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.
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
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: [email protected] 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
B
e
lle
A
ir
e
B
e
a
c
h
R
d
2
0
S
id
e
ro
a
d
A
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F
e
rrie
r A
v
e
C
o
rn
e
r A
v
e
E
w
a
r
t
S
t
SUBJECT LANDS
B
E
LLE
A
IR
E
B
E
A
C
H
R
O
A
D
(P
ublic opened rig
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: [email protected] 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
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