanagement ponds, <strong>of</strong>f-street linkages and on-street linkages.Appeal #37 only ins<strong>of</strong>ar as relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.3.11 PUBLIC USESPolicies:3.11.1 The following is a list <strong>of</strong> public and quasi public uses and infrastructure that shall bepermitted in all land use designations except for the Natural Environmental Areadesignation and Greenbelt <strong>Plan</strong> area where infrastructure is subject to the policiesSections 3.1.1.2, 3.1.2.7 and 3.1.2.8:1. infrastructure and utilities necessary for the transmission or distribution <strong>of</strong> electricity,municipal water, and sewage, as well as public roads, rail lines, transit stations,storm water management facilities;2. infrastructure and transmission facilities <strong>of</strong> any privately owned utility such astelecommunications or cable television companies, but not including administrative<strong>of</strong>fices, sales outlets, garages, depots or yards.3.11.2 Infrastructure and utilities necessary for the transmission or distribution <strong>of</strong> electricity,municipal water, and sewage, as well as public roads, and rail lines may be permitted ina Natural Environmental Area Designation where subject to an approved provincialand/or federal environmental assessment.85Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENT4SECTION FOUR: ENVIRONMENTALMANAGEMENTIntent:Although lands have been designated for environmental protection in the NaturalEnvironmental Area designation, development outside <strong>of</strong> these areas can haveimplications for the environment including the water quality <strong>of</strong> the Lake Simcoe andNottawasssaga River watersheds and potentially for public health and safety. Thepolicies <strong>of</strong> this section require additional consideration and study and possible mitigationthrough design and certain use prohibition within areas <strong>of</strong> potential environmentalconcern.Goals:To manage development such that impacts on the natural environment and humanhealth are avoided or minimized and opportunities are provided for the maintenance<strong>of</strong> a high quality natural environment.Objectives:1. To protect, improve or restore the quality and quantity <strong>of</strong> water.2. To protect the municipal drinking water from contamination.3. To minimize disturbance to locally significant landforms.4. To ensure that development within the <strong>Town</strong> contributes to the protection,maintenance and enhancement <strong>of</strong> water and related resources and aquaticecosystems, on an integrated watershed management basis.5. To ensure that development promotes water conservation and supports the efficientuse <strong>of</strong> water resources on a watershed basis.6. To protect or enhance the quality and quantity <strong>of</strong> ground water and surface water andthe function <strong>of</strong> groundwater recharge/discharge areas and aquifers.4.1 GROUNDWATER RECHARGE AND DISCHARGE AREASIntent:Groundwater recharge and discharge areas are critical to the maintenance <strong>of</strong> aquifers aswell as contributing to stream baseflow and the maintenance <strong>of</strong> wetlands and associatedplant and animal communities. As such, the function <strong>of</strong> these areas needs to beprotected and maintained.86Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENTPolicies:4.1.1 Areas <strong>of</strong> significant groundwater recharge shall be protected to ensure the ecologicaland hydrological integrity <strong>of</strong> the watershed. Areas <strong>of</strong> potential major groundwaterrecharge are schematically delineated in Appendix 5.4.1.2 An aquifer can be easily changed or affected by contamination from both humanactivities and natural processes. Areas <strong>of</strong> high aquifer vulnerability have been mappedvia the South Simcoe Groundwater Study and will be refined through Source WaterProtection planning. In the interim, the storage <strong>of</strong> materials set out in Policy 4.2.1 forWellhead Protection Areas shall also be prohibited in Areas <strong>of</strong> High Aquifer Vulnerability.4.1.3 The Lake Simcoe Region Conservation Area has identified the sand and gravel depositsin the vicinity <strong>of</strong> the 10 th Side Road and Lovers Creek as a hydrogeologically significantarea. This area is delineated in Appendix 6.4.1.4 Areas <strong>of</strong> groundwater discharge are also found within the <strong>Town</strong> generally through themiddle area <strong>of</strong> the <strong>Town</strong> corresponding to the glacial meltwater channel now occupiedby Lovers Creek to the north and <strong>Innisfil</strong> Creek to the south. Other areas <strong>of</strong> groundwaterdischarge occur along the shoreline <strong>of</strong> Lake Simcoe and Cooks Bay in the vicinity <strong>of</strong> theOld Lake Algonquin Shoreline. Groundwater discharge is important to stream baseflowand fish habitat. Areas <strong>of</strong> potential groundwater discharge have been mapped in theSouth Simcoe Groundwater Study and are schematically delineated in Appendix 7.4.1.5 Areas <strong>of</strong> significant groundwater recharge and discharge can have implications fordevelopment. However, the scale <strong>of</strong> mapping available makes it difficult to quantify thesignificance <strong>of</strong> the recharge or discharge function in these areas and the implications fordevelopment. As such, more detailed study shall be required through secondary planstudies and prior to approval <strong>of</strong> any site specific applications to identify and refinegroundwater recharge /discharge areas and areas <strong>of</strong> high aquifer vulnerability, to assessimpact from development and to protect the hydrological integrity <strong>of</strong> significantgroundwater recharge and discharge functions.4.1.6 The hydrogeological studies required in Section 4.1.5 above shall: characterize groundwater system , (i.e., stratigraphy, aquifer zones, groundwaterflow, vertical hydraulic gradients, etc.); characterize shallow soils hydraulic conductivity and infiltration potential, characterize sensitivity to contamination; define recharge/discharge conditions; identify groundwater /surface water interactions (i.e. cold water fisheries, wetlands,ponds fed by groundwater); define the influence boundaries; assess impact <strong>of</strong> proposed site development with water balance analysis (i.e. preandpost-development scenarios); and evaluate mitigation options and provide recommendations for preferred mitigationoptions.4.1.7 The hydrogeological studies completed at a secondary plan stage shall assess thesensitivities <strong>of</strong> an area, identify critical areas, define the influence boundaries, ensure thehydrological integrity <strong>of</strong> the areas are protected, provide recommendations for mitigation87Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENTmeasures, set out policies on permitted uses or lot restrictions and identify criteria toassess subsequent applications. Where applicable, water balances will be provided todemonstrate that wetland features can be maintained or improved. A subsequent studyshall be required in support <strong>of</strong> a development application to refine the impactassessment with more detailed recommendations for site design and mitigationmeasures. Such studies shall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultationwith the applicable conservation authority.4.2 WELLHEAD PROTECTION AREASIntent:Wellhead Protection Areas were defined in the South Simcoe Groundwater Study(2003). The study identified areas around municipal wells susceptible to ground watercontamination. The direction and travel time <strong>of</strong> groundwater flow were mapped aroundeach municipal well using concentric rings representing between 50 days and 25 years<strong>of</strong> groundwater travel times through the aquifer to the wellhead. These rings estimatethe time <strong>of</strong> travel <strong>of</strong> the groundwater to the municipal wells. These well head protectionareas are schematically delineated in Appendix 8. However, the areas identified aswellhead protection areas could change due to future refinement <strong>of</strong> our understanding <strong>of</strong>the groundwater flow regime.Policies:4.2.1 Animal agriculture shall be prohibited within the 50 day travel time zone or within 100metres <strong>of</strong> the well, whichever is greater, delineated in Appendix 8, and the storage <strong>of</strong> thefollowing materials shall be prohibited within the 2 year travel time zones: animal manure, petroleum fuels, petroleum solvents and chlorinated solvents, pesticides, herbicides and fungicides, construction equipment, inorganic fertilizers, road salt, and contaminants listed in Schedule 3 (Severely Toxic Contaminants) to Regulation 347<strong>of</strong> the Revised Regulations <strong>of</strong> Ontario, 1990.4.2.2 Within the 25 year travel time zone, studies <strong>of</strong> potential risk and means for mitigation willbe required before any <strong>of</strong> the uses outlined in Section 4.2.1 or other industrial uses arepermitted.4.2.3 The implementing zoning by-law shall contain an overlay zone which prohibits the usesset out in policy 4.2.1 within the respective travel time zones.4.3 INTAKE PROTECTION ZONE88Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENTIntent:The Intake Protection Zone (IPZ) is defined as the area that may be susceptible tocontamination around the surface water intake to the Alcona Water Treatment <strong>Plan</strong>.Through Source Water Protection planning under the provincial Clean Water Act, an IPZis to be delineated.Policies:4.3.1 The storage <strong>of</strong> the following materials shall be prohibited within the Intake ProtectionZone as delineated in Appendix 9: animal manure, petroleum fuels, petroleum solvents and chlorinated solvents, pesticides, herbicides and fungicides, construction equipment, inorganic fertilizers, road salt, and contaminants listed in Schedule 3 (Severely Toxic Contaminants) to Regulation 347<strong>of</strong> the Revised Regulations <strong>of</strong> Ontario, 1990.4.4 LANDFORM CONSERVATIONIntent:The <strong>Town</strong> contains a number <strong>of</strong> significant landforms including the meltwater channelthrough the centre <strong>of</strong> the <strong>Town</strong>, the former Lake Algonquin shoreline, drumlins, fluted tilluplands, and outwash deposits. As well, the shoreline <strong>of</strong> Lake Simcoe is recognized asan important landform within the <strong>Town</strong> due to its environmental, economic andrecreational significance. The County <strong>Official</strong> <strong>Plan</strong> encourages municipalities toconsider the need for landform conservation planning.Policies:4.4.1 In the review <strong>of</strong> development applications, the following development guidelines shall beconsidered: new roads should be designed to harmonize with the existing topography to theextent possible, thus minimizing changes; the removal <strong>of</strong> vegetation along shorelines should be discouraged; and views from and <strong>of</strong> locally significant landforms should be protected.4.4.2 As a condition <strong>of</strong> development approval, applicants shall identify planning, design,grading and construction practices that keep disturbance to landform character to aminimum.4.5 ENERGY CONSERVATIONPolicies:4.5.1 In order to reduce energy consumption, reasonably compact forms <strong>of</strong> development shallbe maintained in conjunction with efficient pedestrian, bicycle and vehiculartransportation networks.89Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENT4.5.2 Neighbourhood services and facilities including public recreational facilities shall beprovided close to residential development to help reduce automobile trips.4.5.3 When considering building forms, development which results in extensive loss <strong>of</strong>sunlight to adjacent land uses shall be discouraged.4.5.4 Energy efficient building design including passive solar energy gain, increasedinsulation, energy star appliances, alternative energy systems, and conformity withLEED certification shall be encouraged in all new buildings.4.6 WASTE DISPOSAL ASSESSMENT AREAS (W.D.A.A.)Policies:4.6.1 Waste Disposal Assessment Areas (W.D.A.A.) comprise former waste disposal sites anda 500 metre surrounding area. They are identified on Schedules B, and B3. Areas usedfor disposal <strong>of</strong> waste may have an adverse effect on existing and future uses.4.6.2 No development shall be permitted in W.D.A.A. unless it can be demonstrated to thesatisfaction <strong>of</strong> the appropriate approval authority that there will be no adverse effects topersons and property from the former waste disposal site. The following studies shallbe required prior to approval <strong>of</strong> all development, including draft plans <strong>of</strong> subdivision,consents, rezonings, or site plans or building permits, to determine the potential fornegative impacts: ground and surface water (hydrogeology and hydrology) studies, andmethane gas migration studies. Such studies shall be completed in accordance with theMinistry <strong>of</strong> Environment’s Guideline D4- Land Use on or Near Landfills and Dumps, asamended or replaced from time to time. The detail, extent and study area boundariesshall be scoped through terms <strong>of</strong> reference established in consultation with the <strong>Town</strong>and the County <strong>of</strong> Simcoe.4.6.3 If the studies produced under Section 4.6.2 indicate that there may be a potential foradverse impacts attributable to the proposed development, the approval authority mayrequire the proponent to undertake specific measures and/or activities, including specificbuilding measures, to ensure public health and safety.4.6.4 To ensure appropriate consideration is given, lands within the W.D.A.A delineated on theSchedules <strong>of</strong> this <strong>Plan</strong> may be the subject <strong>of</strong> a holding provision in the implementingZoning By-law. Such provision shall require the studies referred to in Section 4.6.2 and4.6.3 be completed and the holding provision be lifted once the studies demonstrate thatthere will be no unmitigatable public health and safety risks. The lifting <strong>of</strong> the holdingprovision shall also only be lifted once a development agreement has been entered intowith the owner <strong>of</strong> the property being developed or redeveloped, which agreement shallincorporate the study requirements set out above and any necessary warning provisionto future purchasers.4.6.5 Mitigation measures or activities, identified through studies conducted in accordancewith Section 4.6.3 shall be implemented through the registration <strong>of</strong> a developmentagreement registered on title to the subject lands. These studies and measures shall beused to assist the Chief Building <strong>Official</strong> in implementing the applicable Building Coderequirements, as amended or replaced from time to time.90Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ENVIRONMENTAL MANAGEMENT4.6.6 The holding provision referred to above shall not apply to the following:i) interior alterations to existing structures;ii) exterior alterations that do not expand the footprint <strong>of</strong> an existing structure;iii) new structures or alterations to existing structures which are not habitable and wheresuch structures do not prevent the free movement <strong>of</strong> air into the atmosphere; andiv) any structure that does not require a building permit.4.7 WATER RESOURCESIntent:Water Resources includes both surface water, i.e., lakes, rivers and streams, andground water, i.e. aquifers. It is the intent <strong>of</strong> this plan to protect, improve and restore thequality and quantity <strong>of</strong> water. The protection <strong>of</strong> ground and surface water resources isimportant as is the conservation and reduction <strong>of</strong> water usage.Policies:4.7.1 Applications for development and large scale site alteration, including golf courses, withinthe <strong>Town</strong> must be supported by a Surface Water Quality Analysis demonstrating, to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the applicable conservation authority and theMinistry <strong>of</strong> the Environment, that there will no negative impacts on the water quality <strong>of</strong>Lake Simcoe, its tributaries, and the Nottawassaga river system, where applicable. TheSurface Water Quality Analysis, must be prepared in conformity with the principles,recommendations, and targets <strong>of</strong> the following:i) Lake Simcoe Environmental Management Strategy (LSEMS);ii) <strong>Innisfil</strong> Creek Subwatershed <strong>Plan</strong> (April, 2006); andiii) Any other water quality targets for Lake Simcoe as established from time to time.The study shall also identify means to improve or restore vulnerable and sensitive surfacewater and ground water features and their hydrologic functions.4.7.2 The <strong>Town</strong> in consultation with the applicable conservation authority may consider ascoping <strong>of</strong> the study requirements for small scale developments. Terms <strong>of</strong> referencesshall be prepared in consultation with the <strong>Town</strong>, applicable conservation authority and theMinistry <strong>of</strong> the Environment.4.7.3 The <strong>Town</strong> may require applications for development and site alteration to implementmitigative measures or alternative development approaches in order to protect, improveor restore sensitive surface water and ground water features and their hydrologic function.4.7.4 The <strong>Town</strong> shall encourage all new buildings to implement water conservation measuresincluding both efficient water use and water recycling.91Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGN5 SECTION FIVE: URBAN DESIGNIntent:The Urban Design policies <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> are based upon the vision for the <strong>Town</strong><strong>of</strong> <strong>Innisfil</strong> and its future growth. These policies are intended to strengthen the vision forthat future growth and reinforces the image <strong>of</strong> a community <strong>of</strong> communities. Theurban design policies are intended to ensure that the form <strong>of</strong> that growth is based onprinciples <strong>of</strong> sustainable development, preservation <strong>of</strong> the <strong>Town</strong>’s agriculture, rural andsettlement character, and respect for its cultural and natural heritage features.The Urban Design Policies <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> address issues <strong>of</strong> urban design relatingto the overall urban structure <strong>of</strong> the <strong>Town</strong> and its neighbourhoods, the character <strong>of</strong> itsstreets, built form and the relationship <strong>of</strong> built form to the surrounding rural landscape.This Urban Design Section <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> includes policies on the following topics:- Integrated Community Urban Structure- Neighbourhood Structure, Road Network and Block Patterns- Streetscape- Open Space System- Downtowns and Commercial Cores- Diversity, Site <strong>Plan</strong>ning and Built Form- Views, Community Edges, Gateways and Landmarks- Village CharacterIn addition to the urban design policies outlined in this section <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>,additional Urban Design and Architectural Guidelines may be required during thedesign process for new development. Their purpose will be to further illustrate andarticulate the application <strong>of</strong> these urban design policies, and to guide theirimplementation. The criteria and process for preparation and implementation <strong>of</strong>additional guidelines is described in Section 5.9.5.1 INTEGRATED COMMUNITY URBAN STRUCTURE5.1.1 Future growth and development in <strong>Innisfil</strong> is expected to occur over a period <strong>of</strong> timeand in various locations in the <strong>Town</strong>. That growth shall reflect urban design principlesto achieve an integrated urban structure for <strong>Innisfil</strong>. Development shall coordinate landuse, open space systems, street network and built form to reinforce consistent themesand principles for growth <strong>of</strong> the community areas within the <strong>Town</strong>, while providing forvariety and localized identity within individual components <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.5.1.2 Comprehensive urban design for new community development areas, neighbourhoodsand infill development is critical to ensuring that the vision for <strong>Innisfil</strong> is realized. Itshall be based on the principles <strong>of</strong> sustainable development and address the followingprinciples:92Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNa) Protect and wherever possible enhance the <strong>Town</strong>’s natural environmental featuresand landforms. Community design shall include strong visual and physical links tonatural features.b) Promote the use <strong>of</strong> plant species native to the <strong>Innisfil</strong> area when undertakingplanting plans for restoration, rehabilitation, habitat improvement, enhancement <strong>of</strong>the NHS or landscaping stormwater management facilities.c) Create a complete linked natural heritage and open space system for the <strong>Town</strong>.d) Promote the retention <strong>of</strong> rural character in areas adjacent to rural agriculturallands, and the development <strong>of</strong> suitable transitions from urban areas to these lands.e) Create compact urban form to assist in preserving rural lands, and to make themost efficient use <strong>of</strong> infrastructure.f) Create and maintain a pedestrian-scale for Urban Settlements, which emphasizesa walkable and pedestrian-friendly scale.g) Develop interconnected street and pedestrian systems for Urban Settlements topromote walkability and clarity <strong>of</strong> orientation.h) Promote the creation <strong>of</strong> diverse and mixed use neighbourhoods.i) Design new development areas to accommodate the integration <strong>of</strong> transit potentialand foster diverse transportation connections within the <strong>Town</strong>’s structure.5.2 NEIGHBOURHOOD STRUCTURE, ROAD NETWORK & BLOCKPATTERNSIntent:The following policies are formed to contribute to the development <strong>of</strong> attractive,compact, walkable and interconnected neighbourhoods:5.2.1 Neighbourhood Structurea) The design <strong>of</strong> neighbourhoods should include neighbourhood focal areas, diverseresidential areas and amenities within a comfortable pedestrian walking distance tothe edges <strong>of</strong> the neighbourhood. The majority <strong>of</strong> neighbourhood residents shouldbe within approximately 400 metres <strong>of</strong> focal areas and amenities such as parks,schools and convenience commercial establishments.b) Neighbourhoods shall be designed to create smooth transitions at their interfaceswith adjacent lands. These edges may be comprised <strong>of</strong> natural features,agricultural lands, existing settlement areas, community amenities, adjacentneighbourhoods or a combination <strong>of</strong> these. The design <strong>of</strong> new development shallprovide appropriate transitions accordingly.c) The range <strong>of</strong> densities within neighbourhoods should generally be structured tocreate higher densities within and around the neighbourhood focal areas withgenerally lower densities at rural and agricultural edges. This is encouraged topromote walkability and transit efficiency.d) Road networks shall be designed to create an interconnected street system or gridthat responds to existing landform, natural and heritage features. The street93Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNsystem shall also reflect the scale and context <strong>of</strong> local existing street grids whereappropriate.e) Neighbourhood structure shall locate parkland within walking distance <strong>of</strong> mostresidences.5.2.2 Road Network & Block Patterna) Street systems shall <strong>of</strong>fer alternative ways <strong>of</strong> moving through neighbourhoods andenable pedestrian, bicycle, transit and vehicular movement including incorporation<strong>of</strong> mid-block pedestrian routes.b) Street systems shall be pedestrian friendly in character. In this regard, the design<strong>of</strong> block patterns should be based on short block lengths (generally in a range <strong>of</strong>140m to 230m).c) Block widths may vary within neighbourhoods to allow flexibility <strong>of</strong> housing typeand a range <strong>of</strong> densities.d) The design <strong>of</strong> street systems and block patterning shall be configured to promoteretention <strong>of</strong> lakeshore views, significant landforms, and other natural, cultural andheritage features.e) Bicycle Network and Transit Network plans will be developed by the <strong>Town</strong> toanticipate future growth. These plans are expected to evolve along with thedevelopment <strong>of</strong> subsequent neighbourhood concept plans and Secondary <strong>Plan</strong>s.Expanded boulevards for multi-use trails may be requested in key locations.5.3 STREETSCAPE5.3.1 The character <strong>of</strong> urban areas and their walkability is largely dependent on the design <strong>of</strong>streetscapes. Their design is critical to the character <strong>of</strong> the public realm. The design <strong>of</strong>streetscapes can enhance the use and visual appeal <strong>of</strong> public space and promote aunified character and identity for communities and neighbourhoods.5.3.2 The <strong>Town</strong> will work cooperatively with the County to implement these policies on CountyRoads.5.3.3 Streetscape design shall adhere to the following policies:a) The design <strong>of</strong> streetscapes shall integrate various elements to create visuallyattractive and high quality public spaces. These include appropriate proportioning<strong>of</strong> the street section, high quality landscaping, street trees, decorative paving,lighting, streetscape furnishing elements, and signage.b) Streets and roads shall provide for the safety and ease <strong>of</strong> use <strong>of</strong> multiple means <strong>of</strong>transportation including vehicular, pedestrian, bicycle and transit.c) Streetscapes shall be designed to enhance the pedestrian experience andpedestrian convenience.d) The design <strong>of</strong> streetscapes shall reinforce local village character and identitythrough the choice <strong>of</strong> streetscape elements and design <strong>of</strong> streetscape proportions.94Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNe) In this regard, a variety <strong>of</strong> development standards and streets section types maybe applied to promote pedestrian scale and reflect the local context. Considerationshould be given to the use <strong>of</strong> a range <strong>of</strong> roadway section detailing - urban, semiurbanrolled curb, and rural – to develop streets that are appropriate to theircontext. Generally, the use <strong>of</strong> reduced or alternative standards is encouraged.f) Streetscapes and roadway widths shall be sized relative to their function in boththe transportation hierarchy and their relative importance as elements <strong>of</strong> thepedestrian system.g) Street trees shall be included in the design <strong>of</strong> all streetscapes to contribute to ahigh quality <strong>of</strong> landscaping and promote pedestrian comfort. The selection,placement and frequency <strong>of</strong> street trees should respond to street hierarchy andshould incorporate native tree and shrub species to the extent possible.h) Sidewalks are important elements <strong>of</strong> attractive public spaces and streetscapes.They should be designed to promote pedestrian connectivity within and betweenneighbourhoods, and to all community amenities.i) Sidewalks shall be provided on at least one side <strong>of</strong> all streets, except ruralroadways, or at extensions to existing village streets where they do not exist.Sidewalk locations and design may vary relative to their context and local naturalor heritage features. Sidewalks shall avoid where possible existing street trees.j) The design or selection <strong>of</strong> street lighting, signage, and streetscape furniture shouldbe coordinated, and should enhance community and local character.k) The creation <strong>of</strong> community meeting places at focal points within neighbourhoodopen spaces is encouraged. These may be at pedestrian links, mixed use areas,parkettes or links to natural areas. They may include elements such as communitymailboxes, kiosks, street furniture and pedestrian lighting. The siting and designtreatment <strong>of</strong> community mailboxes should take into consideration their importancein the social life <strong>of</strong> neighbourhoods.l) Utility infrastructure should be clustered or grouped, where possible, to minimizevisual impact. Where possible these infrastructure should be buried within theroad allowance. Where not possible, the utility providers should considerinnovative methods <strong>of</strong> containing utility services on, or within streetscape features,to the satisfaction <strong>of</strong> the <strong>Town</strong>, such as gateways, lamp posts, transit shelters orother appropriate features which meets the <strong>Town</strong>’s urban design vision.5.4 OPEN SPACE SYSTEMThe <strong>Town</strong>’s existing open space system will be further developed to include a range <strong>of</strong>open spaces at different scales, both new and existing, and to include or link toelements <strong>of</strong> the <strong>Town</strong>’s natural environmental system. It will provide both active andpassive recreational opportunities and be fully interconnected. The policies associatedwith this objective are:a) The open space system shall include a full range <strong>of</strong> open spaces including:neighbourhood parks, community parks, regional parks pedestrian links,95Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGN a multi-use trail system, elements <strong>of</strong> the <strong>Town</strong>’s natural environmental features, shoreline open space, stormwater management facilities, golf courses, and campgrounds.Some <strong>of</strong> these spaces will accommodate both active and passive recreationaluses, others will be designed for pedestrian use and passive outdoor activity, whileothers will act as natural visual features.b) The open space system shall be fully linked and connected to create a networkthat encourages access for all residents and promotes convenience <strong>of</strong> pedestrianand bicycle movement. Street boulevards and sidewalks, and elements <strong>of</strong> the<strong>Town</strong>’s environmental natural features may act as key links for this network.c) The design <strong>of</strong> neighbourhoods and other new development areas shall promoteconnectivity and visibility <strong>of</strong> the open space system wherever possible. Streetpatterning shall respond to this objective with frequent views, links and openfrontages to parks, and natural areas.d) Integration <strong>of</strong>, and linkages with natural environmental features shall balancepreservation and conservation considerations with recreational needs and theprinciples <strong>of</strong> connectivity. Woodlots, hedgerows, valleylands and shoreline areasmay be preserved and simultaneously act as feature elements <strong>of</strong> the open spacesystem.e) A high quality <strong>of</strong> open space design shall be employed at existing shoreline publicspaces and new publicly accessible open spaces shall be created, where possible,at the Lake Simcoe shoreline. The shoreline area constitutes one <strong>of</strong> the mostsignificant natural features <strong>of</strong> the <strong>Town</strong> and should be accessible for therecreational and visual enjoyment <strong>of</strong> the public.f) A multi-use trail system shall be developed as a major connecting element <strong>of</strong> theopen space system for pedestrians and cyclists, and as a recreational feature <strong>of</strong>that system. The trail system may utilize natural features, buffers, parks,Stormwater Management facilities, rail corridors and street corridors.g) The multi-use trail system should be planned to link to all the settlements andneighbourhoods within the <strong>Town</strong>. It should connect to residential areas as well ascommercial core areas, employment areas and community amenities.h) The multi-use trail system shall be designed to include significant exposure to andintegration <strong>of</strong> sections <strong>of</strong> the Lake Simcoe shoreline wherever this is possible.i) A high quality <strong>of</strong> landscape design shall be employed in the development <strong>of</strong> theopen space system.j) The use <strong>of</strong> naturalized plantings and indigenous species is encouraged to promotelocal character and efficient maintenance. This is particularly appropriate for thedesign <strong>of</strong> Stormwater Management facilities to promote naturalization.96Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGN5.5 CORE COMMERCIAL AREAS OR DOWNTOWNSFuture growth within <strong>Innisfil</strong> will promote the strengthening <strong>of</strong> existing Core CommercialAreas as mainstreets with mixed-use environments that contribute to the character <strong>of</strong>their distinct communities, and where appropriate, the development <strong>of</strong> new mixed usecommercial core areas based on principles <strong>of</strong> mixed use street-related design. Mixeduse core areas contribute to compact urban form and promote live-work arrangementswithin communities.a) Downtown and Core Commercial Areas <strong>of</strong> the Urban Settlements shall be mixedusepromoting a diversity <strong>of</strong> uses and building form. These may include retailuses, <strong>of</strong>fice and employment uses, residential uses and community institutionaluses. The principle <strong>of</strong> mixed-use shall be promoted for both the evolution <strong>of</strong>existing core areas through infill or redevelopment, and for the development <strong>of</strong> newcore areas.b) Core Commercial Areas shall be developed as a central focal zone <strong>of</strong> thesettlement in which they are located, and with good pedestrian, transit andvehicular connections.c) Existing Core Commercial Areas <strong>of</strong> communities should be strengthened andregenerated through infill, intensification and growth that is sensitive to theirexisting character, respecting the scale <strong>of</strong> uses and built form.d) Infill and intensification should be configured to reinforce main street facades.Intensification may occur on open sites, through vertical intensification on existingbuildings or horizontal infill at the rear <strong>of</strong> sites through the use <strong>of</strong> courtyards andpedestrian links. In all cases, the existing scale <strong>of</strong> communities shall be respected.e) Heritage structures shall be retained and, where appropriate, restored throughadaptive reuse.f) The location <strong>of</strong> community and institutional uses as landmarks within CoreCommercial Areas is recommended to contribute to their diverse character andcommunity identity, and to promote continuous activity.g) New Core Commercial Areas shall reflect the typology <strong>of</strong> the <strong>Town</strong>’s existingcommunities through design that is based on a “mainstreet” model. Their designshall build on the tradition <strong>of</strong> mixed-use main streets through integration <strong>of</strong> at gradestreet-related retail uses with <strong>of</strong>fice or residential uses on upper storeys.h) Built form in Core Commercial Areas shall front on the primary streetscape withentries addressing the street and with appropriate setbacks to promote pedestrianscale. A generally continuous building face is recommended to establish a unifiedstreetscape.i) Streetscape design in Core Commercial Areas shall reflect their focal importancethrough provision <strong>of</strong> wide sidewalks to accommodate increased pedestrian andcommercial activity, through the highest quality <strong>of</strong> paving and landscape materials,through provision <strong>of</strong> streetscape furnishings and pedestrian scaled lighting.j) Development in Core Commercial Areas or Downtowns shall minimize the impact<strong>of</strong> <strong>of</strong>f-street parking on pedestrian streetscapes by locating <strong>of</strong>f-street parking at the97Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNrear or to the interior <strong>of</strong> the block. Safe, convenient and well lit pedestrian accessshall be provided to the street from such parking areas.k) Consideration shall be given to the provision <strong>of</strong> carefully sited dedicated parkingareas (both private and municipal) in Core Commercial Areas to support their focalfunctions.l) Core Commercial Areas shall include the provision for on-street parking to promoteconvenience and traffic calming in these areas.m) The development <strong>of</strong> local neighbourhood commercial nodes shall follow the sameprinciples <strong>of</strong> mixed-use and the development <strong>of</strong> at-grade street-related retail.Parking for neighbourhood convenience functions should be located on-street and<strong>of</strong>f-street at the rear or sides <strong>of</strong> their sites to improve the pedestrian streetscape.5.6 DIVERSITY, SITE PLANNING AND BUILT FORMThe relationship between design <strong>of</strong> elements within the private realm and thestreetscapes and places <strong>of</strong> the public realm is crucial to the image and quality <strong>of</strong>communities and their neighbourhoods. The following design policies are intended toguide the site planning and design <strong>of</strong> built form on individual blocks and lots and theirrelationship with adjoining public spaces and each other. They are framed to reinforcethe development <strong>of</strong> quality streetscapes, create a consistency <strong>of</strong> design approachwhile promoting diversity and variation in built form, create a pedestrian friendlyenvironment, and minimize the impact <strong>of</strong> vehicular traffic on the public realm.5.6.1 Diversity and Densitya) New development shall include a full range <strong>of</strong> housing densities and types topromote diversity within settlements and accommodate all sectors <strong>of</strong> thepopulation thus promoting social integration. The range <strong>of</strong> housing types mayinclude single-detached, semi-detached, townhouse, and multiple unit housingtypes. A range <strong>of</strong> housing type and tenure will also promote diversity <strong>of</strong> built formin the streetscape.b) Diversity <strong>of</strong> housing and lot type shall be applied within neighbourhoods, anddistributed in a balanced fashion to avoid the predominance <strong>of</strong> a single house or lottype within blocks. The distribution <strong>of</strong> lot and housing types in neighbourhoods willbe configured to create smooth transitions and avoid abrupt massing changeswithin streetscapes, and unsuitable relationships with existing communities.c) The range <strong>of</strong> housing within Urban Settlements may include medium and higherdensity housing such as townhousing, cluster or courtyard housing and multipleunit apartments to promote compact urban form and the preservation <strong>of</strong>agricultural lands.d) These higher density housing forms are best suited within community andneighbourhood core areas, at other primary streetscapes and may be located totake advantage <strong>of</strong> the relationship with and views <strong>of</strong> natural features.e) Zoning shall be developed to support mixed use at the local scale such as thedevelopment <strong>of</strong> live-work opportunities.98Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGN5.6.2 Site <strong>Plan</strong>ninga) Buildings shall be sited near the street line and address the streetscape toreinforce the street edge and promote a pedestrian scale.b) Generally, the public faces <strong>of</strong> buildings should align with development onneighbouring lots to define a continuous streetscape wall. These may be varied tocreate well-defined public or semi-public open space through grouping orclustering <strong>of</strong> adjoining structures. Exceptions to this general principle may beconsidered where it is deemed appropriate to the retention <strong>of</strong> rural villagecharacter.c) Development at corner locations shall be sited near the street line <strong>of</strong> bothfrontages to reinforce its importance to both streetscapes and the potential forcreation <strong>of</strong> neighbourhood landmarks. Similarly development at other focallocations, such as adjacent to public open space or the entrances to pedestrianlinks shall be sited to reinforce the public frontages.d) Site planning shall emphasize the importance <strong>of</strong> landscaped areas, buildingentrances and active built spaces at the street line. The design and location <strong>of</strong>driveways, parking areas and garages shall minimize their impact on streetscapes.e) In low-density residential areas, rear yard and recessed side yard locations <strong>of</strong>garages are preferred. Attached garages facing the front yard shall be designed tobe proportional and not dominate the building façade. Projecting garages shouldbe avoided.f) In higher density residential, mixed use developments, and commercial oremployment developments, parking areas shall be developed underground orsituated at the rear or side <strong>of</strong> the lots. Where sideyard parking is exposed to thestreet it shall be screened by landscaping or built features.g) Zoning provisions for parking requirements <strong>of</strong> higher density residential, mixed usedevelopments, and commercial or employment developments may take intoconsideration the potential for shared parking between different uses, availability <strong>of</strong>transit within short walking distance, and the proximity <strong>of</strong> public parking.h) Site planning for large scale commercial developments and development <strong>of</strong>employment areas shall incorporate the same objectives <strong>of</strong> reinforcing the streetedge, minimizing the impact <strong>of</strong> parking areas, and promoting direct pedestrianconnections and streetscapes.i) Service and loading areas in new developments shall be screened to mitigate theirimpact on the streetscape.j) Zoning provisions will develop appropriate setbacks for front, side and rear yardsto promote the urban design policies <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, while recognizing therequirements <strong>of</strong> the applicable County Roads Setback By-law.5.6.3 Built Forma) Development shall promote a high quality <strong>of</strong> built form, materials and architecturaldesign to project a positive image <strong>of</strong> the community.b) The design <strong>of</strong> built form shall incorporate principles <strong>of</strong> sustainable development,energy and resource efficiency.99Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNc) Built form for new development, infill development and intensification shall respondto the context <strong>of</strong> the local character <strong>of</strong> the <strong>Town</strong>’s different communities and theirbuilt heritage. Building height, massing, and scale <strong>of</strong> architectural features shouldcomplement neighbourhood character.d) The design <strong>of</strong> built form shall create smooth transitions and avoid abrupt massingchanges within streetscapes, and unsuitable relationships with existingcommunities.e) Building design shall promote at-grade relationships with adjacent pedestriansidewalks, both by use and design <strong>of</strong> building form, to enhance pedestrianconvenience.f) Streetscape facades should be designed to achieve the objective <strong>of</strong> “eyes on thestreet” through the inclusion <strong>of</strong> elements such as main entrances, porticoes,porches, windows and balconies. Blank facades should be avoided.g) In residential areas, allowable projections and encroachments into front yards,such as porches ro<strong>of</strong> overhangs, and bay windows are encouraged in order topromote diversity in the streetscape. The <strong>Town</strong> may develop provisions forminimum areas free <strong>of</strong> encroachment.h) Similarly, in mixed use, commercial or employment areas, projections <strong>of</strong> canopies,ro<strong>of</strong> overhangs, window bays and other architectural elements are encouraged inorder to create diverse and active streetscapes.i) The design <strong>of</strong> streetscape facades for large scale commercial and employmentbuildings shall adhere to the same principles <strong>of</strong> promoting active streetscapes andachieving a high quality <strong>of</strong> architectural design through inclusion <strong>of</strong> entranceelements, windows, articulated wall areas and ro<strong>of</strong> expression. Large blank wallsare to be avoided.j) The built form <strong>of</strong> new development shall give consideration to the inclusion <strong>of</strong>architectural elements that reference the elements and characteristics <strong>of</strong> thecommunities within which they are planned.k) Heritage buildings and structures shall be preserved. The design <strong>of</strong> newdevelopment adjacent to heritage buildings, or infill, intensification and adaptivereuse developments around heritage structures shall incorporate the principles <strong>of</strong>heritage conservation. Design <strong>of</strong> these developments shall be sensitive to theexisting heritage structures.5.7 VIEWS, COMMUNITY EDGES, GATEWAYS AND LANDMARKSThe retention <strong>of</strong> the <strong>Town</strong>’s views <strong>of</strong> its natural, agricultural and cultural heritage arecritical to upholding the character <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> as a community <strong>of</strong>communities. The creation <strong>of</strong> appropriate transitions between the edges <strong>of</strong> newdevelopments and existing natural, agricultural or settlement lands is equally crucial tothe retention <strong>of</strong> that character. The policies for Views, Vistas, Landmarks andGateways should address:a) The protection <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>’s natural and cultural heritage as physicalelements and strong visual features within the pattern <strong>of</strong> future growth shall be anobjective <strong>of</strong> all new development.100Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNb) Development shall be configured to preserve significant views <strong>of</strong> naturalenvironmental features. Frequent visual openings to natural features shall becreated through the alignment <strong>of</strong> streets, lotting and location <strong>of</strong> built form.c) In particular, views <strong>of</strong> Lake Simcoe and its shoreline are characteristic <strong>of</strong> largeareas <strong>of</strong> the eastern and northeasterly sections <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>. The regularpattern <strong>of</strong> openings provided by the pattern <strong>of</strong> open space, built form and lottingalong the shore, and by areas <strong>of</strong> higher topography, shall be retained.d) Locate community institutions at visual focal locations within the urban andneighbourhood structure to promote their function as cultural hubs in the life <strong>of</strong> thecommunity and visual landmarks in neighbourhoods.e) Retain significant views <strong>of</strong> existing institutions as features <strong>of</strong> the <strong>Town</strong>’s culturalheritage.f) The settlement edges adjoining agricultural and rural areas shall provide smoothtransitions. These transitions may be characterized by a combination <strong>of</strong> arterialroads with landscaped buffers, natural environmental features, parkland spaces,single loaded streets, “window streets” or multi-use trails. The interface withagricultural lands shall occur largely along the public realm affording views <strong>of</strong>agricultural lands.g) Residential density and massing at settlement edges shall be appropriate to thecharacteristics <strong>of</strong> adjacent lands and to the detailed design <strong>of</strong> the edge condition toensure smooth transitions at community edges. Where the edge <strong>of</strong> newdevelopment abuts existing neighbourhoods, density and massing along that edgeshall respond to the density and massing <strong>of</strong> the existing condition.f) Major entry points to neighbourhoods, new plans <strong>of</strong> subdivisions and corecommercial areas function as gateways and landmarks within the urban pattern.Design <strong>of</strong> development at these locations shall recognize this function with a highquality <strong>of</strong> architectural and landscape development including entry features in thestreet boulevard.g) Building form, massing and detailing at gateway locations should be <strong>of</strong> the highestorder and reflect the character <strong>of</strong> the adjacent areas.5.8 VILLAGE CHARACTERExisting urban areas and settlements within the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> exhibit differentcharacteristics and a diversity <strong>of</strong> image. Building massing, materials and sometimesdetailing in shoreline communities differs somewhat from that <strong>of</strong> the Urban and VillageSettlements at interior locations in the <strong>Town</strong>. New development shall reinforce thesedifferences in “village character” to promote the individual nature <strong>of</strong> the variouscommunities.a) Development shall preserve and enhance the distinct character <strong>of</strong> existing villages,neighbourhoods and settlements.b) The <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> will retain and enhance existing heritage and culturallandmarks unique to each <strong>of</strong> its settlements.c) The design <strong>of</strong> new development shall give consideration to the inclusion <strong>of</strong>architectural elements that reference the architectural elements and characteristics101Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGN<strong>of</strong> the communities within which they are planned. This should be interpreted toencourage sensitive responses to the local architectural context, not the mimicking<strong>of</strong> existing architectural styles.d) The use <strong>of</strong> materials that are characteristic <strong>of</strong> the local milieu to enhance villagecharacter is encouraged. For example the use <strong>of</strong> wood elements and wooddetailing in shoreline communities, or the use <strong>of</strong> brick and stone materials commonto the farming communities <strong>of</strong> central and western <strong>Innisfil</strong>.e) The design <strong>of</strong> new gateway features should express the character or identity <strong>of</strong> therelated Village or Urban Settlement, and should reference their existing localstreetscaping elements where appropriate.f) Design <strong>of</strong> streetscaping elements that identify each Village or Urban Settlement asa distinct community may be considered, through such features as light standards,benches, street furnishings and street signage.5.9 POLICY APPROACH TO IMPLEMENTATION5.9.1 The Urban Design Policies <strong>of</strong> this <strong>Official</strong> <strong>Plan</strong> are framed as general policy guides forthe <strong>Town</strong> as a whole, to guide achievement <strong>of</strong> the <strong>Town</strong>’s goals and objectives forfuture development. Flexibility <strong>of</strong> interpretation for specific locales and conditions isenvisioned provided that the intent and principle <strong>of</strong> the policies is respected.5.9.2 Additional urban design direction will be required to address the more detailedstrategies and considerations for specific areas and developments. The followingreports will be required at future stages <strong>of</strong> implementation:5.9.2.1 Urban Design Guidelinesa) Urban Design Guidelines shall be prepared by proponents at the Secondary <strong>Plan</strong>Phase to confirm the application <strong>of</strong> these urban design policies in a comprehensivemanner to the secondary plan being proposed and to expand upon them.b) The specific structure and content <strong>of</strong> the Urban Design Guidelines shall bereviewed with <strong>Town</strong> staff and shall address the following topics: Community and Neighbourhood Structure; Road Network and Block Pattern; Streetscapes; Open Space System, Natural Environmental Features, and StormwaterManagement Facilities; Site <strong>Plan</strong>ning and Built Form for: Residential and Live-work Areas, Commercial and Mixed Use Areas, Employment and Industrial Areas, and Institutional Uses; Views, Edges, Gateways and Landmarks; Enhancement <strong>of</strong> Village Character; and Implementation Process.5.9.2.2 Architectural Control Guidelines and Landscape Master <strong>Plan</strong>s102Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>URBAN DESIGNa) The <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> may require preparation <strong>of</strong> Architectural Control Guidelinesand Landscape Master <strong>Plan</strong>s at later stages <strong>of</strong> development, prior to the granting<strong>of</strong> draft plan <strong>of</strong> subdivision approval or <strong>of</strong> site plan approval. Architectural ControlGuidelines will address more detailed issues <strong>of</strong> architectural and landscapedesign including guidelines for site planning on specific lots, guidelines fordetailed built form and architectural details including the character, scale,appearance, exterior materials, façade treatments, and other design features anddetailed landscape provisions.b) Approval <strong>of</strong> proposed development through an Architectural Control Process maybe required by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> prior to the granting <strong>of</strong> Building Permits. Insuch instances, the Architectural Control Process shall involve review <strong>of</strong> theproposed development by a Control Architect appointed by the <strong>Town</strong> to reviewdevelopment applications for conformance to the Urban Design Guidelines, theArchitectural Control Guidelines and the Landscape Master <strong>Plan</strong>.103Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>CULTURAL HERITAGE AND ARCHAEOLOGY6 SECTION SIX: CULTURAL HERITAGE ANDARCHAEOLOGYIntent:Cultural Heritage and Archaeological policies apply to those properties that are <strong>of</strong>cultural heritage value or interest identified in the <strong>Town</strong>’s registry <strong>of</strong> properties or thoseproperties and areas identified through a heritage or archaeological analysis. It isintended that those properties and areas identified as having historical or archaeologicalsignificance be protected.Goals: To protect cultural heritage resources which are important to the identity and character<strong>of</strong> the <strong>Town</strong>.Objectives:1. To encourage the maintenance, restoration and enhancement <strong>of</strong> buildings,structures and areas which are considered <strong>of</strong> significant architectural or historicalvalue.2. To identify and preserve significant archaeological resources.3. To identify and conserve significant cultural heritage landscapes.4. To ensure that new development is sensitive to heritage resources.5. To encourage and foster public awareness, participation and involvement in theconservation <strong>of</strong> cultural heritage resourcesPolicies6.1 A register <strong>of</strong> built heritage resources and heritage conservation districts that are <strong>of</strong>cultural heritage value or interest shall be established by the <strong>Town</strong>. The register will bekept by the Clerk and shall list all property situated in the municipality that has beendesignated by the municipality or by the Minister and shall contain, with respect to eachproperty: A legal description <strong>of</strong> the property; The name and address <strong>of</strong> the owner; and A statement explaining the cultural heritage value or interest <strong>of</strong> the property and adescription <strong>of</strong> the heritage attributes <strong>of</strong> the property.6.2 The <strong>Town</strong> may also consider the passing <strong>of</strong> by-laws to establish Heritage ConservationDistricts, and shall ensure that the register contains a map or description <strong>of</strong> the area <strong>of</strong>each heritage conservation district.104Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>CULTURAL HERITAGE AND ARCHAEOLOGY6.3 The register may also include built heritage resources that have not been designated butthat the <strong>Town</strong> Council or local heritage committee believes to be <strong>of</strong> cultural heritagevalue or interest.6.4 A heritage committee shall be appointed to identify the register <strong>of</strong> built heritageresources, and shall not contain fewer than five members.6.5 The heritage committee shall identify the register <strong>of</strong> built heritage resources based onthe criteria provided in Sections 6.6 and 6.7 and may also identify significant culturalheritage landscapes.6.6 Cultural Heritage Resources generally fall into one <strong>of</strong> two categories: those <strong>of</strong> historicvalue and those <strong>of</strong> architectural value.a) Cultural Heritage Resources <strong>of</strong> historic value can be described as follows: Those that serve as an example <strong>of</strong> the <strong>Town</strong>'s past social, cultural, political orphysical development; Those that serve as an example <strong>of</strong> outstanding work by a local or nationalpersonality; and Those that date from an early or significant period in the <strong>Town</strong>’s development.b) Cultural Heritage Resources <strong>of</strong> architectural value can be described as follows: Those that serve as a representative example <strong>of</strong> style, design or period <strong>of</strong>building; Those that serve as a representative example <strong>of</strong> a method <strong>of</strong> construction whichwas used during a certain time period or rarely used today; Those that serve as an important <strong>Town</strong> landmark; and Those that make an important contribution to the area composition or streetscape<strong>of</strong> which it forms a part.6.7 Cultural Heritage Resources may also include property or area that is recognized by theProvince as being archaeologically significant. By-laws under the Ontario Heritage Actmay be passed to designate properties <strong>of</strong> historical or architectural significance.6.8 The <strong>Town</strong> may establish design principles for buildings in proximity to HeritageConservation Districts or Heritage Conservation buildings.6.9 As part <strong>of</strong> any new Secondary <strong>Plan</strong> study, a heritage consultant shall be retained toidentify buildings considered to be significant cultural heritage resources and significantcultural heritage landscapes and add these to the register.6.10 Development applications on lands adjoining or contiguous to a protected heritageproperty shall demonstrate that the heritage attributes <strong>of</strong> the protected heritage propertywill be conserved.6.11 A stage 1 archaeological assessment shall also be prepared as part <strong>of</strong> any Secondary<strong>Plan</strong> study, and where there is potential for agricultural resources, a stage 2archaeological analysis shall be required prior to plan <strong>of</strong> subdivision or site planapproval.105Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>CULTURAL HERITAGE AND ARCHAEOLOGY6.12 Development and site alteration shall only be permitted on lands containingarchaeological resources or areas <strong>of</strong> archaeological potential, determined through astage 1 or stage 2 archaeological analysis, if the significant archaeological resourceshave been conserved by removal and documentation, or by preservation on site. Wheresignificant archaeological resources must be preserved on site, only development andsite alteration, which maintains the heritage integrity <strong>of</strong> the site may be permitted.6.13 The <strong>Town</strong> will have regard for known built heritage resources, significant cultural heritagelandscapes and known archaeological resources in the undertaking <strong>of</strong> municipal publicworks, such as roads and infrastructure projects carried under the Municipal ClassEnvironmental Assessment (EA) process.6.14 <strong>Town</strong> will consult with the appropriate government agency when an unidentifiedcemetery or unmarked human burial site is identified and affected by development.106Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTURE7SECTION SEVEN: INFRASTRUCTUREGoal:To ensure that all development in the <strong>Town</strong> is adequately and appropriately serviced.Objectives:1. To develop and implement a program <strong>of</strong> infrastructure improvement to upgrademunicipal services and facilities.2. To develop adequate and efficient water supply and sewage disposal systems to meetthe land use needs <strong>of</strong> the <strong>Town</strong>.3. To ensure that within the Urban Settlements and Shoreline serviced areas,development proceed on the basis <strong>of</strong> full municipal services (municipal sewagedisposal systems and water supply systems).4. To ensure that new growth takes place within the fiscal abilities <strong>of</strong> the <strong>Town</strong>.5. To ensure that development incorporates the highest level <strong>of</strong> stormwater managementin accordance with provincial, watershed and <strong>Town</strong> guidelines and standards.6. To ensure that existing developed areas are provided the opportunity to be servicedwhen municipal services are extended to an area.7.1 SERVICING INFRASTRUCTURE AND SERVICE AREAIntent:The Lakeshore Water Pollution Control <strong>Plan</strong>t (WPCP) serves the Urban Settlements <strong>of</strong>Alcona, Lefroy/Belle Ewart and Sandy Cove and the shoreline in between. Over theplanning period, it is the intent <strong>of</strong> the <strong>Town</strong> to extend services north to Big Bay Point andsouth to Gilford to serve all <strong>of</strong> the Lake Simcoe and Cooks Bay shoreline areas. Thisextension will remove septic services along the shoreline and be a net benefit to thewater quality <strong>of</strong> the Lake.Cookstown is served by a stand alone WPCP. The capacity <strong>of</strong> the plant is limited by theassimilative capacity <strong>of</strong> <strong>Innisfil</strong> Creek, which is part <strong>of</strong> the Nottawassaga River system.It is also the intent <strong>of</strong> the <strong>Town</strong> to extend full services to <strong>Innisfil</strong> Heights UrbanSettlement in order to service the existing designated area. Servicing this area isa key priority <strong>of</strong> the municipality.Appeal #38 ins<strong>of</strong>ar as it relates to the bolded text.Policies:7.1.1 It is the intent <strong>of</strong> Council that development generally take place on the basis <strong>of</strong> fullmunicipal services. Therefore development shall take place in a staged manner inorder to take full advantage <strong>of</strong> existing servicing capacities (water and sewer). Where107Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTUREservices must be extended in order to accommodate growth, they shall be extended ina logical staged, cost effective manner.7.1.2 Urban Settlements shall be serviced by central sewer and water systems.7.1.3 It is the intent <strong>of</strong> the <strong>Town</strong> to extend water and sanitary services north to Big Bay Pointand south to Gilford to serve all <strong>of</strong> the Settlements along the Shoreline, the Big BayPoint Recreational Resort and the intervening developed shoreline subject to anapproved EA. In the intervening shoreline areas, it is not intended to service additionalareas beyond the shoreline area boundary but to get households <strong>of</strong>f their septicsystems.7.1.4 It is the intent <strong>of</strong> the <strong>Town</strong> to extend full services to the <strong>Innisfil</strong> Heights UrbanSettlement in order to service the existing employment area along Highway 400 subjectto an approved EA.Non Decision ins<strong>of</strong>ar as it applies to the bolded text.Appeal #39 ins<strong>of</strong>ar as it relates to the non decision.7.1.5 Any service extensions to serve new developments should make the most efficient use<strong>of</strong> the services.7.1.6 The <strong>Town</strong> has conducted sufficient analysis to satisfy itself that the Lakeshorewastewater treatment plant can reasonably be expected to be expanded to serviceplanned development including infill within the existing designated service area incompliance with the plant's current approved Certificate <strong>of</strong> Approval discharge qualitylimits. The current serviced areas are illustrated on Schedule D.The Lakeshore wastewater treatment plant is planned to be expanded as the needwarrants in order to service planned development within the existing designatedservice area, and within the ultimate development area to be serviced as shown onSchedule D. Such service area expansion and the associated treatment systemcapacity expansion will require an Environmental Assessment. <strong>Town</strong> will seek anyamended approvals at the time <strong>of</strong> the expansion.7.1.7 The <strong>Town</strong> wide master servicing plan shall consider the feasibility <strong>of</strong> an expansion tothe Cookstown WPCP.7.1.8 The <strong>Town</strong> may consider joint servicing agreements with adjoining municipalities toaddress water and sewer service needs <strong>of</strong> both <strong>Innisfil</strong> and adjoining municipalities.7.1.9 Certain areas <strong>of</strong> development, within the existing settlement boundaries, can not beserviced until the expansion <strong>of</strong> the treatment facilities, and the expansion and/orconstruction <strong>of</strong> associated pumping stations, reservoirs and trunk mains are completed.Environmental Assessments must also be completed for each <strong>of</strong> these facilities.7.1.10 Water or wastewater treatment plant capacity is allocated to a development only byresolution passed by <strong>Town</strong> Council. Development applications may be considered ifthere is or will be adequate uncommitted hydraulic capacity reasonably available at the<strong>Town</strong>’s water or wastewater treatment plants at the time <strong>of</strong> registration <strong>of</strong> a <strong>Plan</strong> <strong>of</strong>Subdivision, issuance <strong>of</strong> a certificate <strong>of</strong> consent or the issuance <strong>of</strong> a building permit for108Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTUREany other development application. Water or wastewater treatment plant capacity willbe allocated for new development on a priority basis at the time <strong>of</strong> payment <strong>of</strong>Development Charges.7.1.11 A buffer zone around all municipal treatment facilities and pumping stations may needto be established to minimize any impact from nuisance effects. The <strong>Town</strong> may requirenoise and odour studies to be undertaken when development is proposed in the vicinity<strong>of</strong> any treatment facility and pumping station to determine if any buffering or mitigationmeasures are required.7.1.12 Within the Village Settlements, development may proceed, in some cases, on septictank systems, partial services and/or communal systems subject to the approval <strong>of</strong> the<strong>Town</strong>, in accordance with the analysis <strong>of</strong> a preferred servicing alternative as required bySections 2.6.5, 2.6.6 and 3.3.2.6.7.1.13 Despite the policies <strong>of</strong> this <strong>Plan</strong> to consider servicing alternatives in the VillageSettlements, it is the <strong>Town</strong>'s policy not to assume ownership <strong>of</strong> communal servicingsystems involving sewage disposal.7.2 DRAINAGE AND STORMWATER7.2.1 The flood standard shall generally be the Regional Design Storm. Some shorelineareas have flood line mapping to the 1 in 100 year storm event. The <strong>Town</strong> shallcontrol stormwater run<strong>of</strong>f from new development sites in order to attenuate topredevelopment levels for the 1 in 2 through 1 in 100 year storm event, and shallregulate land uses within the limit <strong>of</strong> the Regional Storm as set out in Section 3.7 andbased on mapping provided by the Conservation Authorities.7.2.2 Run<strong>of</strong>f quality and quantity shall be addressed for all storm events.7.2.3 Due to historic development in the floodplain in the existing shoreline and settlementareas along Lake Simcoe and Cooks Bay, releasing <strong>of</strong> water from upstreamstormwater management ponds can lead to flooding downstream through the existingcommunities. In such areas, the municipality will explore means <strong>of</strong> addressing thismatter through such efforts as increased stormwater detention, diversion <strong>of</strong>stormwaters or establishment <strong>of</strong> municipal drainage easements. Master Drainage<strong>Plan</strong>s for new growth areas shall also address this matter and identify means tomitigate flooding caused by stormwater management pond releases.7.2.4 All new developments shall incorporate generally accepted Best ManagementPractices, which shall be the highest level determined to be technically andeconomically feasible, and shall meet the following criteria:i) no net reduction in surficial aquifer recharge or discharge;ii) minimize potential for contamination <strong>of</strong> groundwater and surface water;iii) minimize alterations to the natural drainage boundaries;iv) no creation <strong>of</strong> new flood or erosion problems or aggravation <strong>of</strong> existing flood orerosion problems;109Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTUREv) minimize pollutant loadings to the watercourses, including phosphorus, inaccordance with the water quality targets that are established from time to time;vi) net gain <strong>of</strong> fish habitat;vii) minimize changes to base flow quality and quantity in receiving watercourses;viii) minimize and consolidate the number <strong>of</strong> stormwater treatment facilities;ix) where possible enhance natural vegetation along stream corridors; andx) incorporate enhanced stormwater management design.7.2.5 In new or expanded settlement areas, a Master Drainage <strong>Plan</strong> shall be undertaken aspart <strong>of</strong> the Secondary <strong>Plan</strong> preparation. The Master Drainage <strong>Plan</strong> shall:i) Review and refine the extent <strong>of</strong> the existing Floodplain mapping and in theabsence <strong>of</strong> existing floodplain mapping, determine the extent <strong>of</strong> flooding under aregional storm event for all watercourses with an upstream drainage area greaterthan 125 hectares;ii) Establish preliminary storm water requirements in terms <strong>of</strong> quality and quantitytargets including ensuring no increase in flows from predevelopment levels;iii) Establish requirements for erosion control and sediment control plans duringconstruction and post construction;iv) Undertake a flooding and erosion study to identify and mitigate downstreamflooding and erosion impacts resulting from the proposed development;v) Formulate a stormwater management plan to manage urbanization impacts onsurface water and groundwater;vi) Provide details on size and location <strong>of</strong> stormwater management facilities;vii) Establish a monitoring program for long-term assessment <strong>of</strong> drainage impacts <strong>of</strong>development;viii) Manage the quality <strong>of</strong> stormwater run-<strong>of</strong>f as part <strong>of</strong> the regular stormwatermanagement program in accordance with the Ministry <strong>of</strong> Environment 2003"Stormwater Management <strong>Plan</strong>ning and Design Manual";ix) have consideration <strong>of</strong> Best Management Practice criteria as set out in Section7.2.4; andx) demonstrate how any water quality objectives and targets that are establishedfrom time to time are met.7.2.6 In areas with a Master Drainage <strong>Plan</strong>, proponents <strong>of</strong> development must show howdevelopment is consistent with the Master Drainage <strong>Plan</strong>. Functional ServicingStudies submitted as a condition <strong>of</strong> draft plan <strong>of</strong> subdivision approval shalldemonstrate this consistency and provide detail on stormwater management pondsizes, and design.7.2.7 In areas where there is no Master Drainage <strong>Plan</strong>, an application for more than 5 newlots or for industrial, commercial and institutional development where impervious areas<strong>of</strong> over 1000 sq. m. and or chemical storage are proposed shall be required to submita storm water management plan that includes:110Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTUREi) size and design <strong>of</strong> stormwater management facilities;ii) grading plan;iii) pre and post development discharge;iv) impact on surface water quality and quantity, i.e., temperature, base flow,fisheries and mitigating measures;v) means <strong>of</strong> controlling erosion during and after construction;vi) how development will maintain or enhance baseflow and maintain storage levelsduring periods <strong>of</strong> minimum base flow;vii) impact on groundwater quality and quantity;viii) consideration <strong>of</strong> Best Management Practice criteria as set out in Section 7.2.4;andix) demonstrate how the water quality objectives and targets that are establishedfrom time to time are met.7.2.8 Stormwater management ponds shall be naturalized with the opportunity for publicpedestrian pathways located around the ponds while ensuring public safety.7.3 UTILITIES7.3.1 The <strong>Town</strong> will plan for utilities concurrently with the development process and willencourage the utility providers to phase their services in tandem with development7.3.2 Utilities will be coordinated, planned and installed in common trenches, whereverpossible, to avoid unnecessary over-digging and disruption <strong>of</strong> municipal rights <strong>of</strong> way.7.3.3 Utility providers will confirm, through the development approval process, whether theywill be able to provide services to support the proposed development and theappropriate locations for large utility equipment and utility cluster sites.7.3.4 TransCanada Pipelines Limited operates two high pressure natural gas pipelineswithin its right-<strong>of</strong>-way within the <strong>Town</strong>. TransCanada is regulated by the NationalEnergy Board which has a number <strong>of</strong> requirements regulating development inproximity to the pipelines within the right-<strong>of</strong>-way. This includes approval requirementsfor certain activities within 30 metres <strong>of</strong> the right-<strong>of</strong>-way for such matters asexcavation, blasting and movement <strong>of</strong> heavy equipment.7.3.5 New development, which results in increasing the population density in the area, canresult in TransCanada being required to replace its pipeline. As a result, the <strong>Town</strong>shall require early consultation with TransCanada, or its designated representative, forany development proposals within 200 metres <strong>of</strong> its right-<strong>of</strong>-way.7.3.6 A setback <strong>of</strong> 7 metres shall be required from the limits <strong>of</strong> the TransCanada Pipelineright-<strong>of</strong>-way for all permanent structures and excavations. A reduction in the 7 metresetback will only be considered if it can be demonstrated, to TransCanada's111Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>INFRASTRUCTUREsatisfaction, that it will not compromise the safety and integrity <strong>of</strong> the pipeline and if allnecessary municipal approvals are obtained.7.3.7 In settlement areas, the <strong>Town</strong> will encourage the development <strong>of</strong> TransCanada’s right<strong>of</strong>-wayfor passive parkland or open space purposes including trails subject toTransCanada’s easement rights.112Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT8SECTION EIGHT: TRANSPORTATION ANDTRANSITIntent:While this <strong>Plan</strong> is based on the assumption that existing modes <strong>of</strong> transportation willpredominate over the planning period, it is a policy <strong>of</strong> the <strong>Town</strong> to encourage and support theimplementation <strong>of</strong> other less energy intensive forms <strong>of</strong> transportation. These could includepublic transit including GO Transit for commuters or the encouragement <strong>of</strong> greater pedestrianmovement or the greater use <strong>of</strong> bicycles. Bicycling is recognized as an alternative mode <strong>of</strong>transportation, which can play a positive role in improving mobility and quality <strong>of</strong> life as part <strong>of</strong> abalanced transportation system. In this regard, the <strong>Town</strong> shall encourage higher densitydevelopment at key nodes and a stronger linkage between living and working places than hasbeen the case in the past.Goals:To develop an adequate and efficient road system to meet the transportation andtransit needs <strong>of</strong> the <strong>Town</strong>.Objectives:1. To provide the safest and most efficient flow <strong>of</strong> traffic between the major sections<strong>of</strong> the <strong>Town</strong> with direct accessibility provided between major residential,employment, shopping and recreational areas on non-congested, well designedhighways.2. To facilitate the satisfactory movement <strong>of</strong> both people and goods to and from thevarious communities within the <strong>Town</strong> and to and from the adjacent municipalities,as well as to facilitate the movement <strong>of</strong> summer residents and tourists to therecreational areas.3. To use financial resources to the greatest public advantage through the efficientuse <strong>of</strong> construction expenditures, through the coordinated and efficient use <strong>of</strong> thetransportation infrastructure, and through the adoption <strong>of</strong> adequate controls andstandards to prevent excessive maintenance and parallel construction costs.4. To improve railway crossings and other related transportation facilities for greatersafety and more efficient vehicular movement.5. To provide adequate access to the <strong>Town</strong>’s prime recreational, shopping andindustrial areas thereby facilitating their development to the fullest potential.6. To ensure that arterial and collector roads provide convenient access between themajor traffic generation areas.7. To ensure that local streets provide land access only to the areas in which suchlocal streets are located and do not serve as major traffic routes.8. To ensure appropriate right-<strong>of</strong>-way widths for all existing roads by utilizing variousmechanisms available to the <strong>Town</strong> including expropriation, draft plan <strong>of</strong> subdivisionconditions and Site <strong>Plan</strong> Control.113Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT9. To ensure that new roads and bridges are constructed in such a manner that theimpact on the natural environment, including watercourses be minimized.10. To provide transit service to the Urban Settlements.11. To improve and expand the trail system in the <strong>Town</strong>.12. To provide opportunities for <strong>of</strong>f-road recreational vehicles in all seasons.8.1 ROADS8.1.1 Transportation <strong>Plan</strong>The transportation plan as set out on Schedule C is based on the need to provide afunctional hierarchy <strong>of</strong> transportation routes which assist in the implementation <strong>of</strong> theland use policies <strong>of</strong> this <strong>Plan</strong>.8.1.2 Provincial Highways8.1.2.1 It is the intention <strong>of</strong> this <strong>Plan</strong> that major traffic volumes be directed to provincialhighways as much as possible. The <strong>Town</strong> supports the improvement <strong>of</strong> all provincialhighways in the municipality in order to fulfill their role as carriers <strong>of</strong> large volumes <strong>of</strong>through or intercommunity traffic. The <strong>Town</strong> supports the early widening <strong>of</strong> Highway400 and the concept <strong>of</strong> including provisions for rapid transit facilities in any futurewidening. The municipality shall, however, make representation to the Province <strong>of</strong>Ontario to be consulted prior to the finalization <strong>of</strong> any highway improvement planswithin the municipality, particularly major improvement proposals.8.1.2.2 Access points to provincial highways shall be restricted and the use <strong>of</strong> service roadsencouraged wherever possible.8.1.2.3 In addition to all the relevant municipal requirements, all development adjacent toprovincial highways is subject to the requirements and permits <strong>of</strong> the Ministry <strong>of</strong>Transportation.8.1.2.4 The Ministry <strong>of</strong> Transportation is encouraged to explore the possibility <strong>of</strong> a by-pass <strong>of</strong>Highway 89 around Cookstown in order to protect the structural integrity <strong>of</strong> theheritage buildings and the economic feasibility <strong>of</strong> the commercial core area.8.1.3 County Arterial Roads8.1.3.1 County Roads are delineated on Schedule C and are the responsibility <strong>of</strong> the County <strong>of</strong>Simcoe. These roads are intended to be major transportation routes carrying heavyvolumes through the <strong>Town</strong> to adjoining municipalities. Road right <strong>of</strong> wayrequirements, access requirements and other requirements with respect to theseroads are found in the County <strong>of</strong> Simcoe <strong>Official</strong> <strong>Plan</strong> and County by-laws.114Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT8.1.3.2 On two lane rural County Roads, the County will be encouraged to provide wide pavedshoulders for use by slower moving farm vehicles.8.1.3.3 The County shall be encouraged to provide <strong>of</strong>f-road pedestrian / cycle routes withinthe road allowance. The first priority shall be along Simcoe Road 21 between YongeStreet and Simcoe Road 39 / Twenty Sideroad to provide pedestrian and bicycleaccess to the Multi Use Recreational Facility and other uses in the Municipal CivicCampus.8.1.4 <strong>Town</strong> Arterial Roads8.1.4.1 <strong>Town</strong> Arterial Roads, like County roads, are intended to be major transportation routescarrying heavy volumes <strong>of</strong> inter-municipal traffic. They are designated on Schedule C.These arterial roads may require and be planned for up to four through lanes.8.1.4.2 The planned right <strong>of</strong> way width for each arterial road is delineated on Schedule C. Theplanned right <strong>of</strong> way width is based on long-term traffic projections. Wider rights <strong>of</strong>way may be required due to topographic constraints, to accommodate daylighttriangles or at major intersections to accommodate additional turning lanes.8.1.4.3 Notwithstanding Section 8.1.4.2, in areas <strong>of</strong> lower traffic volume or in presently built-upareas where the wider right-<strong>of</strong>-way is likely to be difficult to obtain because <strong>of</strong> buildinglocations, a reduced right-<strong>of</strong>-way width may be provided <strong>of</strong> not less than 20 metres.8.1.4.4 Road width, design and intersection improvements shall be designed so as toencourage through traffic to use these routes rather than collector or local roads.8.1.4.5 Direct access to abutting properties will generally not be permitted. In the Countryside,existing accesses and accesses into farm properties will be continue to be permitted.Severances will only be permitted where existing driveways are used or joint access <strong>of</strong>driveways is proposed.8.1.4.6 All new development adjacent to Arterial Roads shall be designed to avoid directaccess through such means as parallel service roads or other access alternativeswherever possible. Reverse lotting shall be discouraged.8.1.4.7 In the case <strong>of</strong> abutting commercial properties, access by means <strong>of</strong> a service road shallbe encouraged wherever possible. Where not possible, direct access may bepermitted, but such access shall be controlled with regard to the geometricrequirements for visibility, grades and curvatures so as not to create a safety hazardand shall be subject to the <strong>Town</strong> approval.8.1.4.8 Through the Commercial Core designated areas, the <strong>Town</strong> will consider providing onstreetparking to facilitate a retail main-street character and may consider reducedrestrictions on access.8.1.4.9 New intersections along arterial roads shall have a minimum separation <strong>of</strong> 200 metres115Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT(to centerline) from all existing and planned public roads. The <strong>Town</strong>’s TransportationMaster <strong>Plan</strong> may establish alternative requirements for specific segments <strong>of</strong> arterialroads.8.1.4.10 Intersections along the arterial roads will, whenever possible, be improved wherenecessary by means <strong>of</strong> realignment, the provision <strong>of</strong> turning lanes and the placement<strong>of</strong> traffic control signs. Where an intersection is improved, the improvements shall bedesigned to favour traffic on the arterial road. An exception to this policy may occurwhere there is an intersection <strong>of</strong> an arterial road with a County Road or a provincialhighway.8.1.4.11 On two lane rural arterial roads, the <strong>Town</strong> will be encouraged to provide wide pavedshoulders for use by slower moving farm vehicles where appropriate.8.1.4.12 In Urban Settlements, Village Settlements and the Shoreline, sidewalks will berequired on both sides <strong>of</strong> the street. In the Countryside, the <strong>Town</strong> may identify,through the Trails Master <strong>Plan</strong>, certain arterial roads as pedestrian and cycling routes.In such cases, the <strong>Town</strong> will provide an <strong>of</strong>f-road pedestrian / cycle trail within the roadallowance.8.1.5 Collectors Roads8.1.5.1 Collector roads, as designated on Schedule C, are intended to collect traffic fromindividual local roads and direct it to arterial roads, County roads or Provincialhighways.8.1.5.2 The minimum right-<strong>of</strong>-way width for collector roads is shown on Schedule C. Widerrights <strong>of</strong> way may be required due to topographic constraints, to accommodatedaylight triangles, or at major intersections to accommodate additional turning lanes.8.1.5.3 Notwithstanding Section 8.1.5.2, in areas <strong>of</strong> lower traffic volume or in presently built-upareas where the wider right-<strong>of</strong>-way is likely to be difficult to obtain because <strong>of</strong> buildinglocations, a minimum right-<strong>of</strong>-way width <strong>of</strong> 20 metres will be provided.8.1.5.4 Direct access to abutting properties shall be minimized to the extent possible.8.1.5.5 In Urban Settlements, Village Settlements and the Shoreline, sidewalks will be requiredon both sides <strong>of</strong> the street. On urban cross sections, the <strong>Town</strong> may also considerproviding for cycle lanes.8.1.5.6 In the Countryside, the <strong>Town</strong> may identify, through the Trails Master <strong>Plan</strong>, certaincollector roads as pedestrian and cycling routes. In such cases, the <strong>Town</strong> will providean <strong>of</strong>f-road pedestrian / cycle trail within the road allowance.8.1.5.7 On two lane rural collector roads, the <strong>Town</strong> will consider providing wide pavedshoulders for use by slower moving farm vehicles where appropriate.116Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT8.1.6 Local Roads8.1.6.1 The remainder <strong>of</strong> the roads in the <strong>Town</strong> are classified as local roads. Existing andfuture local roads are intended to provide access to abutting properties and todiscourage through traffic. The general road design principles <strong>of</strong> this <strong>Plan</strong> shall applyparticularly to the development <strong>of</strong> new local roads.8.1.6.2 The minimum right-<strong>of</strong>-way width for local roads shall be 20 metres. Rights-<strong>of</strong>-way <strong>of</strong>service roads parallel to Arterial Roads, short cul-de-sacs, and other single load roadsmay be further reduced, subject to approval by the <strong>Town</strong>. Wider rights <strong>of</strong> way may berequired due to topographic constraints, to accommodate daylight triangles, or at majorintersections to accommodate additional turning lanes.8.1.6.3 Notwithstanding Section 8.1.6.2, in presently built-up areas where the wider right-<strong>of</strong>wayis likely to be difficult to obtain because <strong>of</strong> building locations, a reduced right-<strong>of</strong>waywidth may be provided <strong>of</strong> not less than 15 metres.8.1.6.4 From time to time industry wide standards may change (i.e. reduced right-<strong>of</strong>-waywidths) as part <strong>of</strong> an overall goal <strong>of</strong> achieving more compact development and a morelivable urban form. This reduced standard may be appropriate for a specificdevelopment. Should this situation arise, the reduced standards shall be deemed toconform to the policies <strong>of</strong> this <strong>Plan</strong>.8.1.6.5 On all new local roads, sidewalks will be required on one side <strong>of</strong> the street. Sidewalkson both sides <strong>of</strong> certain local roads may be required in the vicinity <strong>of</strong> schools to ensurethe safety <strong>of</strong> students.8.1.6.6 On-street parking may be allowed, subject to applicable by-laws as approved byCouncil from time to time, except in locations where it will create a conflict betweenpedestrian and vehicular traffic or interfere with the safe operation <strong>of</strong> vehicular traffic.8.1.6.7 Traffic calming initiatives may be implemented, on local roads, to reduce trafficinfiltration into neighbourhoods.8.1.6.8 On two lane rural local roads, the <strong>Town</strong> will consider providing wide paved shouldersfor use by slower moving farm vehicles where appropriate.8.1.7 Intersection Improvements and Other Roads Policies8.1.7.1 The recommendations <strong>of</strong> the Transportation Master <strong>Plan</strong> shall be implemented wherepossible and the study updated from time to time during the planning period.8.1.7.2 The intersection improvements and other improvements indicated on Schedule C shallbe undertaken as traffic needs warrant. Generally, intersection improvements shallfavour the transportation route having the larger traffic volume.117Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSIT8.1.7.3 The <strong>Town</strong> shall undertake a capital budgeting and road improvement schedulingprogram.8.1.7.4 Future potential interchanges on Highway 400 as shown on Schedule C areanticipated by the <strong>Town</strong> to be required during the planning period. The <strong>Town</strong> shallwork with the County to encourage the early completion <strong>of</strong> these interchanges by theProvince.8.1.7.5 New lots shall not be created on private roads. New lots shall abut an open andmaintained public road.8.2 RAIL LINES8.2.1 The <strong>Town</strong> shall encourage the retention <strong>of</strong> rail lines throughout the <strong>Town</strong>.8.2.2 Railway crossings shall be improved where traffic volumes, sight lines or other factorsindicate the need for such improvement.8.2.3 Development, particularly residential development adjacent to rail lines shall be setback from the rail lines and suitable screening shall be provided. The implementingzoning by-law shall include appropriate provisions.8.2.4 No access points will be permitted onto a road in the immediate vicinity <strong>of</strong> a railcrossing.8.2.5 All proposed development within 300 metres <strong>of</strong> a railway right-<strong>of</strong>-way may be requiredto undertake noise studies, to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with theappropriate railway, and shall undertake appropriate measures to mitigate any adverseeffects from identified noise levels.8.2.6 All proposed development within 75 metres <strong>of</strong> a railway right-<strong>of</strong>-way may be requiredto undertake vibration studies, to the satisfaction <strong>of</strong> the <strong>Town</strong> in consultation with theappropriate railway, and shall undertake appropriate measures to mitigate any adverseeffects from vibration that were identified.8.2.7 All proposed development adjacent to railways shall ensure that appropriate safetymeasures such as setbacks, berms and security fencing are provided, to thesatisfaction <strong>of</strong> the <strong>Town</strong> in consultation with the appropriate railway.8.3 TRANSIT8.3.1 The preferred GO Rail Station location is delineated on Schedule C at the Belle AireBeach Road. It was selected by GO Rail in their Environmental Assessment study. Ifthe lands are not required for a GO Station facility as determined by the <strong>Town</strong> subjectto an approved new or amended Environmental Assessment, an alternative location118Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSITmay be illustrated on Schedule C without amendment to this <strong>Plan</strong> provided appropriateland use designations and policies at the alternative location are implemented in anapproved Secondary <strong>Plan</strong>.8.3.2 The Transportation Master <strong>Plan</strong> shall develop a transit network plan for the <strong>Town</strong>,which identifies preferred routes, transit stops and potential frequency. The Transitnetwork shall connect with the proposed GO Rail Station as well as the GO bus routesalong CR 4 and Highway 400.8.3.3. All <strong>Town</strong> Arterial roads and Collector Roads should be designed to accommodate afuture transit network.8.4 PEDESTRIAN AND BICYCLE TRAILS8.4.1 A continuous pedestrian and bicycle trail system linking parks and community facilitiesshall be identified as part <strong>of</strong> a Trails Master <strong>Plan</strong>. The bicycle trail system component<strong>of</strong> the Trails Master <strong>Plan</strong> shall include both on-street and <strong>of</strong>f-street routes.8.4.2 It is the policy <strong>of</strong> Council to include bicycling considerations in new development andredevelopment proposals. Secondary plans, draft plans <strong>of</strong> subdivision and site plansshall implement the Trails Master <strong>Plan</strong> where appropriate.8.4.3 The <strong>Town</strong> shall cooperate with the TransCanada Trail Foundation and other local trailorganizations in exploring options for extending the TransCanada Trail through <strong>Innisfil</strong>.8.5 PARKING8.5.1 Council shall ensure adequate <strong>of</strong>f-street parking and loading facilities are provided. Inthis regard Council shall set out standards for parking and loading in the Zoning Bylawand shall ensure that, in the site plan approval process, adequate parking andloading facilities including safe access to such facilities are provided.8.5.2 Council may acquire, develop and operate parking facilities8.5.3 Where developments cannot provide adequate <strong>of</strong>f-street parking on the site, theprovision <strong>of</strong> parking on an alternate site within reasonable walking distance <strong>of</strong> thedevelopment could be considered provided that:(i) The alternate site is in close proximity to the proposed development;(ii) The developer enters into agreement with the <strong>Town</strong> to ensure continuedavailability <strong>of</strong> the alternative parking site; and(iii) All requirements <strong>of</strong> the Zoning By-law are met.8.5.4 Cash-in-lieu may be accepted where development cannot provide required <strong>of</strong>f-streetparking on the site due to site size constraints. The amount <strong>of</strong> cash-in-lieu shall bebased on the difference between the number <strong>of</strong> spaces required and the number <strong>of</strong>spaces provided on site multiplied by the current space value. The value <strong>of</strong> a parkingspace may be adjusted from time to time to reflect the local economic conditions andshall be established by the municipality based on the land cost and the cost to119Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>TRANSPORTATION AND TRANSITconstruct a space. Cash-in-lieu will be used to assist in providing alternative <strong>of</strong>f-streetparking facilities.8.5.5 In the Core Commercial designation, the <strong>Town</strong> may reduce the parking requirements<strong>of</strong> the zoning by-law where on-street parking is provided.120Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9SECTION NINE: IMPLEMENTATIONIntent:This <strong>Official</strong> <strong>Plan</strong> shall be implemented by means <strong>of</strong> the powers conferred on Councilby the <strong>Plan</strong>ning Act, the Municipal Act and such other statutes as may be applicable.In particular, this <strong>Plan</strong> shall be implemented by zoning by-laws, site plan agreements,plans <strong>of</strong> subdivision, consents, maintenance and occupancy standard by-laws, theconstruction <strong>of</strong> public improvements and capital works programs.9.1 AMENDMENTS TO THE PLAN9.1.1 When submitting an application to amend the <strong>Official</strong> <strong>Plan</strong>, the applicant shall providesupporting documentation to the satisfaction <strong>of</strong> Council which adequately addresses thefollowing:i) community need for the use(s) proposed, except for those applications for theestablishment <strong>of</strong> mineral aggregate operations;ii)iii)iv)the benefit <strong>of</strong> the proposed use(s) to the community including but not limited tosocial and financial;the impact <strong>of</strong> the proposed development and other existing and proposeddevelopments on the natural environment as outlined in Sections 3.1.1 and 4.0;the availability <strong>of</strong> areas already designated for the proposed use;v) the appropriateness <strong>of</strong> the proposed site considering location, size and shape <strong>of</strong>the land;vi)the physical suitability <strong>of</strong> land for the proposed use including:a) the presence <strong>of</strong> natural environmental features as identified in Section 3.1.1and the potential for impact on the features and functions as identifiedthrough an EIS subject to Section 9.10,vii)b) the presence <strong>of</strong> sensitive groundwater recharge or discharge, andc) flooding, hazard or topographic constraints;the adequacy <strong>of</strong> the transportation network to accommodate the proposeddevelopment;viii) the adequacy <strong>of</strong> water and sewage disposal facilities, schools, fire, education,police, and recreation facilities to support the development;ix)the drainage patterns and means <strong>of</strong> providing stormwater quantity storage andquality treatment;x) the compatibility with, and impact on adjacent uses regarding height, location andspacing <strong>of</strong> buildings and the impacts <strong>of</strong> noise, odour and other nuisance effects;121Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONxi) the amount and type <strong>of</strong> commercial space required in the area and analysis <strong>of</strong>how the planned function <strong>of</strong> existing commercial designations particularly CoreCommercial Areas will be protected and enhanced where applicable;xii) compliance with the minimum distance separation formulae where applicable;andxiii) the degree to which the proposal conforms to the County <strong>Official</strong> <strong>Plan</strong>, theProvincial Policy Statement; the Growth <strong>Plan</strong> for the Greater Golden Horseshoeand the Greenbelt <strong>Plan</strong> where applicable.9.1.2 The above supporting documentation may also be required in conjunction with arezoning application on lands designated in the <strong>Plan</strong> for the use or uses proposed.9.2 ZONING BY-LAWS9.2.1 The comprehensive Zoning By-law shall be amended to implement the policies <strong>of</strong> this<strong>Plan</strong>. However, each parcel <strong>of</strong> land shall not necessarily be zoned for its ultimate usebut may be zoned in a non-development or future development zone until it isappropriate for the land to develop.9.2.2 The <strong>Plan</strong> also recognizes that a parcel <strong>of</strong> land, although designated for a particularuse, may not necessarily be zoned for that use due to other policies <strong>of</strong> this plan,infrastructure limitations or other planning matters.9.2.3 The <strong>Town</strong> may attach conditions to the approval <strong>of</strong> a zoning by-law amendment toaddress the matters set out in regulation.9.2.4 The <strong>Town</strong> shall require the owners <strong>of</strong> the lands to which a zoning by-law amendmentapplication was made to enter into an agreement with the <strong>Town</strong> regarding theconditions set out in Section 9.2.3.9.3 STANDARDS FOR MAINTENANCE & OCCUPANCY OF PROPERTY9.3.1 It is the intention <strong>of</strong> the <strong>Town</strong> to maintain a high standard <strong>of</strong> housing and an efficientand pleasant environment for living, working, and shopping. In support <strong>of</strong> this intent,the <strong>Town</strong> may pass a by-law setting out minimum standards <strong>of</strong> property maintenanceand occupancy. When a property is substandard, the <strong>Town</strong> shall cooperate with theowner as far as possible to alleviate the situation. The <strong>Town</strong> is encouraged to updatethe by-law as circumstances warrant.9.4 SITE PLAN CONTROL9.4.1 All lands within the <strong>Town</strong> are identified as a Site <strong>Plan</strong> Control Area with the exception<strong>of</strong> single detached and semi-detached dwelling areas and agricultural buildings andstructures associated with a typical farming operation.122Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.4.2 The overall goals <strong>of</strong> the <strong>Town</strong> in exercising Site <strong>Plan</strong> Control are to:i) enhance visual attractiveness by an appropriate use <strong>of</strong> landscaping, lighting etc;ii) secure road widenings sufficient to achieve the planned right-<strong>of</strong>-way width for the<strong>Town</strong> and County road allowances as indicated on Schedule C;iii) ensure proper grading and secure easements necessary to provide for publicutilities, servicing and site drainage;iv) control the placement and provision <strong>of</strong> required services and facilities such asdriveways, parking, loading facilities, garbage collection and snow storage orremoval;v) ensure that the conceptual design <strong>of</strong> a proposed development is compatible withthe character or the intended character <strong>of</strong> the area;vi) minimize land use incompatibility or conflict between new and existing uses;vii) minimize the impact <strong>of</strong> proposed development on the natural environment;viii) control the character, scale, appearance and design features and sustainabledesign <strong>of</strong> the exterior buildings as per the Urban Design and ArchitecturalControl policies <strong>of</strong> Section 5.0;ix) control the streetscape design within the municipal right-<strong>of</strong> –way includingmatters such as landscaping, paving materials, sidewalk features, streetfurniture, waste and recycling containers, bicycle parking facilities and othersimilar matters as per the Urban Design policies <strong>of</strong> Section 5.0; andx) ensure appropriate access, egress and safe entry design.9.4.3 As provided under Section 41(5) RS0 1990 <strong>of</strong> the <strong>Plan</strong>ning Act, the <strong>Town</strong> may requiredrawings to be submitted for approval showing plan, elevation and cross-section viewsfor any multiple residential dwelling containing three (3) or more dwelling units.9.4.4 Any expansions <strong>of</strong> buildings, subject to site plan control as per Section 9.4.1, involvingan increase in floor area <strong>of</strong> at least 20 per cent shall be subject to the site plan controlprovisions <strong>of</strong> Section 9.4.9.5 HOLDING BY-LAWS9.5.1 Council may, from time to time, place lands in a holding category in implementingZoning By-laws.9.5.2 It is the intent that holding provisions be used to:i) ensure that development occurs in the proper sequence;ii) ensure appropriate provisions for sewer, water, drainage, electrical, road capacityand access; and123Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONiii) encourage good site plan design;iv) ensure appropriate studies have been undertaken within a W.D.A.A as per Section4.6; andv) provide for other conditions as deemed by Council prior to proceeding.9.5.3 The holding zone category will be indicated by using the letter (H) immediately afterthe specific zone symbol. With the resolution <strong>of</strong> the development constraint(s) the (H)can be removed without a further public meeting.9.5.4 Lands with a Holding zone status can only be used for uses existing at the time theHolding zone status is applied until such time as the Holding zone status is removed.9.5.5 Where a holding zone is in effect:i) the owner shall not construct or locate on the lands, a sales pavilion, centre or<strong>of</strong>fice which <strong>of</strong>fers to sell, agrees to sell or otherwise market land by a descriptionbased on an unregistered plan <strong>of</strong> subdivision or plan <strong>of</strong> condominium unless thereis an executed pre-servicing agreement between the <strong>Town</strong> and the owner; andii) the owner may not pre-service the lands for the purpose <strong>of</strong> providing municipalservices to an unregistered plan <strong>of</strong> subdivision or plan <strong>of</strong> condominium unlessthere is an executed pre-servicing agreement between the <strong>Town</strong> and the owner.9.6 TEMPORARY USE BY-LAWS9.6.1 By-laws may be passed by Council to allow the temporary use <strong>of</strong> land for a purposeotherwise prohibited by the Zoning By-law. The duration <strong>of</strong> a Temporary Use By-lawshall not exceed three years with the exception <strong>of</strong> a Temporary Use By-law for agarden suite which shall not exceed 10 years. When enacting a Temporary Use Bylaw,consideration shall be given to:i) compatibility with surrounding uses;ii) environmental impact;iii) adequacy <strong>of</strong> municipal or private services;iv) access and parking;v) traffic impacts; andvi) maintaining the general intent and purpose <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>.9.7 INTERIM CONTROL BY-LAWS9.7.1 By-laws may be passed by Council to control the development <strong>of</strong> land within themunicipality on an interim basis while a study <strong>of</strong> the land is being undertaken by themunicipality.9.7.2 The duration <strong>of</strong> such by-laws shall not exceed 1 year; however, the by-law may beamended to increase the time up to 1 additional year.124Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.8 HEIGHT & DENSITY BONUS PROVISIONS9.8.1 Council may permit an increase in the maximum height or density normally permittedin a residential development under the provisions <strong>of</strong> the Zoning By-law in the UrbanSettlements where the development clearly exceeds the minimum community servicescontribution in the form <strong>of</strong> land or facilities required under the provisions <strong>of</strong> this <strong>Plan</strong> orthe <strong>Plan</strong>ning Act.9.9 SUBDIVISION CONTROL9.9.1 Council shall give consideration to the following when reviewing plans <strong>of</strong> subdivision orconsent:i) an Environmental Impact Study as defined by Section 9.10 <strong>of</strong> this <strong>Plan</strong>, whererequired;ii) conformity with the land use policies <strong>of</strong> this <strong>Plan</strong>;iii) ability <strong>of</strong> the subdivision to be serviced without undue financial burden to thecommunity;iv) ability <strong>of</strong> the subdivision to be supplied or serviced with water and sewagedisposal, storm water drainage, fire protection, roads, utilities, solid-wastecollection and disposal, schools, libraries and parks;v) a subdivision design which reduces the negative impact on surrounding land use,transportation system, natural environment; andvi) other requirements <strong>of</strong> the <strong>Plan</strong>ning Act.9.9.2 The proponent <strong>of</strong> the development shall be required to enter into a subdivisionagreement with the municipality. The municipality shall recommend for approval onlythose development proposals, which conform with the <strong>Plan</strong> policies, which can beadequately serviced, are not deemed premature and are not likely to adversely affectthe economy <strong>of</strong> the <strong>Town</strong>.9.9.3 Draft plan <strong>of</strong> subdivision approval does not in itself constitute a commitment by the<strong>Town</strong> to provide servicing access to the <strong>Town</strong>’s water or wastewater treatment plants.The <strong>Town</strong> shall recommend as a condition <strong>of</strong> draft plan <strong>of</strong> subdivision approval thatplans may proceed to registration provided that there is sufficient residual capacity andcapability to service development, and further that plant capacity may be allocated fornew development on a priority basis at the time <strong>of</strong> payment <strong>of</strong> Development Chargesin accordance with the Act.9.9.4 Council may pass by-laws to exempt part or all <strong>of</strong> a registered plan <strong>of</strong> subdivision frompart lot control.9.9.5 The maximum number <strong>of</strong> lots approved by the municipality on one property throughconsent shall be three. Proposals for new lots in excess <strong>of</strong> three shall be processedby plan <strong>of</strong> subdivision.125Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.10 ENVIRONMENTAL IMPACT STUDY9.10.1 Where required by this <strong>Plan</strong>, an Environmental Impact Study (EIS) shall address thefollowing requirements:i) A description <strong>of</strong> the biophysical features on the subject land including, landform,topography, soils, vegetation, flora, wildlife, fisheries, surface water, groundwaterregime and other relevant features;ii) A description <strong>of</strong> the subject lands in the context <strong>of</strong> the surrounding areaincluding, physical features, existing land use, ecological connections, etc.;iii) Identification <strong>of</strong> the significance <strong>of</strong> natural heritage features at a Provincial andlocal level with reference to standard information sources from the Province(NHIC), the Lake Simcoe and Region Conservation Authority and/ or theNottawasaga Valley Conservation Authority. This will include analysis <strong>of</strong> featuresin the context <strong>of</strong> their role and significance to the Natural Heritage System;iv) A description <strong>of</strong> the proposed development including conceptual servicing, andstormwater management, sediment control plans, and grading;v) Identification <strong>of</strong> the environmental features potentially impacted by development.vi) A review <strong>of</strong> alternative development options and alternative methods <strong>of</strong> mitigatingthe impacts <strong>of</strong> the proposed development;vii) Demonstration <strong>of</strong> conformity with the environmental policies <strong>of</strong> the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>, the Lake Simcoe Region Conservation Authority, theNottawasaga Valley Conservation Authority, the County <strong>of</strong> Simcoe <strong>Official</strong> <strong>Plan</strong>,the Provincial Policy Statement and the Greenbelt <strong>Plan</strong> where applicable;viii) An evaluation <strong>of</strong> the current linkages and/or connectivity between and amongfeatures on and <strong>of</strong>f-site and a determination <strong>of</strong> how these linkages will bemaintained, restored or where possible enhanced;ix) Identification and evaluation <strong>of</strong> small woodlands, meadows and other naturalfeatures, as well as the connections among them that may enhance the featuresand functions <strong>of</strong> the Natural Heritage System. The applicable conservationauthority should be consulted for information that may assist in this evaluation;x) An evaluation <strong>of</strong> post-development impacts on the environmental features andNatural Heritage System and recommendation <strong>of</strong> mitigation and enhancementmeasures to minimize impacts;xi) An Environmental Management <strong>Plan</strong> to demonstrate how the environmentalareas will be protected, enhanced and managed and how impacts will bemitigated during and after construction; andxii) A clear statement <strong>of</strong> net impacts, which cannot be avoided or mitigated, and ademonstration <strong>of</strong> the acceptability <strong>of</strong> the net impacts and whether the cumulativeimpacts constitute a net negative impact as defined in Section 9.20.9.10.2 It is anticipated that an Environmental Impact Study will be required for any <strong>of</strong>ficial planamendment or rezoning involving a change in land use, secondary plans, newsubdivision developments, and development proposals including and abutting126Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONwatercourses, the lake, and lands designated Natural Environmental Area onSchedule B and B1 through B14.9.10.3 If there is existing environmental information or previous environmental studies havebeen undertaken (e.g., as part <strong>of</strong> a watershed study or Secondary <strong>Plan</strong>), the EIS maybe scoped. The extent <strong>of</strong> the scoping and identification <strong>of</strong> issues will be determined bythe <strong>Town</strong> in consultation with the County and the applicable conservation authorityprior to undertaking the study.Appeal #40 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.9.10.4 Council may determine in consultation with the County and the applicable conservationauthority that a complete Environmental Impact Study is not necessary with minorrezoning applications, or minor policy changes to the <strong>Official</strong> <strong>Plan</strong> that do not involve achange in the boundary <strong>of</strong> a Natural Environmental Area designation.9.10.5 The Environmental Impact Study shall be prepared by qualified pr<strong>of</strong>essionals to thesatisfaction <strong>of</strong> the <strong>Town</strong>, and County in consultation with the applicable conservationauthority. To assist in the review, the <strong>Town</strong> may retain a peer review consultant at theexpense <strong>of</strong> the proponent.9.10.6 It is acknowledged that the results <strong>of</strong> the Environmental Impact Study may indicatethat it is not possible to mitigate against negative impacts and that, therefore, nodevelopment shall be permitted.Appeal #41 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.9.10.7 The Environmental Impact Study shall be undertaken according to terms <strong>of</strong> referenceto be prepared by the <strong>Town</strong> in consultation with the County and the applicableconservation authority and provided to the applicantAppeal #42 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.9.11 MONITORING9.11.1 Council, through reports brought forward by <strong>Town</strong> <strong>Plan</strong>ning staff on a regular basis,shall monitor the effectiveness with which the <strong>Official</strong> <strong>Plan</strong> policies are dealing withdevelopment pressures in the <strong>Town</strong> and responding to provincial policies and <strong>Plan</strong>s.9.11.2 At least once every five years the <strong>Official</strong> <strong>Plan</strong> shall be formally reviewed by Counciland modified, where necessary, to ensure that it:i) conforms with the Growth <strong>Plan</strong> for the Greater Golden Horseshoe, the Greenbelt<strong>Plan</strong> and any other applicable provincial plan.ii) has regard to the matters <strong>of</strong> provincial interest;iii) is consistent with the Provincial Policy Statement;iv) conforms to the <strong>Official</strong> <strong>Plan</strong> for the County <strong>of</strong> Simcoe; andv) reflects the needs <strong>of</strong>, and conditions within the <strong>Town</strong>.127Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.11.3 The <strong>Town</strong>, in consultation with the conservation authorities, provincial ministries andother interested groups and organizations will encourage the establishment <strong>of</strong>environmental monitoring programs in order to measure the effectiveness <strong>of</strong> theenvironmental policies within this <strong>Plan</strong>.9.12 SIGN & FENCING BY-LAWS9.12.1 In order to implement a high standard <strong>of</strong> aesthetics and to achieve consistency inseparation between different properties and types <strong>of</strong> land uses, it is the intention <strong>of</strong> the<strong>Town</strong> to pass a sign by-law and fence by-law.9.13 TECHNICAL AMENDMENTS9.13.1 The municipality may reduce the notification period for the public meeting(s) inconnection with technical <strong>Official</strong> <strong>Plan</strong> or Zoning by-law amendments if such will notaffect the provisions and intent <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> or Zoning by-laws previouslyenacted. Notwithstanding any reduction in the requirement for the giving <strong>of</strong> notice fora public meeting, a minimum 14 day separation must lapse between the publicmeeting and the council decision to adopt the amendment. A technical amendmentmay involve the following:a) altering the numbering or arrangement <strong>of</strong> any provision;b) correcting punctuation or altering language to obtain a uniform mode <strong>of</strong>expression;c) correcting clerical, grammatical, dimension or typographical errors; ord) changes in format.9.14 SUBSEQUENT LEGISLATION9.14.1 Where any Act or portion <strong>of</strong> an Act is referred to in this <strong>Official</strong> <strong>Plan</strong>, such referencesshall be interpreted to include any subsequent legislation that may replace or revisethe specified Act.9.15 EXISTING USES9.15.1 Nothing in this <strong>Plan</strong> shall preclude the continuation <strong>of</strong> uses legally established on thedate that the <strong>Plan</strong> was adopted by Council, but the <strong>Town</strong>, in cooperation with theowners shall attempt to reduce the number <strong>of</strong> non-conforming uses wherever possiblein accordance with the policies <strong>of</strong> Section 9.16 <strong>of</strong> this <strong>Plan</strong>.9.16 NON-CONFORMING USES128Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.16.1 Non-conforming uses are legally established existing uses which do not conform to the<strong>Official</strong> <strong>Plan</strong> or Zoning By-law. The long-term intent <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> is to ensure thatall uses eventually conform to the <strong>Plan</strong>.9.16.2 A legally established use which does not conform with the <strong>Plan</strong> may be recognized asa legal non-conforming use in the Zoning By-law, however, when the use ceases tooperate, the provisions and requirements <strong>of</strong> the <strong>Plan</strong> shall apply.9.16.3 Limited expansion to a current use may be permitted, however, prior to approval <strong>of</strong>such expansion the following shall be considered:i) need for the extension <strong>of</strong> the use;ii) the size <strong>of</strong> the extension compared to the existing operation;iii) any increase in noise, vibration, smoke, dust, fumes, odours, lighting;iv) compatibility <strong>of</strong> the use with the surrounding area;v) neighbouring uses will be afforded reasonable protection through landscaping,screening, buffering and setbacks;vi) traffic and parking impacts;vii) adequacy <strong>of</strong> municipal services; andviii) any improvements or benefits to the immediate surroundings or the community atlarge.9.17 COMMUNITY IMPROVEMENT AREAGoals:On an ongoing basis, upgrade the quality and level <strong>of</strong> service to existingdevelopment in the <strong>Town</strong>;Objectives:1. To identify areas that exhibit problems <strong>of</strong> instability, building deterioration,inadequate municipal services and facilities or conflicting land uses.2. To promote long term stability and viability <strong>of</strong> Community Improvement Areas byreducing land use conflicts and upgrading municipal services.Policies:3. To encourage co-ordinated municipal expenditures.4. To utilize funding programs available from senior levels <strong>of</strong> government.5. To stimulate maintenance and renewal <strong>of</strong> private property.6. To enhance the visual quality <strong>of</strong> areas.9.17.1 The <strong>Town</strong> may designate areas within the <strong>Town</strong> as a community improvement projectarea and shall prepare and adopt a community improvement plan for the project area.129Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.17.2 The criteria for designation <strong>of</strong> Community Improvement Areas are as follows:i) a significant portion <strong>of</strong> houses/buildings require maintenance and rehabilitation;ii) municipal services (i.e. sanitary, storm water, sidewalks, curbs, lighting, parking,etc.) are in need <strong>of</strong> repair;iii) deficiency in open space areas or recreation facilities;iv) conflicting land uses;v) deterioration in streetscape, building facades and parking facilities in commercialareas; andvi) septic systems and wells being deficient.9.18 SECONDARY PLANS9.18.1 It is recommended that all new Secondary <strong>Plan</strong>s consider a consistent set <strong>of</strong> mattersand studies. These shall include:i) Hydrogeological studies to address groundwater recharge and dischargematters;ii) An environmental analysis to identify the significance, boundaries and potentialbuffers <strong>of</strong> the natural features that form the Natural Heritage System as perpolicy 2.4.1 and the Natural Environmental Area Designation, as per policy3.1.1.6, and where applicable, refine the boundaries. Terms <strong>of</strong> reference for suchstudy shall be developed by the <strong>Town</strong> in consultation with the County andapplicable Conservation Authority;iii) An analysis to determine how the Natural Heritage System can be implementedthrough the study area;iv) A master drainage plan to identify required stormwater works including howstormwater can traverse through any existing built up areas and how waterquantity and quality controls can be addressed. Such study shall conform to anyapplicable, approved watershed or sub-watershed plan;v) A servicing master plan to identify required water and sanitary works includingservicing options and means to service existing development;vi) A transportation and transit master plan which identifies necessary arterial andcollector road improvements and a future transit network;vii) A commercial needs analysis to identify the amount and type <strong>of</strong> commercialspace required in the Secondary <strong>Plan</strong> area and analysis <strong>of</strong> how existingcommercial designations, particularly Core Commercial Areas, will be protectedand enhanced;viii) An urban design report to identify urban design policies for the secondary planand urban design guidelines to guide future development;ix)A fiscal impact report that demonstrates that the proposed use will have a netpositive impact on the <strong>Town</strong>.130Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONx) A planning assessment report which considers how the relevant Provincial,County and <strong>Town</strong> policies are being implemented in the Secondary <strong>Plan</strong>including policies on compact transit supportive development;xi) An identification and assessment <strong>of</strong> the opportunities for infill development andareas for intensification while minimizing impact upon and protecting thecharacter <strong>of</strong> existing residential neighbourhoods.xii) An indication <strong>of</strong> how the development will be phased with particular considerationfor infrastructure capacity and the means to achieve the employment targets <strong>of</strong>Section 2.3.5;xiii) A community facility needs assessment which assesses the capacity <strong>of</strong> existingfacilities and the need for additional facilities. Opportunities to accommodatehealth care facilities should also be considered; andxiv) An assessment <strong>of</strong> the potential impacts on adjacent agricultural operations andrecommendations on mitigation <strong>of</strong> those potential impacts.9.18.2 Once a Secondary <strong>Plan</strong> is adopted by <strong>Town</strong> Council, the Development Charges bylawshould be revised to address any additional infrastructure requirements that needto be included within the Development Charge.9.18.3 As set out in the policies <strong>of</strong> this <strong>Plan</strong>, it is intended that Secondary <strong>Plan</strong>s be completedfor all Urban Settlements, and Urban Settlement expansions as well as any VillageSettlements that become serviced by both municipal water and sewer services andany large scale resort recreational development.Appeal #43 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.9.19 COMPLETE APPLICATION9.19.1 <strong>Town</strong> Council shall require applicants to consult with the municipality prior tosubmitting an application for an <strong>of</strong>ficial plan amendment, zoning by-law amendment, orsite plan approval, and if given the approval authority, draft plans <strong>of</strong> subdivision anddraft plans <strong>of</strong> condominium. The <strong>Town</strong> shall also encourage applicants requesting aconsent to consult with the municipality prior to submitting an application. The presubmissionconsultation meeting will be held with <strong>Town</strong> staff and any othergovernment agency or public authority that the <strong>Town</strong> determines appropriate.9.19.2 At the pre-submission consultation meeting:a) the list <strong>of</strong> required studies set out in Sections 9.19.5 and 9.19.6 may be scopeddepending on the nature <strong>of</strong> the application. The <strong>Town</strong> in consultation withapplicable agencies may also prepare terms <strong>of</strong> reference for any <strong>of</strong> the requiredstudies, which set out the required study information and analyses; andb) additional studies may be determined necessary for submission with theapplication based on the nature <strong>of</strong> the application.9.19.3 An application for an <strong>of</strong>ficial plan amendment, zoning by-law amendment, consent, orsite plan approval, and if given the approval authority, draft plans <strong>of</strong> subdivision or draft131Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONplans <strong>of</strong> condominium, will not be accepted until the following has been submitted tothe <strong>Town</strong>:a) a complete application form;b) any information or materials prescribed by statute and regulation;c) a record <strong>of</strong> pre-submission consultation;d) the prescribed application fee(s);e) a fees agreement to cover all required peer review costs as per Section 9.19.4 aswell as all <strong>OMB</strong> costs where the municipality is in favour <strong>of</strong> the application;f) all studies set out in Section 9.19.5 for an <strong>of</strong>ficial plan amendment, and zoning bylawamendment, and if given the approval authority, for draft plan <strong>of</strong> subdivisionand draft plan <strong>of</strong> condominium applications; andg) all studies set out in Section 9.19.6 for a consent.9.19.4 All <strong>of</strong> the matters set out in Section 9.19.3 must be completed to the satisfaction <strong>of</strong> the<strong>Town</strong> prior to the <strong>Town</strong> accepting the application as complete. The <strong>Town</strong> may requirea peer review by a qualified consultant <strong>of</strong> any <strong>of</strong> the studies required in Section 9.19.5or 9.19.6. The <strong>Town</strong> will retain the peer reviewer at the applicant’s expense through afees agreement as per Section 9.19.3 e).9.19.5 <strong>Town</strong> Council shall require the following materials and studies to be submitted at thetime <strong>of</strong> application for an <strong>of</strong>ficial plan amendment, and zoning by-law amendment, andif given approval authority, at the time <strong>of</strong> application for draft plan <strong>of</strong> subdivision, anddraft plan <strong>of</strong> condominium approval:a) a planning rationale report which evaluates the proposal against the relevant goals,objectives, policies and general purpose and intent <strong>of</strong> this <strong>Plan</strong>, the County <strong>Official</strong><strong>Plan</strong>, the Provincial Policy Statement, the Growth <strong>Plan</strong> for the Greater GoldenHorseshoe, and the Greenbelt <strong>Plan</strong> where applicable as well as relevant items inSection 9.1;b) an environmental impact study as per Section 9.10;c) a traffic impact study;d) a shadow study;e) a wind study;f) a cultural heritage resource study;g) an archaeological assessment;h) a municipal water and wastewater servicing study;i) a master drainage plan;j) a functional servicing study and stormwater management study;k) a natural hazard study as per Section 3.7.5;l) a hydrogeology and water budget study;m) a hydrology study;n) surface water quality analysis as per Section 4.7.1;o) a settlement capability study;p) an agricultural assessment including a Minimum Distance Separation (MDS)analysis;q) a Phase 1 and Phase II environmental site assessment and Record <strong>of</strong> SiteCondition as applicable;r) a noise study;s) a vibration study;t) an illumination study;u) a dust and/or odour study;132Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONv) a retail impact study;w) a wellhead protection– risk assessment study as per Section 4.2.2;x) a golf ball spray analysis;y) a geotechnical study including slope stability as per Section 3.7.9;z) a marina impact study as per Section 3.4.5.3;aa) a methane gas migration study as per Section 4.6.2;bb) an urban design study;cc) an extractive industrial site development plan and rehabilitation plan as per Section3.8.3;dd) a community facility analysis; andee) a community needs analysis as per Section 9.1.Appeal #44 only ins<strong>of</strong>ar as it relates to the lands located at the southeast corner <strong>of</strong> the25 th Sideroad and Mapleview Drive.9.19.6 <strong>Town</strong> Council shall require the following materials and studies to be submitted at thetime <strong>of</strong> application for a consent:a) an environmental impact study as per Section 9.10;b) a traffic impact study;c) an archaeological assessment;d) a drainage and stormwater management study;e) a natural hazard study as per Section 3.7.5;f) surface water quality analysis as per Section 4.7.1;g) an agricultural assessment including an Minimum Distance Separation (MDS)analysis;h) a site suitability study;i) a Phase 1 and Phase II environmental site assessment and Record <strong>of</strong> SiteCondition as applicable; andj) a wellhead protection– risk assessment study as per Section 4.2.2.9.20 DEFINITIONS9. 20.1 Access standards: means methods or procedures to ensure safe vehicular andpedestrian movement, and access for the maintenance and repair <strong>of</strong> protection works,during times <strong>of</strong> flooding hazards, erosion hazards and/or other water-related hazards.9.20.2 Accessory dwelling unit: means a second dwelling unit contained wholly within anexisting detached, and semi-detached dwelling.9.20.3 Agricultural uses: means the growing <strong>of</strong> crops, including nursery and horticulturalcrops; raising <strong>of</strong> livestock; raising <strong>of</strong> other animals for food, fur or fibre, includingpoultry and fish; aquaculture; apiaries; agro-forestry; maple syrup production; andassociated on-farm buildings and structures, including accommodation for full-timefarm labour when the size and nature <strong>of</strong> the operation requires additional employment.9.20.4 Agriculture-related uses: means those farm-related commercial and farm-relatedindustrial uses that are small scale and directly related to the farm operation and arerequired in close proximity to the farm operation.133Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9. 20.5 Archaeological resources: includes artifacts, archaeological sites and marinearchaeological sites. The identification and evaluation <strong>of</strong> such resources are basedupon archaeological fieldwork undertaken in accordance with the Ontario Heritage Act.9.20.6 Areas <strong>of</strong> natural and scientific interest (ANSI): means areas <strong>of</strong> land and watercontaining natural landscapes or features that have been identified as having lifescience or earth science values related to protection, scientific study or education.9.20.7 Bed and Breakfast: means the use <strong>of</strong> a single family dwelling for the rental <strong>of</strong> notmore than 3 rooms to the travelling public for overnight accommodation on atemporary basis.9.20.8 Built Boundary: means the limits <strong>of</strong> the developed urban area as defined by theMinister <strong>of</strong> Public Infrastructure Renewal and consists <strong>of</strong> delineated and undelineatedbuilt-up areas.9. 20.9 Built heritage resources: means one or more significant buildings, structures,monuments, installations or remains associated with architectural, cultural, social,political, economic or military history and identified as being important to a community.These resources may be identified through designation or heritage conservationeasement under the Ontario Heritage Act, or listed by local, provincial or federaljurisdictions.9. 20.10 Built-up Area: means all land within the built boundary.9. 20.11 Conserved: means the identification, protection, use and/or management <strong>of</strong> culturalheritage and archaeological resources in such a way that their heritage values,attributes and integrity are retained. This may be addressed through a conservationplan or heritage impact assessment.9.20.12 COSEWIC or COSSARO, Threatened, Endangered, Vulnerable or <strong>of</strong> SpecialConcern: means the definitions used by COSEWIC (Committee on the Status <strong>of</strong>Endangered Wildlife in Canada) and COSSARO (Committee on the Status <strong>of</strong> Species atRisk in Ontario) to designate species are very similar. The COSEWIC definitions are:Endangered. A species facing imminent extirpation or extinction.Threatened. A species likely to become endangered if limiting factors are not reversed.Special Concern. A species that is particularly sensitive to human activities or naturalevents but is not an endangered or threatened species.The COSSARO definitions are:Endangered. Any native species that, on the basis <strong>of</strong> the best available scientificevidence, is at risk <strong>of</strong> extinction or extirpation throughout all or a significant portion <strong>of</strong> itsOntario range if the limiting factors are not reversed.134Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONThreatened. Any native species that, on the basis <strong>of</strong> the best available scientificevidence, is at risk <strong>of</strong> becoming endangered throughout all or a significant portion <strong>of</strong> itsOntario range if the limiting factors are not reversed.Vulnerable. Any native species that, on the basis <strong>of</strong> the best available scientificevidence, is a species <strong>of</strong> special concern in Ontario, but is not a threatened orendangered species.9. 20.13 Cultural heritage landscape: means a defined geographical area <strong>of</strong> heritagesignificance, which has been modified by human activities and is valued by acommunity. It involves a grouping(s) <strong>of</strong> individual heritage features such as structures,spaces, archaeological sites and natural elements, which together form a significanttype <strong>of</strong> heritage form, distinctive from that <strong>of</strong> its constituent elements or parts.Examples may include, but are not limited to, heritage conservation districtsdesignated under the Ontario Heritage Act; and villages, parks, gardens, battlefields,mainstreets and neighbourhoods, cemeteries, trailways and industrial complexes <strong>of</strong>cultural heritage value.9.20.14 Designated greenfield area: means the area within a settlement area that is not builtup area.9. 20.15 Development: means the creation <strong>of</strong> a new lot, a change in land use, or theconstruction <strong>of</strong> buildings and structures, requiring approval under the <strong>Plan</strong>ning Act, butdoes not include:a) activities that create or maintain infrastructure authorized under an environmentalassessment process; orb) works subject to the Drainage Act.9.20.16 Domestic sewage: means sewage originating from human body waste, toilet waste,waste from showers and tubs, liquid and waterborne kitchen and sink waste andlaundry waste. The sewage may originate from <strong>of</strong>fices, factories, institutions or otherplaces <strong>of</strong> employment and restaurants. Domestic sewage shall not include plant orchemical effluent <strong>of</strong> any type used in a manufacturing process. Food wasteassociated with the manufacturing or processing <strong>of</strong> food other than for sale inrestaurants (such as slaughter houses, canning plants, meat packing plants and thelike) shall not be included in the definition <strong>of</strong> domestic sewage.9.20.17 Employment Area: means areas designated in an <strong>of</strong>ficial plan for clusters <strong>of</strong> businessand economic activities including, but not limited to, manufacturing, warehousing,<strong>of</strong>fices, and associated retail and ancillary facilities.9.20.18 Fish Habitat: as defined in the Fisheries Act, c. F-14, means spawning grounds andnursery, rearing, food supply, and migration areas on which fish depend directly orindirectly in order to carry out their life processes.9. 20.19 Flood fringe: for river, stream and small inland lake systems, means the outer portion<strong>of</strong> the flood plain between the floodway and the flooding hazard limit. Depths andvelocities <strong>of</strong> flooding are generally less severe in the flood fringe than thoseexperienced in the floodway.135Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9. 20.20 Flooding hazard: means the inundation, under the conditions specified below, <strong>of</strong>areas adjacent to a shoreline or a river or stream system and not ordinarily covered bywater:a) Along the shorelines <strong>of</strong> the Great Lakes - St. Lawrence River System and largeinland lakes, the flooding hazard limit is based on the one hundred year flood levelplus an allowance for wave uprush and other water-related hazards;b) Along river, stream and small inland lake systems, the flooding hazard limit is thegreater <strong>of</strong>:1. the flood resulting from the rainfall actually experienced during a major stormsuch as the Hurricane Hazel storm (1954) or the Timmins storm (1961),transposed over a specific watershed and combined with the local conditions,where evidence suggests that the storm event could have potentially occurredover watersheds in the general area;2. the one hundred year flood; and3. a flood which is greater than 1 or 2, and which was actually experienced in aparticular watershed or portion there<strong>of</strong> as a result <strong>of</strong> ice jams and which hasbeen approved as the standard for that specific area by the Minister <strong>of</strong> NaturalResources; except where the use <strong>of</strong> the one hundred year flood or the actuallyexperienced event has been approved by the Minister <strong>of</strong> Natural Resourcesas the standard for a specific watershed (where the past history <strong>of</strong> floodingsupports the lowering <strong>of</strong> the standard).9.20.21 Floodpro<strong>of</strong>ing standard: means the combination <strong>of</strong> measures incorporated into thebasic design and/or construction <strong>of</strong> buildings, structures, or properties to reduce oreliminate flooding hazards, wave uprush and other water-related hazards along theshorelines <strong>of</strong> the Great Lakes - St. Lawrence River System and large inland lakes, andflooding hazards along river, stream and small inland lake systems.9.20.22 Floodway: for river, stream and small inland lake systems, means the portion <strong>of</strong> theflood plain where development and site alteration would cause a danger to publichealth and safety or property damage. Where the one zone concept is applied, thefloodway is the entire contiguous flood plain. Where the two zone concept is applied,the floodway is the contiguous inner portion <strong>of</strong> the flood plain, representing that arearequired for the safe passage <strong>of</strong> flood flow and/or that area where flood depths and/orvelocities are considered to be such that they pose a potential threat to life and/orproperty damage. Where the two zone concept applies, the outer portion <strong>of</strong> the floodplain is called the flood fringe.9.20.23 G1, G2, G3, S1, S2, or S3 plant or animal species, or community: the NaturalHeritage Information Centre (MNR) assigns a rarity ranking <strong>of</strong> 1 to 5 to species <strong>of</strong>plants, animals and communities in Ontario. Provincial status (e.g. provincially rarespecies) are known as "S-ranks", and global rankings as "G-ranks". For the purpose <strong>of</strong>this document, rankings <strong>of</strong> 1, 2 or 3 are considered rare.G1: Extremely rare; usually 5 or fewer occurrences in the overall range or very fewremaining individuals; or because <strong>of</strong> some factor(s) making it especially vulnerable toextinction.136Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONG2: Very rare; usually between 5 and 20 occurrences in the overall range or with manyindividuals in fewer occurrences; or because <strong>of</strong> some factor(s) making it vulnerable toextinction.G3: Rare to uncommon; usually between 20 and 100 occurrences; may have feweroccurrences, but with a large number <strong>of</strong> individuals in some populations; may besusceptible to large-scale disturbances.S1: Extremely rare in Ontario; usually 5 or fewer occurrences in the province or veryfew remaining individuals; <strong>of</strong>ten especially vulnerable to extirpation.S2: Very rare in Ontario; usually between 5 and 20 occurrences in the province or withmany individuals in fewer occurrences; <strong>of</strong>ten susceptible to extirpation.S3: Rare to uncommon in Ontario; usually between 20 and 100 occurrences in theprovince; may have fewer occurrences, but with a large number <strong>of</strong> individuals in somepopulations; may be susceptible to large-scale disturbances. Most species with an S3rank are assigned to the watch list, unless they have a relatively high global rank.9.20.24 Garden suite: means a one-unit detached residential structure containing bathroomand kitchen facilities that is ancillary to an existing residential structure and that isdesigned to be portable.9.20.25 Ground water feature: refers to water-related features in the earth’s subsurface,including recharge/discharge areas, water tables, aquifers and unsaturated zones thatcan be defined by surface and subsurface hydrogeologic investigations.9.20.26 Group Home: means a supervised single housekeeping unit in a residential dwellingfor the accommodation <strong>of</strong> not more than 6 persons, exclusive <strong>of</strong> staff, who by reason<strong>of</strong> their emotional, mental, social or physical condition or legal status require a groupliving arrangement for their well-being and;i) the members <strong>of</strong> the group are referred by a hospital, court, government agency,recognized social service agency or health pr<strong>of</strong>essional; andii)such facility is licensed and/or approved under provincial statues and incompliance with municipal by-laws.9.20.27 Hazardous site: means property or lands that could be unsafe for development andsite alteration due to naturally occurring hazards. These may include unstable soils(sensitive marine clays [leda], organic soils) or unstable bedrock (karst topography).9. 20.28 Heritage attributes: means the principal features, characteristics, context andappearance that contribute to the cultural heritage significance <strong>of</strong> a protected heritageproperty.9.20.29 Home industry: means a craft, trade, guild or service, excluding an automobile bodyshop, conducted entirely within an accessory building on the lot as a clearly incidentalor secondary use to the residential use or farm use <strong>of</strong> the property and provided the137Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONproprietor carrying out the craft, trade guild or service resides within a dwelling unitlocated on the same lot.9.20.30 Home occupation: means an occupation for gain or support conducted entirely withina dwelling unit as a clearly incidental or secondary use to the residential use andprovided the proprietor carrying out the occupation resides within the dwelling unit.9.20.31 Hydrologic functions: means the functions <strong>of</strong> the hydrological cycle that include theoccurrence, circulation, distribution and chemical and physical properties <strong>of</strong> water onthe surface <strong>of</strong> the land, in the soil and underlying rocks, and in the atmosphere, andwater’s interaction with the environment including its relation to living things.9.20.32 Infrastructure: means physical structures (facilities and corridors) that form thefoundation for development. Infrastructure includes: sewage and water systems,septage treatment systems, waste management systems, electric power generationand transmission, communications/telecommunications, transit and transportationcorridors and facilities, oil and gas pipelines and associated facilities.9.20.33 Intensification: means the development <strong>of</strong> a property, site or area at a higher densitythan currently exists through:a) redevelopment, including the reuse <strong>of</strong> brownfield sites;b) the redevelopment <strong>of</strong> vacant and/or underutilized lots within previously developedareas:c) infill development; ord) the expansion or conversion <strong>of</strong> existing buildings.9. 20.34 Linkages: means areas that link natural heritage features as to allow the movement(e.g., dispersal, migration or daily movement) <strong>of</strong> plants and wildlife among them. Theycan occur across or along uplands, lowlands or slopes. It is critical that suchconnections provide all the conditions necessary to allow them to function as linkages.For example, this may include providing interior forest conditions for species thatrequire this habitat for movement, or it may include breeding or reproductive habitat forslow-moving species that require more than one generation to successfully move fromone natural feature to another.9.20.35 Natural Self-sustaining vegetation: means vegetation dominated by native plantspecies that can grow and persist without direct human management, protection, ortending.9.20.36 Negative impacts: meansa) degradation to the quality and quantity <strong>of</strong> water, sensitive surface water andgroundwater features, and their related hydrologic functions, due top single, multipleor successive development or site alteration activities;b) in regard to fish habitat, the harmful alteration, disruption or destruction <strong>of</strong> fish habitat,except where, in conjunction with the appropriate authorities, it has been authorizedunder the Fisheries Act, using the guiding principle <strong>of</strong> no net loss <strong>of</strong> productivecapacity; andc) in regard to other natural heritage features and areas, degradation that threatens thehealth and integrity <strong>of</strong> the natural features or ecological functions for which an area is138Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONidentified due to single, multiple or successive development or site alterationactivities.9.20.37 Net Residential Hectare: means the area <strong>of</strong> land measured in hectares utilized forresidential dwelling units including only the lot area and the local and collectorresidential streets as well as lanes and private streets.9.20.38 Other wetlands: means all wetlands that have been evaluated using the OntarioWetland Evaluation System (OMNR 1993, with updates in 1994 and 2002 as nonprovincially significant), and wetlands identified using the provincial Ecological LandClassification (ELC) (Lee et al. 1998).9.20.39 Prime Agricultural Areas: means areas where prime agricultural lands predominate.This includes: areas <strong>of</strong> prime agricultural lands and associated Canada Land InventoryClass 4-7 soils; and additional areas where there is a local concentration <strong>of</strong> farmswhich exhibit characteristics <strong>of</strong> ongoing agriculture. Prime agricultural areas may beidentified by the Ontario Ministry <strong>of</strong> Agriculture and Food using evaluation proceduresestablished by the Province as amended from time to time, or may also be identifiedthrough an alternative agricultural land evaluation system approved by the Province.9.20.40 Private Park: means a park used by a group or association for recreational purposesbut does not include a campground;9.20.41 Protected heritage property: means real property designated under Parts IV, V or VI<strong>of</strong> the Ontario Heritage Act; heritage conservation easement property under Parts II orIV <strong>of</strong> the Ontario Heritage Act; and property that is the subject <strong>of</strong> a covenant oragreement between the owner <strong>of</strong> a property and a conservation body or level <strong>of</strong>government, registered on title and executed with the primary purpose <strong>of</strong> preserving,conserving and maintaining a cultural heritage feature or resource, or preventing itsdestruction, demolition or loss.9.20.42 Protection works standards: means the combination <strong>of</strong> non-structural or structuralworks and allowances for slope stability and flooding/erosion to reduce the damagecaused by flooding hazards, erosion hazards and other water-related hazards, and toallow access for their maintenance and repair.9.20.43 Provincially Significant Wetland: means a wetland identified as provinciallysignificant by the Ontario Ministry <strong>of</strong> Natural Resources using evaluation proceduresestablished by the Province, as amended from time to time.9.20.44 Rural areas: means lands in the rural area which are located outside settlement areasand which are outside prime agricultural areas.9.20.45 Secondary uses: means uses secondary to the principal use <strong>of</strong> the property,including but not limited to, home occupations, home industries, and uses that producevalue-added agricultural products from the farm operation on the property.9. 20.46 Sensitive surface water and groundwater features: means areas that areparticularly susceptible to impacts from activities or events including, but not limited to,water withdrawals, and additions <strong>of</strong> pollutants.139Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATION9.20.47 Site alteration: means activities, such as grading, excavation and the placement <strong>of</strong> fillthat would change the landform and natural vegetative characteristics <strong>of</strong> a site.9. 20.48 Significant Cultural Heritage and Archaeology Resources means resources thatare valued for the important contribution they make to our understanding <strong>of</strong> the history<strong>of</strong> a place, an event, or a people. Criteria for determining significance for theresources identified in sections (c)-(g) are recommended by the Province, butmunicipal approaches that achieve or exceed the same objective may also be used.While some significant resources may already be identified and inventoried by <strong>of</strong>ficialsources, the significance <strong>of</strong> others can only be determined after evaluation.9. 20.49 Specialty Crop Areas: means areas designated using evaluation proceduresestablished by the province, as amended from time to time, where specialty cropssuch as tender fruits (peaches, cherries, plums), grapes, other fruit crops, vegetablecrops, greenhouse crops, and crops from agriculturally developed organic soil landsare predominantly grown, usually resulting from:a) soils that have suitability to produce specialty crops, or lands that are subject tospecial climatic conditions, or a combination <strong>of</strong> both; and/orb) a combination <strong>of</strong> farmers skilled in the production <strong>of</strong> specialty crops, and <strong>of</strong> capitalinvestment in related facilities and services to produce, store, or process specialtycrops.9.20.50 Strip Development: means lots along arterial, collector and local roads in theCountryside, which are not part <strong>of</strong> an internal local road system designed specificallyto provide groups <strong>of</strong> residential, commercial, industrial, or similar lots with access; andwhere lots are arranged in linear configurations <strong>of</strong> more than three non-farm lots within200 metres <strong>of</strong> the proposed lot line as measured along the frontage <strong>of</strong> one side <strong>of</strong> theroad.9.20.51 Surface water feature: refers to water-related features on the earth’s surface,including headwaters, rivers, stream channels, inland lakes, seepage areas,recharge/discharge areas, springs, wetlands, and associated riparian lands that can bedefined by their soil moisture, soil type, vegetation or topographic characteristics. It isnot intended to include small surface water features such as farm ponds or stormwatermanagement ponds, which would have limited ecological function9.20.52 Valleylands: means a natural area that occurs in a valley or other landformdepression that has water flowing through or standing for some period <strong>of</strong> the year.9.20.53 Vulnerable surface or groundwater: means surface and groundwater that can beeasily changed or impacted by activities or events, either by virtue <strong>of</strong> their vicinity tosuch activities or events or by permissive pathways between such activities and thesurface and/or groundwater.9.20.54 Watercourse: means a body <strong>of</strong> water flowing in a reasonably definite channel withbed and banks.9.20.55 Wildlife habitat: means areas where plants, animals and other organisms live, andfind adequate amounts <strong>of</strong> food, water, shelter and space needed to sustain their140Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>IMPLEMENTATIONpopulations. Specific wildlife habitats <strong>of</strong> concern may include areas where speciesconcentrate at a vulnerable point in their annual or life cycle; and areas which areimportant to migratory or non-migratory species.9.20.56 Woodland: for the purpose <strong>of</strong> identifying woodlands, including studies to determinesignificant woodlands, the following definition taken from the Forestry Act should beused: "woodlands" means land with at least:(a) 1,000 trees, <strong>of</strong> any size, per hectare,(b) 750 trees, measuring over five centimetres in diameter, per hectare,(c) 500 trees, measuring over 12 centimetres in diameter, per hectare, or(d) 250 trees, measuring over 20 centimetres in diameter, per hectare, but does notinclude a cultivated fruit or nut orchard or a plantation established for the purpose<strong>of</strong> producing Christmas trees. For the purpose <strong>of</strong> the definition <strong>of</strong> "woodlands", allmeasurements <strong>of</strong> the trees are to be taken at 1.37 metres from the ground.141Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10 SECTION TEN: ALCONA URBANSETTLEMENTIntent:The Alcona Urban Settlement has two separate policy documents that guide developmentin the Urban Settlement. These are the policies for the older urban area that isreferred to herein as Alcona Central (contained in Section 10.1), and the policies forthe newer areas in the approved Alcona Secondary <strong>Plan</strong> (contained in Section 10.2).10.1 ALCONA CENTRAL POLICIES10.1.1 General Development Policies10.1.1.1 Core and Highway commercial designations are located in the area along <strong>Innisfil</strong>Beach Road. Major community facilities and other community serving uses shall belocated in the Core Commercial Area being developed as the community’s downtown.10.1.1.2 New development shall be serviced by the central sewer system and a central watersupply.10.1.1.3 Infilling in the residential area as designated on Schedule B1 shall require the approval<strong>of</strong> the Lake Simcoe Region Conservation Authority and any other relevant agencies,where such development is proposed within a Hazard Land area as shown onAppendix B1 or within the Development, Interference with Wetlands & Alteration toShorelines & Watercourse Regulation Area (Ontario Regulation 179/06) as shown inAppendix. Development in such areas shall conform to the policies for the applicableland use designation as shown on Schedule B1. In the Hazard Land areas, approvalsare at the discretion <strong>of</strong> the Lake Simcoe Region Conservation Authority.10.1.1.4 It shall be the policy <strong>of</strong> the <strong>Town</strong> to ensure wherever possible that the landscapeamenities are preserved and enhanced. This shall be a major factor in the approval <strong>of</strong>all new development. In this regard, it shall be a policy <strong>of</strong> this plan to encourageconsolidation and clustering <strong>of</strong> development particularly in residential areas and inareas having a significant natural environment.10.1.1.5 This <strong>Plan</strong> shall encourage the linking <strong>of</strong> open spaces and recreational areas withinindividual developments to achieve, wherever possible, a system <strong>of</strong> continuous openspace areas throughout the community.10.1.1.6 This <strong>Plan</strong> shall encourage the development <strong>of</strong> a rational transportation system withproper road linkages between individual developments, protection <strong>of</strong> Arterial andCollector Roads, and separation <strong>of</strong> pedestrian and vehicular traffic wherever possible.142Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10.1.1.7 As shown on Schedule B1, the entirety <strong>of</strong> Alcona Central is located within the AlconaBuilt Boundary. As such, all new residential development within this area shallcontributed to meeting the intensification target.10.1.2 Residential Community10.1.2.1 The predominant use <strong>of</strong> land in the areas designated "Residential Low Density 1" onSchedule B1 shall be permanent residential dwellings and uses accessory theretosuch as a private garage or storage shed. Uses which serve the residentialdevelopment shall also be permitted including schools, churches, local convenienceorientedcommercial uses, parks and open space, recreational facilities, and publicuses. Home occupations and daycare facilities shall be permitted.10.1.2.2 Among the uses permitted are single and semi-detached dwellings, group homes,local convenience-oriented commercial uses, recreational uses, public uses and homeoccupations. In addition to the following policies, the relevant policies <strong>of</strong> Section 3.3shall apply with regard to such uses. The policies <strong>of</strong> this <strong>Plan</strong> regarding existing nonconforminguses shall also apply in this area.10.1.2.3 New home occupation uses and daycare facilities will be permitted subject to theprovisions <strong>of</strong> the zoning by-law with regard to such matters as <strong>of</strong>f-street parking andmaximum floor area.10.1.2.4 New lots may be created by severance on an infilling basis except for lots with privateseptic systems. Lot sizes and permitted uses will be controlled by the implementingzoning by-law.10.1.2.5 In cases where an existing residential unit is located on one half <strong>of</strong> an existing lot suchthat the lot can be subdivided to meet the minimum area requirements <strong>of</strong> the zoningby-law, any variance being no greater than 10% and the frontage is consistentgenerally with other lot frontages on the same street, then a severance may beconsidered.10.1.2.6 Where there are areas <strong>of</strong> specific environmental constraints, such as those landswithin the Development, Interference with Wetlands & Alteration to Shorelines &Watercourse Regulation Area (Ontario Regulation 179/06) as shown in Appendix 3,then the approval <strong>of</strong> the Lake Simcoe Region Conservation Authority will be requiredin order for development to proceed.10.1.2.7 Group homes shall be permitted in any area included in a residential zone in theimplementing zoning by-law.10.1.2.8 The implementing zoning by-law shall include a minimum separation distancebetween group homes <strong>of</strong> 300 metres. The by-law may also contain provisions withregard to such matters as <strong>of</strong>f-street parking, minimum lot size and other relateditems.10.1.2.9 The net density for areas designated "Residential Low Density 1" on Schedule B1shall not exceed 12.5 units per hectare.143Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10.1.2.10 Notwithstanding, Policy 10.1.2.13, medium density housing including streettownhouses and apartment buildings up to 4 storeys may be permitted at amaximum permitted net density <strong>of</strong> 40 uph, subject to the provisions <strong>of</strong> Policy10.1.2.18.10.1.2.11 Commercial and service uses may be permitted provided they are placed in aseparate zone in the zoning by-law and provided further that they comply with thefollowing policies:i) such uses shall be <strong>of</strong> a convenience nature to serve the day to day needs <strong>of</strong> thesurrounding residential areas;ii) such uses shall be located on Collector Roads or on a site which will notgenerate large volumes <strong>of</strong> traffic on local streets;iii) such uses shall be adequately buffered from adjacent residential uses,particularly low density residential uses;iv) such uses shall be compatible with the residential area in terms <strong>of</strong> such mattersas the design <strong>of</strong> any buildings or structures, the design and location <strong>of</strong> any signs,and the treatment <strong>of</strong> parking and yard areas;v) such uses shall, wherever possible, be grouped to provide a commercial area toserve a residential neighbourhood.10.1.2.12 Such commercial and service uses shall be subject to zoning regulations coveringsuch matters as lot coverage, lot size and <strong>of</strong>f-street parking.10.1.2.13 Multiple residential uses involving more than four dwelling units on any property maybe permitted provided they are placed in a separate zone in the zoning by-law andprovided further that they comply with the following policies:i) the density policies <strong>of</strong> this section;ii) such uses are located on Collector Roads or on a site which will not generate largevolumes <strong>of</strong> traffic on local streets;iii) such uses shall be located, wherever possible, adjacent to commercial or othernon-residential development or designations;iv) such uses can be made compatible with adjacent low density residentialdevelopment in terms <strong>of</strong> building and site design including areas for buffering andlandscaping;v) wherever possible such uses shall be grouped with a gradual lowering <strong>of</strong> densityoutward to any adjacent low density areas; andvi) such uses shall be located where municipal services, schools, parks and othersimilar facilities are capable <strong>of</strong> accommodating the development.10.1.2.14 The municipality shall encourage good quality and design in residentialdevelopments with a significant open space orientation being utilized whereverpossible. As many lots as possible shall have direct access to public open space.10.1.2.15 Parkland will be acquired and developed in accordance with the policies <strong>of</strong> Section3.10 <strong>of</strong> this <strong>Plan</strong>.144Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10.1.3 Core Commercial Area10.1.3.1 The area designated Core Commercial Area on Schedule B1 is intended as thecommunity’s major downtown commercial area. This area, combined with theCommunity Services Area shall be the community’s principal commercial, service andadministrative center. A wide range <strong>of</strong> commercial, service, <strong>of</strong>fice, and institutionalfacilities shall be provided within the area covered by these designations.10.1.3.2 Within the area designated Core Commercial Area on Schedule B1 all forms <strong>of</strong>commercial, service, <strong>of</strong>fice, accommodation, entertainment, and commercialrecreational uses will be permitted. In general, highway commercial uses andcommercial uses requiring large land areas in relation to their building area, such as alumber yard or a drive-in restaurant, shall be encouraged to locate in more appropriatecommercially designated areas. No open storage shall be permitted.10.1.3.3 Residential uses shall be permitted as apartments on the floors <strong>of</strong> a commercialbuilding above the main floor commercial use.10.1.3.4 The implementing zoning by-law shall contain provisions regarding such residentialuses addressing such matters as <strong>of</strong>f-street parking, minimum dwelling unit floor area,access separate from the commercial use, adequate storage facilities, and propernoise separation between the commercial and residential portions <strong>of</strong> buildings.10.1.3.5 It is intended that this area be developed or redeveloped as a unified, attractive,relatively compact, and readily accessible downtown area.10.1.3.6 Comprehensive development and redevelopment projects shall be encouraged in thisarea rather than single lot development, particularly where such single lot developmentinvolves the creation <strong>of</strong> a commercial use within a residential area. Land assemblyand the creation <strong>of</strong> multiple lot unified developments is the preferred method <strong>of</strong>development.10.1.3.7 A general design concept and a set <strong>of</strong> design guidelines shall be prepared to assist inthe evaluation <strong>of</strong> development proposals, ensuring design compatibility betweenindividual developments and implementing a uniform design theme for the entiredowntown or Core Commercial Area.10.1.3.8 The following matters shall be incorporated into such a design concept and guidelines:i) there should be sidewalks on both sides <strong>of</strong> the street.ii) combined and coordinated areas <strong>of</strong> <strong>of</strong>f-street parking shall be provided along the<strong>Innisfil</strong> Beach Road with adequate but limited access being provided from the<strong>Innisfil</strong> Beach Road and from other streets in the area. These parking areas shallbe attractively developed with attractive lighting fixtures and landscaping.iii) stores and businesses shall generally front directly onto a sidewalk. Thereshould be only minor variations in the setback <strong>of</strong> buildings.iv) truck access routes and loading areas shall be provided at the rear <strong>of</strong> thebuildings with limited access from the <strong>Innisfil</strong> Beach Road and from other streets145Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTin the area. Abutting residential areas shall be suitably screened from theseareas and the rear portions <strong>of</strong> the non-residential buildings.v) general guidelines shall be created for all forms <strong>of</strong> signage throughout the area toensure that signs complement the downtown’s general appearance.vi) design standards shall attempt to provide for general uniformity and compatibilityin the massing, height and major features <strong>of</strong> new buildings in the area.vii) the area should be developed with a view to maximizing its attractiveness andconvenience to pedestrians.viii) adequate buffering shall be provided in the transitional areas where thecommercial areas abut residentially zoned areas.ix) all design elements in both public and private development should be evaluatedin terms <strong>of</strong> their contribution to the area’s attractiveness and their compatibilitywith the overall streetscape.10.1.3.9 The commercial and other buildings along the <strong>Innisfil</strong> Beach Road shall bedeveloped in a relatively continuous form, but limited vehicular access routes to rearloading areas may be provided.10.1.3.10 The municipality may consider the establishment <strong>of</strong> a Business Improvement Area topromote the downtown area and to assist in the implementation <strong>of</strong> a downtownimprovement program.10.1.3.11 The municipality may pursue provincial programs for the improvement <strong>of</strong> commercialareas.10.1.3.12 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.10.1.3.13 Adequate <strong>of</strong>f-street parking shall be provided. Where appropriate, the policies <strong>of</strong>Section 8.5 <strong>of</strong> this <strong>Plan</strong> and the provisions <strong>of</strong> the <strong>Plan</strong>ning Act may be utilized withregard to the payment <strong>of</strong> cash in lieu <strong>of</strong> parking.10.1.3.14 Development on lands designated "Core Commercial", which are within the HazardLand area as generally delineated on Schedule B1 or the within the Development,Interference with Wetlands & Alteration to Shorelines & Watercourse RegulationArea (Ontario Regulation 179/06) as delineated in Appendix 3, shall require theapproval <strong>of</strong> the Lake Simcoe Region Conservation Authority and shall conform withall the other policies <strong>of</strong> this plan.10.1.4 Neighbourhood Commercial Area10.1.4.1 Within the Neighbourhood Commercial Area designation shown <strong>of</strong> Schedule B1,the policies <strong>of</strong> Section 3.4.2 shall apply as well as the following:10.1.4.2 Development on lands designated Neighbourhood Commercial Area, which are withinthe Hazard Land area as generally delineated on Schedule B1 or within theDevelopment, Interference with Wetlands & Alteration to Shorelines & WatercourseRegulation Area (Ontario Regulation 179/06) as delineated in Appendix 3, shall require146Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTthe approval <strong>of</strong> the Lake Simcoe Region Conservation Authority and shall conform withall the other policies <strong>of</strong> this <strong>Plan</strong>.10.1.5 Community Services Area10.1.5.1 The predominant use <strong>of</strong> the land in the area designated "Community Services Area" onSchedule B1 shall be for uses and facilities serving the entire community or providingfor specific requirements or special segments <strong>of</strong> the community. Such uses mayinclude institutional uses, community centres, government services, senior citizenhousing, and housing or other facilities for the handicapped. Office uses, medicalclinics and other similar uses may also be allowed as well as parks and recreationalfacilities.10.1.5.2 Comprehensive development or redevelopment projects will be encouraged in this areawhenever possible.10.1.5.3 In view <strong>of</strong> the relatively wide range <strong>of</strong> uses permitted in this area and the area’s centrallocation on the major street in the community, individual developments shall bedesigned to blend with adjacent uses wherever possible and appropriate. A relativelyuniform setback and building facade shall be created along the <strong>Innisfil</strong> Beach Road.Front yards shall be properly landscaped. Where permitted residential and nonresidentialuses abut, landscaping or other appropriate buffering shall be providedbetween the two uses. Similar screening shall be provided where non-residential usesabut other residentially zoned areas.10.1.5.4 The density and relevant multiple residential policies <strong>of</strong> Section 10.1.2 <strong>of</strong> this <strong>Plan</strong> shallapply with regard to any multiple residential developments in this area.10.1.5.5 The development <strong>of</strong> combined and coordinated <strong>of</strong>f-street parking areas shall beencouraged wherever possible.10.1.5.6 Access to <strong>of</strong>f-street parking areas from the <strong>Innisfil</strong> Beach Road will be limited to a fewclearly defined access points.10.1.5.7 Development on lands designated "Community Services Area", which are within theHazard Land area as generally delineated on Schedule B1, or within the Development,Interference with Wetlands & Alteration to Shorelines & Watercourse Regulation Area(Ontario Regulation 179/06) as delineated in Appendix 3shall require the approval <strong>of</strong>the Lake Simcoe Region Conservation Authority and shall conform with all the otherpolicies <strong>of</strong> this <strong>Plan</strong>.10.1.6 Transportation10.1.6.1 In addition to the policies <strong>of</strong> Section 8.1, the following policies shall apply.10.1.6.2 The following general principles shall apply with regard to the development <strong>of</strong> <strong>of</strong>f-streetparking facilities, particularly in the areas designated "Core Commercial" and"Community Services Area".147Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT1. The location <strong>of</strong> entrances and exits to <strong>of</strong>f-street parking facilities should be solocated as to minimize the interference with street traffic and should not be close tomajor street intersections.2. Parking areas adjacent to or fronting on a residential street should be landscapedto provide a pleasant appearance from the residential area.10.2 ALCONA SECONDARY PLANIntent:Most <strong>of</strong> the lands in the Alcona Secondary <strong>Plan</strong> Area were established as beingsuitable for development under the original <strong>Official</strong> <strong>Plan</strong> approved in 1981, and this wassubsequently confirmed under Amendment No. 13 to the <strong>Official</strong> <strong>Plan</strong> which wasapproved in 1986.In summary, the area is well suited for urban, predominantly residential developmentfor the following reasons:a) The lands are located adjacent to an existing built up area in Alcona.b) The area has direct access to county and municipal roads, and has easy access toProvincial Highway #400 via <strong>Innisfil</strong> Beach Road.c) The Alcona Secondary <strong>Plan</strong> Area can be fully serviced through the extension <strong>of</strong>existing and proposed municipal services. However, overall servicingrequirements need to be planned in relation to the ultimate population within theSecondary <strong>Plan</strong> Area and the possible future expansion <strong>of</strong> Alcona.d) An inventory <strong>of</strong> the physical and environmental resources in the Alcona Secondary<strong>Plan</strong> Area has identified that the area is generally suitable for development. Thesoils and gently undulating topography covering most <strong>of</strong> the Secondary <strong>Plan</strong> Areaare suitable for construction.The resource inventory has identified a number <strong>of</strong> important environmentalfeatures including floodplain lands, wetlands, and woodland areas, which requirepolicies ensuring their protection.e) The Alcona Secondary <strong>Plan</strong> Area is suited for comprehensive land developmentbased on the predominantly vacant nature <strong>of</strong> the area and the property ownershippattern.The Alcona Secondary <strong>Plan</strong> is intended to provide detailed plans for future growth inthe area. The following items are provided for in the Alcona Secondary <strong>Plan</strong>:a) Inclusion <strong>of</strong> policies to address the Provincial Policy Statement.b) The amount, distribution and location <strong>of</strong> various housing types.c) The provision and location <strong>of</strong> facilities such as schools, parkland and communityfacilities relative to expected population levels.d) Integration <strong>of</strong> new development with existing and proposed development.148Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTe) Specific environmental characteristics and constraints to the area and surroundingcontext.f) Development <strong>of</strong> a servicing strategy prior to incremental approval <strong>of</strong> individualapplications.Goals:To encourage future growth in the Secondary <strong>Plan</strong> Area to occur with a view tominimizing adverse environmental impact.To ensure that future growth in the Secondary <strong>Plan</strong> Area does not constitute afinancial burden to the municipality, and that development occurs within thefinancial and physical capability <strong>of</strong> the municipality.To provide for the delivery <strong>of</strong> affordable housing in accordance with the ProvincialPolicy Statement.Objectives:1) To further the general goals and principals <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, and specific goals <strong>of</strong>the Alcona Secondary <strong>Plan</strong> by providing a more detailed framework for futuredevelopment, and setting forth detailed land use arrangements and policies,servicing policies, implementation policies, development criteria and principles toguide future development in the Alcona Secondary <strong>Plan</strong> Area.2) To develop a predominantly residential community in the Alcona Secondary <strong>Plan</strong>Area.3) To provide a range <strong>of</strong> housing types and densities to cater to differing needs withinthe municipality, and to enable the delivery <strong>of</strong> affordable housing in keeping withthe Provincial Policy Statement.4) To ensure the availability <strong>of</strong> and easy and convenient access to communityfacilities such as parks, recreational facilities, commercial centres and institutionalfacilities.5) To ensure that future development takes into account specific environmentalcharacteristics <strong>of</strong> the area and surrounding context, and that development occurswith minimal impact to the environment.6) To protect and conserve significant wooded areas.7) To ensure that the drainage and stormwater management system in the AlconaSecondary <strong>Plan</strong> Area is designed and constructed in accordance with soundenvironmental and engineering practices, having regard to downstream impacts.8) To ensure that adequate water supply, sewage collection, electrical supply andstormwater drainage systems are provided to the residents <strong>of</strong> the AlconaSecondary <strong>Plan</strong> Area.9) To integrate future development within the Secondary <strong>Plan</strong> Area with surroundingdevelopment, both existing and proposed.10) To develop land use policies for the Alcona Secondary <strong>Plan</strong> Area that arecompatible with existing and committed land uses abutting the Secondary <strong>Plan</strong>Area.149Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT11) To ensure that staging <strong>of</strong> development is logical and cost-efficient.12) To ensure that the provision <strong>of</strong> servicing and infrastructure does not constitute afinancial burden on the municipality, and that growth occurs within the financial andphysical capability <strong>of</strong> the municipality.13) To ensure that existing and potential archaeological sites shall be reviewed prior todraft plan approval, and where appropriate, artifacts be removed for conservationpurposes.14) To ensure that new development achieves a high level <strong>of</strong> urban design in keepingwith the character <strong>of</strong> Alcona.Policies:10.2.1 Generala) The Land Use designations for the Alcona Secondary <strong>Plan</strong> Area are shown onSchedule B1.b) The Alcona Secondary <strong>Plan</strong> Area will be primarily a residential community,consisting <strong>of</strong> a full range <strong>of</strong> housing opportunities and supporting facilities includingschools, commercial facilities, places <strong>of</strong> worship, and parks and open space areas.c) Schedule B1 should be read in conjunction with the policies <strong>of</strong> this Secondary<strong>Plan</strong>.10.2.2 Residential10.2.2.1 General Residential Policiesa) A range and variety <strong>of</strong> dwelling unit types shall be encouraged to accommodate thevarious household types expected in the Alcona Secondary <strong>Plan</strong> Area. Theapproximate housing mix shall be as follows:• Low Density Residential 75%• Medium Density Residential 25%b) It is a policy <strong>of</strong> this Secondary <strong>Plan</strong> to provide the opportunity for a minimum <strong>of</strong> 25percent <strong>of</strong> new residential dwelling units to be affordable. The affordable unitsmaybe distributed throughout the Secondary <strong>Plan</strong> Area in conformity with theProvincial Policy Statement.c) Residential development shall generally be permitted only on the basis <strong>of</strong> fullmunicipal sanitary sewer, water, storm sewer and electrical services. Interimservicing on communal water system may be permitted, on a temporary basis untilmunicipal services become available.d) The Alcona Secondary <strong>Plan</strong> shall contain the following residential designations anddensity categories:i) Residential (Low Density 1)Density on lands designated "Residential (Low Density 1)" shall not exceed12.5 units per net residential hectare.150Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTii) Residential (Low Density 2)Density on lands designated "Residential (Low Density 2)" shall not exceed20 units per net residential hectare.iii)Residential (Medium Density)Overall density on lands designated "Residential Medium Density" shall notexceed 40 units per net residential hectare. Densities within the "ResidentialMedium Density" designation may range up to 52 units per net residentialhectare within a single block, lot, or site, provided that the overall density for"Medium Density" lands within a single ownership or subdivision does notexceed 40 units per net residential hectare.e) The medium density components will generally be located near the intersections <strong>of</strong>arterial roads and in proximity to commercial, institutional and parkland facilities.f) Residential development adjacent to Arterial Roads shall be designed to beaesthetically pleasing and shall be sensitive to road conditions such as noise levels,and safety considerations such as site lines and visibility from entrances anddriveways.g) Development <strong>of</strong> individual lots for areas designated "Residential Low Density" orresidential lands developed for "street townhouses "shall not be permitted to havedirect access to <strong>Innisfil</strong> Beach Road.h) The Alcona Built Boundary is delineated on Schedule B1. All new residentialdevelopment within this area shall contribute to meeting the intensification target.Development on lands between the Alcona Built Boundary and the AlconaSettlement Boundary are considered designated greenfield areas and contribute tothe designated greenfield density target.10.2.2.2 Low Density Residentiala) Areas Designated "Residential (Low Density 1)" and Residential (Low Density 2)" onSchedule B1 are predominantly for single detached, and semi-detached dwellingunits and duplexes.b) Where new low density development abuts lands designated commercial or mediumdensity, appropriate buffering, screening, landscaping or berming is required tominimize conflict between the uses.c) Lands designated "Residential Low Density 2" and located at Part <strong>of</strong> lots 21 and 22,Concession 7 (Maple Lane Group Inc.) and Part <strong>of</strong> Lots 22,23, and 24, Concession6 (Previn Court Homes) shall predominantly consist <strong>of</strong> semi-detached and singledetached housing. In order to promote flexibility in layout design, and avoid largeconcentrations <strong>of</strong> multiple unit housing forms, some limited multiple units may beincluded in the "Residential Low Density 2" designations provided the followingconditions are satisfied:i) the overall maximum density <strong>of</strong> 20 units per hectare is not exceeded, andii)an equivalent area <strong>of</strong> land is assigned to semi-detached and single detachedhousing units in lands designated "Medium Density" so that the area <strong>of</strong> land use151Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTdesignations exchanged is generally equivalent, and the transference does notresult in any additional units.d) Site plan design guidelines as specified in Section 10.2.11.2 <strong>of</strong> this <strong>Plan</strong> shall applyto any townhouse development within this designation.10.2.2.3 Residential Medium Densitya) Areas designated "Residential Medium Density” on Schedule B1 are predominantlyfor multiple dwelling units including street, block, and stacked townhouses,maisonette, and three storey walk up apartments.b) The maximum height <strong>of</strong> buildings shall be three (3) storeys.c) It is intended that multiple residential sites be developed to a high standard <strong>of</strong>residential amenity and visual aesthetics.d) Multiple residential sites shall provide adequate open space, landscaped areas, andrecreation facilities for their occupants.e) Adequate on-site parking shall be provided for residents and visitors, subject to theprovisions <strong>of</strong> this <strong>Plan</strong>. Parking lots shall be appropriately treated with considerationgiven to safety and visual impact on the surrounding land and roadways.f) Site plan design guidelines as specified in Section 10.2.11.2 <strong>of</strong> this <strong>Plan</strong> shall applyto developments within this designation.g) All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Subsection 9.4 <strong>of</strong> this <strong>Plan</strong>.10.2.3 Commercial10.2.3.1 Neighbourhood Commercial AreaWithin the Neighbourhood Commercial Area designation shown on Schedule B1, thepolicies <strong>of</strong> Section 3.4.2 shall apply as well as the following:a) The site area provided for shall be approximately 0.6 ha. (1.5 ac.). In cases wherelarger sites are required for buffering and landscaping, the implementing by-lawand site plan shall include provisions for reduced coverage and appropriatesetbacks.b) Site plan design guidelines as specified in section 10.2.11.2 <strong>of</strong> this <strong>Plan</strong> apply todevelopments within this designation.10.2.3.2 Neighbourhood Commercial Speciala) The lands located on Part <strong>of</strong> Lot 21, in Concession 8, municipally known as 221120 th Sideroad, as shown as Neighbourhood Commercial Special on Schedule B1,shall permit commercial development in accordance with the following:i) The use <strong>of</strong> the lands shall be developed for a retail supermarket which shallbe defined by a Commercial Exception zone in the implementing zoning by-152Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTlaw, to reflect a large single user facility on the property with an accessorymedical clinic and an accessory automotive gas bar.ii)The maximum permitted retail gross floor area shall be 5,000 square metres,not including non-retail uses such as <strong>of</strong>fices, community meeting rooms withkitchen facilities, seating and rest areas, supply, mechanical and storageareas and public washroom facilities, and shall be phased as follows:a) Phase 1 – Retail supermarket store, and a medical clinic eitherwithin the supermarket, as a separate building or joined to thesupermarket as a plaza structure.b) Phase 2 – Automotive gas bar not to exceed six pumps andassociated accessory sales kiosk.Phases 1 and 2 may be constructed concurrently, but in no caseshall Phase 2 be permitted until the medical clinic has beenconstructed and occupied.iii) The maximum permitted retail gross floor area dedicated to traditionalDepartment Store Type Merchandising (DSTM) shall be 2,500 squaremetres.iv) The policies contained herein shall be implemented by way <strong>of</strong> a site specificzoning by-law, which by-law shall regulate the size and location <strong>of</strong> specificuses.v) This development shall be subject to an individual site plan controlagreement. Individual applications for site plan control approval andbuilding permits shall be required to conform to the general intent <strong>of</strong> theoverall development concept and the site plan control agreement.vi) Modifications to the development concept that result from detailed designconsiderations or conditions <strong>of</strong> approval emanating from <strong>Town</strong> or externalagency requirements, such as the shifting <strong>of</strong> buildings, parking, landscapingand entrance locations may be permitted. Such modifications shall notrequire an amendment to the <strong>Official</strong> <strong>Plan</strong>.vii) Implementation and construction <strong>of</strong> the development scheme contemplatedherein may occur in phases provided that a specific site plan controlagreement has been executed for the phase contemplated.b) Implementationi) The Neighbourhood Commercial Special designation is within the AlconaCommunity Gateway and any future development <strong>of</strong> this site will be required tobe designed accordingly,ii)Site <strong>Plan</strong> Approval153Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTa) This <strong>Official</strong> <strong>Plan</strong> Amendment will be implemented through site plan approvalby the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> and the use <strong>of</strong> a site plan control agreement andzoning by-law amendment(s) pursuant to the <strong>Plan</strong>ning Act <strong>of</strong> Ontario.b) Prior to development commencing on the subject lands, a traffic impactassessment shall be prepared by the owner and reviewed by the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong>. It shall be the policy <strong>of</strong> Council to incorporate into the site plan controlagreement, as an obligation <strong>of</strong> the developer, any recommendations and/ormeasures emanating from the approved traffic assessment relating to thedevelopment <strong>of</strong> the subject lands.c) Prior to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> providing site plan control approval for thesubject lands, a landscaped design plan shall be prepared and submitted forapproval to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>. The landscaped design plan shall addresssuch items as:1) appropriate screening, tree planting and other landscape elements for thedevelopment;2) preservation and conservation <strong>of</strong> existing significant trees and vegetation;and3) a high quality landscaped strip <strong>of</strong> substantial width along <strong>Innisfil</strong> BeachRoad and 20 th Sideroad within the amendment area reflective <strong>of</strong> theimportant Community Gateway function that this area serves.ii)Community Gatewaya) The intersection <strong>of</strong> 20 th Sideroad and <strong>Innisfil</strong> Beach Road is included withinthe Alcona Urban Design Guidelines Study area. This intersection functionsas a primary entrance to the Alcona community from the external public roadnetwork. Site features such as buildings, roads, parking, access to streets,landscaping, property signage, etc. shall be organized and designed toemphasize the primacy and prominence <strong>of</strong> this entranceway to the Alconacommunity. Implementing Zoning By-laws shall establish relationshipsbetween these site features and the associated gateway limits that aregenerally consistent with this policy.b) Appropriate urban and architectural design measures shall be incorporatedinto the site, building, streetscape and landscape design, and indicated onthe site plans submitted for approval to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>, to ensure:i) the provision <strong>of</strong> clearly defined public and private realms,ii) attractive built form and exterior appearance,iii) parking provisions and configuration suitable for a gateway opportunity,iv) relationship <strong>of</strong> the building(s) to the street(s) and exterior areas,v) street right-<strong>of</strong>-way design, street furniture, pedestrian amenities, andlandscaping treatments,vi) enhanced site landscaping,vii) appropriate store signage,viii) appropriate property illuminationix) appropriate gateway features, signage, and considerations for integratedpublic art.154Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTiii)Holding ProvisionsNotwithstanding the policies <strong>of</strong> Section 9.5 <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, Council may placethe lands subject to this amendment in a holding category pursuant to Section 36,R.S.O. 1990, <strong>of</strong> the <strong>Plan</strong>ning Act.Accordingly, it is deemed advisable to impose a "(H)" Holding prefix on the lands,through the proposed zoning by-law for the use. The "(H)" Holding prefix may belifted upon application by the proponent, if Council is satisfied as to the following:a) at the market information received is satisfactory, and the requirements <strong>of</strong>Section 3.4.2.9 <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> have been complied with;b) that the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> has conducted a review <strong>of</strong> all <strong>of</strong> the marketinginformation that has been submitted by the applicant, with respect to theproposed supermarket development on the lands;c) that the plans submitted and approved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> satisfactorilyaddress the Community Gateway aspects outlined herein;d) that servicing arrangements satisfactory to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> to have beenmade for the site; ande) that the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> is satisfied that appropriate arrangements are set outin a site plan control agreement. The agreement may include provisions forphasing <strong>of</strong> the development contemplated by this amendment.The Holding prefix may be lifted in phases or parts.iv)Market Demand and Impact StudyThe proponent was required to provide a Market Demand and Impact Study priorto Council approving the proposed amendment. The proponent has provided thisstudy which concludes there is a market for the proponent's use to the limit <strong>of</strong> the5,000 square metres proposed. It is generally accepted that there will exist in themature community, which is intended to be served by the proponent's use, anexpanding market for the proposed development. Concern exists, however, thatthere may be a short term impact that the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> prefers to avoid, so theamendment may require phasing <strong>of</strong> the development.”10.2.3.3 Neighbourhood Commercial Speciala) The lands located on Part <strong>of</strong> Lots 20 and 21, Concession 7, and Part <strong>of</strong> OriginalRoad Allowance Between Lots 20 and 21, and shown as NeighbourhoodCommercial Special on Schedule B1 attached hereto, shall permit commercialdevelopment in accordance with the following:i) Permitted uses shall include a broad range <strong>of</strong> retail, and service commercialuses, including but not limited to, retail stores, restaurants, personal serviceshops, drive-throughs, automotive retail stores, <strong>of</strong>fices, and a gas bar.ii)The maximum permitted gross floor area shall be 10,150 square metres.155Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTiii)Through the Site <strong>Plan</strong> Control process, the Applicant shall address the“Community Gateway” policies <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> as set out in Policy10.2.11.2 e), the “<strong>Innisfil</strong> Beach Road Urban Design Study and Guidelines” asadopted by Council on May 23, 2007, and the Urban Design Brief prepared insupport <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, and Zoning By-law Amendments. To this effectthe development shall:a) Provide for a landscaped area "Gateway Feature” at thenorthwest corner <strong>of</strong> the property to create an element <strong>of</strong> interest,and lend emphasis to the visual community Gateway function <strong>of</strong>the site. Materials from the former house on the site and aninformation plaque will be incorporated into the Gateway Feature.b) Incorporate design standards to ensure that the design <strong>of</strong> thecommercialbuildings, and site that:i) Convey a high quality <strong>of</strong> building, and site design;ii) Provides safe vehicular and pedestrian access to the site;iii) Provides an appropriate built form relationship to the adjacentstreets, and to specifically provide building massing along the northproperty line and at the northwest corner <strong>of</strong> the site;iv) Provides for landscaping; and the exterior design <strong>of</strong> the buildingand ro<strong>of</strong> treatment are compatible with the surrounding land uses;v) Signage on the northwest “Retail B4” building elevation should beminimized so as to not detract from the “Gateway Feature;”vi) Pylon signs shall not be permitted in close proximity to the“Gateway Feature;” and,vii) Massing will include multiple buildings <strong>of</strong> multiple tenancies along<strong>Innisfil</strong> Beach Road.c) Incorporate a high standard <strong>of</strong> signage, “Dark Skies Friendly”lighting, street furniture and other appurtenances shall berequired.d) Ensure that screening <strong>of</strong> certain elements on the developmentsite such as loading areas, refuse storage, and ro<strong>of</strong> topmechanical equipment shall be addressed in the site plan controlagreement.i) Ensure that parking areas are landscaped, lighted and screenedaround the edges to be visually attractive, safe and supportive forpedestrians. “Dark Skies Friendly” lighting standards shall beapplied in accordance with the draft <strong>Town</strong> policy, and as finallyadopted by Council.156Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTii)Ensure that the gas bar proposed on the site be appropriate inscale, and location relative to other buildings on site, adjacent landuses, and <strong>Innisfil</strong> Beach Road and is <strong>of</strong> a design having regard forthe “Tier 1” residential design to the east.e) Provides for east-west pedestrian connectivity along the easterlyproperty limit <strong>of</strong> the site, and the adjacent residential subdivisionwithin the vicinity <strong>of</strong> the natural channel designed watercourse, toenhance the public realm.f) Be accomplished in a manner which minimizes changes in grades to thegreatest extent possible. Where grade changes are essential,appropriatemitigating measures such as retaining walls and landscaping, shallemphasize aesthetics, and safety in their design to the satisfaction <strong>of</strong> the<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.g) Through the Site <strong>Plan</strong> Control process, proposed accesses to the siteshall be finalized, and any upgrades or modifications to <strong>Innisfil</strong> BeachRoad required to support the development <strong>of</strong> the site shall be secured.h) The policies contained herein shall be implemented by way <strong>of</strong> a sitespecificZoning By-law Amendment, which By-law shall regulate the size,and location <strong>of</strong> specific uses.i) This development shall be subject to an individual Site <strong>Plan</strong> ControlAgreement. Individual applications for site plan control approval andbuilding permits shall be required to conform to the general intent <strong>of</strong> theoverall development concept, and the Site <strong>Plan</strong> Control Agreement.j) Modifications to the development concept that result from detailed designconsiderations or conditions <strong>of</strong> approval emanating from <strong>Town</strong> or externalagency requirements, such as the shifting <strong>of</strong> buildings, parking,landscaping, and entrance locations may be permitted. Suchmodifications shall not require an amendment to the <strong>Official</strong> <strong>Plan</strong>.k) Implementation, and construction <strong>of</strong> the development, and all buildingfaçades, contemplated herein, may occur in phases provided that aspecific Site <strong>Plan</strong> Control Agreement has been executed for the phasecontemplated. The construction <strong>of</strong> the “Gateway Feature” is required atthe onset <strong>of</strong> development.b) Natural Environmental Area157Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTi) There will be a Natural Environmental Area designation along the eastproperty line, as defined on Schedule B1.c) ImplementationiSite <strong>Plan</strong> Approvala) This <strong>Official</strong> <strong>Plan</strong> Amendment will be implemented through Site <strong>Plan</strong>Approval by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>, and the use <strong>of</strong> a Site <strong>Plan</strong> ControlAgreement, and Zoning By-law Amendment(s) pursuant to the<strong>Plan</strong>ning Act, R.S.O. 1990, c. P. 13, as amended, <strong>of</strong> Ontario.b) It shall be the policy <strong>of</strong> Council to incorporate into the Site <strong>Plan</strong> ControlAgreement, as an obligation <strong>of</strong> the developer, any recommendationsand/or measures emanating from the approved reports, and studiesrelating to the development <strong>of</strong> the subject lands.ii)Servicing Policya) The subject lands, at the discretion <strong>of</strong> Council, be subject to a By-lawpassed under Section 34(5) the <strong>Plan</strong>ning Act prohibiting the use <strong>of</strong>lands or the erection or use <strong>of</strong> buildings or structures unlessconfirmation is provided that there is sufficient capacity and capability,in the opinion <strong>of</strong> the <strong>Town</strong>, to service the lands, buildings or structures.b) At all times the granting <strong>of</strong> service allocation and the acceptance <strong>of</strong> aDevelopment Charge payment is conditional on the continuedavailability <strong>of</strong> service capacity and the ability <strong>of</strong> the <strong>Town</strong> to providesame. Should service capacity no longer be available to the <strong>Town</strong> tocommit development, in whole or in part, through whatevercircumstances, the <strong>Town</strong> may remove or adjust the quantity <strong>of</strong> serviceallocation to this development, up to the time <strong>of</strong> Site <strong>Plan</strong> approval.iii)Urban Designa) Provide for a landscaped area "Gateway Feature” at thenorthwest corner <strong>of</strong> the property to create an element <strong>of</strong> interest,and lend emphasis to the visual community Gateway function <strong>of</strong>the site. Materials from the former house on the site and aninformation plaque will be incorporated into the GatewayFeature.b) Incorporate design standards to ensure that the design <strong>of</strong> thecommercial buildings, and site that:i) Convey a high quality <strong>of</strong> building, and site design;ii) Provides safe vehicular, and pedestrian access to the site;iii) Provides an appropriate built-form relationship to the adjacent158Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTstreets, and to specifically provide building massing along thenorth property line and at the northwest corner <strong>of</strong> the site;iv) Provides for landscaping; and the exterior design <strong>of</strong> the buildingand ro<strong>of</strong> treatment are compatible with the surrounding land uses;v) Signage on the northwest “Retail B4” building elevation should beminimized so as to not detract from the “Gateway Feature;”viii) Pylon signs shall not be permitted in close proximity to the“Gateway Feature;” and,ix) Massing will include multiple buildings <strong>of</strong> multiple tenancies along<strong>Innisfil</strong> Beach Road.c) Incorporate a high standard <strong>of</strong> signage, “Dark Skies Friendly”lighting, street furniture and other appurtenances shall berequired.d) Ensure that screening <strong>of</strong> certain elements on the developmentsite such as loading areas, refuse storage, and ro<strong>of</strong> topmechanical equipment shall be addressed in the site plancontrol agreement.e) Ensure that parking areas are landscaped, lighted, and screenedaround the edges to be visually attractive, safe and supportive forpedestrians. “Dark Skies Friendly” lighting standards shall be appliedin accord with the draft <strong>Town</strong> policy, and as finally adopted by Council.f) Ensure that the gas bar proposed on the site be appropriate in scale,and location relative to other buildings on site, adjacent land uses, and<strong>Innisfil</strong> Beach Road and is <strong>of</strong> a design having regard for the “Tier 1”residential design to the east.g) Provides for east-west pedestrian connectivity along the easterlyproperty limit <strong>of</strong> the site, and the adjacent residential subdivisionwithin the vicinity <strong>of</strong> the natural channel designed watercourse,to enhance the public realm.h) Be accomplished in a manner which minimizes changes in grades tothe greatest extent possible. Where grade changes are essential,appropriate mitigating measures such as retaining walls andlandscaping, shall emphasize aesthetics, and safety in their design tothe satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.iv)Holding ProvisionsNotwithstanding the policies <strong>of</strong> Policy 3.7 <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, Council mayplace any <strong>of</strong> the lands subject to this Amendment in a Holding (H) categorypursuant to Section 36 <strong>of</strong> the <strong>Plan</strong>ning Act, R.S.O. 1990, c. P. 13, as amended.159Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTAccordingly, it is deemed advisable to impose a Holding (H) suffix on the lands,through the proposed Zoning By-law Amendment for the use. The "(H)" Holdingprefix may be lifted upon application by the proponent, if Council is satisfied as tothe following:a) that the plans submitted, and approved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>satisfactorily address the “Community Gateway” aspects outlinedherein;b) that servicing arrangements satisfactory to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> havebeen made for the site;c) that the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> is satisfied that appropriate arrangements areset out in a Site <strong>Plan</strong> Control Agreement. The Agreement may includeprovisions for phasing <strong>of</strong> the development contemplated by thisAmendment;d) that the plans submitted, and approved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> withrespect to the relocation <strong>of</strong> the watercourse are to the satisfaction <strong>of</strong>the Lake Simcoe Region Conservation Authority, and the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong>;e) Confirmation that there is sufficient residual capacity, and capability toservice the development; and,f) Properties are to be merged as one parcel on title.The Holding (H) suffix may be lifted in phases, or parts.v) To ensure the above design standards are implemented, Council may alsoenact site-specific zoning standards, which establish appropriate setbacks toensure building envelopes are well-defined, and developed as intended.10.2.4 Institutional Area10.2.4.1 Schoolsa) Two public elementary schools and two separate elementary schools have beendesignated on Schedule B1 to serve the Alcona Secondary <strong>Plan</strong> Area.b) One secondary school site has been designated on Schedule B1 to serve theAlcona Secondary <strong>Plan</strong> Area and surrounding areas.c) The two public elementary schools are proposed to be located on approximately2.8 hectare (7 acre) sites. The two separate elementary school sites provided forare proposed to be located on approximately 2 hectare (5 acre) sites. Thesecondary school shall be located on a site approximately 6.0 hectares (15 acres)in size. An amendment to this <strong>Plan</strong> is not required should actual school site sizesvary from those identified in this policy.160Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTd) School site locations shown on Schedule B1 only indicate presently preferredlocations. They may be modified or relocated by the respective school boards incooperation with the <strong>Town</strong> without amendment to this Secondary <strong>Plan</strong>.e) Specific school sites may be confirmed at the plan <strong>of</strong> subdivision stage by theSimcoe County Board <strong>of</strong> Education and Simcoe County Roman Catholic SeparateSchool Board, in cooperation with the <strong>Town</strong>.10.2.4.2 Places <strong>of</strong> WorshipProvision has been made for three places <strong>of</strong> worship located near the intersection <strong>of</strong>major roads on Schedule B1.a) The minimum site size provided for "Institutional (Place <strong>of</strong> Worship)" sites is0.6 hectare (1.5 ac).b) Lands designated "Institutional (Place <strong>of</strong> Worship)" are intended to be used forreligious and worship purposes. Alternate uses may include day careestablishments or other community uses for public recreation facilities, or library.c) If after a period <strong>of</strong> 5 years following issuance <strong>of</strong> the first building permit within theplan <strong>of</strong> subdivision, the site is not acquired by the appropriate agency forcommunity use, then the site may be used for the adjacent residential land usewithout requiring an amendment to this plan.d) Notwithstanding the above, as <strong>of</strong> January 2000, the lands described as Block 263<strong>Plan</strong> 51M-560 may be used for the development <strong>of</strong> 11 single detached dwellings.e) Notwithstanding c) above as January 7, 20008), the lands described as Block 211,Registered <strong>Plan</strong> 51M-701 may be used for the development <strong>of</strong> 19 condominiumtownhouse units.f) In providing for Place <strong>of</strong> Worship sites, the subdivision layout shall have regard forconversion <strong>of</strong> a proposed Place <strong>of</strong> Worship site to the adjacent use.g) All development within this designation shall be subject to site plan control inaccordance with the policies <strong>of</strong> Subsection 9.4 <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>.h) Site plan design guidelines as specified in section 10.2.11.2 <strong>of</strong> this <strong>Plan</strong> shall applyto developments within this designation.10.2.5 Parks and Open Space10.2.5.1 GeneralWithin the Parks and Open Space designation shown on Schedule B1, provision hasbeen made for one community park, four neighbourhood parks and one nature park.a) The location and size <strong>of</strong> parks shown on Schedule B1 may vary without requiringan amendment to this plan.b) Parkland will be acquired in accordance with Section 3.10 <strong>of</strong> this <strong>Plan</strong>.c) In the interests <strong>of</strong> consolidating park lands and developing a linked open spacesystem, Council may exchange lands, accept lots in lieu or cash in lieu <strong>of</strong> parklanddedications, and apply the proceeds to development <strong>of</strong> recreational lands andlinked open space systems.161Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTd) The use <strong>of</strong> lands designated Natural Environmental Area on Schedule B1 forpassive parkland purposes, does not constitute parkland dedication under the<strong>Plan</strong>ning Act requirements.e) It is intended that Parks, Natural Environmental Areas, and other open spaceareas be linked and where possible a continuous system <strong>of</strong> pedestrian trails andbicycle routes be developed.10.2.5.2 Community Parka) The community park with an area <strong>of</strong> approximately 6.5 ha (16ac) shall generally belocated as shown on Schedule B1.b) Existing vegetation that is deemed worthy <strong>of</strong> preservation by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>should be incorporated in the parkland scaping.10.2.5.3 Neighbourhood Parksa) Neighbourhood parks are located to ensure maximum accessibility, and whereverpossible, are located adjacent to an elementary school.b) Neighbourhood parks shall generally be 2.8 ha (7 acres) in size.c) The provision <strong>of</strong> recreational facilities that are complementary to adjacentelementary schools (where applicable) are to be encouraged.d) Neighbourhood parkland provision shall not include valleylands, lands designatedNatural Environmental Area or lands used for storm water detention purposes.e) The western boundary <strong>of</strong> the existing neighbourhood park located adjacent toAnna Marie Avenue may be adjusted to provide for a parcel suitable fordevelopment on lands located to the immediate west, provided that the generalarea and location <strong>of</strong> the existing park remain unchanged.10.2.5.4 Nature Parka) The Nature Park having an area <strong>of</strong> approximately 5.5 ha (13.5acres), is to belocated to encompass the core <strong>of</strong> the woodlot in the southeast portion <strong>of</strong> theSecondary <strong>Plan</strong> Area.b) The Nature Park is to be preserved in its natural state. Appropriate bufferingmeasures shall be incorporated at the plan <strong>of</strong> subdivision stage.10.2.6 Future Urban10.2.6.1 Within areas designated "Future Urban" on Schedule B1 the following policies shallapply:a) Lands designated "Future Urban" are intended primarily for residential land uses.However, the specific density and type <strong>of</strong> development, which may include "LowDensity 1","Low Density 2" or "Medium Density" shall be determined followingfurther study and shall not require an amendment to this plan.b) Any development application for lands designated "Future Urban" shall beaccompanied by a planning rationale report examining, as a minimum, thefollowing matters:162Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT• Compatibility <strong>of</strong> proposed land use with existing and approved land uses onadjacent lands;• Impacts <strong>of</strong> proposed land uses on the possible future intersectionimprovement <strong>of</strong> the Canadian National Rail line and <strong>Innisfil</strong> Beach Road.• Floodplain and environmental impact <strong>of</strong> the proposed development;• Proposed servicing <strong>of</strong> the subject lands;10.2.6.2 Future Urban: Alcona Capital Properties, Part <strong>of</strong> South Half <strong>of</strong> Lot 21,Concession 8.a) The subject lands shall not be redesignated from Future Urban until such time asthe following conditions are completed to the satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>:i) A master servicing study has been prepared to the satisfaction <strong>of</strong> the <strong>Town</strong>and the Lake Simcoe Region Conservation Authority, as appropriate,outlining the methods by which stormwater management, functionalservicing and traffic impacts will be addressed.ii)Any traffic impact study is to be prepared to the satisfaction <strong>of</strong> the <strong>Town</strong> andaddress the impacts <strong>of</strong> the proposed development in relation to <strong>Innisfil</strong>Beach Road and the 20 th Sideroad and which at a minimum addresses:a) the status <strong>of</strong> the potential closing and downgrading <strong>of</strong> the 20 th Sideroadto a Local Road;b) intersection improvements;c) signalization;d) access to the site;e) turning lanes;f) widening <strong>of</strong> <strong>Innisfil</strong> Beach Road;g) 5 metre land dedication for the widening <strong>of</strong> <strong>Innisfil</strong> Beach Road;h) the status and function <strong>of</strong> the proposed new east-west road through the“middle” <strong>of</strong> the subject lands and recommendations as to road width,driveway restrictions, lot orientation etc.iii) A residential needs justification study has been prepared acceptable to the<strong>Town</strong> supporting the residential portion <strong>of</strong> the proposed development.iv) A market demand and impact analysis has been prepared acceptable to the<strong>Town</strong> supporting the need for any non-residential portion <strong>of</strong> the proposeddevelopment.v) An urban design report which addresses how the streetscapes, particularlyalong the 20 th Sideroad and the east/west connecting road, will beaddressed with respect to:a) Buffering;b) Fencing;c) Street furniture; andd) Lot orientation, access and building design.b) Any future re-designation for the lands shall include the following provisions:163Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTThe subject lands shall not be rezoned until such time as the following conditionsare satisfied:i) An <strong>Official</strong> <strong>Plan</strong> Amendment has been adopted and approved by theApproval Authority, which removes the Future Urban Designation, andreplaces it with the final land use designation.ii)A draft plan <strong>of</strong> subdivision, if applicable, has been submitted, reviewed andfound approved by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> and the approval Authority.iii) A detailed stormwater management report has been prepared to thesatisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> and the Lake Simcoe RegionConservation Authority.iv) A detailed functional servicing report has been prepared to the satisfaction<strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>v) Any detailed traffic impact study has been prepared to the satisfaction <strong>of</strong> the<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> and the addressing the impacts <strong>of</strong> the proposeddevelopment in relation to <strong>Innisfil</strong> Beach Road and the 20 th Sideroad andwhich at a minimum addresses:a) the status <strong>of</strong> the potential closing and downgrading <strong>of</strong> the 20 th Sideroadto a Local Road;b) intersection improvements;c) signalization;d) access to the site;e) turning lanes;f) widening <strong>of</strong> <strong>Innisfil</strong> Beach Road;g) 5 metre land dedication for the widening <strong>of</strong> <strong>Innisfil</strong> Beach Road; andh) the status and function <strong>of</strong> the proposed new east-west road throughthe “middle” <strong>of</strong> the subject lands and recommendations as to roadwidth, driveway restrictions, lot orientation etc.ii)An urban design report acceptable to the <strong>Town</strong> which addressed throughthe subdivision design how the streetscapes, particularly along the 20 thSideroad and the east/west connecting road, will be addressed withrespect to:a) Buffering;b) Fencing;c) street furniture; andd) lot orientation, access and building design.10.2.7 Environmental Policies10.2.7.1 Natural Environmental Areaa) Lands exhibiting environmental features which should be protected or which maypresent a constraint to development have been identified as "NaturalEnvironmental Area" on Schedule B1.164Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTb) Lands designated "Natural Environmental Area" are recognized as exhibiting oneor more <strong>of</strong> the following characteristics:i) They are susceptible to flooding;ii) They exhibit severe topography or are subject to erosion;iii) They contain significant environmental features as per Section 3.1 <strong>of</strong> this <strong>Plan</strong>.c) The boundaries <strong>of</strong> lands designated "Natural Environmental Area" on Schedule B1are approximate. Precise boundaries are to be determined at the plan <strong>of</strong>subdivision stage through detailed investigations in conjunction with the LakeSimcoe Region Conservation Authority and the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.d) Lands designated "Natural Environmental Area" may be utilized for passiveparkland purposes. The linking <strong>of</strong> open spaces, Natural Environmental Areas andParks and Open Space shall be encouraged and, where possible, a system <strong>of</strong>continuous pedestrian trails shall be developed.e) Lands designated "Natural Environmental Area" are to be conveyed or maintainedin a condition satisfactory to Council.10.2.7.2 Energy Conservation Policiesa) Where appropriate, plans <strong>of</strong> subdivision shall be designed to maximize the number<strong>of</strong> lots with north-south orientation.b) The use <strong>of</strong> vegetation and forested areas that will reduce the energy consumption<strong>of</strong> buildings shall be encouraged.c) <strong>Plan</strong>s <strong>of</strong> subdivision shall be designed to maximize the use <strong>of</strong> energy efficientmodes <strong>of</strong> travel and reduce energy consumption by automobile travel byincreasing opportunities for non-automobile transportation such as cycling,walking.10.2.7.3 Environmental Evaluationa) Applications for draft plan <strong>of</strong> subdivision and site plan approval within or adjacentto a Natural Environmental Area shall be accompanied by an EnvironmentalImpact Study as set out in Section 9.10 <strong>of</strong> this <strong>Plan</strong>.b) Outside <strong>of</strong> Natural Environmental Areas, an Arborist report shall be required toidentify individual trees or pockets <strong>of</strong> trees which should be preserved due to theiraesthetic value, rareness in the area and/or value as bird habitat for resident ormigrating birds.Mitigative measures may include the incorporation <strong>of</strong> larger lot sizes in woodedareas or the replacement <strong>of</strong> trees to the satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>.10.2.8 Archaeological Studya) An Archaeological Study completed by a registered archaeological consultant shallbe required as a condition to Draft <strong>Plan</strong> <strong>of</strong> Subdivision approval. Such study as aminimum shall include an examination <strong>of</strong> the site, a description <strong>of</strong> any artifacts165Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTdiscovered on site, an evaluation <strong>of</strong> the significance <strong>of</strong> any artifacts discovered onthe site, and the mitigative measures proposed.10.2.9 Transportation Policies10.2.9.1 In addition to the policies <strong>of</strong> Section 8.1, the following policies shall apply.10.2.9.2 Notwithstanding Section 8.1.7.5, one additional lot may be created on the landsdescribed as part <strong>of</strong> the south half <strong>of</strong> Lot 25, Concession 8 known municipally as2129 Raynor Court.10.2.10 Service & Utilities Policies10.2.10.1 Generala) The Alcona Secondary <strong>Plan</strong> Area shall generally be developed on the basis <strong>of</strong> fullmunicipal services including roads with curbs and gutters, sidewalks, piped water,sanitary sewers, storm drainage facilities, street lights and electrical distributionsystems.b) The cost <strong>of</strong> providing full municipal services to facilitate the development <strong>of</strong> landwithin the Alcona Secondary <strong>Plan</strong> Area shall generally be borne by thedeveloper(s), but with provision being made for cost-sharing with future benefitingparties, where appropriate.c) In extending services to develop specific vacant parcels in the Alcona Secondary<strong>Plan</strong> Area, the developer(s) shall provide adjacent existing unserviced or partiallyserviced residences with the opportunity to connect to the municipal servicingsystem.10.2.10.2 Sanitary Sewersa) The Alcona Secondary <strong>Plan</strong> Area shall be serviced by the extension <strong>of</strong> trunksanitary sewers within the area shown on Schedule D – Serviced Area.b) The design <strong>of</strong> the sanitary sewer system in the Alcona Secondary <strong>Plan</strong> Area shallgenerally be based on gravity flow to minimize the need for pumping stations andshall be designed to <strong>Town</strong> standards.c) A Master Servicing <strong>Plan</strong> shall be prepared to identify detailed design requirementsphasing and costing <strong>of</strong> providing sanitary sewers in the Alcona Secondary <strong>Plan</strong>Area prior to plan <strong>of</strong> subdivision approval.10.2.10.3 Water Supplya) Water supply shall generally be provided by the proposed municipal waterdistribution system which is intended to serve the Community <strong>of</strong> Alcona.166Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTb) Until the central water distribution system is constructed, development mayproceed on the basis <strong>of</strong> communal water systems, to be designed in a mannerwhich will permit connection to the overall water system, once constructed. Theapproval <strong>of</strong> all relevant agencies will be required, for each communal watersystem.c) The Alcona Secondary <strong>Plan</strong> Area shall be serviced by a loop water system whichwill be provided through the upgrading <strong>of</strong> the proposed water distribution works, orthrough the construction <strong>of</strong> the new works as follows:• An extension <strong>of</strong> the proposed feeder main on Seventh Line from theintersection <strong>of</strong> St. Johns Avenue westward to the Secondary <strong>Plan</strong> Areaboundary.• An upgrade <strong>of</strong> the feedermain on <strong>Innisfil</strong> Beach Road from the water treatmentplant to the reservoir, which is located west <strong>of</strong> the Secondary <strong>Plan</strong> Area.• The construction <strong>of</strong> a connecting main to be located on the major arterialbetween Seventh Line and <strong>Innisfil</strong> Beach Road.d) A Master Servicing <strong>Plan</strong> shall be prepared to identify detailed design requirements,phasing and cost <strong>of</strong> providing a water distribution system in the Alcona Secondary<strong>Plan</strong> Area prior to plan <strong>of</strong> subdivision approval.10.2.10.4 Storm Drainagea) Detention ponds shall be used as part <strong>of</strong> the stormwater management system forthe Alcona Secondary <strong>Plan</strong> Area.b) The stormwater management system for the Alcona Secondary <strong>Plan</strong> Area shallcontrol peak run<strong>of</strong>f rates to a level not greater than pre-development rates. Inaddition, the proposed stormwater management system is to address water qualityconcerns.c) Storm sewers in the Alcona Secondary <strong>Plan</strong> Area shall be designed in accordancewith the <strong>Town</strong> design standards.d) The stormwater management system for the Alcona Secondary <strong>Plan</strong> shall beimplemented through subdivision development in accordance with therecommendations <strong>of</strong> the Alcona Secondary <strong>Plan</strong> Master Servicing and Drainage<strong>Plan</strong> as approved by Council.10.2.10.5 Electrical Supplya) Wiring for electrical power distribution shall be located underground. Mainelectrical feeder transmission lines may be installed above ground along thecollector roads.b) A Master Servicing <strong>Plan</strong> shall be prepared to identify detailed design requirements,phasing and cost <strong>of</strong> providing an electrical distribution system in the AlconaSecondary <strong>Plan</strong> Area.167Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10.2.11 Urban Design Policies10.2.11.1 <strong>Plan</strong> <strong>of</strong> Subdivision Designa) Subdivision design shall be sensitive to the topography and natural landscape inthe <strong>Plan</strong>ning Area.b) Preservation <strong>of</strong> significant vegetation including tree lines and hedgerows along lotlines or streets shall be encouraged.c) Special care shall be taken to design, develop and maintain visually significantentrance features for the Alcona Secondary <strong>Plan</strong> Area.d) Residential development adjacent to major roads shall be designed to beaesthetically pleasing and sensitive to road conditions.e) All services within the Secondary <strong>Plan</strong> Area shall be provided to <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>specifications.f) Provision for sites for mail facilities shall be made in consultation with Canada PostCorporation.g) Subdivision design shall provide for the possible use <strong>of</strong> place <strong>of</strong> worship sites forresidential land uses in accordance with Policy 10.2.4.2 <strong>of</strong> this plan.10.2.11.2 Site <strong>Plan</strong> Design GuidelinesThe following site plan design guidelines shall apply to all lands designated "ResidentialMedium Density", “Core Commercial”, "Neighbourhood Commercial" and "Institutional"and for townhouses in the “Residential Low Density 2” designation:a) Building Designi) Buildings should be designed to contribute to a desirable community characterin terms <strong>of</strong> conceptual design massing.ii) Building design should attempt to maintain and complement the character <strong>of</strong>adjacent or nearby existing buildings and neighbourhoods.iii) A building’s ro<strong>of</strong> should be designed to screen mechanical equipment fromview from the street.iv) Large exposed blank walls should be avoided. All visible sides <strong>of</strong> a buildingshould be treated in a similar fashion to the front <strong>of</strong> the building. Where blankexposed walls are necessary, screening through landscaping will be required.v) Building entrances should be visibly well defined and accessible topedestrians and the handicapped, as provided for in the Building and FireCodes.vi) Pedestrian linkages between residential and commercial and institutional landuses should be provided.vii) Design <strong>of</strong> buildings should emphasize the building, not the car or parkingareas.viii) Corner locations should accommodate space for interesting landscapingfeatures.168Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTb) Parking & Accessi) The linking <strong>of</strong> parking areas, driveways and access points should beencouraged to minimize the number <strong>of</strong> access points to the major road.Mutual entrances will be encouraged and clearly identified.ii) Offset T-intersections will be discouraged. Where possible, driveways andaccess points on opposite sides <strong>of</strong> the major street should be aligned.iii) Appropriate parking provision shall be made to accommodate thehandicapped.iv) Smaller parking areas divided by landscaped islands and strips should beprovided. The visual impact <strong>of</strong> parking lots should be s<strong>of</strong>tened through theuse <strong>of</strong> berming and vegetation.v) Major loading and delivery areas and garbage enclosures should be screenedor confined to the rear <strong>of</strong> the building(s).c) Landscapingi) A landscaped strip at least three metres wide should be provided along streetfrontages on Arterial and Collector Roads, and should contain planters, streetfurniture consistent in design with a theme to be established by the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong>, except in the Core Commercial Area where buildings may be broughtcloser to the street.d) Signagei) Directory signs (identifying the use <strong>of</strong> buildings) shall be restricted to threemetres in height and should complement the architectural design andmaterials <strong>of</strong> the buildings. All other signs will be located on the face <strong>of</strong> thebuilding.e) Community GatewayA “Community Gateway" is delineated at the Intersection <strong>of</strong> <strong>Innisfil</strong> Beach Roadand the 20th Sideroad as shown on Schedule B1. When considering developmenton lands within the Community Gateway area it is appropriate to place specialemphasis on urban design policies in order to strengthen the sense <strong>of</strong> visualcommunity identity. Accordingly, it shall be the policy <strong>of</strong> Council to requirecomprehensive plans at the site plan approval stage <strong>of</strong> the development whichincorporate design elements for lands within the Community Gateway whichachieve the following:i) A landscaped area "gateway" feature shall be provided at the corner <strong>of</strong> <strong>Innisfil</strong>Beach Road and 20 th Sideroad to encourage pedestrian access to the site,create an element <strong>of</strong> interest, and lend emphasis to the visual communitygateway function <strong>of</strong> the site;ii) Council shall require urban design standards, implemented through the siteplan control approval process, which shall ensure that the design <strong>of</strong> thecommercial building encourages both safe vehicular and pedestrian access tothe site, provides an appropriate built form relationship to the adjacent streets,and that the exterior design <strong>of</strong> the building and ro<strong>of</strong> treatment convey a high169Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTquality <strong>of</strong> design and are compatible with the surrounding land uses.iii) A high standard <strong>of</strong> signage, lighting, street furniture and other appurtenancesshall be required;iv) Screening <strong>of</strong> certain elements on the development site such as loading areas,refuse storage, and ro<strong>of</strong> top mechanical equipment shall be addressed in thesite plan control agreement;v) The design shall ensure that parking areas are landscaped, lighted andscreened around the edges to be visually attractive, safe and supportive forpedestrians;vi) The development <strong>of</strong> the lands shall be accomplished in a manner whichminimizes changes in grades to the greatest extent possible. Where gradechanges are essential, appropriate mitigating measures such as retainingwalls and landscaping, shall emphasize aesthetics and safety in their designto the satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>; andvii) To ensure the implementation <strong>of</strong> the above urban design measures, Councilmay require a special urban design study be provided by the proponent. Inaddition, an Urban Design Peer Review Consultant may be retained, at thecost <strong>of</strong> the proponent, to provide comment on the study and plans submittedfor site plan control approval on the project. Council may also enact sitespecific zoning standards which establish appropriate setbacks to ensurebuilding envelopes are well defined and developed as intended.10.2.12 Implementation10.2.12.1 Implementation PoliciesImplementation <strong>of</strong> the Alcona Secondary <strong>Plan</strong> Area shall entail the following steps:a) Preparation and review <strong>of</strong> a comprehensive Master Servicing <strong>Plan</strong> addressingwater, sanitary, storm drainage and electrical considerations.b) Prior to the draft approval <strong>of</strong> any plan <strong>of</strong> subdivision, a cost sharing agreement willbe required establishing the means by which each developer/owner will share inthe provision <strong>of</strong> common amenities (e.g. major and minor arterial roads, municipalsanitary and water, parkland) for the Secondary <strong>Plan</strong> Area. It is also recognizedthat the cost sharing agreement will establish rights for adjacent landowners toconnect to the services <strong>of</strong> the Secondary <strong>Plan</strong> Area provided such landowners paytheir fair share <strong>of</strong> the expenses. Furthermore, it is recognized that adjacentlandowners may seek to secure easement rights across the properties in theSecondary <strong>Plan</strong> Area in order to provide the necessary municipal services toadjacent lands.c) Prior to draft plan approval, developers will be required to enter into a pre-servicingagreement with the <strong>Town</strong> with respect to sanitary sewage and water capacityallocation.d) Processing <strong>of</strong> individual plans <strong>of</strong> subdivision under Section 51 <strong>of</strong> the <strong>Plan</strong>ning Actin accordance with the policies set out in this Secondary <strong>Plan</strong>. Where anapplication for a new plan <strong>of</strong> subdivision is received on lands abutting a residential170Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENTarea existing on the date <strong>of</strong> approval <strong>of</strong> this Secondary <strong>Plan</strong>, the <strong>Town</strong> shallendeavour to notify the residents primarily affected as part <strong>of</strong> the process <strong>of</strong>considering the subdivision plan.e) Prior to the draft approval <strong>of</strong> any plans <strong>of</strong> subdivision, the precise delineation <strong>of</strong> theNatural Environmental Areas must be undertaken. Where lands designated"Natural Environmental Area" are determined to be developable, the designation <strong>of</strong>lands immediately adjacent to the Natural Environmental Area and policiespursuant to that designation shall apply.f) Amendment(s) to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> Zoning By-law 054-04 will be required toimplement the land use designations identified on Schedule B1 - Land Use andRoads <strong>Plan</strong>.g) Site <strong>Plan</strong> Approval shall be required for any development proposed on landsdesignated 'Residential Medium Density’, ‘Core Commercial’, 'NeighbourhoodCommercial' and 'Institutional' as well as any townhouse development proposed onlands designated “Residential Low Density 2”.h) Development <strong>of</strong> public works and community facilities shall be in accordance withpolicies set out in this Secondary <strong>Plan</strong> and under the direction <strong>of</strong> the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong>.i) The <strong>Town</strong> shall review and revise the provisions <strong>of</strong> this Secondary <strong>Plan</strong> from timeto time.j) Lands within the Secondary <strong>Plan</strong> Area may be subject to the Holding provisionsunder Section 36 <strong>of</strong> the <strong>Plan</strong>ning Act, and the Hold symbol may be lifted inaccordance with the provisions <strong>of</strong> Section 9.5, including the availability <strong>of</strong> capacityfor sanitary sewage.k) Development <strong>of</strong> lands abutting the rail line shall occur in accordance with thepolicies <strong>of</strong> Section 8.2.10.2.12.2 Staging Policiesa) Development <strong>of</strong> any parcel <strong>of</strong> land within the Alcona Secondary <strong>Plan</strong> Area shallnot receive final approval until such time as stormwater, sanitary sewer, waterfacilities and utilities necessary to serve the parcel are available.b) The approval <strong>of</strong> specific development applications in the Alcona Secondary <strong>Plan</strong>Area shall be governed by the following principles:i) avoidance <strong>of</strong> scattered development;ii) sequential development <strong>of</strong> neighbourhood areas;iii) provision <strong>of</strong> schools and parks;iv) sequential construction <strong>of</strong> collector roads and access to arterial andboundary roads;vi) sequence <strong>of</strong> construction <strong>of</strong> sanitary sewer and watermain extensions andelectrical distribution system;vi) adequacy <strong>of</strong> storm drainage; andvii) minimization <strong>of</strong> public front-end costs.171Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>ALCONA URBAN SETTLEMENT10.2.13 Interpretation Policiesa) Changes to Schedule B1 - Land Use resulting from more detailed servicing studiessuch as the Master Servicing Study, and the Environmental Evaluation approved bythe Lake Simcoe Region Conservation Authority, and the <strong>Town</strong>, shall not require anamendment to this <strong>Plan</strong> as long as they are in accordance with the general goals andprinciples <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, and this Secondary <strong>Plan</strong>.b) The boundaries between the land use designations and location <strong>of</strong> roads shown on theaccompanying schedules are approximate. Minor adjustments shall not require anamendment to this Secondary <strong>Plan</strong> provided that the intent <strong>of</strong> this Amendment ismaintained.c) The delineation <strong>of</strong> Natural Environmental Areas shall be determined prior to theapproval <strong>of</strong> plans <strong>of</strong> subdivision in consultation with the relevant authorities.d) All population projections and other statistics are approximate except those concerningthe maximum densities, and shall be regarded as flexible. Minor variations <strong>of</strong> statisticsshall be permitted provided that the intent <strong>of</strong> this Secondary <strong>Plan</strong> is maintained.e) The provisions <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, as amended from time to time, regarding theinterpretation <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> for the <strong>Innisfil</strong> <strong>Plan</strong>ning Area apply in regard to thisAmendment.f) The Secondary <strong>Plan</strong> is intended to be consistent with the goals, policies, provisionsand the land use designations set out in this <strong>Official</strong> <strong>Plan</strong>. In the event <strong>of</strong> a conflictbetween policies <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> and this Secondary <strong>Plan</strong>, the policies, provisionsand designations in this Secondary <strong>Plan</strong> shall prevail.g) When lands designated "Natural Environmental Area" are changed in accordance withthe policies <strong>of</strong> this plan, the most appropriate designation as determined by the <strong>Town</strong><strong>of</strong> <strong>Innisfil</strong> shall apply.172Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11SECTION ELEVEN: COOKSTOWNSECONDARY PLANIntent:The Ministry <strong>of</strong> Municipal Affairs approved, as modified, the <strong>Official</strong> <strong>Plan</strong> for the Village<strong>of</strong> Cookstown on January 15, 1993. The <strong>Official</strong> <strong>Plan</strong> for the Village <strong>of</strong> Cookstown ,inclusive <strong>of</strong> Schedules as approved and modified by the Ministry <strong>of</strong> Municipal Affairs,forms the Cookstown Secondary <strong>Plan</strong>.Goals:a) To maintain Cookstown’s role as a local centre in the Simcoe-Georgian Area,providing for the day-to-day needs <strong>of</strong> residents and the surrounding agriculturalcommunity.b) To direct new development to suitable areas within Cookstown.c) To ensure that new development is adequately provided with municipal services.d) To ensure that existing municipal servicing and community facility deficiencies arealleviated.e) To preserve the architectural heritage <strong>of</strong> Cookstown.Objectives:1) To limit development in areas where suitable soils for private waste disposal onreasonably sized lots do not exist.2) To limit the total population <strong>of</strong> Cookstown until additional water supply becomesavailable.3) To determine a servicing policy for alleviating present deficiencies.4) To define areas for further urban development and the type <strong>of</strong> developmentpermitted in each.5) To define a policy for commercial development in Cookstown.6) To establish a policy for open space acquisition.11.1 GENERAL DEVELOPMENT POLICIESa) It is the policy <strong>of</strong> Council that all development in Cookstown takes place inaccordance with the land use designations on Schedule B2 and the policies <strong>of</strong> thisplan.b) It is the policy <strong>of</strong> Council that lands designated Rural on Schedule B2 bemaintained in their present use until such time as municipal water supply andsewage disposal facilities are provided to serve all or parts <strong>of</strong> the Rural area.173Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANWhen such facilities are or can be made available, Council will consider amendingthe policies and Schedule B2 Land Use to redesignate the Rural areas to anappropriate urban use.c) Within areas designated for residential, commercial, industrial or institutionalpurposes, no new development shall be permitted unless adequate municipalsanitary services are provided.d) Council will review any applications for development <strong>of</strong> commercial or industrialuses which require large quantities <strong>of</strong> water for their operation to determinewhether or not such uses should be allowed given the ability <strong>of</strong> the Municipality toservice such uses.e) The Core Commercial Area, as shown on Schedule B2 has evolved into a wellknown tourist and commercial centre. It shall be a policy <strong>of</strong> this <strong>Plan</strong> to supportand encourage the continued development and redevelopment <strong>of</strong> this area wheresuch development consists <strong>of</strong> like uses or uses supportive <strong>of</strong> the existing theme <strong>of</strong>Core Commercial Area.f) It is the policy <strong>of</strong> Council to acquire major open space areas and localneighbourhood parks for public recreation purposes.g) It is the policy <strong>of</strong> Council to continue its program <strong>of</strong> upgrading existing roads andstorm drainage facilities.h) The <strong>Town</strong>, public authorities and private individuals will be encouraged to developopen space areas as parks and recreational areas.i) Natural Environmental Areas will be protected from undesirable and damagingforms <strong>of</strong> development. Compatible uses and various forms <strong>of</strong> recreation activitieswill be encouraged as will the public acquisition <strong>of</strong> these lands when practical sothat these natural resources might be enjoyed by the public.j) No new buildings shall be permitted to locate in close proximity <strong>of</strong> either side <strong>of</strong> amunicipal drainage course. The intent <strong>of</strong> this restriction is to allow for regular andunimpaired maintenance <strong>of</strong> the drainage course.k) Council shall ensure in considering any proposed amendments to this <strong>Plan</strong> that theapplicant provide a statement detailing the impact <strong>of</strong> such an amendment on allrelated policies <strong>of</strong> the <strong>Plan</strong>.11.2 RESIDENTIAL11.2.1 Permitted UsesIn Residential areas, the uses permitted include residences <strong>of</strong> the following types - singledetached dwellings, semi-detached dwellings, duplexes, triplexes, townhouses, apartments,existing mobile home parks, and rooming and boarding houses, subject to adequate municipalwater supply and waste disposal facilities. Home occupations will be permitted in dwellings. Inaddition, other uses which are complementary to and compatible with the residential area suchas schools, parks, churches, homes for the aged, and public utilities are permitted.174Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.2.2 General Residential Provisions11.2.2.1 Residential development will not be permitted if such development may cause anundue extension <strong>of</strong> public services or if such development would cause an undesirablepattern <strong>of</strong> growth, which would prevent orderly growth in a compact manner.11.2.2.2 Where appropriate, Council’s approval <strong>of</strong> plans <strong>of</strong> subdivision will be subject to thecompletion <strong>of</strong> a drainage plan for the lands involved to the satisfaction <strong>of</strong> Council andthe appropriate government agencies having jurisdiction. The proposed scheme shallensure that there is no adverse impact within the watershed.11.2.2.3 Generally, new residential development will not be approved unless parkland or fundsin lieu <strong>of</strong> the parkland are dedicated or paid as per the requirements <strong>of</strong> Section 3.10.4.The dedication <strong>of</strong> parkland or payment in lieu <strong>of</strong> such parkland shall be determined bythe Municipality on the merits <strong>of</strong> the individual subdivision including the physicalcondition <strong>of</strong> the land, the location <strong>of</strong> the subdivision and the availability <strong>of</strong> existing parkfacilities.11.2.2.4 All lands dedicated to the Municipality shall be conveyed in a physical conditionsatisfactory to the Municipality. Where open watercourses are involved, adequatespace shall be provided for maintenance operations.11.2.2.5 In subdivision applications involving the dedication <strong>of</strong> relatively small areas <strong>of</strong>parkland, the Municipality shall have regard for the possibility <strong>of</strong> the future provision <strong>of</strong>adjacent available land to enlarge such a park. This policy is included to encouragethe acquisition <strong>of</strong> parkland rather than the acceptance <strong>of</strong> cash in lieu in the approval <strong>of</strong>relatively small subdivisions.11.2.2.6 The Cookstown Built Boundary is delineated on Schedule B2. All new residentialdevelopment within this area shall contribute to meeting the intensification target.Development on lands between the Cookstown Built Boundary and the CookstownSettlement Boundary are considered designated greenfield areas and contribute to thedesignated greenfield density target.11.2.3 Density Policies11.2.3.1 Various types <strong>of</strong> dwellings are permitted under the "Residential" classification toprovide a choice and mixture <strong>of</strong> living accommodation. Two designations areestablished to provide for the grouping together <strong>of</strong> similar use types for aesthetic andfunctional reasons.11.2.3.2 The “Residential Low Density” designation identifies those areas reserved for lowdensity housing. The "Residential Medium Density" designation identifies those areaswhere multiple unit housing may take place. Residential low density and mediumdensity development will be guided by the policies <strong>of</strong> this section and additionaldevelopment will only be permitted by specific amendment to this plan. Generally newresidential development, both low and medium density housing, shall be in accordancewith the Staging <strong>of</strong> Development subsection, as set out herein.175Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.2.4 Residential Low Density11.2.4.1 Single detached dwellings, semi-detached dwellings and duplex dwellings arepermitted in this designation. This <strong>Plan</strong> shall recognize those existing dwellings thathave been converted to boarding houses, however further conversions <strong>of</strong> this type <strong>of</strong>use should be discouraged.11.2.4.2 Single detached dwellings may be developed at densities <strong>of</strong> up to 12 units per nethectare. Semi-detached and duplex units may be developed at densities <strong>of</strong> up to 20units per gross residential hectare.11.2.4.3 Minimum yard requirements and setbacks shall be set out in the implementing ZoningBy-law to protect existing uses and to ensure privacy for each dwelling unit.11.2.4.4 New low density housing developments shall front on local streets rather than oncollector or arterial roads to minimize traffic hazards.11.2.5 Residential Medium Density11.2.5.1 Triplexes, double duplexes, apartment dwellings and townhouses may be permitted inthis designation.11.2.5.2 The maximum permitted density shall be 40 units per net hectare. Except that in Area6 on Schedule B2A, hereto, a density <strong>of</strong> 72 units per net hectare is permitted.11.2.5.3 The amounts <strong>of</strong> medium density housing permitted should be limited so as to providefor both the desirable mixture and variety <strong>of</strong> choice <strong>of</strong> housing accommodation while atthe same time preserving the predominant low density character <strong>of</strong> the community.The amounts <strong>of</strong> low as opposed to medium density housing units should not exceedthe approximate ratio <strong>of</strong> 80:20 at any period in time to achieve such balance.11.2.5.4 Minimum yard requirements and setbacks will be set out in the implementing ZoningBy-law to protect existing uses and to ensure privacy for each dwelling unit.11.2.5.5 As far as possible, medium density housing should be encouraged in areas that are inclose proximity to the commercial core, to parks, to school and to other social andrecreational facilities.11.2.6 Future Residential11.2.6.1 Notwithstanding all other policies <strong>of</strong> this <strong>Plan</strong>, the property referred to as Part <strong>of</strong> Lot2334, Concession 14, former <strong>Town</strong>ship <strong>of</strong> Tecumseth, on the south side <strong>of</strong> VictoriaStreet West, west <strong>of</strong> County Road 27 (“the Subject Lands”_ is hereby designated“Future Residential”.11.2.6.2 Prior to the rezoning <strong>of</strong> the land, site plan approval, draft plan <strong>of</strong> subdivision approvalor any development on the Subject Lands, the following matters shall have beenadequately addressed to the satisfaction <strong>of</strong> the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>, the County <strong>of</strong> Simcoe,the Nottawasaga Valley Conservation Authority and the Ministry <strong>of</strong> Environment:176Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANi) a) The completion <strong>of</strong> the Work <strong>Plan</strong> (as prepared by R.J. Burnside and AssociatesLimited and dated May 18, 2007 (“the Work <strong>Plan</strong>”) to examine the sanitarysewage conveyance and treatment system in Cookstown and to determine anyworks required to maximize sewage capacity in the Cookstown Sewage Systemto provide for, at a minimum, the proposed development on the Subject Lands,while recognizing existing connected development within the existing CookstownCommunity (460 units) and draft plan approvals for Cookshill North (37 units),Cookshill South (85 units), Letizia Homes (24 units) and Belpark Construction (88units), and categories 3 through 6 inclusive (54 units), all as set out in the AinleyGroup report entitled “<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> Cookstown Sewage Treatment <strong>Plan</strong>tReserve Capacity Report” dated January 2007, appended to <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> StaffReport PDS-031-07 through an inflow/infiltration flow monitoring program andanalysis <strong>of</strong> the Cookstown Sewage System;b) The timing <strong>of</strong> completion and financing <strong>of</strong> the identified improvements to theCookstown Sewage System as recommended by the Work <strong>Plan</strong>;c) Identification <strong>of</strong> the party or parties responsible for payment for any identifiedimprovements or rectification pursuant to subsection i) (b) and i (d);d) The timing <strong>of</strong> completion and financing <strong>of</strong> the provision <strong>of</strong> expanded water supplyto Cookstown.ii) a) The cumulative impacts with respect to phosphorous levels <strong>of</strong> the site on thewatercourse, subject to the terms <strong>of</strong> reference to be agreed to by the County,Ministry <strong>of</strong> Environment, Nottawasaga Valley Conservation Authority and the<strong>Town</strong>.b) Without further amendment to this <strong>Plan</strong>, once the matters set out in the reportsreferred to in 1 and 2 above have been submitted and approved by the <strong>Town</strong> <strong>of</strong><strong>Innisfil</strong>, the County <strong>of</strong> Simcoe, the Ministry <strong>of</strong> Environment, and the NottawasagaValley Conservation Authority, the land use designation for the Subject Landsshall be Residential-Low Density without further amendment to the <strong>Plan</strong>.c) The number and type <strong>of</strong> units will be established through a Zoning By-lawAmendment and plan <strong>of</strong> subdivision. As conditions <strong>of</strong> draft approval <strong>of</strong> a plan <strong>of</strong>subdivision for the Subject Lands, detailed reports respecting stormwatermanagement, water balance, water temperature, natural hazards and erosionlimits shall be submitted for review and approval to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>, theCounty <strong>of</strong> Simcoe, the Nottawasaga Valley Conservation Authority and theMinistry <strong>of</strong> Environment, as necessary. No Zoning By-law will be given any finalapproval until the flood lines, natural hazards and erosion limits have been settledto the satisfaction <strong>of</strong> the appropriate authorities, and the appropriate zoningcategory for same has been agreed upon.d) A holding provision pursuant to Section 36 <strong>of</strong> the <strong>Plan</strong>ning Act may be utilized inthe implementing Zoning By-law.e) In addition, development <strong>of</strong> the Subject Lands is dependant on the allocation <strong>of</strong>water and sanitary servicing capacity sufficient for the proposed development onthese lands by a resolution <strong>of</strong> Council. In that regard, the recommendationsarising out <strong>of</strong> the work undertaken pursuant to the Work <strong>Plan</strong> shall beimplemented in whole or in part as part <strong>of</strong> any future approvals <strong>of</strong> a draft plan <strong>of</strong>subdivision and/or By-law to further permit residential development on theselands. In addition, water capacity is to be provided to these lands through the177Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANentering into <strong>of</strong> any necessary agreements between the <strong>Town</strong>, the property ownerand any other benefiting parties.f) The zoning By-law shall include the following reference:“Lands subject to Rezoning may, at the discretion <strong>of</strong> Council, be subject to a Bylawpassed under Section 34(5) <strong>of</strong> the <strong>Plan</strong>ning Act prohibiting the use <strong>of</strong> lands orthe erection or use <strong>of</strong> buildings or structures unless confirmation is provided thatthere is sufficient capacity and capability, in the opinion <strong>of</strong> the <strong>Town</strong>, to service thelands, buildings or structures.Lands subject to Rezoning may incorporate and “H”-Holding Provision, asprovided under the <strong>Plan</strong>ning Act and the <strong>Town</strong>’s <strong>Official</strong> <strong>Plan</strong>. For the purposes<strong>of</strong> water or wastewater treatment plant capacity the “H”-Holding Provision will belifted subject to the confirmation that there is sufficient residual capacity andcapability to service the development or the payment <strong>of</strong> Development Charges inaccordance with the Act.At all times the granting <strong>of</strong> service allocation and the acceptance <strong>of</strong> aDevelopment Charge payment is conditional on the continued availability <strong>of</strong>service capacity and the ability <strong>of</strong> the <strong>Town</strong> to provide same. Should servicecapacity no longer be available to the <strong>Town</strong> to commit to the development, inwhole or in part, through whatever circumstance, the <strong>Town</strong> may remove or adjustthe quantity <strong>of</strong> service allocation to the proposed development on the SubjectLands, up to the time <strong>of</strong> registration <strong>of</strong> the <strong>Plan</strong>, by advising the Developer/Ownerand refunding the applicable Development Charges.”g) Recommendations identified in the Work <strong>Plan</strong> and completion <strong>of</strong> the construction<strong>of</strong> the trunk watermain to Cookstown shall be completed (or arrangements madefor completion) prior to Final Approval/Registration <strong>of</strong> any Draft <strong>Plan</strong> <strong>of</strong>Subdivision or Site <strong>Plan</strong>.h) Notwithstanding section 7.3.7 f the <strong>Plan</strong>, the boundary <strong>of</strong> the EnvironmentalProtection designation is approximate only and may be deterined with greatercertainty by additional field work to the satisfaction <strong>of</strong> the <strong>Town</strong> and NottawasagaValley Conservation Authority without further amendment to the <strong>Plan</strong>.11.2.7 Staging <strong>of</strong> Development11.2.7.1 To ensure that new development occurs in a well balanced, logical and equitablemanner and as the potential for growth is greater than the design capacity <strong>of</strong> thetreatment facility, a selection process <strong>of</strong> developable lands and types <strong>of</strong> uses wasrequired. Also, the need to set maximum development levels within a 2 stageprogram in regard to the future expansion <strong>of</strong> the treatment facility was needed. Thefirst stage development allotment is predicated upon the growth <strong>of</strong> the Village from itscurrent population to a population <strong>of</strong> approximately 1,500 persons. The second stagedevelopment allotment is predicated on the expansion <strong>of</strong> the treatment facility andmunicipal water supply to accommodate a total population <strong>of</strong> 2,500 persons.11.2.7.2 It is a primary policy <strong>of</strong> this plan that any new development (including infilldevelopment) shall be serviced at no cost to the <strong>Town</strong> or its existing ratepayers.178Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.2.7.3 Preliminary review undertaken by the <strong>Town</strong> and developers between 1995 and 2000suggest that expansion or upgrades to the Cookstown sewage treatment plant toaccommodate the second stage would be at significant cost and is not a realisticoption for the additional 1000 population (approximately 300 units), contemplated inthe foreseeable future. Given that only limited growth is contemplated for theCookstown area over the planning period, use <strong>of</strong> available reserve capacity toaccommodate additional growth has been considered.11.2.7.4 Through monitoring <strong>of</strong> actual usage <strong>of</strong> the sewage treatment plant, in accordance withguidelines accepted by the Ministry <strong>of</strong> the Environment plus 5% <strong>of</strong> the average dailyflow as an additional buffer, indications are that there is some available reservecapacity which will enable limited development as contemplated in the Stage 2allocations, without requiring an expansion to the sewage treatment plant. However toensure plant capacity is not exceeded, any development occurring beyond the Stage 1allocations shall be subject to the ongoing monitoring and implementation provisionsas set out in Section C to this section <strong>of</strong> the Cookstown Secondary <strong>Plan</strong>.11.2.7.5 The intent <strong>of</strong> this policy is to encourage growth and to ensure adequate support inregard to municipal services.11.2.7.6 The following subsections, in conjunction with map Schedule B2a - DevelopmentStaging <strong>Plan</strong>, set out the areas, type <strong>of</strong> uses and maximum development potentialpermitted. Section (A) deals with the residential development <strong>of</strong> large blocks <strong>of</strong> vacantlands; Section (B) deals with growth items such as apartments, infilling andconversions. Section (C) deals with policies for development to proceed on the basis<strong>of</strong> available Reserve Capacity.11.2.7.6 a Single Family Residential Development1. Area 1, as set out on Schedule B2a, is located generally south <strong>of</strong> Queen Street,west <strong>of</strong> Dufferin Street and north <strong>of</strong> Victoria Street, and consists <strong>of</strong> approximately3.74 hectares. Maximum allowable development is set at 15 single familyresidential units in the first phase and up to an additional 25 single familyresidential units in the second phase.2. Area 2, as set out on Schedule B2a, is located generally south <strong>of</strong> Victoria Street,west <strong>of</strong> King Street and north <strong>of</strong> the Village boundary and consists <strong>of</strong> approximately9.9 hectares. Maximum allowable development is set at 27 single familyresidential units in the first phase and up to an additional 58 single familyresidential units in the second phase. At this time it is not known if Evelyn Streetwill be continued into area 2 through area 7 and if portions <strong>of</strong> land in area 7 will betransferred to area 2. Should the street be continued and should parts <strong>of</strong> area 7be transferred to area 2 as a result <strong>of</strong> this extension, then, for the purpose <strong>of</strong> this<strong>Plan</strong>, those areas west <strong>of</strong> Evelyn Street extended, transferred from area 7 to area2, shall be deemed to be developable properties within area 2 and furthermore noamendment to this <strong>Plan</strong> or Schedule B2a will be required to reflect this change.3. Area 3, as set out on Schedule B2a, is located generally south <strong>of</strong> Victoria Street,east <strong>of</strong> King Street and north <strong>of</strong> the Village boundary and consists <strong>of</strong> approximately12 hectares. Maximum allowable development is set at 45 single family residential179Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANunits in the first phase and up to an additional 89 single family residential units inthe second phase.4. Area 4, as set out on Schedule B2a, is located generally south <strong>of</strong> Victoria Streetand east and north <strong>of</strong> the old Village boundary. Maximum allowable developmentis set at 62 mobile home units, in addition to the existing 27 mobile home units, inthe first phase and up to an additional 16 mobile home units in the second phase.A mobile home unit means a dwelling that is designed to be made mobile andconstructed or manufactured to provide a permanent residence for one or morepersons, but does not include a travel trailer or tent trailer or trailer otherwisedesigned.5. Area 5, as set out on Schedule B2a, is located generally south <strong>of</strong> Church Street,east <strong>of</strong> Cook Street and north <strong>of</strong> Victoria Street and consists <strong>of</strong> approximately 2.5hectares. No development <strong>of</strong> this area is permitted in the first phase, howeverdevelopment <strong>of</strong> up to 18 single family residential units may be permitted in thesecond phase.11.2.7.6 b Other Residential Development1. Residential Apartments: A first phase allocation <strong>of</strong> 35 apartment units and asecond phase allocation <strong>of</strong> 25 apartment units is provided for. Within the firstphase, a maximum <strong>of</strong> 26 apartment units <strong>of</strong> which 23 units may be occupiedduring the first phase, may be established within Area 6, as set out on ScheduleB2a and up to a maximum <strong>of</strong> 12 new apartment units may be established withinArea 7 as set out on Schedule B2a. Twenty-two <strong>of</strong> the 25 apartment unitspermitted within the second phase have not at this time been allocated to specificareas. The development <strong>of</strong> these units may be permitted on a first come basis;however, the development <strong>of</strong> the entire allotment on one property should bediscouraged.2. Residential Infilling: It is recognized that the development <strong>of</strong> currently vacant lotsor the creation <strong>of</strong> new residential lots by consent can be anticipated. This <strong>Plan</strong>allows for a first phase development <strong>of</strong> 7 single family residential units and asecond phase development <strong>of</strong> an additional 18 single family residential units in thisregard. it is understood that the development <strong>of</strong> existing lots <strong>of</strong> record, currentlyzoned for residential use, cannot be prevented, provided they meet therequirements <strong>of</strong> the comprehensive zoning bylaw. Therefore, no more than 4 newlots created by consent and intended to be provided with full municipal services,may be permitted during the first phase. Notwithstanding the above, 1 additionalresidential lot may be created from the existing property known as 7 HamiltonStreet, by consent, provided that the newly created lot shall be placed in a holdingzone in the Comprehensive Bylaw and shall be maintained in the said zoningcategory until such time as full municipal services become available through theimplementation <strong>of</strong> the second phase <strong>of</strong> servicing.Furthermore, no more than 11 additional new lots, created by consent andintended to be provided with full municipal services, may be permitted during thesecond phase.180Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN3. Residential Conversions: The conversion <strong>of</strong> some <strong>of</strong> the large homes in theVillage to semi-detached or duplex dwellings, along with the provision forresidential units incorporated into future commercial uses, has been recognized.During the first phase no more than 5 new residential units may be created in thisfashion and no more than 10 additional units may be permitted during the secondphase.4. Tourism Accommodation: It is recognized that some form <strong>of</strong> touristaccommodation might be desirable for Cookstown. However, due to servicingconstraints and the desire to facilitate residential development in the first phase,tourist accommodation, in the form <strong>of</strong> hotel or motel uses, shall not be permitted inthe first phase but may be permitted in the second phase up to the equivalent <strong>of</strong> 30residential units.11.2.7.6 c Development Permitted on the Basis <strong>of</strong> Available Reserve Capacity in Stage 1<strong>of</strong> the Cookstown Sewage Treatment <strong>Plan</strong>t1. Despite the policies related to phasing set forth in the foregoing sections A and B,but subject to all other relevant policies <strong>of</strong> this plan, council shall permit appropriatedevelopment to occur beyond the Phase 1 allocations without amendment to thisplan, and subject to the implementation <strong>of</strong> a suitable monitoring program to ensurecapacity in the Cookstown plant is not exceeded.2. Development shall not be permitted to proceed beyond the allocations as setforth in sections A and B above until such time as a monitoring program isestablished in accordance with the requirements <strong>of</strong> the <strong>Town</strong> Engineers.3. Council may, through the draft approval <strong>of</strong> plans <strong>of</strong> subdivision and the site planprocess, or for purposes <strong>of</strong> minor lot adjustments within the approved plans <strong>of</strong>subdivision, transfer or redistribute allocations <strong>of</strong> units in the developmentsreferred to in the foregoing sections A and B, and those areas identified as Areas1,2,3,5, and 6 on Schedule B2a <strong>of</strong> this plan to allow for consolidation <strong>of</strong> parklandor development <strong>of</strong> combined stormwater management facilities, without requiringan amendment to the plan, provided the overall number <strong>of</strong> units does notexceed a total combined allowance <strong>of</strong> 260 units less the number <strong>of</strong> equivalentsewage units that may be required for water treatment, as determined by the<strong>Town</strong>’s Engineers.4. Council may, through the site plan process and consent to severance processes,transfer units between all other developments referred to in Sections A and B andas identified on Schedule B2a, without requiring an amendment to the plan,provided the combined total as set out in Sections A and B shall not exceed 101units. (That is, all developments excluding Areas 1, 2, 3, 5 and 6 referred to onSchedule B2a does not exceed a total <strong>of</strong> 101 units)5. If at any time there is a reduction required in the total number <strong>of</strong> units available fordevelopment, as determined under subsections C3 and C4 above, as a result <strong>of</strong>demonstrated monitoring <strong>of</strong> actual use, the totals referred to in subsection C3 andsubsection C4 shall be proportionately reduced for the remaining undevelopedunits without requiring an amendment to the plan.181Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN6. The <strong>Town</strong> shall control all development occurring beyond the limitations set forth inthe phase 1 allocations through conditions to draft approval, the implementation <strong>of</strong>the holding provision, conditions <strong>of</strong> severance, site plan control and subdivisioncontrol.7. Despite the policies set forth in Sections A and B, the first phase <strong>of</strong> development inany draft plan shall not exceed 80% <strong>of</strong> the allowable units, and the remaining 20 %<strong>of</strong> development shall only proceed provided there is demonstrated capacityavailable as determined through the monitoring program referred to in this section.8. Building permits and occupancy permits shall only be issued for developmentsproceeding on the basis <strong>of</strong> reserve capacity calculations upon confirmation <strong>of</strong>available servicing capacity, which shall be determined at the time which is thelater <strong>of</strong> plan registration, site plan approval, the issuance <strong>of</strong> the certificate <strong>of</strong>consent to sever or removal <strong>of</strong> the holding provision.9. Draft plan approval, conditional severance approval and site plan approval shallnot be construed as a guarantee <strong>of</strong> servicing allocation.11.2.8 Site <strong>Plan</strong> Control11.2.8.1 All residential development with the exception <strong>of</strong> single detached and semi-detacheddwellings shall be subject to Site <strong>Plan</strong> Control in accordance with the policies <strong>of</strong>Section 9.4 <strong>of</strong> this <strong>Plan</strong>.11.2.9 Home Occupation11.2.9.1 Home occupation uses will be permitted providing they are secondary to the residentialuses and that they do not alter the character <strong>of</strong> the residential area. The implementingZoning By-law shall contain those uses and regulations pertaining to the homeoccupation uses.11.2.10 Bed and Breakfast11.2.10.1 Bed and Breakfast uses are permitted in all areas designated “Residential” onSchedule B2. For the purpose <strong>of</strong> this section, a Bed and Breakfast use is defined asfollows:11.2.10.2 The following policies will be used in evaluating applications for Bed and Breakfastuses:a) Prior to the establishment <strong>of</strong> a Bed and Breakfast use an amendment to theZoning By-law will be required to permit this use.b) Council before passing a by-law to permit a Bed and Breakfast use shall besatisfied that:i) the use <strong>of</strong> the single family dwelling for a Bed and Breakfast use shall not inthe opinion <strong>of</strong> Council, be detrimental to any adjacent use. Where necessary,neighbouring uses will be protected by the provision <strong>of</strong> areas for landscaping,182Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANbuffering or screening, <strong>of</strong> buildings, structures or uses, so as to reduce anydetrimental affect caused by the use <strong>of</strong> the dwelling as a Bed and Breakfastestablishment.ii) adequate parking facilities over and above the parking requirement for thesingle family dwelling are available which shall be a minimum <strong>of</strong> one additionalparking space per rental room.iii) any dwelling intended for use as a Bed and Breakfast establishment isserviced with an adequate water supply and sanitary sewage disposal system,roads and is in compliance with any by-laws, regulations and provincial Actsand codes in effect within the <strong>Town</strong>.c) Bed and Breakfast uses shall be subject to site plan control as per therequirements <strong>of</strong> Section 9.4.11.2.11 Mobile Home Residential11.2.11.1 Mobile homes used as dwelling units shall not be permitted except in the MobileHome Residential designation on Schedule B2.11.2.11.2 The predominant use <strong>of</strong> land in this category shall be for cluster development <strong>of</strong>mobile home units on a year-round occupancy basis. These units shall beconsidered as permanent dwellings in that their running gear shall be removed andthat they shall have been placed on a foundation conforming to the Ontario BuildingCode. Mobile home units without their running gear removed and/or without havingbeen placed on a proper foundation shall not be permitted.11.2.11.3 Currently some development (27 units) has already taken place within the MobileHome Residential Designation. It shall be a policy <strong>of</strong> this <strong>Plan</strong> that the maximumdensity <strong>of</strong> mobile home uses shall not exceed 105 units without an amendment tothis <strong>Plan</strong>.11.2.11.4 The site should be harmoniously and efficiently organized in relation to topography,the shape <strong>of</strong> the mobile home sites and the common or open space areas. Fullattention should be given to function, use and appearance. Buffers should beprovided between the mobile home park and adjoining land uses where practical.11.2.11.5 New mobile home uses, permitted by the policies <strong>of</strong> this section, are subject to siteplan control. Furthermore, development or redevelopment within the existing MobileHome Residential designation, either through the development <strong>of</strong> new buildings orstructures or through the provision <strong>of</strong> additional mobile home sites shall be subject tosite plan control. Reference should be made to Section 9.4 in regard to additionalpolicies concerning site plan control.183Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.3 COMMERCIAL11.3.1 General Commercial Provisions11.3.1.1 The overall objective in regard to commercial development, is to ensure that theexisting commercial base will not only continue, but will expand to parallel the needs <strong>of</strong>the community and the larger surrounding area, thus evolving into a more independentand viable service centre.11.3.1.2 Council, in considering the approval <strong>of</strong> the development or redevelopment <strong>of</strong>commercial uses shall, amongst other matters, have regard to the following criteria:1. Adequate parking facilities are available and where such do not exist, shall bemade available, or alternative arrangements made for <strong>of</strong>f-street parking prior to thetime that development takes place.2. Where a commercial use is proposed adjacent to a residential use, additionalsetbacks may be specified in the zoning bylaw or a zoning bylaw amendment andsuitable landscaping and visual buffers may be required to be provided by thelandowner if the proposed development is in a site plan control area or a consentor subdivision is needed prior to development.3. Hydro poles, regulatory signs and other surface utilities are kept to a minimum.4. The proposal is compatible with adjacent uses.5. The proposed development is consistent with the nature and characteristics <strong>of</strong> thecommunity and would not unduly detract from the amenities <strong>of</strong> any adjacentresidential areas.11.3.1.3 In the Commercial designations Bed and Breakfast uses are permitted, however, anyapplication for a Bed and Breakfast use shall comply with the definition and policies <strong>of</strong>Section 11.2 Residential.11.3.2. Core Commercial Area11.3.2.1 Within the “Core Commercial Area” designation, the predominant use <strong>of</strong> land shall befor the majority <strong>of</strong> forms <strong>of</strong> retail and service commercial facilities. Typical uses wouldinclude retail uses and service operations, business and pr<strong>of</strong>essional <strong>of</strong>fices, eatingestablishments, clubs, public institutional uses, government <strong>of</strong>fices, places <strong>of</strong>amusement and recreation, and where adequate privacy amenities can beincorporated and where appropriate, dwelling units may be permitted in conjunctionwith and/or as accessory to commercial uses. The development <strong>of</strong> Cookstown as acraft and antique centre will be encouraged. Also tourism accommodation uses in theform <strong>of</strong> hotels or motels may be permitted subject to the provision <strong>of</strong> adequate on siteparking facilities and in conformity with the Staging <strong>of</strong> Development policies <strong>of</strong> this<strong>Plan</strong>.184Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.3.2.2 Council shall only consider proposals for uses in the Core Commercial Area that arecompatible with the characteristics and needs <strong>of</strong> the community. Council may alsoconsider proposals to develop or redevelop for commercial uses, certain propertiesthat have historical or architectural significance. Special restrictions, by way <strong>of</strong> bylawamendment at the time <strong>of</strong> development, may be enacted by Council, as a means <strong>of</strong>preserving the unique characteristics <strong>of</strong> such properties and structures. The proposedrestrictions, amongst other things, would limit the range or types <strong>of</strong> uses that may beestablished, in keeping with the nature and attributes <strong>of</strong> the heritage values <strong>of</strong> thebuildings to be so protected. In this regard, the policies <strong>of</strong> Section 6 – CulturalHeritage and Archaeology and Section 11.10 shall be considered.11.3.2.3 As the Core Commercial Area develops and infills, Council may investigate the meansas to how the commercial sector may be improved both functionally and aesthetically.No outside storage shall be permitted within the Core Commercial Area.11.3.2.4 Adequate <strong>of</strong>f-street facilities shall be provided for new commercial development. It isalso intended that an <strong>of</strong>f-street parking facility should be provided in the Core Area toserve existing development.11.3.2.5 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.11.3.3 Neighbourhood Commercial Area11.3.3.1 Within the Neighbourhood Commercial Area designation shown on Schedule B2, thepolicies <strong>of</strong> Section 3.4.2 shall apply.11.3.4 Highway Commercial Area11.3.4.1 Lands designated as Highway Commercial Area on Schedule B2 shall be subject tothe policies <strong>of</strong> Section 3.4.3 as well as the following.11.3.4.2 Areas to be designated Highway Commercial Area shall be located on the perimeter<strong>of</strong>, or distant from, lands to be used for other commercial activities in order to reduce toa minimum the conflict between the pedestrian and vehicular movement.11.3.4.3 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.11.4 PARKS AND OPEN SPACE11.4.1 Permitted Uses11.4.1.1 In Parks and Open Space designations, land shall be used primarily for recreation.Permitted uses include parks, playgrounds, sports fields, picnic areas, fairgrounds,185Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANcurling clubs, recreational facilities and similar uses that are open and available forpublic use.11.4.1.2 Privately owned or operated uses which are <strong>of</strong> a similar recreation nature and alsocemeteries and community service club halls are permitted.11.4.2 General Policies11.4.2.1 One tot-lot should be obtained in an advantageous spot in the Cookslane developmentin their first phase.11.4.2.2 As Cookstown develops, there should be one adequate (1,400-1,850 m2) tot-lot in theother three quadrants <strong>of</strong> the settlement area unless a larger park is in one <strong>of</strong> thosequadrants.11.4.2.3 A large community park should be purchased or obtained by the <strong>Town</strong> <strong>of</strong> a sizebetween 4 and 8 hectares to be used for large scale park development (e.g., balldiamond, swimming pool).11.4.2.4 The general aim will be to provide a balanced park system catering to a wide range <strong>of</strong>uses. The possibilities <strong>of</strong> obtaining additional funds for development and maintenance<strong>of</strong> local parks will be continually reviewed as development occurs.11.4.2.5 Where any lands are delineated as Parks and Open Space on Schedule B2 the intentis to maintain their predominantly open space character. However, where such landsare under private ownership, it is not intended that this land will necessarily remain asopen space indefinitely, nor shall it be construed as implying that open space areasare free and open to the general public or will be purchased by the Municipality.11.4.2.6 If proposals to develop such lands in private ownership are made and the <strong>Town</strong> doesnot wish to purchase such lands in order to maintain the open space, than anamendment to the <strong>Plan</strong> shall be given due consideration by Council.11.5 LIGHT INDUSTRIAL SERVICE11.5.1 Permitted Uses11.5.1.1 Within the “Light Industrial Service” designation shown on Schedule B2, the permitteduses <strong>of</strong> Section 3.5.3 shall apply.11.5.2 General Policies11.5.2.1 It is not likely that Cookstown will attract major industrial operations. The <strong>Plan</strong>,therefore, designates as industrial areas existing uses and areas for expansion.186Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.5.2.2 Council shall consider amendments to this plan for industrial areas subject to thefollowing:i) the availability <strong>of</strong> adequate water supply, sewage disposal and storm drainagefacilities;ii)iii)iv)the adequacy <strong>of</strong> road facilities to carry industrial traffic;the adequacy <strong>of</strong> the site for <strong>of</strong>f-street parking and loading facilities, landscapingand screening <strong>of</strong> open storage;compatibility with adjacent land uses.11.5.2.3 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.11.5.2.4 Where an industrial use is proposed adjacent to an incompatible non-industrial use,additional setbacks may be specified in the zoning bylaw or a zoning bylawamendment and suitable landscaping and visual buffers may be required to beprovided by the landowner if the proposed development is in a site plan control area ora consent or subdivision is needed prior to development.11.5.2.5 All industries shall meet the requirements and where necessary, obtain the approval <strong>of</strong>the Ministry <strong>of</strong> the Environment with respect to water taking, waste water disposal,solid waste disposal and all emissions to the atmosphere including noise and vibration.11.6 RURAL AREA11.6.1 Permitted Uses11.6.1.1 In the area designated Rural Area, the policies <strong>of</strong> Section 3.2.3 shall apply, except thatintensive animal operations shall not be permitted. In all cases where the compatibility<strong>of</strong> an agriculture-related use with the residential areas <strong>of</strong> the settlement area is indoubt, the Minimum Distance Separation Guidelines shall be followed.11.6.1.2 Environmental constraints, particularly those related to servicing capacity, are a majorconcern, and therefore it is intended by Council that lands presently undeveloped anddesignated “Rural” shall remain so until services become available. At that time suchlands may be considered for development through amendment to the <strong>Official</strong> <strong>Plan</strong>.11.6.1.3 Development <strong>of</strong> the Rural area shall be permitted only by Amendment to the <strong>Official</strong><strong>Plan</strong> whereby the designation <strong>of</strong> the subject lands is changed to the appropriate landuse category.11.6.1.4 In the implementing Zoning bylaw existing dwellings may be recognized and zoned ina Residential category.187Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.7 INSTITUTIONAL AREA11.7.1 The Institutional Area designation shall mean the predominant use <strong>of</strong> lands sodesignated on Schedule “B2” shall be for the administration and public service useswhich may include a school, post <strong>of</strong>fice, pump house, works department, cemetery,clinic, nursing home, private club, park, recreational complex, museum, library andplaces <strong>of</strong> worship.11.7.2 It shall be the policy <strong>of</strong> Council that all new Institutional uses shall have sufficient lotarea to accommodate the parking requirements generated by the use.11.7.3 Where an institutional use is proposed adjacent to a residential use, additionalsetbacks may be specified in the zoning by-law or a zoning bylaw amendment andsuitable landscaping and visual buffers may be required to be provided by thelandowner if the proposed development is in a site plan control area or a consent orsubdivision is needed prior to development.11.7.4 New institutional buildings should be designed so as to blend in with the surroundingresidential uses.11.7.5 Services and facilities provided by the Municipality or other private or public agenciesinvolved in the provision <strong>of</strong> parks and public works, public utilities or similar servicesmay be permitted in any designation subject to the provisions <strong>of</strong> the implementingZoning bylaw. Where permitted, such uses should be designated so as to blend withand be in harmony with surrounding land uses.11.7.6 All development within this designation shall be subject to Site <strong>Plan</strong> Control inaccordance with the policies <strong>of</strong> Section 9.4 <strong>of</strong> this <strong>Plan</strong>.11.8 NATURAL ENVIRONMENTAL AREA AND HAZARD LAND AREA11.8.1 In the area designated Natural Environmental Area on Schedule B2, the policies <strong>of</strong>Section 3.1 shall apply as well as the following11.8.2 In the lands identified as Hazard Land Area on Schedule B2, the policies <strong>of</strong> Section 3shall apply as well as the following.11.8.3 Neither a building nor the placing or removal <strong>of</strong> fill <strong>of</strong> any kinds, whether originating onthe site or elsewhere shall be permitted in areas identified as being subject to periodicflooding or within the Development, Interference with Wetlands & Alteration toShorelines & Watercourse Regulation Area (Ontario Regulation 179/06) as delineatedin Appendix 3, except in accordance with the recommendations <strong>of</strong> the NottawasagaValley Conservation Authority. Also, no building nor the placing or removal <strong>of</strong>significant amounts <strong>of</strong> fill shall be permitted in areas having poor drainage without theconsent <strong>of</strong> the <strong>Town</strong>.11.8.4 There is no public obligation to either redesignate or purchase any lands that haveexisting or potential physical limitations or hazardous characteristics, especially wheresuch factors would be difficult or costly to overcome. Similarly, such lands shall not be188Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLANacceptable as parkland dedication pursuant to the <strong>Plan</strong>ning Act. Council shall acceptonly those lands conveyed to it in a satisfactory physical condition. Where an openwatercourse is involved, adequate space shall be provided for maintenanceoperations.11.8.5 The Municipality will seek the technical advice <strong>of</strong> its engineers and the NottawasagaValley Conservation Authority when dealing with flood control and/or drainageproblems. Whenever flood control or other works are undertaken which result inchanges in the physical nature <strong>of</strong> the land, Council shall examine the effect <strong>of</strong> suchchanges and, if necessary, amend this <strong>Plan</strong> accordingly.11.8.6 Where the boundaries <strong>of</strong> the areas designated “Hazard Land Area” are in question,Council shall, after receipt <strong>of</strong> a report from the proponent showing the area <strong>of</strong> disputeand the appropriate engineering evidence to support his/her claim, consult with theNottawasaga Valley Conservation Authority on the matter. If after review, it isdetermined that the boundary should be adjusted then:a) If the adjustment is deemed to be insignificant by the <strong>Town</strong> in consultation withthe Nottawasaga Valley Conservation Authority, an amendment to this <strong>Plan</strong>would not be required and Council may proceed with the appropriate amendmentto the implementing Zoning bylaw.b) If the adjustment is deemed to be significant than an amendment to this <strong>Plan</strong>shall be required.11.8.7 Lands affected by this Section shall be zoned in a separate classification in theimplementing Zoning bylaw.11.8.8 In the implementing Zoning bylaw, existing uses in areas designated “NaturalEnvironmental Area” shall be recognized as legally conforming despite theEnvironmental Zone in the implementing Zoning bylaw. Council shall discourage theexpansion <strong>of</strong> any existing non-conforming uses in such an area beyond the limits <strong>of</strong>such use as recognized in the implementing Zoning bylaw. Furthermore, theextensions or enlargements <strong>of</strong> any existing uses in the designation shall conform toany applicable flood pro<strong>of</strong>ing measures deemed necessary.11.8.9 Building setbacks will be imposed from the margins <strong>of</strong> the Natural Land Area related tothe extent or severity <strong>of</strong> the hazard and / or the significance and sensitivity <strong>of</strong> thenatural environmental feature.11.9 VILLAGE CHARACTER11.9.1 Cookstown has several unique characteristics in terms <strong>of</strong> its history and regionalfunction as an antique and craft centre.11.9.2 It is important for the Village’s identity that these characteristics be reinforced. Councilcan consider utilizing the provisions <strong>of</strong> the Ontario Heritage Act to designate andpreserve historical buildings.189Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.10 HERITAGE CONSERVATION11.10.1 It shall be a policy <strong>of</strong> Council upon the advice <strong>of</strong> a Municipal Heritage Committee todefine by By-law an area or areas in Cookstown for study leading to futuredesignations as Heritage Conservation Districts.11.10.2 This policy will be implemented as follows:a) Council may pass a By-law <strong>of</strong> intent to study a selected area for future designationas a Heritage Conservation District. (The Ontario Heritage Act, Section 40).b) A study shall be made <strong>of</strong> the selected area to determine what actions are requiredto retain and enhance the selected area’s special character as a HeritageConservation District.c) Without limiting the generality <strong>of</strong> the foregoing, the study shall consider thefollowing aspects <strong>of</strong> the selected area:i) Land and building use;ii) Architectural and historic significance <strong>of</strong> individual properties and for groups<strong>of</strong> properties;iii) Physical condition <strong>of</strong> properties;iv) Property ownerships and tenancies;v) Current restorations and improvements;vi) Visual environment;vii) Socio-economic environment;viii) <strong>Official</strong> <strong>Plan</strong> policies and zoning restrictions.d) The study shall be prepared by consultants as may be appointed by Council.e) The Municipal Heritage Committee shall involve the public and affected propertyowners and tenants in the preparation <strong>of</strong> the study.f) The study, upon completion, shall constitute the basis for the HeritageConservation District <strong>Plan</strong>.g) The <strong>Plan</strong> may be recommended for approval by the Municipal Heritage Committeeto Council for adoption and for subsequent submission to the Ministry <strong>of</strong> Cultureand Recreation for endorsement.h) Upon endorsement by the Ministry, Council may pass a by-law to designate theselected area as a Heritage Conservation District.11.11 SERVICING11.11.1 It is the intent <strong>of</strong> Council that all new development be serviced by municipal water andwhere appropriate storm sewers.190Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>COOKSTOWN SECONDARY PLAN11.11.2 Due to the limited capacity <strong>of</strong> the sanitary sewer facility, new development will begoverned by the policies <strong>of</strong> this <strong>Plan</strong> in regard to the extension and distribution <strong>of</strong> thesystem. Council will closely monitor the availability <strong>of</strong> the service to ensure thatdevelopment does not exceed the capacity <strong>of</strong> the facility.11.11.3 The water supply system in the Village is not sufficient to serve lands designated onSchedule B2 for urban uses. Prior to approving new development, Council shallrequire an additional water source.11.11.4 It is the intent <strong>of</strong> Council that, in conjunction with the program for upgrading <strong>of</strong> roads,storm drainage facilities <strong>of</strong> adequate size shall be provided in the existing built-upareas.191Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>BIG BAY POINT RESORT SECONDARY PLAN12SECTION TWELVE: BIG BAY POINTRESORT SECONDARY PLANOPA 17 See OPA 17 approved by the <strong>OMB</strong> on December 14, 2007.The text <strong>of</strong> Part III <strong>of</strong> OPA 17 shall be consolidated into thisSection <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>.192Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLAN13SECTION THIRTEEN: LEFROYSECONDARY PLAN13.1 GOALS AND OBJECTIVES13.1.1 Goalsa) To ensure that future growth in the Secondary <strong>Plan</strong> area occurs with a view tominimizing adverse environmental impacts and to ensure the protection andenhancement <strong>of</strong> environmentally sensitive features.b) To ensure that future growth in the secondary plan area does not constitute afinancial burden to the municipality, and that development occurs within thefinancial and physical capability <strong>of</strong> the municipality.c) To provide an opportunity for the revitalization and improvement <strong>of</strong> the CentralCore <strong>of</strong> the community.13.1.2 Objectivesa) To further the general goals and principles <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, and the specificgoals <strong>of</strong> the Lefroy Secondary <strong>Plan</strong> by providing a detailed policy framework forfuture development, and setting forth detailed land use, servicing, andimplementation policies, including development review criteria and principles toguide future development in the Lefroy Secondary <strong>Plan</strong> area.b) To develop a predominantly residential community, in the Lefroy Secondary <strong>Plan</strong>area centered on a revitalized Central Core area.c) To provide a range <strong>of</strong> housing types and densities catering to differing needswithin the municipality, and to enable the delivery <strong>of</strong> housing consistent with theProvincial Policy Statement while maintaining the village character <strong>of</strong> Lefroy andarea.d) To accommodate community facilities such as parks, recreational andinstitutional facilities <strong>of</strong> sufficient size, location, and configuration to meet theneeds <strong>of</strong> existing and future residents while providing for safe and convenientaccess and visibility.e) To maintain and protect significant environmental features, and ensure that thepotential impact <strong>of</strong> adjacent development is evaluated and mitigated.193Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANf) To plan for and establish, where possible, a north-south linkage through thecentre <strong>of</strong> the <strong>Plan</strong> Area adjacent to the rail corridor in recognition <strong>of</strong> the County<strong>Official</strong> <strong>Plan</strong> Greenlands designation.g) To ensure that the drainage and storm water management systems in the LefroySecondary <strong>Plan</strong> area are designed and constructed to control and treat thequality and quantity <strong>of</strong> stormwater from new development areas in accordancewith approved Provincial, County, LSRCA and/or <strong>Town</strong> criteria, and to considerall feasible means to further reduce the potential for flooding downstream.h) Where feasible, to improve the quality <strong>of</strong> water entering Lake Simcoe from theSecondary <strong>Plan</strong> area.i) To ensure that adequate water supply, sewage collection, electrical supply andstorm water drainage systems are provided to the residents <strong>of</strong> the LefroySecondary <strong>Plan</strong> area.j) To integrate new development with existing development within the Secondary<strong>Plan</strong> area and provide for a compatible relationship abutting existing land useswithin and adjacent to the Secondary <strong>Plan</strong> area boundaries.k) To ensure that the phasing <strong>of</strong> development is logical and cost efficient.l) To ensure that the provision <strong>of</strong> servicing and infrastructure does not constitute afinancial burden on the municipality, and that growth occurs within the financialand physical capability <strong>of</strong> the municipality.m) To ensure that existing and potential archaeological sites shall be identified andreviewed prior to draft plan <strong>of</strong> subdivision approval, and protected as required bythe Heritage Act.n) To provide direction and principles for the type and extent <strong>of</strong> development withinthe Core Commercial as well as for the character and design <strong>of</strong> the streetscapeto preserve its historical nature.o) To maintain the hydrologic function <strong>of</strong> the wetlands and other natural heritagefeatures in order to protect their health and function.13.2 CONCEPTThe following sets out a general development concept for the Lefroy SettlementArea.a) The area is bisected by a railway line (former CNR line), which divides thecommunity east/west. Killarney Beach Road further divides the area north/south.The Secondary <strong>Plan</strong> area is centred on Killarney Beach Road, which provides atransportation link and focus to the community.194Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) The Lefroy Settlement Area shall consist <strong>of</strong> four residential neighbourhoodsfocused on a mixed use Core Commercial area along Killarney Beach Road.The rail line and Killarney Beach Road create the boundaries between the fourneighbourhoods.c) The rail line is also intended to provide travel service to the north and south. Theestablishment <strong>of</strong> a GO Transit station will provide commuter services forresidents to Barrie and Toronto and will provide the opportunity to create atransportation and transit hub within the <strong>Town</strong>.d) The Concept envisions a major open space area consisting <strong>of</strong> natural areas (e.g.streams, wooded areas), parks, conservation uses as well as providing for anintegrated pedestrian and cycling trail system.e) A trail system is conceptually delineated on Schedule C2. It is intended to linkparks, community facilities, natural environmental areas and stormwatermanagement ponds through open space lands and along public rights <strong>of</strong> way.f) Two “Gateway” opportunities exist at Killarney Beach Road and County Road 39and at Killarney Beach Road and Ewart Street. These gateways can provideidentity, visual improvement and superior urban streetscape and design.g) The Secondary <strong>Plan</strong> area shall achieve a housing mix <strong>of</strong> approximately 75%singles and semi-detached housing units and 25% townhouses and apartmentunits. Multi-unit housing forms shall be distributed in clusters throughout theSecondary <strong>Plan</strong> area.h) The urban design guidelines found in Section 13.8 <strong>of</strong> this Secondary <strong>Plan</strong> shallestablish an appropriate character for the Secondary <strong>Plan</strong> area and support theheritage character <strong>of</strong> the area.i) It is anticipated that the Secondary <strong>Plan</strong> area will provide for an additionalpopulation <strong>of</strong> approximately 4,500 people exclusive <strong>of</strong> infill by 2016 based on apersons per household rate <strong>of</strong> 2.9.13.3 LAND USE PLAN13.3.1 Generala) The Land Use designations for the Lefroy Secondary <strong>Plan</strong> area are identified onSchedule B3 - Land Use <strong>Plan</strong>, which should be read in conjunction with thepolicies <strong>of</strong> this Secondary <strong>Plan</strong>.b) Lands within the Lefroy Secondary <strong>Plan</strong> area will be primarily residential,consisting <strong>of</strong> a full range <strong>of</strong> housing opportunities and supporting facilitiesincluding schools, commercial facilities, places <strong>of</strong> worship, parks and open spaceareas.195Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANc) A range and variety <strong>of</strong> dwelling unit types shall accommodate thevarious household types expected in the Lefroy Secondary <strong>Plan</strong> area. In theGreenfield Lands, it shall be achieved in the following manner:i) Not more than 25% <strong>of</strong> the units shall be townhouses and other groundrelatedmultiple attached units; andii) Not more than 14% <strong>of</strong> the units shall be semi-detached dwelling and smalllot single detached dwellings.d) New residential development shall generally be permitted only on the basis <strong>of</strong>full municipal sanitary sewer, water, and storm sewer services.e) Interim servicing for existing lots or consents may be permitted, at thediscretion <strong>of</strong> the <strong>Town</strong>, provided such interim servicing is disconnected whenfull municipal sanitary and/or water services are available and the landownercontributes to the applicable development charges, hook up charges, andcost sharing, where applicable, for the full municipal services.13.3.2 Residential Low Density 1 (RD1)a) Density on lands designated ‘Residential Low Density 1’ shall not exceed 12.6units per net residential hectare. Accessory dwelling units are not included in thecalculation <strong>of</strong> net residential density.b) Permitted Uses:i) Single detached dwellings,ii) Accessory dwelling units,iii) Places <strong>of</strong> worship subject to the provisions <strong>of</strong> Section 13.3.10,iv) Parks and recreation facilities,v) Home occupationsvi) Daycare facilitiesvii) Accessory structures such as garages, storage sheds, swimming pools,change rooms etc.,viii) Group homes,ix) Public utilities, emergency services and municipal uses, andx) Elementary Schools subject to the provisions <strong>of</strong> Section 13.3.10.c) Where new designated Residential lands abut existing Commercial uses,appropriate separation, buffering, screening, landscaping and/or berming arerequired to mitigate any potential adverse impact upon the new residential uses.d) The permitted net density specified in subsection (a) may be averaged over thetotal Greenfield Lands designated RD1 in each neighbourhood. Theimplementing zoning by-law shall establish a minimum lot frontage <strong>of</strong> 15 metresfor all single detached residential lots.196Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANe) Where this designation abuts an established residential area, new lots in thisdesignation shall serve as a transition between the established residential areaand the new residential area. As such, new lots abutting established residentialareas shall be compatible with the abutting existing lots. In particular, new lotswhich abut existing lots along Church Drive shall not be less than 21 metres inwidth measured at the rear lot line where it abuts the existing lots. Along PineAvenue the lot width shall not be less than18 metres measured at the rear lot linewhere it abuts the existing lots. In the context <strong>of</strong> this policy, establishedresidential areas and lots shall mean a residential area and lots lawfully inexistence at the time <strong>of</strong> the approval <strong>of</strong> Section 13 <strong>of</strong> this <strong>Official</strong> <strong>Plan</strong>.f) Residential development adjacent to boundary arterial roads shall be designed tobe aesthetically pleasing, provide a compatible character to the adjacentrural/agricultural area and be sensitive to road conditions such as noise levels,and safety considerations such as sight lines and visibility from entrances anddriveways. Adequate buffering and noise mitigation measures shall be provided.13.3.3 Residential Low Density 2 (RD2)a) Density on lands designated ‘Residential Low Density 2’ shall not exceed 23 unitsper net residential hectare. Accessory dwelling units are not included in thecalculation <strong>of</strong> net residential density.b) Permitted Uses:i) Single detached dwellings,ii) Semi-detached dwellings,iii) Duplexes,iv) Accessory dwelling units,v) Elementary Schools subject to the provisions <strong>of</strong> Section 13.3.10,vi) Places <strong>of</strong> worship subject to the provisions <strong>of</strong> Section 13.3.10,vii) Parks and recreation facilities,viii) Home occupations,ix) Daycare facilities,x) Accessory structures such as garages, storage sheds, swimming pools,change rooms etc.,xi) Group homes, andxii) Public utilities, emergency services and municipal uses.c) The Residential Low Density 2 lands will generally be located in the vicinity <strong>of</strong>collector and arterial roads, as shown on Schedule B3, to promote viability <strong>of</strong> afuture transit network.d) The permitted net density range specified in subsection (a) may be averagedover the total Greenfield Lands designated RD2 in each neighbourhood. Theimplementing zoning by-law shall establish a minimum lot frontage <strong>of</strong> 12 metresfor single detached and duplex dwellings and a minimum lot frontage <strong>of</strong> 9 metresfor each semi-detached unit.197Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANe) Residential development adjacent to boundary arterial roads shall be designed tobe aesthetically pleasing, provide a compatible character to the adjacentrural/agricultural area and be sensitive to road conditions such as noise levels,and safety considerations such as sight lines and visibility from entrances anddriveways. Adequate buffering and noise amelioration measures shall beprovided.f) The maximum height <strong>of</strong> buildings shall not exceed two (2) storeys. In the context<strong>of</strong> this policy, a storey shall not include a basement or a walkout basement.g) Notwithstanding the permitted uses in subsection b), for lands fronting ontoKillarney Beach Road within the RD2 designation, as shown on Schedule B3 asSpecial Policy Area 2, the following additional uses shall be permitted alone or incombination with existing residential uses provided the building is designed as ahouse form structure:i) Bed and Breakfasts establishments,ii) Studios,iii) Pr<strong>of</strong>essional <strong>of</strong>fices,iv) Hair salon or other similar personal service uses.h) In addition to those uses permitted in subsection g), on those lands at the southwest corner <strong>of</strong> Killarney Beach Road and Pine Avenue within Special Policy Area2, the existing boat storage facility shall be permitted, but it is encouraged toconvert to a residential or commercial use in accordance with the policies <strong>of</strong> theResidential Low Density 2 designation.13.3.4 Residential Medium Densitya) The Residential Medium Density designation is not illustrated on Schedule B3.However, residential uses, as set out in Section 13.3.4 b) shall be permittedthroughout the Residential Low Density 2 (RD2) designation at a maximumdensity not to exceed 40 units per net residential hectare, provided the policies <strong>of</strong>this Section and the provisions <strong>of</strong> Sections 13.3.1 c), 13.3.3 a), 13.3.3 d) and13.3.3 e) are met.b) Permitted Uses:i) A limited number <strong>of</strong> small lot single detached and semi-detached dwellingsintermixed with other permitted housing forms,ii) <strong>Town</strong>houses,iii) Duplex, triplex and other ground related multiple unit housing excludingstacked townhouses,iv) Places <strong>of</strong> worship subject to the provisions <strong>of</strong> Section 13.3.10,v) Elementary Schools subject to the provisions <strong>of</strong> Section 13.3.10,vi) Parks and recreation facilities,198Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANvii) Home occupations,viii) Daycare facilities,ix) Accessory structures such as garages, storage sheds, swimming pools,change rooms etc.,x) Group homes, andxi) Public utilities, emergency services and municipal uses.c) <strong>Town</strong>houses shall be distributed throughout the Residential Low Density 2 (RD2)designation in small clusters not exceeding 24 units. Larger clusters may beconsidered adjacent to commercial areas and the proposed GO station, withoutamendment to this Secondary <strong>Plan</strong>, provided the intent <strong>of</strong> the Secondary <strong>Plan</strong> forsmall clusters and the other policies <strong>of</strong> this Secondary <strong>Plan</strong> area met. Clustersshall be separated from other clusters by other intervening land uses and /orhousing types permitted in the Residential Low Density 2 (RD2) designation.d) The Residential Medium Density housing shall generally be located in proximityto commercial, institutional, parkland and future transit facilities (i.e. the GOStation and collector and arterial roads).e) The implementing zoning by-law shall identify the location <strong>of</strong> the ResidentialMedium Density areas and establish a separate zone category for the housingpermitted in the Residential Medium Density designation. The implementingzoning by-law shall also establish a minimum lot frontage <strong>of</strong> 7 metres fortownhouses and 10 metres for small lot single detached dwellings.f) Multiple attached buildings should not contain more than 8 dwelling units.g) The maximum height <strong>of</strong> townhouse buildings does not exceed two and a half(2.5) storeys. A basement or a walk-out condition is not considered a storey.h) It is intended that sites containing residential medium density housing bedeveloped with high standards <strong>of</strong> residential amenity and visual aesthetics as perSection 13.8 and subject to Architectural Control as per Section 13.8.7.i) Residential Medium Density housing shall provide adequate open space,landscaped areas, and recreation facilities for their occupants.j) Adequate on-site parking shall be provided for residents and visitors, subject tothe urban design provisions <strong>of</strong> this Secondary <strong>Plan</strong>. Common parking areas,where provided, shall be appropriately screened with consideration given tosafety and visual impact on the surrounding land and roadways.13.3.5 Special Policy Area 3a) Notwithstanding the land use designations shown on Schedule B3, within thearea identified as Special Policy Area 3, a maximum <strong>of</strong> 245 residential units shallbe permitted provided the maximum densities within each designation arerespected and the policy <strong>of</strong> Section 13.3.2 e) is achieved.199Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) Within Special Policy Area 3, the applicant shall be encouraged to clusterdevelopment further north with a corresponding increase in the NaturalEnvironmental Area Designation while maintaining the maximum <strong>of</strong> 245residential units.c) To facilitate clustering as permitted in Section 13.3.5 b), up to 20% <strong>of</strong> the unitswithin Special Policy Area 3 may be transferred to another Residential LowDensity 2 designated area as <strong>Town</strong>house, semi-detached and small lot singledetached units within the Secondary <strong>Plan</strong> area with a corresponding increase inthe density permitted by Section 13.3.3 a) provided that no more than half <strong>of</strong> thetransferred units are transferred to any one designated RD2 area.13.3.6 Core Commercial AreaWithin the ‘Core Commercial Area’ designation shown <strong>of</strong> Schedule B3 – Land Use,the following policies apply:a) Permitted Uses:i) Mixed residential/commercial buildings and live/work uses,ii) commercial uses designed to cater to the day-to-day and weekly shoppingneeds and service requirements <strong>of</strong> the area residents with the exception <strong>of</strong>drive-through facilities,iii) personal services,iv) government, business and pr<strong>of</strong>essional <strong>of</strong>fices,v) health care clinics and <strong>of</strong>fices,vi) entertainment and eating establishments with the exception <strong>of</strong> drive-throughfacilities,vii) Nursing homes, retirement homes and long term care facilities,viii) hotels, motels and other forms <strong>of</strong> tourist accommodation,ix) parkettes, village squares, libraries and other public facilities,x) places <strong>of</strong> worship,xi) public utilities, emergency services and municipal uses, andxii) other uses considered accessory to a main use.b) Drive-throughs, carwashes, service stations and gas bars shall be prohibited inthe Core Commercial Area.c) The Core Commercial Area is to consist <strong>of</strong> buildings with storefronts locatedclose to the street and principal entrances facing the sidewalk so as to create apleasant pedestrian shopping environment. These retail and commercial usesmay be stand alone stores, multiple unit buildings or ground floor commercialuses in mixed use buildings.d) For buildings located along the Killarney Beach Road, the principle publicentrance shall provide direct access onto the public sidewalk. The primarywindows and signage shall also face the street.200Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANe) Within the Core Commercial Area, no parking, driveways, lanes or aisles shouldbe permitted between buildings and the public sidewalk.f) To ensure the success <strong>of</strong> the Core Commercial Area, on-street parking isessential and shall be provided. However, adequate on-site parking and loadingshall also be provided. The on-site parking requirements will be reduced for thecorresponding on-street parking provided. Where appropriate, the <strong>Town</strong> mayconsider the payment <strong>of</strong> cash in lieu <strong>of</strong> parking.g) Adequate screening in the form <strong>of</strong> landscaping and fencing shall be provided onthe perimeters abutting residential development, to minimize adverse impact onabutting residential properties.h) The preservation and upgrading <strong>of</strong> heritage buildings in terms <strong>of</strong> structure,landscaping and appearance shall be encouraged.i) Mixed residential/commercial uses should be permitted and encouraged with amaximum height <strong>of</strong> four (4) storeys. Mixed residential/ commercial buildingsshall provide a transition in heights and densities adjacent to Residential LowDensity 1 and 2 Areas including increased setbacks, and the use <strong>of</strong> a 45%angular plane from the property line <strong>of</strong> such adjacent designations. Suchbuildings should be brought up to the street in which they front, but should bestepped back from the front wall above 3 storeys or incorporate other similardesign element.j) Despite Section 13.3.6 a) i) and vii, within Special Policy Area 3, a seniors mixeduse building with at grade commercial uses or a nursing home shall be permittedas shown on Schedule B3 provided:i) the maximum density does not exceed 100 units per hectare;ii) the residential units are included within the total cap set out in Section 13.3.5a);iii) all other policies <strong>of</strong> this designation are complied with.k) The area should be developed with a view to maximizing its attractiveness andconvenience to pedestrians. It is intended that these areas be developed orredeveloped as a unified, attractive, relatively compact, and readily accessibledowntown area.l) Loading areas shall be provided at the rear <strong>of</strong> the buildings, while screening suchareas from abutting residential designations.m) For mixed use developments, the implementing zoning by-law shall containprovisions addressing such matters as <strong>of</strong>f-street parking, minimum dwelling unitfloor area, access separate from the commercial use, adequate storage facilities,and proper noise separation between the commercial and residential portions <strong>of</strong>buildings.201Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANn) The <strong>Town</strong> shall encourage the development <strong>of</strong> a medical clinic within the CoreCommercial Area, and shall request any new development, including the seniorsmixed use building provided for in 13.3.6 j), to consider providing for such use.13.3.7 Neighbourhood Commercial / Mixed UseWithin the ‘Neighbourhood Commercial / Mixed Use’ designation shown on ScheduleB3 – Land Use, the following policies apply:a) Permitted Uses:i) commercial uses designed to cater to the day-to-day shopping needs andservice requirements <strong>of</strong> the local population,ii) personal services,iii) grocery stores and pharmacies,iv) health care clinics and <strong>of</strong>fices,v) eating establishments,vi) hotels, motels and other forms <strong>of</strong> tourist accommodation,vii) live/ work and residential uses on the upper storeys <strong>of</strong> <strong>of</strong>fice and retail andservice commercial uses,viii) places <strong>of</strong> worship,ix) parkettes,x) public utilities, emergency services and municipal uses,xi) auto services including a gas bar but excluding an auto body shop,xii) other uses considered accessory to a main use, andxiii) a limited amount <strong>of</strong> stand alone residential development subject to theprovisions <strong>of</strong> Section 13.3.4 except for subsection 13.3.4 c) and provided itis integrated on the site with the commercial uses and does not front directlyonto Killarney Beach Road.b) The retail and service commercial uses shall provide for a minimum <strong>of</strong> 4,000 sq.m. <strong>of</strong> floor space and a maximum <strong>of</strong> 10,000 sq. m. <strong>of</strong> floor space.c) The maximum height <strong>of</strong> mixed commercial/ residential uses including live/workbuildings shall not exceed three (3) stories. In the context <strong>of</strong> this policy, a storeyshall not include a basement or a walkout basement.d) Notwithstanding subsection a), on the south side <strong>of</strong> Killarney Beach Road, withinthe area identified as Special Policy Area 1, the permitted residential uses shallbe limited to live / work buildings, subject to the provisions <strong>of</strong> Section 13.3.4. Thelive/work buildings may contain a range <strong>of</strong> retail, personal service and <strong>of</strong>fice useson the ground floor.e) Adequate on-site parking and appropriate treatment <strong>of</strong> the parking areas shall beprovided.f) On-street parking should also be provided. The on-site parking requirements willbe reduced for the corresponding on-street parking provided.202Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANg) Adequate screening in the form <strong>of</strong> landscaping and fencing shall be provided onthe perimeters abutting residential development, to minimize adverse impact onabutting residential properties.h) Loading docks will be screened and oriented away from residential designations.i) Development in this designation should be integrated into the street network <strong>of</strong>the neighbourhood. Buildings should be located up to the street to provide astrong street presence along Killarney Beach Road as well as providing a stronggateway presence at the Killarney Beach Road / County Road 39 intersection.Larger floor plate stores should be oriented to the interior portions <strong>of</strong> a site.j) For those buildings located close to the street, the principal entrances shall facethe sidewalk and provide direct access onto the public sidewalk so as to create apleasant pedestrian shopping environment. The primary windows and signageshall also face the street.13.3.8 Convenience Commerciala) Lands designated Convenience Commercial shall permit small retail storesproviding a convenience function to the local neighbourhood includingconvenience stores, laundromats, video stores, personal service shops, and autoservices including a gas bar but excluding an auto body shop. In addition publicutilities, emergency services and municipal uses will also be permitted.b) Adequate screening in the form <strong>of</strong> landscaping and fencing shall be providedadjacent to abutting residential designations, to minimize adverse impact onabutting residential properties.c) The maximum lot size for a Convenience Commercial development shall be 1 ha.d) The two Convenience Commercial designations in the northwest neighbourhoodmay be moved or deleted without amendment to this plan. In such cases, thesite may be used for uses permitted in the adjacent residential designationsubject to the policies <strong>of</strong> that designation.13.3.9 GO Stationa) The GO Station designation is an overlay designation and is illustrated onSchedule B3 through the use <strong>of</strong> a symbol.b) Lands designated GO Station shall permit the following uses:i) Transit terminal and associated parking lots and structures, andii) Limited convenience commercial uses including c<strong>of</strong>fee shops.c) Adequate screening in the form <strong>of</strong> landscaping and fencing shall be providedabutting residential designated areas to minimize adverse impact on abuttingresidential use. Lighting shall be directed away from such residentialdesignations.203Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANd) If the lands are not required for a GO Station facility as determined by the <strong>Town</strong>subject to an approved new or amended Environmental Assessment andapplicable <strong>Official</strong> <strong>Plan</strong> policies for an alternative location, the underlying landuse designations shown on Schedule B3 Land Use <strong>Plan</strong> shall apply.13.3.10 InstitutionalWithin the " Institutional" designation shown on Schedule B3 – Land Use <strong>Plan</strong>, thefollowing policies apply:a) Permitted Uses:i) public and private schools,ii) places <strong>of</strong> worship including associated daycare facilities, recreational andcommunity uses,iii) cemeteries,iv) government uses,v) community centers, libraries and arenas,vi) day care facilities,vii) cultural facilities,viii) public utilities, emergency services and municipal uses, andix) other uses considered accessory to a main use.Places <strong>of</strong> Worshipb) Provision has been made for two new places <strong>of</strong> worship. These sites have beenidentified on Schedule B3 – Land Use <strong>Plan</strong> for possible locations. Site locationsonly indicate presently preferred locations. They may be modified or relocatedwithout an amendment to this Secondary <strong>Plan</strong> provided each site does not crossKillarney Beach Road or the CNR tracks. Lands shall be zoned for jointresidential/ institutional uses until such time as a specific site is determined.c) Place <strong>of</strong> worship sites, identified on Schedule B3, are intended to be used forreligious and worship purposes. Accessory uses may include day careestablishments and community uses for public recreation, meetings or a library,and cemeteries.d) Each new place <strong>of</strong> worship shall be zoned specifically for such use byamendment to the zoning by-law.e) In providing for place <strong>of</strong> worship sites, the subdivision layout shall have regard forthe utilization <strong>of</strong> a proposed place <strong>of</strong> worship site to the adjacent use. In theevent that such a site is not acquired for such purposes within four (4) years,then such lands may be developed for residential uses without an amendment tothe zoning by-law or the <strong>of</strong>ficial plan. The time period <strong>of</strong> reservation shall be setout in the implementing subdivision agreement. The time period will not beginuntil the site has been serviced and is ready for site plan application.f) Minimum lot size for a place <strong>of</strong> worship shall be 0.5 ha.204Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANSchoolsg) The location, size, and configuration <strong>of</strong> the school sites identified on Schedule B3– Land Use are conceptual only and will be confirmed in consultation with theSchool Boards prior to draft plan approval <strong>of</strong> the subdivisions in theneighbourhood in which the new school sites are shown on Schedule B3. Thelocation <strong>of</strong> school sites on the land use schedule may be modified without anamendment to this <strong>Plan</strong>.h) In addition to Section 13.3.10 g), no approval shall be given <strong>of</strong> any draft plan <strong>of</strong>subdivision within the southwest neighbourhood <strong>of</strong> the Lefroy Secondary <strong>Plan</strong>area until an elementary school site for use by the Simcoe Muskoka CatholicDistrict School Board is shown in a draft plan <strong>of</strong> subdivision application in thegeneral location indicated on Schedule B3 or in another location acceptable tothe <strong>Town</strong> and the Simcoe Muskoka Catholic District School Board.i) Applications for amendment to the Zoning By-law to permit elementary schoolswill be assessed on the basis <strong>of</strong> conformity with the following criteria:i) frontage and access on a collector road;ii) the site is situated on a segment <strong>of</strong> roadway with good visibility and withsufficient frontage to meet the standards <strong>of</strong> the respective school board;iii) the school forms a campus with parks or other public facilities wherever possible;andiv) residential driveways directly opposite school sites are minimized whereverpossible in order to minimize conflicts with local traffic.j) Where any site designated for a school on Schedule B3 – Land Use is declaredsurplus or where a school designation is relocated, the site may be utilized forresidential uses <strong>of</strong> the adjacent residential designation subject to the policies <strong>of</strong>that designation.Fire Stationk) A new fire station is required to service Lefroy and area. Prior to draft plan <strong>of</strong>subdivision approval, the <strong>Town</strong> will identify whether a site may be required withinthe plan <strong>of</strong> subdivision for such purposes.Libraryl) A new library is required to service Lefroy and area. Prior to draft plan <strong>of</strong>subdivision approval, the <strong>Town</strong> will identify whether a site may be required withinthe plan <strong>of</strong> subdivision for such purposes.13.3.11 Parklanda) The Parkland designation shown on Schedule B3 – Land Use <strong>Plan</strong> is illustratedwith two symbols Neighbourhood Park and Parkette Parkland is intended to beowned by a public authority. Council shall encourage the expansion <strong>of</strong> publicparks and related facilities through purchase, land exchange and by landdedication through the subdivision process or other <strong>Plan</strong>ning Act approval.Within the " Parkland" designation, the following policies apply:205Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) Permitted Usesi) passive and active recreational uses including: playgrounds, sportsfields,picnic areas, and other similar open space uses.ii) recreational buildings and facilities,iii) conservation uses,iv) municipal utilities,v) other uses considered accessory to a main use.c) The location and size <strong>of</strong> parks shown on Schedule B3 – Land Use <strong>Plan</strong>, mayvary without requiring an amendment to this plan.d) All new residential development or redevelopment shall be made conditional on aparkland dedication <strong>of</strong> 5% <strong>of</strong> the proposed development or land area or theequivalent <strong>of</strong> 1 hectare for every 300 units, whichever is the greater and all newindustrial or commercial development shall be conditional on the provision <strong>of</strong> 2%<strong>of</strong> the total development area for parkland purposes.e) Where the parkland dedication requirement for a proposed development doesnot meet the size requirement for parks or the locational requirements as set outin this Section, the <strong>Town</strong> may accept cash-in-lieu <strong>of</strong> parkland which shall be atthe <strong>Town</strong>’s discretion. The proceeds from cash in lieu provisions, and/or landsacquired in this Secondary <strong>Plan</strong> may be utilized for the purchase or development<strong>of</strong> the <strong>Town</strong>’s park and recreational facilities.f) The lands designated "Natural Environmental Area" on Schedule B3, do notconstitute parkland dedication for the purposes <strong>of</strong> the parkland dedicationrequirements <strong>of</strong> the <strong>Plan</strong>ning Act.g) The optimal size for a Neighbourhood Park is 2 to 4 hectares. They shallgenerally be spaced to have a service radius <strong>of</strong> 1,500 metres. NeighbourhoodParks shall generally be located along a collector road to ensure maximumaccessibility, or where not possible, the local road shall have sufficient width toaccommodate parking and transportation demands. Neighbourhood parks shallalso generally be located wherever possible in conjunction and integrated withpedestrian and cycling trail systems.h) Neighbourhood parks may provide a combination <strong>of</strong> active and passiveopportunities and be designed to include one sports field as well as other smallerfacilities such as playgrounds, tennis courts or basketball courts.i) Parkettes shall be developed as passive, non-programmed spaces providing forplaygrounds and seating areas. The optimal size for a parkette is 0.2 to 0.5hectares.j) The <strong>Town</strong> shall not accept as parkland dedication the following lands: hazardlands, the features listed in Section 13.3.12 b), residual lands, stormwatermanagement facilities, utility and service corridors, or pedestrian walkways andbicycle routes.206Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANk) Lands dedicated for park purposes shall be suitably graded in accordance withthe requirements <strong>of</strong> the <strong>Town</strong> and conveyed in a physical condition satisfactoryto the <strong>Town</strong>.l) The detailed landscaping, design and development <strong>of</strong> parks is to be undertakenby the <strong>Town</strong>. However, landowners may develop the parks, where agreed to bythe <strong>Town</strong>, to the <strong>Town</strong>’s specifications as set out in the subdivision agreementsfor new developments with consideration for development charge credit.m) The <strong>Town</strong> will require the dedication <strong>of</strong> parks that meet the size requirementsand distribution set out in the policies <strong>of</strong> this Section 13, regardless <strong>of</strong> landownership. Landowner agreements or cash in lieu may be used to achieve thedesired location and distribution <strong>of</strong> parks.13.3.12 Natural Environmental Areaa) Permitted Usesi) forestry, fish, or wildlife conservation management,ii) flood or stream bank erosion protection,iii) non-intensive outdoor recreational uses including passive parkland,pedestrian and recreational trails, andiv) existing uses.b) Lands designated "Natural Environmental Area" are recognized as exhibiting oneor more <strong>of</strong> the following characteristics:i) Environmentally Significant Areas,ii) Provincially Significant Wetlands,iii) Other wetlands,iv) Valleylands;v) Significant Woodlands;vi) Significant habitat <strong>of</strong> endangered and threatened species; andvii) Stream corridors including associated fisheries buffers.c) Lands exhibiting environmental features which should be protected or which maypresent a constraint to development have been generally designated as "NaturalEnvironmental Area" on Schedule B3 – Land Use <strong>Plan</strong> and are illustrated by type<strong>of</strong> feature on Schedule B3A.d) The boundaries <strong>of</strong> lands designated "Natural Environmental Area" on ScheduleB3 are approximate. Precise boundaries <strong>of</strong> the designation are to be determinedthrough an Environmental Impact Study (EIS) submitted in support <strong>of</strong>development applications, which shall include staking <strong>of</strong> the limits <strong>of</strong> the featureand determination <strong>of</strong> appropriate buffers in conjunction with the Ministry <strong>of</strong>Natural Resources, the Lake Simcoe Region Conservation Authority and the<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong>. Where the EIS results in the Natural Environmental Area beingreduced from that shown on Schedule B3, the lands adjacent to the Natural207Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANEnvironmental Area shall be used in accordance with the land use designationson the adjacent lands without the need for an <strong>Official</strong> <strong>Plan</strong> Amendment.e) The <strong>Town</strong> may, in consultation with the Lake Simcoe Region ConservationAuthority, designate lands other than those identified in Section 13.3.12 b) as“Natural Environmental Area” for the purpose <strong>of</strong> ecological restoration to increasethe area <strong>of</strong> an existing Natural Environmental Area, or to create an ecologicalconnection among two or more existing Natural Environmental Areas.f) Where development is proposed on lands within 120 metres <strong>of</strong> a ProvinciallySignificant Wetland or 50 metres <strong>of</strong> all other natural heritage features, theproponent shall undertake an Environmental Impact Study (EIS) prior to draftplan <strong>of</strong> subdivision approval or other development application approval. TheEnvironmental Impact Study shall be completed to the satisfaction <strong>of</strong> the <strong>Town</strong>and the Lake Simcoe Region Conservation Authority. Development will not bepermitted adjacent to a Natural Environmental Area, unless the EISdemonstrates to the satisfaction <strong>of</strong> the <strong>Town</strong> that there will be no negativeimpacts on the natural feature or its ecological function.g) Buffer areas shall be established adjacent to Natural Environmental Areas inorder to minimize the impact <strong>of</strong> proposed land use change. Such buffers shall beestablished in consultation with the <strong>Town</strong> and the Lake Simcoe RegionConservation Authority. The appropriate size <strong>of</strong> buffers shall be determinedthrough an Environmental Impact Study submitted by the proponent as part <strong>of</strong>studies in support <strong>of</strong> draft plans <strong>of</strong> subdivision and shall be included within theNatural Environmental Area designation.h) Where possible, lands designated as Natural Environmental Area should belinked to each other, and to the <strong>Town</strong>’s Natural Heritage System, as shown onSchedule B3A, through open space connections and other land uses that provideecological linkage and potential for vegetation and wildlife movement anddispersal.i) Designation <strong>of</strong> lands as Natural Environmental Area does not imply that the landswill be open for public use nor does it imply that the <strong>Town</strong> or ConservationAuthority will acquire these lands. However, Council encourages thepreservation <strong>of</strong> lands containing significant natural environmental featuresthrough ownership and acquisition <strong>of</strong> lands by public agencies, environmentalorganizations, or land trusts or through agreements, easements or restrictivecovenants with private land owners.j) Degraded areas may be restored in cooperation with the Lake Simcoe RegionConservation Authority. Any restoration / rehabilitation initiatives should utilizenative plant species in consultation with the Lake Simcoe Region ConservationAuthority.k) In circumstances where the former quarry lands located in the southeastneighbourhood are to be dedicated to the <strong>Town</strong>, LSRCA or other public agency,or there is a change <strong>of</strong> use captured by Regulation 153-04 <strong>of</strong> the Environmental208Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANProtection Act, a Record <strong>of</strong> Site Condition shall be filed prior to any such transferor change in use.13.3.13 Residential Policy Areaa) Residential Policy Areas are an overlay designation as shown on Schedules B3and B3A. These areas represent small woodlands, or portions <strong>of</strong> largerwoodlands that, through studies to date, have been determined likely to be <strong>of</strong>lesser significance or are believed to be developable without impact on thenatural features or on the ecological functions for which the area is identified.b) Development may be permitted within these features, as set out on Schedule B3Land Use <strong>Plan</strong>, subject to further study through a scoped Environmental ImpactStudy (EIS) and hydrogeological review. These studies shall determine if thereare any functions which need to be maintained; plants which should beprotected; or features or functions that should be compensated for byenhancement in other locations. Where the studies identify features or functionsthat need to be maintained, they shall also explore mitigation measures to ensurethere will be no negative impact on the function.c) Consideration shall be given at draft plan approval to clustering developmentwithin this designation providing a similar number <strong>of</strong> residential units but on asmaller land area so that more lands are maintained for natural environmentalpurposes.13.3.14 Stormwater Management Facilitiesa) Stormwater Management Facilities are shown schematically on Schedule B3Land Use <strong>Plan</strong>, but are permitted in all land use designations except NaturalEnvironmental Areas. However, stormwater pond outflows and stormwater pondinfiltration trenches may be allowed within Natural Environmental Areas subjectto approval <strong>of</strong> an Environmental Impact Study. Stormwater ManagementFacilities shall be used to control stormwater quality, quantity, and downstreamerosion in accordance with approved Provincial, LSRCA and <strong>Town</strong> criteria andwhere feasible reduce downstream flooding. As well, such facilities may providefor trail connections or ecological linkages in accordance with the policies <strong>of</strong> this<strong>Plan</strong>.b) The location and size <strong>of</strong> storm water management ponds shown on Schedule B3are approximate and can be changed without amendment to this plan. Where astorm water management pond is moved or reduced in size, the adjacent ornearest urban designation shall apply to the area where the storm watermanagement pond was formerly located on Schedule B3.c) The specific size and location <strong>of</strong> storm water management ponds shall beestablished through a Functional Servicing Study, which shall address thematters listed in Section 13.5.3.d) The Stormwater Management <strong>Plan</strong>, prepared as part <strong>of</strong> the Functional ServicingStudy as per Section 13.5.3 c), shall also incorporate a naturalized design using209Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANnative plant species in consultation with LSRCA, as well as accommodate a trailsystem where appropriate.e) Lands required for stormwater management facilities shown on Schedule B3shall be dedicated, at no cost, to the municipality.f) The <strong>Town</strong> may consider the establishment <strong>of</strong> interim stormwater managementfacilities on a temporary basis within the Secondary <strong>Plan</strong> area, notwithstandingthe underlying land use designation for the lands, provided the interim facilitiesdo not preclude or prejudice future development on the basis <strong>of</strong> the land usedesignations shown on Schedule B3, and provided they are not located withinthe Natural Environmental Area designation.13.4 ENVIRONMENTAL MANAGEMENTAlthough lands have been designated for environmental protection in the NaturalEnvironmental Area designation, development outside <strong>of</strong> these areas can haveimplications for the environment and for public health and safety. The policies <strong>of</strong> thissection require additional consideration and study and possible mitigation throughdesign and prohibition <strong>of</strong> certain uses within areas <strong>of</strong> potential environmentalconcern.13.4.1 Greenlandsa) A portion <strong>of</strong> the Secondary <strong>Plan</strong> area is traversed by the ‘Greenland’ designationin the County <strong>of</strong> Simcoe <strong>Official</strong> <strong>Plan</strong>. The policies <strong>of</strong> the County <strong>of</strong> Simcoe<strong>Official</strong> <strong>Plan</strong> provide for the County Greenlands designation to be refined throughmore detailed investigations in the local municipal <strong>Official</strong> <strong>Plan</strong>. This Secondary<strong>Plan</strong> and supporting studies have refined the boundaries based on the NaturalEnvironmental Area designations and with the intent to maintain a north-southlinkage connection through Lefroy. The refined boundary is shown on ScheduleB3A.b) Existing development will be encouraged to maintain, enhance and augment theexisting natural features through the use <strong>of</strong> buffers, natural restoration, otheropen space and land stewardship in order to maintain the potential for plant andwildlife movement and dispersal.c) Density bonusing and transfers may be employed to encourage restoration,rehabilitation and land dedication <strong>of</strong> a linkage where appropriate.13.4.2 Hazard Landsa) Hazard Lands on Schedule B3 include lands potentially unsafe for developmentdue primarily to flood hazard but may also include erosion hazard and steepslopes. The floodplain <strong>of</strong> Carson Creek is included within the Hazard Landsboundary. For the undeveloped areas west <strong>of</strong> the rail corridor, the floodplain islocated within the Natural Environmental Area designation. However, there aresome existing lots and dwellings located east and west <strong>of</strong> the railway that arelocated within the floodplain.210Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) The lands within the Hazard Lands east <strong>of</strong> the rail corridor have been classifiedinto two areas, as illustrated on Appendix 12: areas where no new development,or additions to existing buildings are permitted; and areas where new buildings orexpansions <strong>of</strong> existing buildings may be permitted provided: a minimum side yard<strong>of</strong> 2.4 metres is provided; a maximum building width <strong>of</strong> 12 metres; flood pro<strong>of</strong>ingmeasures are incorporated; and approvals are obtained from the Lake SimcoeRegion Conservation Authority.c) For existing developed lands within the Hazard Land area west <strong>of</strong> the railcorridor, no new development is permitted, but additions to existing buildingsmay be permitted provided approvals are obtained from the Lake Simcoe RegionConservation Authority.d) For lands within the area referenced in subsections b) (i) and c), replacementstructures destroyed by fire or natural disaster will be permitted provided:i) the footprint <strong>of</strong> the building does not change,ii)iii)13.4.3 Energy Conservationfloodpro<strong>of</strong>ing measures are incorporated in the construction, andapprovals are obtained from the Lake Simcoe Region ConservationAuthority.a) Where appropriate and subject to topographical and servicing requirements,plans <strong>of</strong> subdivision shall be designed to maximize the number <strong>of</strong> lots with anorth south orientation.b) The use <strong>of</strong> vegetation to reduce energy consumption <strong>of</strong> buildings shall beencouraged.c) <strong>Plan</strong>s <strong>of</strong> subdivision shall be designed to encourage pedestrian and cycling travelthrough:i) a connected and efficient pedestrian and cycling network;ii) strong connections between the residential neighbourhoods and to KillarneyBeach Road;iii) incorporation <strong>of</strong> mixed uses where feasible;iv) dedicated bicycle lands where necessary and feasible;v) creation <strong>of</strong> pleasant pedestrian walking environments through widesidewalks, landscaping, lighting, streetscape character and animated streetlife.d) <strong>Plan</strong>s <strong>of</strong> subdivision shall be designed to provide the opportunity for transit use.e) Energy efficient building design including passive solar energy gain, increasedinsulation, Energy Star appliances, and alternative energy systems among otherinitiatives, shall be encouraged in all new buildings.211Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLAN13.5 DEVELOPMENT REVIEW13.5.1 Environmental Impact Studya) Environmental Impact Studies (EIS) as required by Section 13.3.12 d), f) and g)shall address the following requirements:i) A description and mapping <strong>of</strong> the biophysical features on the subject landincluding, landform, topography, soils, vegetation, flora, wildlife, fisheries,surface water, groundwater regime, hydrological (i.e. surface water) featuresand other relevant features;ii) Delineation <strong>of</strong> the natural heritage features through on-site staking andincorporation <strong>of</strong> those boundaries onto detailed mapping;iii) A description and mapping <strong>of</strong> the regional context <strong>of</strong> the subject landsincluding, physical features, existing land use, ecological connections, etc;iv) Identification <strong>of</strong> features designated as significant by the Province, County,<strong>Town</strong> or Conservation Authority;v) Evaluation <strong>of</strong> the significance <strong>of</strong> natural heritage features at a Provincial,Regional and local level with reference to standard information sources fromthe Province (NHIC), and the Lake Simcoe Region Conservation Authority;vi) A description <strong>of</strong> the proposed development including conceptual servicing,and stormwater management, sediment control plans, and grading;vii) Identification <strong>of</strong> the environmental features potentially impacted bydevelopment and the extent and severity <strong>of</strong> such impacts;viii) A review <strong>of</strong> alternative development options and alternative methods <strong>of</strong>mitigating the impacts <strong>of</strong> the proposed development;ix) An evaluation <strong>of</strong> post-development impacts on the environmental featuresand recommendation <strong>of</strong> mitigation and enhancement measures to minimizenegative impacts;x) An Environmental Management <strong>Plan</strong> to demonstrate how the NaturalEnvironmental Areas will be protected, enhanced and managed and howimpacts will be mitigated during and after construction;xi) A clear statement <strong>of</strong> net impacts, which cannot be avoided or mitigated;xii) A discussion on the acceptability <strong>of</strong> net impacts and the extent <strong>of</strong>development and required buffers, and demonstration that these impactscannot be avoided;xiii) Demonstration <strong>of</strong> conformity with the general environmental policies <strong>of</strong>: this<strong>Plan</strong>, the Lake Simcoe Region Conservation Authority, the County <strong>of</strong> Simcoe<strong>Official</strong> <strong>Plan</strong> and the Provincial Policy Statement.b) The Environmental Impact Study (EIS) shall be prepared by qualifiedpr<strong>of</strong>essionals based on terms <strong>of</strong> reference approved by the <strong>Town</strong> in consultationwith the LSRCA. The <strong>Town</strong> will endeavor to review and approve the draft terms<strong>of</strong> reference in a timely manner. The terms <strong>of</strong> reference may scope the matters212Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANset out in 8.5.1 a) at the <strong>Town</strong>’s discretion. The EIS shall be reviewed andapproved by the <strong>Town</strong> and the Lake Simcoe Region Conservation Authority. Toassist in the review, the <strong>Town</strong> may retain a peer review consultant at theexpense <strong>of</strong> the proponent.c) The EIS(s) prepared for development in the SE and SW neighbourhoods shallidentify, evaluate and propose methods and mechanisms that work towardsmaintaining the hydrologic function to ensure the sustenance <strong>of</strong> and no negativeimpact to the provincially significant wetland and watercourse. For the EISprepared in the SE neighbourhood, this shall include measures, during and afterconstruction, to minimize changes in the water table, and in the SWneighbourhood, this shall include mitigation measures to maximize infiltration.d) The EIS(s) prepared for development in the NW neighbourhood shall identify,evaluate and propose methods and mechanisms that work towards maintainingthe hydrologic function to ensure the sustenance <strong>of</strong> and no negative impact tothe provincially significant wetland adjacent to County Road 39, the provinciallysignificant wetland west <strong>of</strong> Corner Avenue and Carson Creek. As part <strong>of</strong> themethods and mechanisms, the culvert under the railway to the provinciallysignificant wetland west <strong>of</strong> Corner Avenue should be maintained along with thesurface flows necessary to maintain the ecological features and functions <strong>of</strong> thewetland during and after construction recognizing natural variability.13.5.2 Tree Preservation Studya) A Tree Preservation Study approved by the <strong>Town</strong> shall be required as acondition <strong>of</strong> draft plan approval in order to identify trees that are not part <strong>of</strong> aprotected Natural Environmental Area and explore opportunities for theirprotection and incorporation into the lots. Such study shall be completed oncedetailed grading plans have been developed and the location <strong>of</strong> lots and roadsare known.13.5.3 Functional Servicing Studya) A Functional Servicing Study (FSS) shall be prepared, to the satisfaction <strong>of</strong> the<strong>Town</strong>, for each study area within the Secondary <strong>Plan</strong> area (as delineated onAppendix 13) prior to draft plan <strong>of</strong> subdivision approval for the first plan <strong>of</strong>subdivision within each study area. The FSS will include a preferred servicingstrategy based on an analysis <strong>of</strong> servicing requirements, in accordance with theapproved Master Servicing Study, as per Section 13.7.1 f), and shall alsoaddress:i) servicing design requirements;ii) existing developed areas and potential intensification areas;iii) internal and external drainage areas;iv) preliminary sizing <strong>of</strong> water and wastewater infrastructure;v) layout for roads and other transportation systems including trails; and,vi) preliminary sizing, design and location <strong>of</strong> stormwater management facilities;vii) preliminary costs <strong>of</strong> trunk infrastructure;213Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANviii) preparation <strong>of</strong> a Stormwater Management <strong>Plan</strong>;ix) identification and refinement <strong>of</strong> infiltration areas as well as mechanisms andmeasures, where conditions permit, to prevent the loss <strong>of</strong> infiltration in theSecondary <strong>Plan</strong> area;x) demonstrate general conformity with the recommendations <strong>of</strong> the MasterServicing Study and identify where deviations are warranted, if any,xi) methods and measures to maintain the hydrologic function to natural heritagefeatures;xii) incorporation <strong>of</strong> mitigation measures recommended in the EIS andHydrogeological Study related to servicing, stormwater management,groundwater infiltration and discharge, and grading.b) To assist in the review <strong>of</strong> the Functional Servicing Study, the <strong>Town</strong> may retain apeer review consultant at the expense <strong>of</strong> the proponent.c) As part <strong>of</strong> the Functional Servicing Study, a Storm Water Management <strong>Plan</strong> shallbe prepared which: demonstrates general conformity with the recommendations<strong>of</strong> the Master Servicing Study; identifies where deviations are warranted, if any;provides supporting technical analyses for sizing and design <strong>of</strong> proposed stormwater management facilities and addresses relevant ecological, hydrological andhydrogeological issues arising out <strong>of</strong> other supporting studies.13.5.4 Hydrogeological Studya) A Hydrogeological Study shall be prepared, to the satisfaction <strong>of</strong> the <strong>Town</strong> inconsultation with the LSRCA, for each neighbourhood, in accordance with theapproved Master Servicing Study as per Section 13.7.1 f). It shall be based onterms <strong>of</strong> reference approved by the <strong>Town</strong> in consultation with the LSRCA, whichaddresses but is not limited to the following matters:i) a detailed water balance,ii) identification and refinement <strong>of</strong> infiltration areas shown in the HydrogeologyStudy component <strong>of</strong> the Master Servicing Study,iii) identification <strong>of</strong> lands contributing to infiltration areas,iv) dewatering requirements,v) impact on the water table <strong>of</strong> wetland areas and other natural heritagefeatures, as well as base flow to watercourses and means to mitigate impact,andvi) recommendations for a monitoring programme to address monitoring duringand after construction.b) To assist in the review <strong>of</strong> the Hydrogeological Study, the <strong>Town</strong> may retain a peerreview consultant at the expense <strong>of</strong> the proponent.c) A well survey shall be conducted within and adjacent to the Secondary <strong>Plan</strong> areaprior to draft plan approval. A subsequent well monitoring programme shall beestablished as a condition <strong>of</strong> draft plan approval.214Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLAN13.5.5 Archaeological StudyA Stage 2 archaeological survey (field based assessment) shall be completed by aregistered archaeological consultant as a condition <strong>of</strong> Draft <strong>Plan</strong> <strong>of</strong> Subdivisionapproval to the satisfaction <strong>of</strong> the Ministry <strong>of</strong> Culture and Recreation. In the eventthat these surveys discover archaeological sites, a study, as a minimum, shallinclude an examination <strong>of</strong> the site, a description <strong>of</strong> the artifacts discovered on site, anevaluation <strong>of</strong> the significance <strong>of</strong> any artifacts discovered on site, andrecommendations for mitigative measures. Such measures may includepreservation by avoidance or mitigation by salvage excavation in advance <strong>of</strong>development.13.5.6 Conservation Authority RegulationsThe LSRCA has a Development, Interference with Wetlands and Alterations toShorelines and Watercourses Regulation (Ontario Regulation 179/06) that replacesthe former Fill Regulation. These areas are illustrated in Appendix 3. Theseregulated areas include floodplains, watercourse meander belts, steep slopes,wetlands, and lands within 120 metres <strong>of</strong> Provincially Significant Wetlands and 30metres <strong>of</strong> other wetlands. The LSRCA requires a permit to be issued prior todevelopment, site alteration, interference with wetlands and alterations towatercourses within the regulation limits.13.5.7 Waste Disposal Assessment Areaa) Waste Disposal Assessment Areas (W.D.A.A.) comprise former waste disposalsites and a 500 metre surrounding area, which are considered potentialenvironmentally hazardous areas. Areas used for disposal <strong>of</strong> waste may havean adverse effect on existing and future uses.b) The northeast area <strong>of</strong> the Secondary <strong>Plan</strong> area is affected by an adjacent formerwaste disposal site as shown on Schedule B3.c) No development shall be permitted in a W.D.A.A. unless it can be demonstratedto the satisfaction <strong>of</strong> the appropriate authority that there will be no adverseeffects to persons and property from the former waste disposal site. Thefollowing studies shall be required prior to approval <strong>of</strong> all development, includingdraft plans <strong>of</strong> subdivision, consents, rezonings, or site plans or building permits,to determine the potential for negative impacts: ground and surface water(hydrogeology and hydrology) studies, and methane gas migration studies. Suchstudies shall be completed in accordance with the Ministry <strong>of</strong> Environment’sGuideline D4- Land Use on or Near Landfills and Dumps, as amended orreplaced from time to time. The detail, extent and study area boundaries shall bescoped through terms <strong>of</strong> reference established in consultation with the <strong>Town</strong> andthe County <strong>of</strong> Simcoe.d) If the studies prepared under subsection (c) indicate that there may be a potentialfor adverse impacts attributable to the proposed development, the approvalauthority may require the proponent to identify and undertake specific mitigationmeasures and/or activities, including specific building measures, to ensure publichealth and safety.215Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANe) Lands within the WDAA shall be subject to a holding provision in theimplementing zoning by-law which shall only be lifted once studies in accordancewith subsections c) and d) demonstrate that there will be no unmitigatable publichealth and safety risks. The lifting <strong>of</strong> the holding provision shall also only be liftedonce a development agreement has been entered into with the owner <strong>of</strong> theproperty being developed or redeveloped, which agreement shall incorporate thestudy requirements set out above and any necessary warning provision to futurepurchasers.f) Mitigation measures or activities, identified through studies conducted inaccordance with subsection d), shall be implemented through the registration <strong>of</strong> adevelopment agreement registered on title to the subject lands. These studiesand measures shall be used to assist the Chief Building <strong>Official</strong> in implementingthe applicable Building Code requirements, as amended or replaced from time totime.g) The holding provision referred to above shall not apply to the following:i) interior alterations to existing structures;ii) exterior alterations that do not expand the footprint <strong>of</strong> an existing structure;iii) new structures or alterations to existing structures which are not habitableand where such structures do not prevent the free movement <strong>of</strong> air into theatmosphere;iv) any structure that does not require a building permit.13.5.8 Noise and Vibrationa) Potential noise sources within the Secondary <strong>Plan</strong> area include but may not belimited to:i) Simcoe Road 39ii) 5 th Lineiii) The A.C.D.C. Newmarket Subdivision rail line;iv) The Lefroy D.S. transformer on Killarney Beach Road.b) Where residential development is located within proximity to the facilities listed insubsection a), proponents will be required to undertake noise analysis reportsprior to draft plan <strong>of</strong> subdivision approval. Such studies shall use recognizednoise and prediction techniques and incorporate appropriate mitigation measuresto minimize impacts. The noise report shall be prepared to the satisfaction <strong>of</strong> the<strong>Town</strong> in consultation with the railway and the County <strong>of</strong> Simcoe whereapplicable.c) The Noise Analysis Report shall contain an assessment <strong>of</strong> noise levels to whichthe proposed uses will be subjected before and after abatement measures areinstalled, for the existing and anticipated situation during both day time and nighttime hours.216Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANd) Where anticipated indoor and/or outdoor sound levels in a proposeddevelopment will exceed the Ministry <strong>of</strong> Environment noise level guidelines,tenants or purchasers shall be notified through a warning clause inserted withinthe registerable parts <strong>of</strong> plans <strong>of</strong> subdivision.e) A vibration study shall be required for all development within 75 metres <strong>of</strong> therailway right-<strong>of</strong>-way prior to draft plan <strong>of</strong> subdivision approval. If levels are inexcess <strong>of</strong> the Railway’s guidelines, then mitigation measures for vibration will berequired. The vibration report shall be prepared to the satisfaction <strong>of</strong> the <strong>Town</strong> inconsultation with the railway.f) Where noise mitigation is required, consideration shall be given to requirementsfor brick veneer, central air-conditioning, window treatment, berming, acousticfences and separation distances. However, along County Road 39 and the 5 thLine, reverse-fronting lots and acoustical barriers will be discouraged and onlypermitted in limited circumstances where other possible mitigation measures arenot viable. Along the railway, rear yards abutting the railway with acousticalbarriers will generally be the preferred approach.g) Where acoustical barriers (fence and/or earth berming) are required, suchbarriers shall be solid. Any gaps at the base <strong>of</strong> the acoustic fence must beminimized and localized so as not to significantly affect the acousticalperformance <strong>of</strong> the barrier. The construction material for acoustical barriers willbe in accordance with the Ministry <strong>of</strong> the Environment’s guidelines.13.6 TRANSPORTATIONa) The proposed road network for the Lefroy Secondary <strong>Plan</strong> area is shown onSchedule C2-Roads and Trails. The road classification in the Lefroy Secondary<strong>Plan</strong> shall consist <strong>of</strong> Arterial Roads, Collector Roads and Local Roads.b) One approved Master Transportation Study shall be prepared in support <strong>of</strong> thisSecondary <strong>Plan</strong>. It shall identify the road needs within the entire Secondary <strong>Plan</strong>area and evaluate required road needs and intersection requirements external tothe Secondary <strong>Plan</strong> area.c) A traffic impact study shall be required as part <strong>of</strong> the Functional Servicing Study,as set out in Section 13.5.3 in accordance with the approved MasterTransportation Study. The traffic impact study component <strong>of</strong> the FunctionalServicing Study shall consider intersection design requirements <strong>of</strong> both the <strong>Town</strong>and County and demonstrate how the intersections can be designed andconstructed to accommodate an ultimate 4 lane cross section plus turn lanes.13.6.1 Arterial Roadsa) Fifth Line/Belle Aire Beach Road (between Simcoe Road 39 and the Railway)and Simcoe Road 39 (20 th Sideroad) are designated Arterial Roads providingdirect service to the Lefroy Secondary <strong>Plan</strong> area.217Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) The County shall be encouraged to provide a wide paved shoulder on CountyRoad 39 where the road is a two lane cross section and where it meets thecurrent County <strong>of</strong> Simcoe design standards. In addition, the County shall also beencouraged to permit a pedestrian/cycle route along the outer edge <strong>of</strong> the roadright <strong>of</strong> way as per Section 13.6.5. The location <strong>of</strong> the pedestrian/cycle route mayvary between the County road right <strong>of</strong> way and the local window street right <strong>of</strong>way and/or the adjacent landscaped setback required by Section 13.8.6 v).c) The planned right-<strong>of</strong>-way width requirement, access requirements and otherrequirements with respect to Simcoe Road 39 is found in the County <strong>of</strong> Simcoe<strong>Official</strong> <strong>Plan</strong> and by-laws.d) The planned right-<strong>of</strong>-way width for the Arterial Road portion <strong>of</strong> Belle Aire BeachRoad shall be 30 metres. Wider rights <strong>of</strong> way may be required due to topographicconstraints, to accommodate daylight triangles or at major intersections toaccommodate additional turning lanes. However, the width <strong>of</strong> Belle Aire BeachRoad, between County Road 39 and the railway, may be reduced to 26 metres ifit is confirmed prior to registration that the GO station is not to be located in thegeneral vicinity shown on Schedule B3A.e) Access points onto arterial roads shall be sufficiently set back from other arterialroad intersections so as not to interfere with their operation.f) The number <strong>of</strong> road intersections on Arterial Roads shall be limited, to thoseshown on Schedule C2. In addition, direct access to abutting properties will notbe permitted on County Road 39 and will generally not be permitted on Belle AireBeach Road.g) All new development adjacent to Arterial Roads shall be designed to avoid directaccess through such means as parallel service roads or other accessalternatives wherever possible. Reverse lotting shall be discouraged and mayonly be permitted in short reaches or where the owner satisfies the <strong>Town</strong> that noother alternative development form or street patterns are feasible.13.6.2 Collector Roadsa) Collector roads are intended to collect and direct traffic from individual localroads to <strong>Town</strong> and County Arterial Roads.b) Belle Aire Beach Road east <strong>of</strong> the railway and Killarney Beach Road aredesignated as Major Collector Roads with a minimum right <strong>of</strong> way <strong>of</strong> 26 metres.The other collector roads shown on Schedule C2 shall be designated as MinorCollector Roads with a minimum right-<strong>of</strong>-way width <strong>of</strong> 23 metres. Wider rights <strong>of</strong>way may be required due to topographic constraints, to accommodate daylighttriangles or at major intersections to accommodate additional turning lanes.c) Sidewalks will be required on both sides <strong>of</strong> the Collector Roads. Cycling shallalso be accommodated through dedicated cycle lanes or in the width <strong>of</strong> the travellanes.218Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANd) Collector Roads through the <strong>Plan</strong>ning Area shall contain a maximum <strong>of</strong> 2 throughlanes, provide for on-street parking on at least one side. On Killarney BeachRoad through the Core Commercial Area, on-street parking shall be provided onboth sides <strong>of</strong> the street.e) Ardill Street forms part <strong>of</strong> the Minor Collector Road system in the south-westneighbourhood. At the intersection with Killarney Beach Road, the width <strong>of</strong> theright <strong>of</strong> way is constrained due to existing development. Although its plannedright <strong>of</strong> way is 23 metres, a smaller initial right <strong>of</strong> way may be permitted when thesouth-west neighbourhood is developed subject to a transportation study whichdetermines the required width to provide for lane requirements, sidewalks andutilities. A holding provision may be used if the transportation study determinesthat additional width is required for the initial phase <strong>of</strong> development in thesouthwest neighbourhood.13.6.3 Local Roads13.6.4 Parkinga) Local Roads are intended to provide access to abutting properties and shall bedesigned to discourage through traffic.b) The minimum right-<strong>of</strong>-way width for Local Roads shall be 20 metres. Rights-<strong>of</strong>way<strong>of</strong> service roads or window streets, short cul-de-sacs, and other single loadroads may be further reduced, subject to approval by the <strong>Town</strong>. Wider rights <strong>of</strong>way may be required due to topographic constraints, to accommodate daylighttriangles, or at major intersections to accommodate additional turning lanes.c) On all new Local Roads, sidewalks will be required on one side <strong>of</strong> the street.Sidewalks on both sides <strong>of</strong> certain local roads may be required in the vicinity <strong>of</strong>schools to ensure the safety <strong>of</strong> students. On short cul-de-sacs sidewalks maynot be required.a) The required parking facilities for all land uses shall generally be provided on-siterather than on street.b) Council may acquire, develop and operate parking facilities.c) Where commercial uses along Killarney Beach Road cannot provide adequate<strong>of</strong>f-street parking on the site, the provision <strong>of</strong> parking on an alternate site withinreasonable walking distance <strong>of</strong> the development could be considered providedthat:i) The alternate site is in close proximity to the proposed development;ii) The developer enters into agreement with the <strong>Town</strong> to ensure continuedavailability <strong>of</strong> the alternative parking site; andiii) All requirements <strong>of</strong> the Zoning By-law are met.d) Cash-in-lieu may be accepted where development cannot provide required <strong>of</strong>fstreetparking on the site due to site size constraints. The amount <strong>of</strong> cash-in-lieu219Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANshall be based on the difference between the number <strong>of</strong> spaces required and thenumber <strong>of</strong> spaces provided on site multiplied by the current space value. Thevalue <strong>of</strong> a parking space may be adjusted from time to time to reflect the localeconomic conditions and shall be established by the municipality based on theland cost and the cost to construct a space. Cash-in-lieu will be used to assist inproviding alternative <strong>of</strong>f-street parking facilities. An agreement to secure thecash-in-lieu arrangement may be required by the municipality.e) In the Core Commercial Area and Neighbourhood/ Mixed Use designations, the<strong>Town</strong> may reduce the parking requirements <strong>of</strong> the zoning by-law where on-streetparking is provided.13.6.5 Trailsa) The planned public trail system is schematically illustrated on ScheduleC2. It uses parks, natural heritage features, valleylands, stormwatermanagement ponds, and on and <strong>of</strong>f-street linkages to create a continuoussystem <strong>of</strong> pedestrian trails and bicycle routes.b) Adjustments to the trail system may be made including the addition or deletion <strong>of</strong>trails without amendment to this plan. The following principles shall apply to thedevelopment <strong>of</strong> such a trail system:i) The system shall respect the natural heritage features;ii) Trails will connect to residential development and link them to the CoreCommercial Area, parks, the arena and the NeighbourhoodCommercial/Mixed Use Area through the development <strong>of</strong> trails in NaturalEnvironmental Areas, buffers, parks, stormwater management ponds and theutilization <strong>of</strong> public sidewalks;iii) Trails will be established in appropriate buffer and open space areas adjacentto and on both sides <strong>of</strong> the rail line where possible;iv) North-south and east-west connections shall be encouraged in eachneighbourhood and linking to adjacent neighbourhoods;v) A wide, paved, lit trail including a crossing <strong>of</strong> Carson Creek shall be providedfrom the residential area north <strong>of</strong> Carson Creek to the north end <strong>of</strong> ChurchDrive.c) The trail system shall be identified on all draft plans <strong>of</strong> subdivision.d) Where a trail is to be constructed in, and adjacent to, an NaturalEnvironmental Area, and where not already addressed in theManagement <strong>Plan</strong> as set out in Section 13.5.1 a) x), the preparation <strong>of</strong> anEIS shall be required to confirm the route, fencing and any requiredmitigation measures.e) Potential pedestrian rail crossings are conceptually delineated onSchedule C2. These potential crossings are intended to providepedestrian linkage to the various neighbourhoods in the Lefroy communityand provide access to open space and the possible GO Rail station. The220Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLAN<strong>Town</strong> shall consult with GO Rail on the specific location, type and design<strong>of</strong> any such crossing.13.7 MUNICIPAL SERVICES13.7.1 Generala) The trunk servicing plan for the Lefroy Secondary <strong>Plan</strong> area is shown onSchedule D5 – Municipal Servicing and Phasing <strong>Plan</strong>.b) The Lefroy Secondary <strong>Plan</strong> area shall generally be developed on the basis <strong>of</strong> fullmunicipal services including roads with curbs, sidewalks, piped water, sanitarysewers, storm drainage facilities, street lights and underground electricaldistribution systems.c) In extending services to develop greenfield parcels in the Lefroy Secondary <strong>Plan</strong>area, where an agreement has been reached with the municipality, developer(s)shall provide adjacent existing unserviced or partially serviced residences withthe opportunity to connect to the municipal servicing system.d) The cost <strong>of</strong> providing full municipal services to facilitate the development <strong>of</strong> landwithin the Lefroy Secondary <strong>Plan</strong> area shall be borne by current and futurebenefiting parties. This shall be achieved through the site plan or subdivisionapproval process where appropriate provision will be made for usingdevelopment charges, front ending agreements and cost-sharing.e) The design <strong>of</strong> municipal services shall incorporate measures that minimizeimpacts on the groundwater system and impacts on natural features.f) One Master Servicing Study shall be prepared in support <strong>of</strong> this Secondary <strong>Plan</strong>and approved by the <strong>Town</strong> in consultation with LSRCA. It shall identify thedesign requirements and phasing <strong>of</strong> stormwater management facilities, and trunkinfrastructure including pumping stations and reservoirs required to service theentire Lefroy Secondary <strong>Plan</strong> area. It shall also provide preliminary costing fortrunk infrastructure including pumping stations and reservoirs. As well, theMaster Servicing Study shall contain, as appendices, the Master Drainage <strong>Plan</strong>and Hydrogeology Study completed for the whole <strong>of</strong> the Secondary <strong>Plan</strong> area.Subsequent Functional Servicing Studies shall be prepared, as perSection 13.5.3, to identify detailed design requirements, and refinements <strong>of</strong>servicing costs prior to plan <strong>of</strong> subdivision approval.13.7.2 Sanitary Servicinga) The Lefroy Secondary <strong>Plan</strong> area shall be serviced by the extension <strong>of</strong> theexisting sanitary sewers shown on Schedule D5 - Municipal Servicing andPhasing <strong>Plan</strong>, Subject to Section 13.9.1.e). Proposed connection points to thisexisting system are indicated in general terms on the schedule.221Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) The design <strong>of</strong> the sanitary sewer system in the Lefroy Secondary <strong>Plan</strong> shall beby gravity flow where possible, to minimize the need for new pumping stationsand shall be designed to <strong>Town</strong> standards.c) The <strong>Town</strong> shall monitor the available sewage treatment capacity and shallallocate capacity in accordance with a monitoring program, the phasing plan inSection 13.9.1 and future plant expansion requirements.13.7.3 Water Supplya) Water supply acceptable to the <strong>Town</strong> shall generally be provided by theproposed municipal water distribution system that is intended to serve theCommunity <strong>of</strong> Lefroy. Existing and proposed trunk watermains in the municipalwater distribution system area including a required storage facility are shown onSchedule D5. Those external trunk watermains and storage facilities servingLefroy including portions <strong>of</strong> the Lakeshore Watermain and the water storagefacility shall be provided prior to occupancy <strong>of</strong> the first plan <strong>of</strong> subdivision inLefroy, except as set out in Section 13.7.3 c). These works shall be front-endedby the developers within Lefroy and reimbursed through a method mutuallyagreed by the developers and the <strong>Town</strong>.b) The <strong>Town</strong> shall monitor the available water treatment capacity and shall allocatecapacity in the Secondary <strong>Plan</strong> area in accordance with a monitoring program,the phasing plan in Section 13.9.1 and future plant expansion requirements.c) Notwithstanding Section 13.7.3 a), prior to the construction <strong>of</strong> portions <strong>of</strong> thelakeshore water main as shown on Schedule D5, an interim phase <strong>of</strong>development may be permitted with water supply provided by the Bradford WestGwillimbury water main in order to allow for the orderly and economical extension<strong>of</strong> water supply services. The Functional Servicing Study shall determine thephasing and means <strong>of</strong> financing portions <strong>of</strong> the lakeshore water main with a fiscalplan required as a condition <strong>of</strong> draft plan approval.13.7.4 Storm Drainagea) Quality and quantity stormwater management ponds shall be used as part <strong>of</strong> thestorm water management system for the Lefroy Secondary <strong>Plan</strong> area.b) The storm water management system for the Lefroy Secondary <strong>Plan</strong> area shallcontrol peak run<strong>of</strong>f rates to a level equal to or less than predevelopment rates.The storm water management system should include storm water infiltrationfacilities as recommended and determined to be feasible within the MasterServicing Study. In addition, the proposed stormwater management system is toaddress water quality and potential downstream erosion and existingdownstream flooding to the extent possible.c) In addition, the Functional Servicing Study is to review and consider the existingdownstream flooding concerns and recommend potential remedial measures thatcould be incorporated into the FSS for the lands upstream <strong>of</strong> the railway tracks orcould be implemented downstream in the existing areas <strong>of</strong> the <strong>Town</strong>.222Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANd) Storm sewers in the Lefroy Secondary <strong>Plan</strong> area shall be designed inaccordance with the <strong>Town</strong> design standards.e) The specific size and location <strong>of</strong> storm water management ponds shall beestablished through a Functional Servicing Study prior to draft plan <strong>of</strong> subdivisionapproval or other development approvals in accordance with the policies <strong>of</strong>Section 13.3.14, the recommendations <strong>of</strong> the Master Servicing Study and thecriteria set out in Section 13.5.3.f) The Functional Servicing Study shall further identify and refine infiltration areasas well as mechanisms to increase infiltration in such areas and to maintain orimprove the existing hydrologic function to the provincially significant wetlandfeatures and natural heritage features to ensure no negative impact.g) The Lefroy Master Drainage <strong>Plan</strong> (Appendix 2 to the Master Servicing Study)identified the need for further detailed drainage study <strong>of</strong> the south-eastneighbourhood. This study shall be undertaken as part <strong>of</strong> the FunctionalServicing Study conducted for that neighbourhood and shall include a detaileddrainage study that in addition to the requirements <strong>of</strong> Section 13.5.3 c) identifies:i) the boundary <strong>of</strong> the drainage divides and any subwatersheds;ii) the location <strong>of</strong> the existing drainage outlets for the sub-watershed areas;iii) the capacity <strong>of</strong> the downstream conveyances;iv) the specific location <strong>of</strong> the stormwater management pond(s) necessary tomaintain existing drainage boundaries; andv) the conceptual design <strong>of</strong> the stormwater management pond(s) consideringthe high groundwater table.13.8 URBAN DESIGN POLICIES13.8.1 Design Objectivesa) Lefroy is primarily a residential community that is integrated with its ruralsurroundings, and contains a number <strong>of</strong> natural and historic features that reflectthe unique character <strong>of</strong> the community.b) The following objectives form the basis for the preparation <strong>of</strong> detailed urbandesign guidelines for both the existing developed lands and the newly developinglands:i) To incorporate and enhance natural features;ii) To develop a strong community image/character;iii) To enhance connectivity between the 4 neighbourhoods <strong>of</strong> the Secondary<strong>Plan</strong> area;iv) To create compact urban form to promote efficient use <strong>of</strong> infrastructure;v) To create and maintain pedestrian-scaled neighbourhoods;223Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANvi) To develop an interconnected street and pedestrian system to promotewalkability and clarity <strong>of</strong> orientation;vii) To develop an interconnected open space system;viii) To reinforce the existing village core and promote its future development asa mixed use main street and community focus with an historical character;ix) To develop varied and attractive built form that is sympathetic to the localbuilding style; andx) To create a clear hierarchy <strong>of</strong> movement and place through the development<strong>of</strong> edges, gateways and centres.13.8.2 Neighbourhood Structurea) New development shall protect and wherever possible enhance the <strong>Town</strong>’snatural environmental features and landforms. Subdivision design shall besensitive to the topography and natural landscape by incorporating appropriatebuffers and providing strong visual and physical links to natural features.b) Preservation <strong>of</strong> significant vegetation including tree lines and hedgerows alonglot lines or streets shall be encouraged.c) The use <strong>of</strong> native plant species in consultation with the Lake Simcoe RegionConservation Authority will be required when undertaking planting plans forrestoration, rehabilitation, habitat improvement, enhancement <strong>of</strong> NaturalEnvironmental Areas or landscaping stormwater management facilities.d) Special care shall be taken to design, develop and maintain visually significantentrance features for the Lefroy community.e) Residential development adjacent to arterial roads shall be designed to besensitive to the rural character <strong>of</strong> adjacent areas and provide a suitable transitionfrom urban areas to rural lands.f) The creation <strong>of</strong> meeting places at focal points within neighbourhood open spacesis encouraged. These may be at pedestrian links, public squares in mixed useareas, parkettes or links to natural areas. They may include elements such ascommunity mailboxes, kiosks, street furniture and pedestrian lighting. The sitingand design treatment <strong>of</strong> community mailboxes should take into considerationtheir importance in the social life <strong>of</strong> neighbourhoods.g) New development should emphasize a walkable and pedestrian-friendly scale;h) The range <strong>of</strong> densities within neighbourhoods should generally be structured tocreate higher densities within and around the neighbourhood focal areas. This isencouraged to promote walkability and transit efficiency.i) New development shall include a full range <strong>of</strong> housing densities and types topromote diversity within neighbourhoods and accommodate all sectors <strong>of</strong> thepopulation thus promoting social integration. A range <strong>of</strong> housing type and tenurewill also promote diversity <strong>of</strong> built form in the streetscape224Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANj) Road networks shall be designed to create an interconnected street system orgrid that responds to existing landform and natural features. The design <strong>of</strong> streetsystems and block patterning shall be configured to promote retention <strong>of</strong>lakeshore views, significant landforms, and other natural, and heritage features.13.8.3 Streetscape Designa) The design <strong>of</strong> streetscapes shall integrate various elements to create visuallyattractive and high quality public spaces and reinforce the village character.These elements include appropriate proportioning <strong>of</strong> the street section, highquality landscaping, street trees, decorative paving, lighting, streetscapefurnishing elements, and signage.b) Streetscapes shall be designed to enhance the pedestrian experience andpedestrian convenience.c) Sidewalks should be designed to promote pedestrian connectivity within andbetween neighbourhoods, and to all community amenities.d) The design or selection <strong>of</strong> street lighting, signage, and streetscape furnitureshould be coordinated, and should enhance the local village character.13.8.4 Open Space Designa) The open space system shall include a full range <strong>of</strong> open spaces including:i) parkettes,ii) neighbourhood parks,iii) pedestrian links,iv) a multi-use trail system,v) elements <strong>of</strong> the <strong>Town</strong>’s natural environmental features, andvi) stormwater management facilities.b) Street patterning shall create frequent views, links and open frontages to parks,and natural areas.c) A multi-use trail system shall be developed as a major connecting element <strong>of</strong> theopen space system for recreational use. The trail system shall provide linkagesbetween open space elements as well as between the residential, commercialand institutional areas.13.8.5 Core Commercial / Mixed Use Designa) The Core Commercial Area shall be developed as the central focal zone <strong>of</strong> theLefroy settlement area, with good pedestrian and vehicular connections and thepotential for good transit connections.225Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANb) The Core Commercial Area should be strengthened and regenerated throughinfill, intensification and growth that is sensitive to their existing character, andrespecting the scale <strong>of</strong> uses and built form.c) Infill and intensification should be designed to reinforce Killarney Beach Roadfacades. Intensification may occur on open sites, through vertical intensificationon existing buildings or horizontal infill at the rear <strong>of</strong> sites through the use <strong>of</strong>courtyards and pedestrian links.d) Buildings shall front onto Killarney Beach Road with entries addressing the streetalong with substantial fenestration. Buildings should have a consistent minimalsetback and maximum setback to promote pedestrian scale. A generallycontinuous building face is recommended to establish a unified streetscape.e) Heritage structures shall be retained and, where appropriate, restored throughadaptive reuse.f) The location <strong>of</strong> new community and institutional uses located within the CoreCommercial Area should be designed as landmarks in order to contribute to itsdiverse character and community identity.g) New commercial, mixed-use development should be based on a “mainstreet”model. Its design should build on the tradition <strong>of</strong> mixed-use main streets throughintegration <strong>of</strong> at grade street-related retail uses with <strong>of</strong>fice or residential uses onupper storeys.h) Development in the Core Commercial Area and neighbourhood commercialareas shall minimize the impact <strong>of</strong> <strong>of</strong>f-street parking on pedestrian streetscapesby locating <strong>of</strong>f-street parking at the rear, side or to the interior <strong>of</strong> the block. Safe,convenient and well lit pedestrian access shall be provided to the street fromsuch parking areas. Where parking is provided to the side <strong>of</strong> buildings andabutting the street, they should be screened with low walls and landscapematerials to provide a sense <strong>of</strong> enclosure along the setback line.13.8.6 Site <strong>Plan</strong> and Building DesignThe following site plan design guidelines shall apply to all lands designatedResidential, Core Commercial Area, Neighbourhood Commercial/Mixed Use,Convenience Commercial and Institutional:i) Site Designa) Buildings shall address the streetscape, reinforce the street edge and promote apedestrian scale.b) Generally, the public faces <strong>of</strong> buildings should align with development onneighbouring lots to define a continuous streetscape wall. Exceptions may bemade where other design alternatives create well defined streetscapes. Incommercial or mixed-use developments, the streetscape wall may be varied tocreate well-defined public or semi-public open space through grouping orclustering <strong>of</strong> adjoining structures.226Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANc) In Residential Low Density 1 and 2 areas, the design and location <strong>of</strong> driveways,parking areas and garages shall minimize their impact on streetscapes.d) Development at corner locations shall be sited near the street line <strong>of</strong> bothfrontages, subject to sight triangle requirements, to reinforce its importance toboth streetscapes and the potential for creation <strong>of</strong> neighbourhood landmarks.Similarly development at other focal locations, such as adjacent to public openspace or the entrances to pedestrian links shall be sited to reinforce the publicfrontages.e) Site planning for commercial developments shall reinforce the street edge,minimize the impact <strong>of</strong> parking areas, and promote direct pedestrian connectionsand streetscapes.ii) Building Designa) Diversity <strong>of</strong> housing and lot type shall be applied within neighbourhoods, anddistributed in a balanced fashion to avoid the predominance <strong>of</strong> a single house orlot type. As well, a variety <strong>of</strong> housing elevations shall be encouraged within eachresidential block to provide an interesting streetscape.b) The distribution <strong>of</strong> lot and housing types in neighbourhoods will be configured tocreate smooth transitions and avoid abrupt massing changes withinstreetscapes, and unsuitable relationships with existing communities.c) Buildings should be designed to contribute to a desirable community character interms <strong>of</strong> conceptual design massing.d) Building design should attempt to maintain and complement the village character<strong>of</strong> Lefroy and adjacent or nearby existing buildings using building height, massingand scale <strong>of</strong> architectural features.e) Development shall promote a high quality <strong>of</strong> built form, materials andarchitectural design to project a positive image <strong>of</strong> the community.f) The design <strong>of</strong> built form shall be encouraged to incorporate principles <strong>of</strong>sustainable development, energy and resource efficiency as per Section 13.4.3.g) Building design shall screen views <strong>of</strong> mechanical equipment from the streetthrough ro<strong>of</strong> design or the use <strong>of</strong> other architectural features such as parapets orscreens.h) Residential facades should be designed to achieve the objective <strong>of</strong> “eyes on thestreet” through the inclusion <strong>of</strong> elements such as main entrances, porticoes,porches, windows and balconies.i) For commercial and institutional facades, large exposed blank walls should beavoided. All visible sides <strong>of</strong> a building should be treated in a similar fashion to thefront <strong>of</strong> the building. A high quality <strong>of</strong> architectural design shall be promoted227Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANthrough inclusion <strong>of</strong> entrance elements, windows, articulated wall areas and ro<strong>of</strong>expression. Projections <strong>of</strong> canopies, ro<strong>of</strong> overhangs, window bays and otherarchitectural elements are encouraged in order to create diverse and activestreetscapes. Where blank exposed walls are unavoidable, screening throughlandscaping will be required.j) Building entrances should be visibly well defined and accessible to pedestriansand the handicapped, as provided for in the Building and Fire Codes.k) Where townhousing is proposed, a mix <strong>of</strong> long and short townhouse blocks, witha maximum <strong>of</strong> 8 units in a block, on public and private streets shall beencouraged to provide variety to the streetscape. The massing <strong>of</strong> longtownhouse blocks should be broken up with a variation <strong>of</strong> lengths and facades sothat a single monotonous elevation is not created. The zoning by-law shallcontain standards controlling this circumstance.l) Design <strong>of</strong> buildings should emphasize the building, not the car or parking areas.m) In low-density residential designations, attached garages facing the front yardshall be designed to be proportional and not dominate the building façade.Projecting garages should be avoided. The implementing Zoning By-law shallcontain provisions restricting the extent <strong>of</strong> garage protrusions.n) Building design shall have regard for minimizing impact on the naturalgroundwater system by limiting the depth <strong>of</strong> excavation for foundationsparticularly in low lying areas with high groundwater table.o) Heritage buildings and structures shall be preserved. The design <strong>of</strong> new infilldevelopment adjacent to heritage buildings, and the adaptive reuse <strong>of</strong> heritagestructures shall incorporate the principles <strong>of</strong> heritage conservation. Design <strong>of</strong>these developments shall be sensitive to the existing heritage structures.p) Residential density and massing at settlement edges shall be appropriate to thecharacteristics <strong>of</strong> adjacent lands and to the detailed design <strong>of</strong> the edge conditionto ensure smooth transitions. Where the edge <strong>of</strong> new development abutsexisting neighbourhoods, density, massing and lot frontages shall respond to thecharacter <strong>of</strong> the existing condition.iii) Parking and Accessa) The linking <strong>of</strong> parking areas, driveways and access points should be encouragedto minimize the number <strong>of</strong> access points to arterial roads subject to applicablemunicipal by-laws. Mutual entrances will be encouraged and clearly identified.b) Offset intersections will be discouraged. Where possible, driveways and accesspoints on opposite sides <strong>of</strong> the major street should be aligned.c) Appropriate parking provision shall be made to accommodate the handicapped.228Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANd) Smaller parking areas divided by landscaped islands and strips should beprovided. The visual impact <strong>of</strong> parking lots should be s<strong>of</strong>tened through the use <strong>of</strong>berming and vegetation.e) Major loading and delivery areas and garbage enclosures should be screened orconfined to the rear <strong>of</strong> the building(s).f) Direct vehicular access to individual street townhouse units from collector roadsshall be discouraged.iv) Views and Gatewaysa) The entry points to Lefroy along Killarney Beach Road shall function as gatewaysand landmarks within the urban pattern. Design <strong>of</strong> development at theselocations shall recognize this function with a high quality <strong>of</strong> architectural andlandscape development including entry features in the street boulevard.b) Development shall be configured to preserve views <strong>of</strong> natural environmentalfeatures. Frequent visual openings to natural features shall be created throughthe alignment <strong>of</strong> streets, lotting and location <strong>of</strong> built form.c) The settlement edges adjoining the agricultural and rural areas shall providesmooth transitions. These transitions may be characterized by a combination <strong>of</strong>arterial roads with landscaped buffers with multi-use trails, natural environmentalfeatures, parkland spaces, and “window streets” with multi-use trails. Theinterface with agricultural lands shall occur largely along the public realmaffording views <strong>of</strong> agricultural lands.v) Landscapinga) A publicly owned landscaped strip shall be provided along the County Road 39and Belle Aire Beach Road street frontages to provide a transition to the adjacentrural area. The landscaped strip shall be sufficiently wide to accommodate awalkway system, and landscaping, including canopy trees, as further illustrated inthe urban design guidelines and shall generally be 5 metres along County Road39 and 3 metres along Belle Aire Beach Road. Where local window streets abutCounty Road 39 or Belle Aire Beach Road, the window street right-<strong>of</strong>-way shallprovide for the landscaped strip. Where Natural Environmental Areas arepresent, they shall provide for the landscaped strip as guided by theEnvironmental Impact Study recommendations. In other conditions, such asflankage lots or reverse lots, additional lands beyond the road right <strong>of</strong> way maybe required to provide for the landscaping, including canopy trees, and walkwaysystem.13.8.7 Urban Design Guidelines, Architectural Control andLandscape Master <strong>Plan</strong>i) Urban Design Guidelines and Landscape Master <strong>Plan</strong>sa) Urban Design Guidelines shall be prepared for the Lefroy Settlement Area as awhole prior to approval <strong>of</strong> any new development requiring a rezoning, plan <strong>of</strong>229Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANsubdivision approval and/ or site plan approval. The Urban Design Guidelinesshall be prepared by, or to the satisfaction <strong>of</strong>, the <strong>Town</strong>.b) The specific structure and content <strong>of</strong> the Urban Design Guidelines shall addressthe following topics: Neighbourhood Structure; Road Network and Block Pattern; Streetscapes; Open Space System, Natural Environmental Features, and StormwaterManagement Facilities; Site <strong>Plan</strong>ning and Built Form for:o Residential Areas,o Commercial and Mixed Use Areas, ando Institutional Uses; Views, Edges, Gateways and Landmarks; Enhancement <strong>of</strong> Village Character; and Implementation Process.c) Landscape Master <strong>Plan</strong>s shall be prepared for each neighbourhood as acondition <strong>of</strong> draft plan approval <strong>of</strong> the first plan <strong>of</strong> subdivision in the respectiveneighbourhood, subject to the approval <strong>of</strong> the <strong>Town</strong> with provision fordevelopment charge credit. The Landscape Master <strong>Plan</strong> shall address thelandscape design <strong>of</strong> parks, parkettes, public street right <strong>of</strong> way, entrances andgateways and consider the urban design themes and elements developed in theUrban Design Guidelines.ii) Architectural Control Guidelinesa) The <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> may require preparation <strong>of</strong> Architectural Control Guidelinesas a condition <strong>of</strong> draft plan <strong>of</strong> subdivision approval or <strong>of</strong> site plan approval.Architectural Control Guidelines will address more detailed issues <strong>of</strong> architecturaland landscape design including guidelines for site planning on specific lots,guidelines for detailed built form and architectural details including materials,façade treatments and detailed landscape provisions.b) Approval <strong>of</strong> proposed development including building designs through anArchitectural Control Process may be required by the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> prior to thegranting <strong>of</strong> Building Permits. In such instances, the Architectural Control Processshall involve review <strong>of</strong> the proposed development by a Control Architectappointed by the <strong>Town</strong> to review development applications for conformance tothe Urban Design Guidelines, and the Architectural Control Guidelines.13.9 IMPLEMENTATION13.9.1 Municipal Services – Phasing and Allocationa) Development shall only proceed when full municipal services, water, sanitarysewer and storm drainage facilities are or will be made available to serve all or230Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANparts <strong>of</strong> the Settlement Area, to the standards <strong>of</strong> the <strong>Town</strong>, and as provided inthe Master Servicing Study.b) The <strong>Town</strong> has conducted sufficient analysis to satisfy itself that the Lakeshorewastewater treatment plant can reasonably be expected to be expanded toservice planned development including infill within the existing designatedservice area in compliance with the plant's current approved Certificate <strong>of</strong>Approval discharge quality limits. Lefroy is within the designated service area.The Lakeshore wastewater treatment plant is planned to be expanded as theneed warrants in order to service planned development within the existingdesignated service area, and the <strong>Town</strong> will seek any amended approvals at thetime <strong>of</strong> the expansion.c) If sufficient servicing capacity is not available for all or part <strong>of</strong> the Settlement Areaat the time <strong>of</strong> draft plan approval, such deficiencies shall be identified during thedraft plan <strong>of</strong> subdivision review process. Allocation <strong>of</strong> servicing capacity shall bea condition <strong>of</strong> draft plan approval; registration shall proceed for only those plansor portions there<strong>of</strong> that have allocation.d) Municipal services shall be designed to meet the current standards in place atthe time the <strong>Town</strong> reviews complete engineering submissions including detailedengineering drawings, reports and calculations.e) This plan provides for the extension <strong>of</strong> municipal services sized to accommodatedevelopment within the full extent <strong>of</strong> the Secondary <strong>Plan</strong> area including theexisting areas, which may provide for infill development. Such infill may proceed,notwithstanding any phasing policies. However in the event that such infillrequires greater servicing than provided, Council shall consider suitablearrangements with affected landowners to increase the servicing infrastructure.f) The overall phasing <strong>of</strong> new development within the Secondary <strong>Plan</strong> area isanticipated to commence in the manner identified on Schedule D5 - MunicipalServicing and Phasing. This phasing is intended to provide a general guide;however the phasing may be altered, including the addition <strong>of</strong> sub-phases, to thesatisfaction <strong>of</strong> the <strong>Town</strong>, in order to achieve cost and servicing efficiencies whenmunicipal services are built, upgraded or expanded. An amendment to the<strong>Official</strong> <strong>Plan</strong> will not be required for changes to the phasing plan.g) New development shall be deferred in the event that capacity is not available atthe Lakeshore Wastewater Treatment <strong>Plan</strong>t and/or at the Lakeshore WaterTreatment <strong>Plan</strong>t.h) To address subsection f) and where the <strong>Town</strong> has any concern regarding theavailability <strong>of</strong> services, development approval may be subject to a Holding “H”By-law pursuant to Section 36 <strong>of</strong> the <strong>Plan</strong>ning Act, with provisions in that By-lawthat clearly indicate the circumstances under which it will be lifted (i.e.certification <strong>of</strong> an engineer and approval by the <strong>Town</strong> that services are or will beavailable).231Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANi) Where draft plan approval is to be granted, conditions <strong>of</strong> draft plan approval shallindicate that no commitment to servicing allocation is provided until prior toregistration; and that the subdivision may not be registered if servicing capacity isnot available. The plan may be registered in phases, depending on servicingcapacity. Allocation will be provided pursuant to Council Resolution.j) The subdivision agreement may require the owner not to apply for buildingpermits until certification that services are available for the particular lot inquestion, and that the owner acknowledges that building permits are not requiredto be issued in such circumstance and advise prospective purchasers.13.9.2 Cost Sharinga) To ensure that property owners in the Lefroy Settlement Area contributeequitably towards the provisions <strong>of</strong> community and infrastructure facilities suchas community use lands, parks, and local infrastructure facilities or public works(i.e. over sizing) and including roads, sanitary, water and storm water facilities,financing and indexing adjustments, all property owners, within the area shownon Appendix 14 and interested in developing their lands, shall be required toenter into a cost sharing agreement, for the Appendix 14 lands, as a condition <strong>of</strong>development approval for their lands, providing for the equitable distribution <strong>of</strong>the costs (including lands) <strong>of</strong> the aforementioned community and common publicfacilities where such costs are not dealt with under the Development ChargesAct.b) Prior to the approval <strong>of</strong> a development application within the Secondary <strong>Plan</strong>area, the <strong>Town</strong> shall require the landowner to enter into an agreement as set outin a). For those facilities not <strong>of</strong> community wide benefit, costs will only beallocated to those landowners who are benefited by the specified work.c) The cost sharing agreement shall be prepared to the <strong>Town</strong>’s satisfaction andcirculated to the <strong>Town</strong> prior to finalization.d) It is recognized that the cost sharing agreement will establish rights forlandowners to connect to the services within the Lefroy Secondary <strong>Plan</strong> areaprovided such landowners pay their fair share <strong>of</strong> the expenses. Furthermore, it isrecognized that landowners may seek to secure easement rights across adjacentproperties in the Secondary <strong>Plan</strong> area in order to provide the necessarymunicipal services to adjacent lands.e) The provision and timing <strong>of</strong> municipal facilities and infrastructure will be at the<strong>Town</strong>’s discretion acting reasonably. The timing <strong>of</strong> municipal facilities andinfrastructure that are to be provided by individual property owners shall be setout in development agreements. The cost sharing agreement shall not fetter the<strong>Town</strong>’s ability or timing to obtain such municipal facilities through thedevelopment agreements.f) The Cost Sharing Agreement(s) may be registered on title for each participatinglandowner and the covenants and obligations <strong>of</strong> the Cost Sharing Agreementsurvive any transfer in ownership <strong>of</strong> a relevant parcel <strong>of</strong> land.232Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANg) As a condition <strong>of</strong> draft approval the approval authority will require a letter <strong>of</strong>clearance from the trustee <strong>of</strong> the cost share group confirming that the landowneris in good standing with respect to their financial obligations under the terms <strong>of</strong>the cost sharing agreement.13.9.3 Development Agreementa) Prior to draft plan approval, the owners may be required to enter into one or moredevelopment agreements with the <strong>Town</strong> or County with respect to providingrequired <strong>Town</strong> or County infrastructure.13.9.4 Processing <strong>Plan</strong>s <strong>of</strong> Subdivisiona) Processing <strong>of</strong> individual plans <strong>of</strong> subdivision under Section 51 <strong>of</strong> the <strong>Plan</strong>ningAct will be undertaken in accordance with the policies set out in this Secondary<strong>Plan</strong>. Where an application for a new plan <strong>of</strong> subdivision is received on landsabutting a residential area existing on the date <strong>of</strong> approval <strong>of</strong> Section 13 <strong>of</strong> the<strong>Official</strong> <strong>Plan</strong>, the <strong>Town</strong> shall endeavour to notify the residents primarily affectedas part <strong>of</strong> the process <strong>of</strong> considering the subdivision plan.b) Prior to the draft approval <strong>of</strong> any plan <strong>of</strong> subdivision, the studies set out in this<strong>Plan</strong> as being required prior to draft plan approval shall be prepared to thesatisfaction <strong>of</strong> the <strong>Town</strong> including the delineation and staking <strong>of</strong> any NaturalEnvironmental Area and the delineation <strong>of</strong> any floodplain within the plan <strong>of</strong>subdivision.13.9.5 Zoning By-law Conformitya) Amendment(s) to the <strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> Zoning By-law will be required to implementthe policies <strong>of</strong> this Secondary <strong>Plan</strong>, including the provisions for minimum lotfrontage.13.9.6 Site <strong>Plan</strong> Requirementa) All development within the Lefroy Secondary <strong>Plan</strong> area shall be subject to Site<strong>Plan</strong> Control under Section 41 <strong>of</strong> the <strong>Plan</strong>ning Act with the exception <strong>of</strong> singledetached, semi-detached and duplex housing.13.9.7 Holding (H) Provisionsa) Lands within the Lefroy Secondary <strong>Plan</strong> area may be subject to the Holdingprovisions under Section 36 <strong>of</strong> the <strong>Plan</strong>ning Act, and the Hold symbol maybelifted in accordance with the provisions <strong>of</strong> Section 9.5, including the availability <strong>of</strong>sanitary and water treatment capacity and the requirements <strong>of</strong> Section 13.5.7.13.9.8 Staging Policiesa) Development <strong>of</strong> any parcel <strong>of</strong> land within the Lefroy Secondary <strong>Plan</strong> area shallnot receive final draft approval until such time as storm water, sanitary sewer,233Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANwater facilities and utilities necessary to serve the parcel are available orprovision has been made satisfactory to the municipality, to make them available.b) The approval <strong>of</strong> specific development applications in the Lefroy Secondary <strong>Plan</strong>area shall be governed by the following principles:i) avoidance <strong>of</strong> scattered development;ii) sequential development <strong>of</strong> neighbourhood areas;iii) provision <strong>of</strong> school sites and parks;iv) sequential construction <strong>of</strong> collector roads and access to arterial and boundaryroads;v) sequential construction <strong>of</strong> sanitary sewer and watermain extensions andelectrical distribution system; andvi) the adequacy <strong>of</strong> storm drainage.13.9.9 Development Chargesa) Works within the Settlement Area include both local services (i.e. to be a directdeveloper responsibility) and works that are considered shared and eligible forcost recovery through the Development Charge By-law (non-local).b) Prior to revising the Development Charges By-law, the <strong>Town</strong> shall determine,based on the approved Master Servicing Study, those works and services withinthe Settlement Area which are local and which are non-local.c) In the event that the Development Charges By-law funded infrastructure has notbeen installed when a developer wishes to proceed, the <strong>Town</strong> and developersmay enter into front end finance agreement(s) in order to secure developmentinfrastructure in advance <strong>of</strong> the timing identified in the <strong>Town</strong>’s Capital Forecast.d) The County may prepare an update to the Development Charge By-law includingimprovements to County Road 39.13.10 INTERPRETATIONa) The Lefroy Secondary <strong>Plan</strong> policies <strong>of</strong> Section 13 are intended to be consistentwith the goals, policies, provisions and the land use designations set out in otherparts <strong>of</strong> this <strong>Plan</strong>. In the event <strong>of</strong> a conflict between other policies <strong>of</strong> the <strong>Official</strong><strong>Plan</strong> and the policies <strong>of</strong> this Section 13, the policies, provisions and designationsin this Section 13 shall prevail.b) All population and other statistics are approximate except those concerning themaximum densities, and shall be regarded as flexible. Minor variations tonumerical requirements, including variations to lot frontage requirements notexceeding 5%, shall be permitted without amendment to this Secondary <strong>Plan</strong>provided that the intent <strong>of</strong> this Secondary <strong>Plan</strong> is maintained.c) The boundaries <strong>of</strong> land use designations and the location <strong>of</strong> roads and othersymbols shown on the accompanying maps and schedules are approximate.234Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
<strong>Town</strong> <strong>of</strong> <strong>Innisfil</strong> <strong>Official</strong> <strong>Plan</strong>LEFROY SECONDARY PLANMinor adjustments shall not require an amendment to this Secondary <strong>Plan</strong>provided that the intent <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong> is maintained.d) Changes to Schedule D5 - Municipal Servicing and Phasing <strong>Plan</strong>, resulting frommore detailed servicing studies such as the Functional Servicing Study, and anEnvironmental Impact Study approved by the <strong>Town</strong> in consultation with theLSRCA, shall not require an amendment to this Secondary <strong>Plan</strong> provided theyare in accordance with the general goals and principles <strong>of</strong> the <strong>Official</strong> <strong>Plan</strong>, andthe Lefroy Secondary <strong>Plan</strong>.e) The delineation <strong>of</strong> environmental protection zones to be implemented in thezoning by-law shall be determined prior to the final approval <strong>of</strong> plans <strong>of</strong>subdivision and reflect the requirements <strong>of</strong> Section 13.5.1 in consultation with therelevant authorities.f) Definitions:i) Greenfield Lands mean the areas shown on Appendix 14 that are subject tocost sharing.235Adopted July 26, 2006 <strong>Approved</strong> by <strong>OMB</strong> May 2009, March 2010 & April 8, 2011
Change language