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OFFICIAL PLAN AMENDMENT NO. 1
PART A – THE PREAMBLE
1.
Purpose
The purpose of this amendment is to change the Municipal Structure Map shown on
Schedule “A” attached hereto and forming part of this amendment to incorporate Urban
Settlement expansion areas and Economic District Expansion Areas and to establish
policies with respect to population and employment targets to 2031 and the planning and
phasing of these future growth areas.
2.
Location
The lands affected by this amendment are generally located adjacent to the Innisfil
Heights Economic District and the Alcona Urban Settlement as shown on Schedule A.
3.
Basis
The Town of Innisfil initiated a Growth Management Study in the summer of 2005
concurrent with its Official Plan Review. The first two phases were 1) background data
collection and 2) population, housing and employment projections. Those phases were
complete and summarized in the Issues and Options Report, November 2005.
The third and fourth phases of the Growth Management Study developed nine growth
alternatives for distribution of the projected growth, evaluated these growth options and
selected a preferred option. Those phases were complete and summarized in the Policy
Directions Report, March 2006.
The nine Growth Alternatives were prepared, each focusing on a different candidate area
for urban expansion. These growth alternatives were based on expansion to existing
settlement areas and employment areas. Attention was also paid to trying to maximize
use of lower priority agricultural lands in the alternatives, maximize opportunities for
employment development and to minimize impact to natural features. Where possible
streams and natural features were used as the boundaries to the growth alternatives. The
Growth Alternatives were evaluated based on a set of eight criteria including:
ƒ Maintain environmental integrity,
ƒ Foster a healthy countryside,
ƒ Provide jobs first,
ƒ Use infrastructure economically,
ƒ Use transportation infrastructure wisely and support public transit,
ƒ Create a clear and logical urban boundary,
ƒ Create balanced settlement areas, and
ƒ Complement existing settlements.
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Based on these criteria, Alcona and Innisfil Heights were selected as the preferred
locations for residential and employment expansion.
A draft Official Plan Amendment was prepared in June 2006 to implement the Growth
Management Strategy but was never adopted.
Since the completion of the Town’s Preferred Growth Strategy in 2006, a number of key
assumptions and drivers changed including:
• Release of the Growth Plan for Greater Golden Horseshoe in July 2006;
• The Growth Plan Schedule 3 which establishes a 2031 forecast for the
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County;
The Provincial allocation to Barrie which assumes a higher rate of
intensification in Barrie than was assumed in the Town’s population forecast;
Release of the Simcoe Area Growth Plan (County Growth Management
Study) in April 2008 and revised May 2008;
The Simcoe Area Growth Plan allocates growth based on approved Official
Plans in the County;
Release of the built boundaries for the Urban Settlement areas;
Approval of the Town’s Official Plan but deferred of Innisfil Heights as an
“Urban Settlement Area”;
Release of the Draft County OP in July 2008 and revised October 2008;
Adoption of the County of Simcoe Official Plan in November, 2008 and
submission to the Ministry of Municipal Affairs and Housing for approval,
and
Release of the Lake Simcoe Protection Plan.
Based on these events, it was pertinent for the Town to review and reconsider its
Preferred Growth Strategy and OPA 1. This was undertaken in the fall and winter of
2008 / 2009 and a Final Growth Strategy Discussion Paper was released in February
2009. This revised Official Plan Amendment reflects the recommendations in that Final
Growth Strategy Discussion Paper.
The forecasts developed in the 2006 GMS were overtaken by the series of events
discussed above including the adoption of the County of Simcoe Official Plan in
November, 2008. Based on the adopted County of Simcoe Official Plan, Innisfil has
been allocated a population of 65,000.
The total population which could be accommodated within the current settlement
boundaries was estimated at 55,500 persons. This was based on an assessment of the
existing population, the population which could be accommodated on designated
greenfield lands, the population which could be accommodated as intensification within
existing settlement areas and assuming a 2031 household size of 2.6 persons per
household (pph). When that population is subtracted from the County’s population
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allocation to the Town, there is an estimated 10,000 population, which will need to be
accommodated in new growth areas within the municipality by 2031.
The Provincial Policy Statement requires consideration of opportunities for
intensification within the existing designated growth areas, which includes the settlement
and shoreline areas. A thorough analysis of intensification opportunities was undertaken
including opportunities for infill on vacant lots, on underutilized properties and through
redevelopment within the downtown core areas. In total, there is an estimated potential
for 2,200 additional units through infill and intensification. At the anticipated persons
per household (pph) rate in 2031, this would equate to a population of approximately
5,800. Although this is a rather low rate of intensification compared to the target set out
in the Proposed Growth Plan for the Greater Golden Horseshoe, Innisfil is not blessed
with any brownfield lands or extensive commercial lands that could be converted through
residential intensification. Any higher rates of intensification would require considerable
disruption of existing neighbourhoods, including wholesale redevelopment of current
stable residential neighbourhoods. This is simply not feasible.
The Final Growth Strategy Discussion Paper, 2009 confirmed Alcona as the preferred
location for residential growth and recommended an expansion of the Alcona Urban
Settlement both to the north and south. Policies requiring a phasing strategy for the
future development in the Alcona Urban Settlement Expansion Area have been included
in this Official Plan Amendment to ensure that growth occurs in line with the population
allocations of the County Official Plan. Policies also require the preparation of the
secondary plans as detailed in Part B to set out the specific land use designations.
The Final Growth Strategy Discussion Paper also confirmed Innisfil Heights as the
preferred location for employment growth. In conformity with the adopted County of
Simcoe Official Plan, Innisfil Heights is delineated as an Economic District by this
Official Plan Amendment.
In the workshops and open houses held with the public, it was clear that new employment
opportunities were of key importance to the residents of Innisfil. As a result, it was
recommended that the Town target an activity rate of 50% or one job for every two
residents. The current activity rate is approximately 21%, which is reflective of a small
industrial base and a resulting high commuter rate. At a population target of 65,000
people, a 50% activity rate would require an additional 400 gross hectares of employment
lands employment. To achieve the employment allocation in the County Official Plan
while also achieving the long term goal of one job for every two residents, this Official
Plan Amendment institutes a two phased expansion of the Innisfil Heights Economic
District through the delineation of an Economic District Expansion Area and a Future
Economic District Expansion Area.
Associated with the review of the Official Plan and consideration of Official Plan
Amendment No. 1, the Town conducted a Public Open House under the provisions of the
Planning Act on December 2, 2008 and the Public Meeting on December 10, 2008. The
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Town also conducted the required circulation to the public agencies and the comments
received are attached in Appendix 2 to this Amendment.
In May 2009, the Ontario Municipal Board approved the Town of Innisfil Official Plan
with the exception of the non-decisions and matters that remained under appeal. OPA 1
represents an amendment to that Official Plan and intends to implement the Town’s Final
Growth Strategy in conformity with the growth direction of the County of Simcoe
Official Plan, 2008 and the Growth Plan for the Greater Golden Horseshoe.
PART B – THE AMENDMENT
1.
Introduction
All of this part of the document entitled Part B – The Amendment which consists of the
following text and Schedule “A” constitutes Amendment No. 1 to the Town of Innisfil
Official Plan 2009, as modified.
2.
Details of the Amendment
The Official Plan of the Town of Innisfil, 2009 is hereby amended as follows:
1.
Section 2.3.2 shall be amended by replacing the first three sentences with the
following:
“The population of the Town is targeted to reach approximately 65,000 by 2031.”
2.
Section 2.3.4 shall be amended by replacing “20 per cent” with “23 per cent”.
3.
Section 2.3.5 shall be amended by replacing “an employment target of 27,750 will
need to be achieved by 2026”, with “the Town has set a long-term employment
target of 32,500”.
4.
Section 2.3.6 shall be deleted.
5.
Section 2.5.1 shall be amended by adding “and” before “Sandy Cove” and
deleting “Innisfil Heights”.
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Table 1 is replaced with the following:
Table One
Planned Population and Employment
Urban Settlements
Planned Population
2031
Planned Employment*
22,000
NA
10,000 ***
500
Cookstown
2,100
100
Lefroy – Belle Ewart
8,350
NA
Alcona
Alcona Expansion Areas
Sandy Cove
8,500**
NA
* Employment in employment areas. Additional employment will occur in the Urban
Settlements through commercial, service, and institutional jobs as well as home
occupations.
** Tentative to be confirmed through a secondary plan study.
7.
A new policy Section 2.5.14 is hereby added to the Official Plan as follows:
“New Urban Settlement Expansion areas are delineated north and south of the
Alcona Urban Settlement on Schedule A. Prior to any planning approvals
occurring within these areas the following shall be completed:
i) A phasing strategy for the residential lands in the Alcona Urban Settlement
Expansion area which identifies the location of the first phase and priority for
subsequent phases of residential development consistent with the population
target of Section 2.3.2. Lands within the Alcona Urban Settlement Expansion
area which are not required to meet the population target of Section 2.3.2 shall
be identified as a future phase and shall not be developed for residential use
until Section 2.3.2 is amended with a higher population target in conformity
with the population targets set out in the Simcoe County Official Plan. In
identifying the first phase of residential development, the phasing strategy
shall also consider:
a) the ability to meet the intensification target in Section 2.3.4;
b) the ability to provide lands and servicing to accommodate local serving
industrial/employment needs in the first phases of development;
c) the efficient provision of infrastructure and public service facilities;
d) the ability to reduce downstream flooding through stormwater
management;
e) the ability for development to occur adjacent to the current Alcona Urban
Settlement Area, and
f) the inclusion of rural area lands as a priority;
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A commercial strategy study addressing commercial space needs and
distribution in the Alcona Urban Settlement and the Urban Settlement
Expansion areas;
iii) One or more secondary plans for the Urban Settlement Expansion areas which
shall address among other matters set out in this Plan:
a) designation of a minimum 30 metre vegetation protection zone adjacent to
all Natural Environmental Area designated features or larger if determined
necessary through the environmental analysis required in Section 9.18.1ii);
b) demonstration that the vegetation protection zone will be composed of and
maintained as natural self-sustaining vegetation;
c) planning, design and construction practices that will maintain and where
feasible, improve or restore the health, diversity and size of the Natural
Environmental Area features and the connectivity between features and
the Natural Heritage System in Schedule A;
d) designation of lands for commercial uses as determined appropriate
through the commercial strategy study in Section 2.5.14 i) and in locations
which will provide a focal point for the surrounding neighbourhoods;
e) designation of sufficient lands as Light Industrial Service to meet the local
serving industrial / employment needs of the Town generally along
County Road 39 / 20th Sideroad;
f) designation of lands for a range of residential designations which
combined with commercial and employment uses meet the density target
of Section 2.5.8, and
g) conformity with the Lake Simcoe Protection Plan including the stormwater
management policies within Chapter 4 of the Lake Simcoe Protection Plan
and the Key Hydrologic Feature policies within Chapter 6.
iv) A stormwater management plan which demonstrates:
a) how the stormwater ponds can be over-controlled to reduce downstream
flooding:
b) that the stormwater management ponds are designed to satisfy the
enhanced protection level set out in the Stormwater Management Planning
and Design Manual as amended;
c) how an integrated treatment train approach will be used to minimize
stormwater management flows and reliance on end-of-pipe controls
through measures including source controls, lot-level controls and
conveyance techniques such as grass swales;
d) how the phosphorus loadings from the Secondary Plan area are
minimized;
e) how changes in the water balanced are minimized;
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f) how the stormwater management plan is consistent with any stormwater
management master plan that may have been prepared for the Alcona
Urban Settlement, and
g) that alternative community design and stormwater techniques have been
considered for incorporation in new developments such as those related to
site plan design, lot grading, ditches and curbing, road widths, road and
driveway surfaces, and the use of open space as temporary detention
ponds;
v) The required secondary plan studies set out in Section 9.18;
vi) The Lakeshore Wastewater Treatment Plant Class Environmental Assessment
as modified to address options to service the Urban Settlement Expansion
areas, and
vii) An updated Development Charges By-law to address the additional
infrastructure requirements of the Urban Settlement Expansion areas.
The secondary plan(s) shall be approved as an amendment to this plan and shall
update as necessary Schedules B, B1, C and D in terms of land use designations
and transportation and servicing infrastructure.
8.
A new policy Section 2.5.15 is hereby added to the Official Plan as follows:
“To achieve the goals and objectives of the Official Plan for balanced growth, the
residential components of the Alcona Urban Settlement Expansion shall not
proceed to Secondary Plan approval until the following matters have been
addressed for the Innisfil Heights Economic District Expansion area:
i) a servicing strategy for providing water and sewer services, including details
on trunk mains, pumping stations and treatment plant expansions, is approved;
ii) a Secondary Plan is approved;
iii) the required Environmental Assessments for servicing infrastructure are
completed, and
iv) a financing strategy is in place.”
9.
A new policy Section 2.6 is hereby added to the Official Plan as follows:
“2.6
Economic District Area
Intent:
An Economic District Area is the primary focus of and location for major
industries that rely on the visibility and access offered by Highway 400 and builds
on the long established business park at Innisfil Heights. Additional employment
growth will occur in the Urban Settlements through local servicing industrial uses
and through commercial, office and institutional uses. The range of uses
permitted in the Economic District Area is to be limited to employment area uses
and associated retail facilities as well as existing lands designated special
Highway Commercial uses.
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The designations of Business Park and General Industrial will be applied to any
expansion of the Economic District through the approval of one Secondary Plan
and that major retail uses shall not be permitted.
Goals:
• To accommodate major industries and associated employment in a fully
serviced area along Highway 400 in the vicinity of the Innisfil Heights
Business Park.
Objectives:
1. To permit employment growth to occur in a controlled, orderly fashion on full
municipal services.
Policies:
2.6.1 Innisfil Heights is delineated as an Economic District Area on Schedule A.
2.6.2 The Economic District Area will accommodate major industries and will
be focused exclusively on employment uses that rely on the visibility and
access offered by Highway 400 as well as associated and ancillary
employment uses.
2.6.3
Development within the Economic District Area will be based on full
municipal services.
2.6.4
Major industries will be directed to the Economic District Area and will
work in tandem with the land uses of the Urban Settlements to create a
complete community.
2.6.5
An Economic District Expansion Area is delineated north and south of
Innisfil Heights on Schedule A. It is anticipated that with full
development of the expansion area, employment in Innisfil will reach a
ratio of 1 job to 3 residents.
2.6.6
Prior to development occurring within the Economic District Expansion
Area, the following shall be completed by or to the satisfaction of the
Town in consultation with applicable agencies:
i) One secondary plan for the Economic District Expansion area which
shall address among other matters set out in this Plan:
a) phasing policies for the new growth areas to ensure the
employment targets are met while considering the provision of
infrastructure and public service facilities including reducing
downstream flooding through stormwater management in the
determination of early phases;
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b) identification of the specific employment area designations as well
as the designation of a minimum 30 metre vegetation protection
zone adjacent to all Natural Environmental Area designated
features within the Lake Simcoe watershed or larger if determined
necessary through the environmental analysis required in Section
9.18.1 ii);
c) demonstration that the vegetation protection zone will be
composed of and maintained as natural self-sustaining vegetation;
d) planning, servicing, design and construction practices that will
maintain and where feasible, improve or restore the health,
diversity and size of the Natural Environmental Area features
within the Lake Simcoe watershed and the connectivity between
features and the Natural Heritage System in Schedule A, and
e) conformity with the Lake Simcoe Protection Plan including the
stormwater management policies within Chapter 4 of the Lake
Simcoe Protection Plan and the Key Hydrologic Feature policies
within Chapter 6.
ii) The secondary plan studies set out in Section 9.18 of the new Official
Plan;
iii) A stormwater management plan which demonstrates:
a) that the stormwater management ponds are designed to satisfy the
enhanced protection level set out in the Stormwater Management
Planning and Design Manual as amended;
b) how an integrated treatment train approach will be used to
minimize stormwater management flows and reliance on end-ofpipe controls through measures including source controls, lot-level
controls and conveyance techniques such as grass swales;
c) how the phosphorus loadings from the Secondary Plan area are
minimized;
d) how changes in the water balanced are minimized;
f) how the stormwater management plan is consistent with any
stormwater management master plan that may have been prepared
for the Innisfil Economic District Area, and
g) that alternative community design and stormwater techniques have
been considered for incorporation in new developments such as
those related to site plan design, lot grading, ditches and curbing,
road widths, road and driveway surfaces, and the use of open space
as temporary detention ponds;
iv) Completion of the Innisfil Heights Highway 400 Water and
Wastewater Class Environmental Assessment as modified to address
options to service the recommended Economic District expansion
areas; and
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v) An updated Development Charges By-law to address the additional
infrastructure requirements of the recommended Economic District
expansion areas.
2.6.7
The secondary plan referred to in Section 2.6.6 shall be approved as an
amendment to this plan and shall update as necessary Schedules B, B6, C
and D in terms of land use designations and transportation and servicing
infrastructure.
2.6.8
A Future Economic District Expansion area is also delineated south of
Innisfil Heights on Schedule A. It is intended to provide for long term
employment growth to meet the employment targets of the Official Plan.
These lands shall be included in the serving strategy for Innisfil Heights.
These lands shall be phased such that the lands shall not be redesignated
through a Secondary Plan as set out in Section 2.6.6 and 2.67, until:
i) 75% of the lands within the Innisfil Heights Economic District Area
and Economic District Expansion Areas are occupied or subject to a
planning application to be occupied within the next 5 years. The
determination of whether the 75% threshold will be met shall be
undertaken during each 5 year review of the Official Plan, or
ii) A single major land user needs lands beyond what is available in the
Economic District and Economic District Expansion Area;
iii) The supply of vacant and serviced employment lands is insufficient to
meet employment demands, as determined through an update of the
Growth Management Study, as set out in Section 2.3.8, conducted by
the Town as part the 5 year review, and
iv) Development of the Future Economic District Expansion Area will
contribute to a town employment total that is generally consistent with
the employment allocations set out in the County of Simcoe Official
Plan as amended from time to time.
2.6.9
A change in the delineation from Future Economic District Area to
Economic District shall only be made through a Town initiated Official
Plan Amendment in response to the results of the five year review or in
response to the needs of a major land user consistent with Section 2.6.8.
10.
Sections 2.3.7 through 2.3.11 shall be renumbered accordingly.
11.
Sections 2.6 through 2.11 shall be renumbered accordingly.
12.
Section 2.11.3 shall be deleted.
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Section 2.11.4 iii) be amended by deleting “providing lands along the 20th
Sideroad” and replacing with “providing lands along the east side of the 20th
Sideroad in the Alcona Urban Settlement Expansion Area”.
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14.
Sections 2.11.4 through 2.11.8 shall be renumbered accordingly.
15.
Section 3.5, Intent, be amended by deleting the reference to “Settlement” and
replacing with “Economic District”.
16.
Section 7.1.4, Intent, be amended by deleting the reference to “Urban Settlement”
and replacing with the “Economic District”.
17.
Sections 1.2, 2.3 – Goal 1 and 3.2.2.8i), be amended by replacing “20” with “25”
and/or replacing “2026” with 2031”.
18.
Schedule A of the Official Plan is hereby replaced with the attached Schedule A
of Official Plan Amendment No. 1.
19.
Schedule B of the Official Plan is amended by:
i)
deleting the reference in the ‘Legend’ to “Innisfil Heights being identified
as an Urban Settlement and”;
ii)
deleting the inclusion of B6 in the ‘Legend’ so that the line shall read,
“(see Schedules B1 to B3, B5 and B7 to B10)”;
iii)
adding a new line, before ‘Closed Landfill’, as follows “hatched black
lined area on white” followed on the same line with “Economic District
Area (see Schedule B6)”, and
iv)
Schedule B of the Official Plan is hereby replaced with the attached
Schedule B of Official Plan Amendment No. 1.
20.
Schedule B6 of the Official Plan is amended by”
i)
deleting in the “Legend”, “Settlement Boundary” and “Non-decision” and
replacing with “Economic District Area”, and
ii)
Schedule B6 of the Official Plan is hereby replaced with the attached
Schedule B6 of Official Plan Amendment No. 1.