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DOWNTOWN ALCONAVISUALIZATIONSFINAL REPORTBackground Planning and Policy ReviewSoft Site AnalysisPreliminary Development Concept

July 5, 2019

FINAL REPORTBACKGROUND PLANNING AND POLICY REVIEWSOFT SITE ANALYSISPRELIMINARY DEVELOPMENT CONCEPT

PREPARED BY:FOTENN PLANNING + DESIGN JULY 5, 2019

CONTENTS

1.0 Project Overview 1

2.0 Background Planning and Policy Review 2

3.0 Soft Site Analysis 10

4.0 Preliminary Development Concept 13

1 | Town of Innisfil Alcona Downtown Visualization

1.0 PROJECT OVERVIEW

As the Town of Innisfil begins to transition from rural to urban, it will be important to focus development within Downtown Alcona, the main settlement area, and equally important that development occurs with a consistent vision. The Official Plan was developed around the concept of place making, approving and creating spaces that provide the community with a sense of place. This is based on urban design principles that located buildings close to the street, locates parking away from street frontages, provides consistent streetwall heights, and promotes a mix of uses and mixed-use buildings.

This project will illustrate and visualize the future development potential in Innisfil, and show a consistent vision to potential developers and owners as the town works to create a meaningful place. This project will build on the goals and objectives of the Official plan and will utilize various mediums to explore and illustrate the variety of ways that the vision can be achieved. As an iterative process, we will illustrate concepts and ideas into well-developed visualizations illustrated initially through simple-massing to fully detailed highly-realistic visualizations, that may include pedestrian level renderings, plans and axonometric views.

1.1 STUDY AREAThe Study Area is located within the Town of Innisfil, within the community of Alcona and the Alcona Urban Settlement Area.

The Study Area consist of a portion of Downtown Alcona located along Innisfil Beach Road between Willard Avenue/St Johns Road (West) and 25th Side Road (East). For the purposes of this study, all properties adjacent to Innisfil Beach Road and/or properties that are designated as Mixed Use 2 (MU2) will be explored (see Section 3.0 for more details).

1.2 SURROUNDING CONTEXTThe Study Area is bordered by existing low-density residential uses to the north and south, and a mix of low-density commercial-residential, standalone retail and strip plaza uses along Innisfil Beach Road.

Just outside of the Study Area is a new Innisfil Public Library located to the west, and the Innisfil Fire Station 1 and Innisfil Beach Park, a large expansive park and open space, to the east.

FIGURE 1: DOWNTOWN ALCONA VISUALIZATIONS STUDY AREA

INNISFIL BEACH ROAD

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2.0 BACKGROUND PLANNING + POLICY

We have reviewed and analyzed all relevant background planning documents and policies, including the Town of Innisfil Official Plan (2018 and 2006), the Zoning By-Law (080-13), and the Innisfil Beach Road Urban Design Guidelines (2007). This section of the report will summarize the relevant policies and guidelines and the subsequent sections (3.0 and 4.0) will demonstrate how these specific policies are reflected in the development concepts.

There are a several relevant planning documents and policies that help guide current and future development. As we develop concepts and visualizations, it is important that we reflect and respond to the goals, objectives and policies that are highlighted in these key documents. The following sub-sections provide a summary of the key policies, documents and guidelines, and the subsequent sections (4.0-5.0) will demonstrate how these specific policies have been reflected, applied and considered in the design of the development concepts.

2.1 INNISFIL OFFICIAL PLAN (2018)

The Town recently adopted an Official Plan that was more than just a land use planning document but rather a guide to enhance place making, community character and social connections. The principles of placemaking have been embedded in the plan to signify the importance of place, in creating and maintaining a great community. The following policies (but not limited to) have been taken into consideration in the development of the preliminary corridor option.

9.9 Intensification Strategy// 9.9.7/Development/in/an/intensification/

area/adjacent/to/existing/residential/neighbourhoods/shall:/

i)/ Provide/a/transition/of/heights/and/density/through/setbacks,/and/the/stepping/down/of/buildings/towards/those/neighbourhoods;

ii)/ Maintain/adequate/sunlight/and/privacy/for/adjacent/residents/and/minimize/overlook/and/shadowing/adjacent/residents/based/on/guidelines/established/by/Town/staff;/and

11.1 Commercial Design AndPlace Making Locations and Transitions// 11.1.9/Mixed/Use/intensification/shall/be/

configured/to/reinforce/main/street/facades/and/provide/a/transition/of/height/and/density/adjacent/to/existing/residential/areas/including/the/use/of/a/45%/angular/plane/from/the//property/line/of/adjacent/low/density/housing.

// 11.1.10/Screening/in/the/form/of/landscaping,/fencing/and/architectural/features/shall/be/provided/abutting/residential/development,/to/minimize/adverse/impact/on/abutting/residential/properties.


Built Form// 11.1.21/It/is/recognized/that/the/mixed/use/

elements/may/occur/in/stages/as/the/area/develops/and/intensifies/over/the/long-term,/provided/the/built/form/establishes/the/“main/street”/character/with/the/initial/phases./However,/the/intent/is/that/the/designation/will/be/planned/to/accommodate/a/range/of/uses/from/its/initial/development/and/not/be/developed/solely/for/one/permitted/land/use/type/to/the/detriment/of/another.

// 11.1.22/Buildings/should/have/a/consistent/minimal/and/maximum/setback/to/promote/pedestrian/scale./A/generally/continuous/building/face/is/recommended/to/establish/a/unified/streetscape.

11.2 Downtown Commercial AreaLand Use Designation// 11.2.1/The/Downtown/Commercial/Area/

designation/represents/the/commercial/heart/of/the/Town’s/Primary,/Urban/and/Village/settlements./Downtown/Commercial/Areas/are/where/people/come/to/shop,/work,/and/gather./They/function/as/destinations/within/Our/Place/providing/for/active,/year-round/gathering/places/for/local/and/Town-wide/civic/and/cultural/activities./These/designations/are/intended/to/provide/the/broadest/range/of/retail/and/services/including/higher/order/shopping/needs/of/residents/as/well/as/entertainment,/dining/and/the/weekly/needs/for/groceries,/personal/care/products/and/services./The/Downtown/Commercial/Areas/are/intended/to/evolve/into/Mixed/Use/areas/and/accommodate/high/density/residential/intensification/

Scale// 11.2.6/Mixed/residential/commercial/uses/

should/be/permitted/and/encouraged/with/a/minimum/equivalent/height/of/two/storeys,/and/a/maximum/height/of/eight/storeys.

// 11.2.7/Applications/for/heights/in/excess/of/eight/storeys/may/be/considered/provided/the/development/provides/a/compatible/transition/to/low/density/residential/areas/and/provides/for/community/benefits/in/exchange/for/increased/height/and/or/density/as/per/Section/37/of/the/Planning/Act.

// 11.2.9/The/minimum/density/for/the/residential/component/of/mixed/use/development/shall/

be/60/units/per/net/ha.

2.2 INNISFIL OFFICIAL PLAN (2006)

2.3 Growth ManagementGoals// To/achieve/a/balanced/community/where/all/

residents/have/the/opportunity/to/live,/work/and/play/in/the/community.

// To/develop/as/a/complete/community/with/a/diverse/mix/of/land/uses,/housing,/employment,/recreation/facilities/and/services.

Objectives// To/ensure/an/orderly/progression/of/urban/

development,/and/the/efficient/use/of/land/and/existing/infrastructure/and/services.

// To/create/a/balanced/community/where/employment/opportunities/are/consistent/with/the/available/labour/force./

// To/direct/the/majority/of/the/population/growth/to/Urban/Settlements.

// To/ensure/that/necessary/transportation/and/servicing/infrastructure/is/available/or/will/be/made/available/to/serve/planned/areas/of/urban/growth.

// To/encourage/and/facilitate/redevelopment,/infilling/and/intensification/within/the/Urban/and/Village/Settlement/boundaries.

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®

Schedule B1 Land Use: Alcona

Town of Innisfil Official Plan

0 1,000500

Meters

Legend

Alcona Central Boundary

Future Urban

RailRoad

Streams

Lots

Hazard Land Area Overlay

Settlement Boundary

Institutional Area

Neighbourhood Commercial Area

Neighbourhood Commercial Special

Residential Low Density 1

! ! Residential Low Density 2

Residential Medium Density

Natural Environmental Area

Parks and Open Space

Simcoe Beach

Nantyr

CedarHarbour

Good FellowBeach

Bon SecourBeach

Schedule B14Leonards Beach Shoreline

Schedule B12Big Cedar Point Shoreline

------Community Services Area

Core Commercial Area

Community Gateway

Alcona Secondary Plan Boundary

NC

The hazard lands shown on this mapare approximate. For an accurate source of mapping pleas contactthe local conservation authority.

Built Boundary

NC

Approved by OMBApril 8, 2011

For the lands outside of Alcona, please refer to schedules B, B12 and B14 for the land use designations.

FIGURE 2: INNISFIL OFFICIAL PLAN (2006) SCHEDULE B1 LAND USE: ALCONA


10.1.3 Core Commercial Area// 10.1.3.1/The/area/designated/Core/

Commercial/Area/on/Schedule/B1/is/intended/as/the/community’s/major/downtown/commercial/area./This/area,/combined/with/the/Community/Services/Area/shall/be/the/community’s/principal/commercial,/service/and/administrative/center./A/wide/range/of/commercial,/service,/office,/and/institutional/facilities/shall/be/provided/within/the/area/covered/by/these/designations.

// 10.1.3.3/Residential/uses/shall/be/permitted/as/apartments/on/the/floors/of/a/commercial/building/above/the/main/floor/commercial/use.

// 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/this/area/rather/than/single/lot/development,/particularly/where/such/single/lot/development/involves/the/creation/of/a/commercial/use/within/a/residential/area./Land/assembly/and/the/creation/of/multiple/lot/unified/developments/is/the/preferred/method/of/development.

// 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/of/the/street.

ii)/ Combined/and/coordinated/areas/of/off-street/parking/shall/be/provided/along/the/Innisfil/Beach/Road/with/adequate/but/limited/access/being/provided/from/the/Innisfil/Beach/Road/and/from/other/streets/in/the/area./These/parking/areas/shall/be/attractively/developed/with/attractive/lighting/fixtures/and/landscaping./

iii)/ Stores/and/businesses/shall/generally/front/directly/onto/a/sidewalk./There/should/be/only/minor/variations/in/the/setback/of/buildings.

iv)/ Truck/access/routes/and/loading/areas/shall/be/provided/at/the/rear/of/the/buildings/with/limited/access/from/the/Innisfil/Beach/Road/and/from/other/streets/in/the/area./Abutting/residential/areas/shall/be/suitably/screened/from/these/areas/and/the/rear/portions/of/the/non-residential/buildings.

v)/ General/guidelines/shall/be/created/for/all/forms/of/signage/throughout/the/area/to/ensure/that/signs/complement/the/downtown’s/general/appearance.

vi)/ Design/standards/shall/attempt/to/provide/for/general/uniformity/and/compatibility/in/the/massing,/height/and/major/features/of/new/buildings/in/the/area.

vii)/ The/area/should/be/developed/with/a/view/to/maximizing/its/attractiveness/and/convenience/to/pedestrians.

viii)/Adequate/buffering/shall/be/provided/in/the/transitional/areas/where/the/commercial/areas/abut/residentially/zoned/areas.

ix)/ All/design/elements/in/both/public/and/private/development/should/be/evaluated/in/terms/of/their/contribution/to/the/area’s/attractiveness/and/their/compatibility/with/the/overall/streetscape.

// 10.1.3.9/The/commercial/and/other/buildings/along/the/Innisfil/Beach/Road/shall/be/developed/in/a/relatively/continuous/form,/but/limited/vehicular/access/routes/to/rear/loading/areas/may/be/provided.

// 10.1.3.13/Adequate/off-street/parking/shall/be/provided./Where/appropriate,/the/policies/of/Section/8.5/of/this/Plan/and/the/provisions/of/the/Planning/Act/may/be/utilized/with/regard/to/the/payment/of/cash/in/lieu/of/parking.

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2.3 TOWN OF INNISFIL ZONINGBY-LAW 080-13

The Zoning By-Law supports the implementation of the Official Plan vision and associated policies and directions. The following zoning regulations will help guide the design of the development concept.

ZONE MIXED USE 2 (MU2) MIXED USE ZONE REGULATIONS

// Where/the/lot/frontage/is/less/than/30/m,/a/minimum/of/sixty/(60)/percent/of/the/lot/frontage/abutting/the/front/lot/line/required/setback/shall/be/building(s)./Where/the/lot/frontage/is/greater/than/30/m,/a/minimum/of/fifty/(50)/percent/of/the/lot/frontage/abutting/the/front/lot/line/required/setback/shall/be/building(s)./

// Refer/to/definition/of/the/45-degree/angular/plane./

// Notwithstanding/any/other/provisions/of/this/By-law,/where/a/lot/directly/abuts/Innisfil/Beach/Road,/the/front/lot/line/(front/yard)/will/considered/to/be/the/property/line/abutting/the/planned/width/of/Innisfil/Beach/Road./

// Whichever/is/greater./

// The/required/landscaping/will/correspond/to/the/setback/provided./

// Units/shall/have/amenity/space/provided/at/a/minimum/rate/of/4/m2/per/unit,/of/which:/a/minimum/of/2/m2/per/unit/shall/be/indoor/amenity/space;/a/minimum/of/40/m2/shall/be/outdoor/amenity/space/in/a/location/adjoining/or/directly/accessible/to/the/indoor/amenity/space./

// Consolidated/at/grade/common/open/space/shall/be/provided/in/addition/to/the/required/per/unit/rear/yard/area/for/cluster/block,/street/and/stacked/townhouses./

// Where/the/building/height/is/greater/than/4/storeys/or/15/m,/at/and/above/the/four/storey/or/15/m/whichever/is/the/lesser/a/building/must/be/setback/a/minimum/of/1/m/more/than/the/provided/setback/from/the/front/lot/line/as/set/out,/and/from/the/exterior/side/yard./

// Notwithstanding/any/other/provisions/of/this/By-law,/parcels/which/maintain/frontage/on/Innisfil/Beach/Road/at/the/northeast/and/southeast/corner/of/the/intersection/of/Innisfil/Beach/Road/and/Jans/Boulevard/shall/maintain/a/minimum/height/of/10/m./The/northeast/corner/shall/include/the/first/two/(2)/properties/with/frontage/onto/Innisfil/Beach/Road./

// Notwithstanding/any/other/provisions/of/this/By-law,/a/drive-through/financial/institution/shall/be/within/a/building/containing/a/minimum/of/2/storeys.


Zone Mixed Use 2 (MU2) Table 5.2 Mixed Use Zone Regulations Provides for a mix of residential, commercial and institutional uses in the core area of Alcona.

Provision Requirements

Minimum Lot area 1000 m2

Minimum Lot Frontage 15 m

Minimum Building Frontage (1)

Minimum Front Yard 1 m (3) (8)

Maximum Front Yard 4 m (3) (8)

Minimum Interior side Yard0 m or 7.5 m and subject to the 45 degree angular plane (2) where the

interior side yard abuts an R1 Zone.Minimum Exterior side Yard 6 m

Minimum Rear yard 7.5 m and subject to the 45 degree angular plane (2)

Maximum Lot coverage N/A

Minimum Building Height 7.5 m and subject to the 45 degree angular plane (2)(9)(10)

Maximum Building Height

30 m for all commercial buildings, and subject to the 45 degree angular

plane (2) (8)(4) 24 m (8)(4) for mixed use, and subject to the 45 degree

angular plane (2)Minimum landscaped open space N/A

Minimum width of landscaped strip at

front and exterior side lot lines1 m – 4 m (5)

Minimum width of landscaped strip at

rear lot line

0 m; except where the yard abuts a Residential Zone in which case the

minimum required yard is 3 m or where the yard abuts an Open Space or

Environment al Protection Zone, in which case the minimum required yard

is 1.5 mMinimum width of landscaping

adjacent to the interior lot lines0 m

Minimum Amenity Space 4 m2 per residential unit (6)

Maximum Density N/A

Maximum Garage Width N/A

Minimum floor area for a residential

dwelling unit47 m2

Notwithstanding anything to the

contrary the following Minimum

Number of Parking Spaces are

required.

Commercial Uses - 1 space per 40 m2 of all leasable area. Place of

Worship – 1 space per every 6 persons to be accommodated.

Professional office Parking

Requirement

1 parking space for every 28 square metres of gross floor area on the first

floor plus 1 parking space for every 37 square metres of gross floor area

above the first floor

TABLE 1: ZONING BY-LAW 080-13 - MIXED USE 2 REGULATIONS

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Residential 1 Zone R1

Provision

Requirements

With Municipal Sewer Services

With Municipal Water Only

Without Municipal Water and Sewer Services

Minimum Lot Area (Interior Lot) 600 m2 1400 m2 1400 m2

Minimum Lot Area (Exterior Lot) 600 m2 1400 m2 1400 m2

Minimum Lot Frontage (Interior Lot) 15 m 17 m 22 m

Minimum Lot Frontage (Exterior Lot) 15 m 17 m 22 m

Minimum Front Yard 8 m 8 m 8 m

Minimum Interior Side Yard 1.2 m 1.5 m 1.5 m

Minimum Exterior Side Yard 6 m 6 m 6 m

Minimum Rear yard 6 m 6 m 6 m

Maximum Lot Coverage 35% 35% 35%

Minimum Landscaped Open Space 30% 30% 30%

Maximum Building Height 9 m 9 m 9 m

Accessory Uses, Buildings and Structures

Minimum Front Yard 6 m 6 m 6 m

Minimum Interior Side Yard 1m 1m 1m

Minimum Exterior Side Yard 3 m 3 m 3 m

Minimum Rear yard 1 m 1 m 1 m

TABLE 3: DESIGNATION OF ACCESSIBLE PARKING SPACES 3.35.3

Total number of parking spaces Number of accessible parking required to be designated

1 to 25 parking spaces Minimum of 1 parking space

26 to 50 parking spaces Minimum of 2 parking spaces

51 to 100 parking spaces Minimum of 3 parking spaces

100 + parking spaces 3% of the total number of required parking spaces TABLE 4: NUMBER OF REQUIRED PARKING SPACES 3.35.1.1

Use Minimum Number of Parking Spaces

Apartment dwelling in any Mixed-Use Zone or apartment dwelling unit in a mixed-use building

1.5 parking spaces per dwelling unit, of which 0.25 parking spaces shall be designated as visitor parking spaces

TABLE 5: DAYLIGHTING TRIANGLES 3.39

Street Classification Intersecting Street Classification Minimum Daylighting Triangle (m)

Collector (30.0m) (Innisfil Beach Road)

Local 5

Minor & Major 10

Arterial 10

TABLE 2: ZONING BY-LAW 080-13 - RESIDENTIAL 1 REGULATIONS


4.2.3 CENTRAL PRECINCT AND CENTRAL FOCUS// Mixed/use/and/street-oriented/developments

// Ground/floor/commercial/retail/uses

// Promote/lot/consolidation/with/a/view/to/creating/mixed/use/developments

// For/the/design/of/corner/buildings/incorporate/elements/such/as/increased/height,/fenestration,/roof/features,/and/well-articulated/entrances

// Minimum?/Building/heights/to/a/standard/“build-up/line”/of/2/storeys

// For/the/build-to/line,/endeavor/to/provide/a/minimum/of/50%/of/the/road/frontage/to/buildings/and/or/structures./

// Avoid/parking/between/the/building/and/the/property/line.

// Sites/adjacent/to/natural/features/should/be/sensitively/designed./In/these/instances,/developments/should/be/sited/with/appropriate/setbacks,/and/the/on-site/landscaping/should/be/integrated/with/natural/areas/where/possible.

2.4 INNISFIL BEACH ROAD URBAN DESIGN GUIDELINES 2007

The Study Area is located within the Central Precinct, between Jans Boulevard to 25th Sideroad. The intersection of Willard Avenue/St. Johns Road and Innisfil Beach Road is also identified as a Central Focus.

2.2.2 CENTRAL PRECINCT // This/is/currently/the/area/that/contains/

commercial/uses/along/Innisfil/Beach/Road./As/such,/this/precinct/provides/the/most/opportunities/for/retail/intensification/as/well/as/a/mix/of/uses,/including/residential,/to/underpin/the/image/and/function/of/the/road/as/a/main/street/and/a/downtown./A/harmonious/composition/of/streetscape/amenities,/a/strong/edge/of/street-related/buildings,/landscaping,/and/a/mix/of/uses/would/reinforce/the/central/precinct/as/the/commercial/heart/of/Alcona/and/the/Town/of/Innisfil.

CENTRAL

FOCUS

WATERFRONT

GATEWAY

WEST PRECINCT

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CENTRAL PRECINCTWATERFRONT PRECINCTINNISFIL BEACH ROAD

FIGURE 3: URBAN STRUCTURE OF INNISFIL BEACH ROAD

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3.0 SOFT SITE ANALYSISWe have undertaken a review of properties within the study area to determine potential redevelopment sites. The properties within the study area are relatively underutilized from a planning and development perspective, and there has been a lack of development along the corridor in the past years, apart from the new Library located to the west of the study area.

This soft site analysis assesses several key factors to help determine potential development sites. We’ve used the following site analyses to help determine appropriate soft sites and development parcels. For the purposes of this study, development will be focused on the longer-term build out of the corridor, either as a larger individual site or in most cases a consolidation of smaller properties. How this area may develop or redevelop is highly dependent on market demands. As the corridor begins to develop, this portion of Innisfil Beach Road has the potential to become an important main street, as well as a local destination for residents and visitors.

LOT DEPTHLot depth is an essential factor to consider when determining the feasibility of a site to be developed. Based on our experience the minimum lot depths for efficient site development are 30.0m or more which accounts for required setbacks, stepbacks and angular planes. The existing lots (north of Innisfil Beach Road) or a consolidation of lots (south of Innisfil Beach Road) would provide sufficient lot depths to support development and redevelopment of sites along the corridor.

PROPERTY WIDTH Property width is also an essential factor. Minimum lot widths would ideally be no less than 40.0m and no more than 100.0m. For the purposes of this study we assume that lot consolidation would occur in order to produce sufficiently sized development parcels. The lot widths may vary depending on how the consolidation of existing lots occur. For properties on the north side of Innisfil Beach Road lot frontages/widths are quite narrow but have

sufficient depth. For the properties on the south side of Innisfil Beach Road the lot frontages/widths are quite wide and shallow. In order to create efficient and desirable development parcels, lot consolidation will occur and will be assumed moving forward. It will be important to consider existing block widths, as the southern portion of the corridor is made up of a series of smaller blocks while the north portion is one larger block. Consideration will be made to reflect the block pattern/rhythm from the south to the north.

EXISTING USESExisting land uses are an important factor when determining opportunity sites and defining development parcels. Typically, institutional uses, community uses, and public uses are unlikely to be redeveloped. Larger buildings and large clusters of buildings are also unlikely to be redeveloped in this context, since it would likely be deemed too costly to acquire and demolish. The existing uses within the study area consist primarily of commercial/residential house forms, standalone retail uses, and a strip plaza. Many of the lots, properties and uses along this portion of the corridor are considered highly underutilized. Based on the lot sizes, potential for lot consolidation, and width of the existing roadway, this corridor has significant potential for re-development.

EXISTING PLANNING AND POLICYThe background planning and policy review provides a summary of the current planning and policy requirements for properties within the study area. Properties that front onto Innisfil Beach Road are zoned MU2, which prescribes a mix of residential, commercial, and institutional uses. Current provisions and requirements permit buildings up-to 24.0m meters (approx. 8-storeys), subject to 45-degree angular planes, and requires 1.5 parking spaces per dwelling unit, of which 0.25 parking spaces are designated as visitor parking spaces, and 1.0 parking space per 40.0sm of commercial space.


3.1 Development Parcels (Lot Consolidation)In reviewing the factors and criteria established above, we’ve identified potential development parcels along the corridor that could support redevelopment in the near to long-term future. Since a majority of the existing land uses consist of residential/commercial uses, standalone retail uses, and strip plazas, it is in our opinion that the entire corridor has the potential to redevelop. A series of development parcels have been defined based on the factors and criteria, as well as, the following parameters and assumptions:

/ Lot consolidation has been proposed for all sites that do not achieve minimum lot widths. Lots have been consolidated to form larger, more desirable development parcels.

/ Lot consolidation only takes into consideration lots zoned MU2 and does not include any residential zoned lots.

/ Lot consolidation and block sizes proposed on the northern lots closely reflect the existing block fabric and rhythm of the lots to the south.

/ Lot consolidation does not take land ownership into consideration

/ Lot consolidation and redevelopment is highly dependent on market demands

Meeting the criteria entirely or partially doesn’t necessarily warrant that a site or consolidation of properties could support redevelopment, however, the right combination may result in re-development potential. Timing and scale of development is highly dependent on market demands.

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B1

B7

B8

B2

FIGURE 4: DEVELOPMENT BLOCKS

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B9

B11

B13

B10

B12

B14

B2B3

B4

B5

B6

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INNISFIL BEACH ROAD

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Development Parcels


4.1 DEVELOPMENT CONCEPTA preliminary development concept was prepared based on the Soft Site Analysis and Development Parcels established in the previous section. The preliminary development concept proposes a series of 4- to 8-storey building along Innisfil Beach Road. The tallest buildings are located towards the primary intersections of St Johns Road and 25th Sideroad. Building heights are predicated on satisfying the Town’s parking requirements. Building heights could increase if parking standards are reduced, if parking is located below-grade, or cash-in-lieu of parking.

/ A pair of 8-storey buildings are located at the ‘gateways’ into this portion of Innisfil Beach Road (Innisfil Beach Road at St Johns and at 25th Sideroad).

/ A series of 6-storey buildings frame the intersection of Innisfil Beach Road and Inglewood Drive.

/ 3-storey Front Loaded Townhouses are proposed on deep lots adjacent to existing residential uses.

/ Parking provided at-grade and above grade (decked).

/ Minimum 7.5m rear-yard setback provided, as well as 3.0m landscape strip.

/ Proposed buildings all satisfy angular plane requirements.

/ Proposed buildings all satisfy parking requirements

Please refer to Section 4.3 for a summary of assumptions used.

Please refer to Section 4.4 for a summary of preliminary development stats.

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B2(3)

B1(8)

B9(8)

B11(8)

B10(6)

B3(3)

REAR LANE

REAR LANE

B17(3) B18(3)

FIGURE 5: BUILDINGS AND BUILDING HEIGHTSBuilding No. (Building Height in Storeys)

4.0 PRELIMINARY DEVELOPMENT CONCEPT

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B11(8)

B13(8)

B15(4)

B12(6)

B14(4)

B16(6)

B3(3)

B4(6)

B6(4)

REAR LANE

REAR LANE

REAR LANE

REAR LANE

REAR LANE

B5(4)

B19(3)

B20(3)

B21(3)

B23(3) B24(3)

B7(6)

B8(8)

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Proposed Built Form

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HEIGHT/MASSING/SITING: A series of mixed use buildings are proposed along Innisfil Beach Road. The mixed-use residential buildings are between 4 to 8-storeys, with a 3.0m street-related stepback above the second storey. Commercial retail uses are proposed at-grade along the Innisfil Beach Road frontage. All of the buildings have frontage onto two streets (or a street and a laneway). We envision that the retail uses will be smaller scale to reflect a ‘main street’ feel. Building widths are no greater than 50.0m in length in order to maintain a pedestrian scale and to offer a visual and physical ‘break’ in building massing.

Building have been oriented to emphasize the corners and to provide physical and visual connections to this part of Innisfil Beach Road. The potential for enhanced streetscape will help strengthen the visual prominence of the corner and provide spill out spaces for the at-grade uses and users.

Additional height may be contemplated if angular plane requirements can be maintained and if parking requirements can be satisfied. Where insufficient parking is provided, cash-in-lieu, a reduction in height/GFA, below-grade parking, or a parking rate reduction, may be required.

4.2 URBAN DESIGN FRAMEWORKS

3st

3st

3st

8st

8st

8st

6st3st

3st

4st

4st

4st

4st

6st8st

6st 6st

8st

6st

3st

3st3st 3st

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CONNECTIVITY (STREETS/BLOCKS): The development parcels reflect/maintain the existing block fabric found on the south side of Innisfil Beach Road. Each block is serviced and accessed via rear lane which limits the number of access points along Innisfil Beach Road. A series of mid-block connection are provided between buildings to increase pedestrian connectivity and to provide access to parking.

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Existing Roads

Proposed Laneways

Proposed Pedestrian Connections

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SCALE: The preliminary development concept focuses on developing a pedestrian scaled main street. All buildings provide a stepback above the 2nd level. All building meet angular plane requirements. The proposed buildings are no taller than 8-storeys. The variation in building height provides interest and breaks down the monotony of the streetwall.

View: Innisfil Beach Road Looking East

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PARKING: The preliminary development concept prioritizes the quality of the pedestrian environment. Parking is proposed at-grade and above-grade in enclosed garages. Parking and access is provided to the rear of all buildings, accessed via a series of rear laneways. Green roofs can be provided on top of the parking structures.

Above-grade Parking

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RETAIL USES / ACTIVE FRONTAGES: Active uses at-grade will help activate the street and promote more pedestrian-level activity. Potential retail and/or office uses are proposed at-grade along the Innisfil Beach Road frontage (primary frontage) with residential related uses such as at-grade units and lobbies located off of Innisfil Beach Road along the side streets (secondary frontage).

INNISFIL BEACH RD

ST JOH

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25TH SIDE ROAD

Active Frontages / Potential Retail/Office

Above-grade Parking

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POTENTIAL BUILDING USES: While retail uses are encouraged at-grade and along the primary frontages, there may be opportunities to include other uses at-grade and above grade. It is envisioned that other uses, such as office, community or hotel uses, could be located on the first and second floor and in some cases occupy additional floors in larger buildings (up-to 4 or more), which would be determined based on market demands.

The built form and massing proposed/illustrated does not hinder the ability to develop and/or include other uses in addition to and/or in place of residential uses.

INNISFIL BEACH RD

INNISFIL BEACH RD

ST JOH

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25TH SIDE ROAD

Potential Residential Uses

Potential Retail Uses

Potential Office Uses

Potential Institutional/Amenity/Art Studio/Co-op Uses

Potential Hotel Uses

Above-grade Parking

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4.3 ASSUMPTIONS The following assumptions were made in the development of the preliminary development concept:

/ Lot consolidation (see 3.1 Development Parcels)

/ The implementation of a transitional 45-degree angular plane at 7.5m above the rear lot line

/ 4.5m ground floor height

/ 3.0m floor height above ground floor

/ 3.0m stepback above the 2nd storey

/ 100sm/unit gross (1,076sq.ft./unit gross)

/ 85% floor plan efficiency

/ Building height based on ability to meet parking requirements

/ Parking provided at-grade and above-grade (decked)

/ Parking rate based on MU2 zoning requirements

/ (1.5 spaces/unit residential, 1.0space/40sm commercial, 1.0space/28sm office first floor, 1.0space/37sm office above first floor)

/ Inclusion of office uses may result in additional parking space requirements.

/ Where insuffiecent parking is provided, it is assumed that cash-in-lieu, a reduction in height, units or GFA, or parking rate reduction, may be required.

/ Rear-lane access (lane width of 8.0m)

/ 3.0m landscaped buffer along/rear-yard

4.4 DEVELOPMENT YIELDS The following summarizes the preliminary development yields by building within the Study Area. Please note that the following development yields focus on the development of residential with retail at-grade. Other land uses such as office, hotel and community uses (as shown in the urban design frameworks) may substitute residential development.

BUILDING 1 (8-STOREYS) / Total GFA: 4,750 sm (51,129sq.ft.) / Residential GFA: 4,350 sm (46,823sq.ft) / Commercial GFA: 400 sm (4,306sq.ft) / Total Units: 37 units / Total Parking: 65 spaces

BUILDING 2 (3-STOREYS) / Total GFA: 2.155 sm (23.196sq.ft.) / Residential GFA: 1.755 sm (28,309sq.ft.) / Commercial GFA: 400 sm (4,306sq.ft.) / Total Units: 15 units / Total Parking: 47 spaces

BUILDING 3 (3-STOREYS) / Total GFA: 2.155 sm (23.196sq.ft.) / Residential GFA: 1.755 sm (28,309sq.ft.) / Commercial GFA: 400 sm (4,306sq.ft.) / Total Units: 15 units / Total Parking: 47 spaces

BUILDING 4 (6-STOREYS) / Total GFA: 4,330sm (46,608sq.ft.) / Residential GFA: 3,930 sm (42,303sq.ft.)

Commercial GFA: 400 sm (4,306sq.ft.) / Total Units: 33 units / Total Parking: 64 spaces

BUILDING 5 (4-STOREYS) / Total GFA: 3,030 sm (32,615sq.ft.) / Residential GFA: 2,630 sm (28,309sq.ft.) / Commercial GFA: 400 sm (4,306sq.ft.) / Total Units: 22 units / Total Parking: 64 spaces

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BUILDING 10 (6-STOREYS) / Total GFA: 4,420 sm (45,855sq.ft.) / Residential GFA: 3,860sm (41,549sq.ft.) / Commercial GFA: 400 sm (43,06sq.ft.) / Total Units: 33 units / Total Parking: 52 spaces


BUILDING 12 (6-STOREYS) / Total GFA: 4,300 sm (46285sq.ft.) / Residential GFA: 3,900sm (41,980sq.ft.) / Commercial GFA: 400 sm (4,306sq.ft.) / Total Units: 33 units / Total Parking: 52 spaces



BUILDING 15 (4-STOREYS) / Total GFA: 2,500 sm (26,910sq.ft.)Residential

GFA: 2,100 sm (22,604sq.ft.) / Commercial GFA: 400 sm (2,306sq.ft.) / Total Units: 18 units / Total Parking: 37 spaces

BUILDING 16 (6-STOREYS) / Total GFA: 4,400sm (47,362sq.ft.) / Residential GFA: 4,000 sm (43,056sq.ft.) / Commercial GFA: 400 sm (2,306sq.ft.) / Total Units: 34 units / Total Parking: 61 spaces

BUILDINGS 17-24 (TOWNHOUSES) / Total Units: 36 units / Total Parking: 72 spaces

TOTAL DEVELOPMENT / Total GFA*: 69,145/sm/(744,277sq.ft.) / Residential GFA*: 62,605 sm (673,880sq.ft.) / Commercial GFA*:6,540 sm (70,397sq.ft.) / Total Units: 568 units / Total Parking: 1,084 spaces

* Excludes townhouse GFAs

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