Commercial at the Core

A new building under construction on the south side of Innisfil Beach Road is the first development to follow the design guidelines set out under the Inspiring Innisfil 2020 Official Plan. It is a multi-story, mixed-use building that fronts the sidewalk.

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The original signage on the property indicated it would be a medical building. The current signage only indicates leasing availability. It remains to be seen what final form this development will take and whether it is the start of a new approach to Alcona development or whether it will be an anomaly on the street.

Meanwhile, the development proposal for the Abendel property on the north side of Innisfil Beach Road seems to have stalled or collapsed. Old signage has been left to deteriorate. Nothing further has occurred since the additional purchase of Scotty’s Towing, which is boarded up. This was originally proposed to be yet another strip mall with the addition of a bank building and a fast-food franchise. Local resident opposition blocked earlier proposals for a residential tower and townhouses on part of the property.

Over at the 25th Sideroad and Innisfil Beach Road, the corner property has also been idle for the summer in spite of reported OMB approval for a proposed multi-story seniors condo with ground-floor retail and a banner proclaiming, “great things are happening”.

After the departure of Lakeside Treasures this summer, 1041 Innisfil Beach Road also sits idle. This property has a history of frequent tenant turnover. A rezoning notice appeared briefly this summer for a “one story commercial” building before being taken down.

At the western end of Alcona, a new housing tract is advancing toward the northern edge of the No Frills parking lot and a new building is taking shape near the supermarket, expected to be another fast-food franchise.

The Centreville plan in Stroud is advancing. Land severance has been approved for single detached housing on the north side of the property. Townhouses, a gas station, convenience store and strip mall form the rest of the project.  A ‘hold’ designation remains on actual construction until final design plans are approved.

In late 2011, the Retail Demand Study found that 2/3 of all resident expenditures were made outside of Innisfil. It suggested that with further residential growth, it would present an “expenditure potential” of over $400 million by 2021. More than 5 years later, it appears that potential for local shopping will be difficult to realize for many more years to come. For the uninitiated, it’s difficult to understand what hurdles are preventing an obvious opportunity from being realized.

Stroud Centreville Gets Another Look

After two public meetings, a proposed development for the main street of Stroud gets another look on Wednesday, June 14 at Town Hall. In this revised plan:

  • the number of townhouses is reduced from 107 to 94 on a slightly smaller space
  • 12 single detached homes are proposed for the western boundary
  • the size of the commercial blocks is reduced slightly
  • the site includes a gas bar and convenience store

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A proposal to include several floors of apartments over the commercial units was rejected by local residents at previous public meetings. The single detached homes (instead of townhouses) are intended to buffer the transition from existing residential homes to the new development.

I think this revised plan continues to miss the mark for good planning. Completely removing apartments above the commercial space is a mistake. It would have been wiser to include this mixed-use option to offer more housing options for all age groups. Younger and older Innisfil residents don’t necessarily want, or can afford, a single family home. A retired individual that I know who is planning to move from their home is forced to look in Barrie, Alliston and Midland because there are no suitable apartment options in Innisfil. The objections from Stroud residents to more housing options is unreasonable and puzzling. Including these residents in the development would also make Stroud livelier and more economically viable.

The site plan itself is sadly disappointing in offering yet another parking-lot laden strip mall. I hardly think that a tired and outdated approach to make Stroud look like 1960s Mississauga or contemporary Brampton should get any serious consideration at all. It flies in the face of all the urban planning discussions that have taken place in Innisfil in the last 10 years.

The Implementation Plan for Inspiring Innisfil 2020 (Feb. 2011) stated the following objectives:  Continue reading

Intensification, Sprawl & the OMB

The province is currently reviewing the future of the Ontario Municipal Board (OMB) so it was interesting that the builder’s association (BILD) came to it’s defense in a recent article (Ontario Municipal Board not to blame for intensification, Brian Tuckey, March 25):

“Some people mistakenly blame OMB decisions for the intensification that we have experienced across the GTA … The reality is that intensification is actually the result of provincial policy and the OMB makes its decisions based on that provincial policy, including the Growth Plan for the Greater Golden Horseshoe, using submissions made by experts in land planning and development… If municipalities, local politicians or members of the public feel there is too much intensification in the GTA, then the remedy lies with the province and its policies — not with the building industry or the OMB.”

I wish it were that simple. We tend to get too much intensification in places where it is already heavily populated, like downtown Toronto. And provincial policy has only led to more dense forms of suburban housing (smaller single lots and townhouses) on the fringes of existing towns instead of as infill or redevelopment in the core. The OMB has garnered a lot of resentment because the Board tends to favour developers in 60% or more of cases according some analyses. The threat of a developer’s appeal to the OMB can sway a Council because of certain factors:

  • The cost to an individual of presenting ‘expert’ witnesses to this quasi-judicial body is estimated to range between $35,000 and $80,000. I’m guessing if municipal legal staff are involved, it could be a lot higher.
  • An appeal at the board begins “from new”, (de novo) meaning, “as if the developers application had just been tabled, disregarding the Municipalities report or decisions by the Municipalities Planning Committee or City Council … it invites the Developer to table what they really wanted vs. what the City approved or refused. ” (Think twice about appealing to the OMB, July 2014)

Continue reading

Places to Grow – in Barrie

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A public meeting tomorrow in Barrie (council chambers, 7:00 pm) is further proof that Ontario’s Places to Grow strategy to limit urban sprawl is a failure – at least in Simcoe County. It also confirms that Barrie is a city without boundaries and an insatiable appetite for greenfields.

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“The lands are designated Highway 400 Industrial/Business Park within the City’s Official Plan and are currently zoned Agriculture (AG) in accordance with Zoning Bylaw 054-04 (Innisfil). The owner has applied to amend the current zoning of the property to Highway 400 Industrial with Site Specific exceptions …”  Continue reading

Complete Streets and Villages

A silo is all that remains of Stroud’s “last operating farm”. The farmhouse and agricultural buildings were demolished several years ago by a developer. The 5.2 hectare site is now the subject of a development proposal (Centreville by Daycore Venture Group Inc.) which consists of residential homes, commercial buildings and a gas station.

Residents were presented with a draft plan in December 2016. The first phase proposed 107 townhomes with communal septic. A second phase, contingent on provision of municipal services, would have added 86 more townhouses and a six story apartment/retail complex fronting on Yonge Street.

This proposal was heavily criticized, at the time, by local residents as inappropriate for their “quiet and peaceful” village. “We moved here for a rural urban feel”, said one. “You’re putting a city in a village. It’s just dumb. That’s the very reason a lot of people are getting out of Barrie and Alcona and into Stroud”, said another. Stroud consists mostly of single-family homes and has little growth because of the absence of municipal sewers. The developer’s proposal relies on sophisticated modular septic systems from BioNest based in Quebec.  Continue reading

Townhomes Coming to 7th Line

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Map from DIAM Developments Inc.website: radianceinnisfil.ca

Innisfil is attracting the attention of a developer that has previously completed building projects in Kleinburg , Mississauga, Oakville, and Toronto. DIAM Developments is advertising a new townhome development, Radiance, situated at the 7th Line west of Webster Blvd. in south Alcona.

The townhome project, set to launch “this spring”, will “range from three to five bedrooms and will boast spacious decks and rooftop terraces” according to online publicity. Prices are expected to be in the “mid-400s”.

DIAM Developments recently completed a mid-rise condominium project in Toronto, under the name, On the Danforth.