1

May 28, 2019

Town of Innisfil

2101 Innisfil Beach Road

Innisfil, ON L9S 1A1

Attention: Steven Montgomery

Senior Planner

Re: Place Making Brief

1303 & 1357 Belle Aire Beach Road

1.0 Introduction

The Town of Innisfil Official Plan (OP) requires a place making brief to be prepared for

all applications for an Official Plan Amendment, Zoning By-law Amendment, Draft

Plan of Subdivision and Condominium and Site Plan Approval. Section 3.1.10 of the OP

states:

The place making brief shall undertake activity mapping describing existing community

meeting places and activities in the surrounding area; opportunities for enhancing

these community meeting places and activities; and opportunities for new place

making destinations.

The OP defines place making as a collaborative process which engages the public in

creating and sustaining public destinations. This includes places to spend leisure time,

shop, gather, and interact with the goal of strengthening social and community ties

through built form. This brief should be read in conjunction with the Planning

Justification Report submitted in support of the subject applications.

INNOVATIVE PLANNING SOLUTIONS

planners • project managers • land development

2

2.0 Development Concepts

There are two (2) development concepts proposed along this stretch of Belle Aire

Beach Road. In conjunction, the development concepts will contribute to the place

making objectives of the Town. The following section will detail both concepts and

how they will contribute to place making in the Town.

The first concept, located at 1303 Belle Aire Beach Road includes a total of 153

residential units in the form of 13 townhouse blocks, 16 single detached dwellings, and

7 live-work townhouse units. Specifically, relative to place making within the Town, the

proposed development includes a trail block, sidewalks throughout, pedestrian

connections to adjacent developments, a 2,118 m2 municipal park block, along with

new shopping opportunities. This development also includes a dedication of land to

the Municipality (those lands between the acoustic berm / fence and the GO /

Metrolinx corridor).

The second concept located at 1357 Belle Aire Beach Road includes consists of ninety

(90) 3-storey condominium townhouse units spread out over a total of 13 blocks across

the site. Of the 13 blocks, two (2) of the proposed blocks contain live-work units

totalling 16 units. A 3.0 metre pedestrian connection is proposed at the south of the

site which will link to the adjacent development and future municipal park. The

development will increase active transportation opportunities for existing and future

residents.

The concept plans can be viewed under Appendix 1. The result is a sound

development concept that supports the Official Plan goals of offering gathering

places, shopping choices, leisure / trail connectivity, and social ties throughout.

3.0 Place Making Opportunities

Schedule A of the Official Plan illustrates the Municipal Strategy for the Town. The

subject lands are located within an urban settlement area, within close proximity to

Key Place Making Destinations. Downtown Lefroy – Belle Ewart, along with the Library /

Community Centre, are identified as Key Place Making Destinations on Appendix 1 of

the OP. The OP envisions improvements to these areas through the addition of public

3

spaces, passive and active activity areas, expansion of sidewalks and trails, as well as

programmed recreation activities.

The Official Plan defines key place making destinations that are memorable and

valued within the Town. A goal of the OP is to enhance these areas through

encouraging them to develop as gathering places and neighbourhood hubs. Figure

1 provides a map of the Lefroy – Belle Ewart area, illustrating how the development will

provide connectivity to the greater place making objectives within Lefroy – Belle

Ewart.

The development concept provides varied opportunities to enhance place making in

the Town through the inclusion of a municipal park block, expansions to the existing

trail network, opportunities for pedestrian connection to adjacent developments,

extensive sidewalks for active transportation, while also creating new gathering and

shopping opportunities. The result is a pedestrian focused development which

provides the opportunity to develop as a neighbourhood hub for future residents to

the north of the Downtown hub. The proposed development adheres to the Official

Plan’s direction of enhancing place making within the Town.

4

5

4.0 Conclusions

The proposed development will provide various place making opportunities within it

(municipal park, commercial opportunities) while also providing connectivity

(sidewalks / trails) to surrounding place making opportunities within Lefroy – Belle

Ewart. Ultimately, the proposed development provides a concept which contributes

to place making in the Town of Innisfil.

Respectfully submitted,

Innovative Planning Solutions

Darren Vella, MCIP, RPP Andrew Edwards, BES

President & Director of Planning Planner

6

APPENDIX 1 CONCEPTUAL SITE PLANS

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3

.

4

3

6

.2

1

4

.

1

1

GARAGE

BATHROOM

WORK SPACE 22.9m²

FOYER

STAIRS UP

STAIRS D

OWN

CLOSET

3

.

4

3

6

.

2

1

4

.

1

1

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3

.

4

3

6

.

2

1

4

.

1

1

GARAGE

BATHROOM

WORK SPACE 22.9m²

FOYER

STAIRS UP

STAIRS D

OWN

CLOSET

3

.4

3

6

.

2

1

4

.

1

1

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3

.

4

3

6

.

2

1

4

.1

1

GARAGE

BATHROOM

WORK SPACE 22.9m²

FOYER

STAIRS UP

STAIRS D

OWN

CLOSET

3

.

4

3

6

.

2

1

4

.

1

1

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3

.4

3

6

.

2

1

4

.1

1

N 71°35'40" E

184.63

N 71°22'10" E

120.36

N 1

0°26

'50"

W

164.

52

N 10°30'00" W

177.28

N 71°26'10" E124.16

N 1

5°32

'30"

E

408.

25

RESIDENTIAL

VACANT

5

T

H

L

I

N

E

(

B

E

L

L

E

A

I

R

E

B

E

A

C

H

R

O

A

D

)

PARK BLOCK2,118.3 m² (0.52ac)

5.0m Road Widening

3.75m Trail

20.1

20

20

6

8

20

B

A

R

D

E

A

U

S

T

E

X

T

E

N

S

I

O

N

30

12

6

39.8

8

4.56

8

5.2

6

27.1

6

6

6

7.2

6

1.2

3

4.5

6 6

36

8

8

8

SWM BLOCK2,039.1m²(0.50 ac)

OPEN SPACE BLOCK

9.49.4

9.4

6

6

6

6

6

6

6

4.56

6

6

6

4.56

18

6

3.6

3.2

9.49.4

9.419.1

9.4

13.912.4

6.4

5

30

4.5

6

9.49.4

9.4

4.5

4.5

R13R8.2

34.8

14.5 16.8

R32

5.7

6 7.2 7.2 6

6 6

7.5

35

5

12.2

6.8

8

78.5

6

6

6

8

9.9

1.2

1.2

1.2

3.2

3

1.21.2

1.2

4.5

4.56

6

1213.5

12

13.5

3

6

4.5

64.58

3.5

3.7

4.4

1.21.2

2.9

1.2

3.7

1.2

1.2

6.315.6

1.2

6

1.3

4.5

7.3

1.2

1.2

1.2

1.2

1.2

1.214.7

7

3.1

6 6

1.2

1.2

7

1.2

1.21.2

1.21.2

3m W

ALK

WA

Y

9.9

9.3

10

6

5.9 5.9

8.9

5.6

8.2

9.57.4

8.6

4.9 3.

4

4.56

2.6

26.5

4.1

4.53

6

.

7

1

16

2.7

ZONING TABLE

Townhouse Units Live/Work Townhouse Units

Single Detached

Required RT

ZONE

Provided

RT-SP ZONE

Required RT

ZONE

Provided

RT-SP ZONE

Required R3

ZONE

Provided R3

ZONE

Lot Area 180m² 126m² 180m² 126m² 270m² >270m²

Lot Area (end unit)

210m² 151m² 210m² 151m² n/a n/a

Lot Area (exterior)

270m² 243m² 270m² 198m² 360m² >360m²

Lot Frontage

6.0m 6.0m 6.0m 6.0m 9.0m >9.0m

Lot Frontage (exterior)

9.0m 9.0m 9.0m 9.0m 12.0m >12.0m

Front Yard Setback 4.5m 3.0m 4.5m

3.0m (to Belle Aire

Beach Road)

4.5m 4.5m

Interior Side Yard Setback 1.2m 1.2m 1.2m 1.2m 0.6-1.2m 0.6-1.2m

Exterior Side Yard Setback 3.0m 3.0m 3.0m 3.0m 3.0m 3.0m

Rear Yard Setback 7.5m 2.7m 7.5m

4.5m (internal

road)

7.5m 5.0m

Landscaped Open Space 35% (min)

18.5%

35% (min)

18.5%

30% (min)

48%

Lot Coverage 50% (max)

67.2%

50% (max)

67.2%

45% (max)

45%

Height

11.0m <11.0m 11.0m 11.0m 9.0m <9.0m

Ground Floor Height (min.)

n/a n/a 2.75m 2.75m n/a n/a

Parking 260 (2/unit) 260 (2/unit) 14 (2/unit) 14 (2/unit) 30 (2/unit) 30 (2/unit)

Visitor/Work Parking 33 (0.25/unit) 34 (0.25/unit) 2 (0.25/unit)

0 n/a n/a

File: 15-584 Drawn By: VS Checked By: CSDate: April 3, 2019

Source: Topographic Plan prepared by JD Barnes Ltd, dated Jan. 19, 2016.Note: This drawing is for discussion purposes only.

The information shown is approximate and subject to change.

LEGEND

INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

N

CONCEPTUALSITE PLAN153 Units1303 BELLE AIRE BEACH RD,TOWN OF INNISFIL

Scale: 1 : 750

RESIDENTIAL

AGRICULTURAL

0 25 50 75m

Subject Lands

6.0m Townhouse (130 Units)

9.0m Single Detached (15+1 Lots)

Block Boundaries

2.5m HighAcoustic Fence

6.0m Live/Work Townhouse (7 Units)

120.40

16

4.9

5

16

4.5

3

120.36

N

71°35'2

5"E

N1

0°2

8'2

0"W

N1

0°2

6'3

5"W

N

71°22'4

0"E

2

4

2

2

4

3

2

4

4

2

4

5

2

4

6

2

4

7

2

4

6

2

4

4

243

2

4

2

2

4

1

2

4

1

2

4

2

2

4

1

2

4

0

243

15

6.1

4

15

5.7

0

20.1

3.75

5.00

120.4

5m ROAD WIDENING

3.75m TRAIL BLOCK

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.21

5.6

4.11

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

1

15

1.21

GARAGE

BATHROOM

WORK SPACE

22.9m²

FOYER

STAIRS UP

STAIRS D

OW

NC

LOSET

3.43

6.21

5.6

4.11

BLOCK 11

6 TOWNS

BLOCK 12

6 TOWNS

BLOCK 13

7 TOWNS

BLOCK 46 TOWNS

BLOCK 38 TOWNS

BLOCK 58 TOWNS

BLOCK 77 TOWNS

BLOCK 86 TOWNS

BLOCK 66 TOWNS

BLOCK 106 TOWNS

BLOCK 98 TOWNS

3.34

2.4

1.2

3

1.2

7.8

7.77

7.29

2.4

2.4

2.4

2.4

6.00

1.2

1.21

3.00

3

6.00

6

6

6

R

1

0

R

1

0

R

1

0

R

1

0

R

1

0

R

1

0

6

12

7

5.6

6

12

7

3

3

3

6127.32

126

3

12 6

3

3

126

3

6

12

3

6

12

3

3

1.34

1.34

8

9

7

0.5

7

0.5

1.5

1.5

1.5

1.5

1.5

8.5

8.5

8.5

7

6

FIRE ROUTE

FIRE ROUTE

FIRE ROUTE

FIRE

RO

UTE

FIRE

RO

UTE

FIRE

RO

UTE

R

1

3

R

1

3

R

1

3

R

1

3

R

1

3

3

6.7

6.7

3

3

5

.

0

2

3

4

.

7

3

3

4

.

6

2

2.58

3

5

.

1

1

2.7

8

4

.

4

9

3

2.2

4

.

7

7

3

4

.

0

7

3

6

.

6

8

3

3m W

ALK

WA

Y

23

78

16

24

29

31

33

35

BLOCK 18 LIVE/WORK

BLOCK 28 LIVE/WORK

3

6.7

5.6

5.6

5.6

5.6

5.6

5.6

5.6

GARAGE

BATHROOM

WORK SPACE22.9m²

FOYER

STA

IRS

UP

STA

IRS

DO

WN

CLO

SET

3.43

6.2

1

5.6

4.1

1

KEY MAP Scale 1:15,000

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SUBJECT LANDS

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(P

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ht of w

ay)

File: 17-668 Drawn By: VSDate: March 4, 2019

Source:Note: This drawing is for discussion purposes only. The information shown is approximate and subject to change.

LEGEND

INNOVATIVE PLANNING SOLUTIONS

P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S

150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1

tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: info@ipsconsultinginc.com www.ipsconsultinginc.com

N

CONCEPTUALSITE PLAN90 Units1357 BELLE AIRE BEACH RD,TOWN OF INNISFIL

Scale: 1 : 3000 25 50 75m

Subject LandsTotal Lands 19,638.8 m²

LIVE / WORK UNIT - GROUND FLR NOT TO SCALE

Snow Storage500 m²