The latest proposal for a long-vacant parcel of land on Innisfil Beach Road calls for an eight-storey mixed-use development.
A public meeting was held Nov. 20 during a special meeting of Innisfil council to give residents the opportunity to learn more about the nearly 375-unit development at 1326 Innisfil Beach Rd.
The 1.3-hectare parcel of land is currently on the town’s heritage inventory list as it is home to the historic McConkey House, and was owned for decades by ex-mayor Gord Wauchope. Plans for the new development put the heritage home at the centrepiece. James Hunter of Innovative Planning Solutions told councillors the house will be the “focal point of our site” and act as the building’s main lobby.
The proposal calls for 364 bachelor, one- and two-bedroom units being constructed in an u-shaped building, ranging in size from 350 to 700 square feet. An additional 10 units on the ground floor are being built as live/work units.
“With ambitious growth targets, a variety of unit types and diversity in the housing market is required,” Hunter said. “Definitely, we need a variety of different unit types for these growing communities and the different generations that are coming up and looking for housing options in Innisfil.”
Those options were constrained by the current regulations in the town’s existing mixed-use zoning bylaw. One of the changes requested through the bylaw amendment calls for council to decrease the minimum floor area of a dwelling unit from 47 metres squared to 32 metres squared.
The size of the units was an issue of contention for Donna Orsatti, who was serving as councillor when a previous proposal for the property was under consideration and eventually approved. To her, the floor plans for the smallest units are lacking for people who are choosing the make Innisfil their home.
“What I couldn’t see in the drawings was any coat closets, any visible storage, and how do you find a place to eat?” she asked. “Bachelor apartments are small and there is a great need in our community … This size would be great if it was a building for homeless. But it’s too small.”
Not only is it a far cry from the townhouse development previously proposed, but the proposal in front of council is also more than double the size of what was approved through an official plan (OP) amendment in 2020.
That amendment, which re-designated the lands as downtown commercial area, was in support of an application for a four-storey, 137-unit project, with purpose-built apartments. Several attempts at crafting a site plan agreement were attempted on that project, but the one that ultimately was struck in October 2021 was never acted upon.
The realities of the housing market caused the change in course for the developer.
“The development that was approved is not feasible given the current market as well as the build and development costs,” Hunter said. “What we're looking to do is proceed through the zoning bylaw amendment and ultimately build out this project to create new housing options in the Alcona market.”
To do that, the maximum building height allowed also needs to change from 15 metres, subject to a 45-degree angular plane from the rear lot line, to 27 metres and subject to a 48-degree angular plane from the rear lot line.
Confusion over the number of storeys allowed under zoning and the (OP) was also brought up by Orsatti and echoed by the currently sitting councillors.
“If you take a look at the blueprints themselves, the suite breakdown says it’s nine floors. The Ontario building code matrix part three states nine floors. If you take a look at the frontage, you can count nine floors,” Deputy Mayor Kenneth Fowler said. “If we’re asking for eight storeys, where is the ninth storey coming from?”
Through the staff review, it will be ensured that the building is only eight storeys, explained town senior planner Keirsten Morris. While the OP allows for eight in this area, it can be taller, she added, provided there is “appropriate transition from existing low-rise residential.” A community benefit charge could also apply.
Recent public meetings in Innisfil have been defined by a steady stream of opposition, calling on the town to deny an application for not fitting in with the character of the existing neighbourhood or being an unnecessary burden on the already overtaxed infrastructure.
Orsatti was only joined by one other resident, who was not in favour of the development, primarily because of the way it has the potential to change the demographics of Alcona.
The subsequent council question wasn’t entirely innocuous, but rather focused more on the finer details of the development that staff will need to consider as it provides its opinion on whether things should move forward.
Coun. Linda Zanella stated she hoped the final design would have more character than the drawings shown during the meeting, to match the heritage home at its based. Coun. Alex Waters was among many who raised a concern about parking, including Coun. Kevin Eisses, and added in a pitch for e-vehicle charging spots, while Coun. Robert Saunders inquired about accessible units being created.
The property has a lengthy history. According to the Innisfil Historical Society, the home is considered to be the "last significant heritage house remaining on (IBR) between the 20th (Sideroad) and Lake Simcoe." Constructed circa 1880, the Ontario Gothic-style farmhouse is notable for its orange-red brick with buff brick detailing and inset red cross motif.
The McConkeys played a major role in the early development of Innisfil, Barrie, Simcoe County and Ontario. Head of one of the earliest settler families, Thomas McConkey helped open up Innisfil to agriculture. In early 1829, his family became one of the first of European origin known to reside in this area of the municipality.
John McConkey, one of Thomas’s sons, is listed as a settler of Innisfil before 1837. He owned the property where the farmhouse now stands.
No decision on the proposal was made by council during the public meeting. A staff recommendation will come back for debate at a later meeting.
— With files from Chris Simon
