InnisfilToday posed a number of questions to the Town of Innisfil’s Planning department, regarding the Rezoning of a portion of Innisfil Beach Road, across from Innisfil Beach Park, from Residential to Mixed Use-3, requiring a mix of Non-Residential and Residential development.
The response, from Policy Planner Gaelen Pierce, were received late on Nov. 26, and provide additional insight into the proposals and the planning process.
Innisfil Today: The Tate Economic Research report updating the 2015 study (on the need for Commercial/Retail space in Innisfil) – when was that authorized? What is the cost? Where is that funding coming from?
Gaelen Pierce: The costs were incorporated into an existing, approved capital project, pertaining to the zoning update on Innisfil Beach Road.
IT: If the Townwide commercial lands needs study and policy update is scheduled for 2022, why not wait until then to rezone more lands to commercial?
Pierce: The Town-side study has been aligned to respond to the Municipal Comprehensive Review, which informs the land budget for Simcoe County, and confirm how much Innisfil will grow beyond 2031. The future growth forecasts will inform aspects of the Town-wide study on commercial lands.
IT: Staff recommended ‘Parking rate’ in the new MU3 zone comparable to the MU1 and MU2 zones further west on Innisfil Beach Road – yet parking is always a major issue around Innisfil Beach Park, and is not at all comparable to the MU1 and MU2 zones. Is this realistic?
Pierce: Parking rates work by ensuring sufficient parking is provided for uses that are proposed. The rate applied for the MU3 Zone is the same as other mixed use zones because they are the same types of uses being introduced- dwellings and businesses. Park spaces are addressed by a separate supply: the parking lots in Innisfil Beach Park, and the few remaining legal (on)-street parking spaces within walking distance. When the level of interest in visiting a place goes up, the Town needs to respond. The Town has focused on restrictions for surrounding local street parking, and I understand in my conversations with residents, the results started to show immediately. If further adjustments are needed for the supply of the park, that would continue to be assessed and addressed through future park improvements.
IT: There is acknowledgement that the Lake Simcoe Protection Plan must be honoured. Is there allowance for stormwater management in this vision?
Pierce: Absolutely, the protections for managing stormwater are implemented through future site plan applications. Within our watershed, these rules apply to all properties undergoing development.
IT: As can be seen from the Mixed Use designations on the rest of Innisfil Beach Road (between 25 Sideroad and 20 Sideroad) rezoning alone isn’t enough to produce development. The only true “Mixed Use” building, with commercial on the ground floor and residential above, is the new affordable apartment building at 25 Sideroad.
Pierce: Other projects are progressing through Site Plan or other planning approvals which may not be evident from the view of the street today. Notably, it takes time to make sure new projects get things right, but progress is being made. It’s a balance of setting high standards for our developers while not getting too in the way of good projects. Staff are very excited about changes that are on the way.
IT: Are you thinking about providing incentives to spur the kind of development you envision, such as a Community Improvement Plan for the downtown, which can provide grants and relief from fees and charges for redevelopment, without the accusation of municipal bonusing? It worked for Bradford, to get Seniors’ Accommodation.
Pierce: It’s a great suggestion. The topic of incentives was raised with members of the building community, and it was suggested the Town not rush in to apply these tools as a need may not exist. The Town has looked at incentives that could be applied while preparing zoning for this area (CIP, TIF and other tax schemes) and will observe, monitor and make recommendations in future, as needed.
IT: Are you considering a Downtown Revitalization Committee, to engage residents and businesses in an ongoing fashion?
Pierce: Consultations will occur through the regular planning process as proposals come forward for Innisfil Beach Road on an ongoing basis.
IT: Has the Town considered expropriation of the properties in question, then going out to the development sector and asking for RFPs for the redevelopment of the lands? That would ensure that the process of land amassing doesn’t take decades – and that actual development matches the ‘vision.’
Pierce: Expropriation is a tool that is available to the Town, where justified. At this time, there is no plan to expropriate these lands. Staff have explored examples of municipally-led development in the past several years, as you are describing, but have not moved forward with that specific strategy.
Gaelen Pierce is a policy planner who manages projects for the Planning Services team at the Town of Innisfil. His focus is on special planning projects such as the upcoming urban forest plan and a public space strategy. He has previously supported the Town as a development planner, where he helped shape attractive, healthy and enjoyable spaces throughout Innisfil. He has served the Town for three years.
