Town of Innisfil staff have recommended approving a zoning-bylaw amendment that would permit Friday Harbour Village to switch the location of a proposed six-storey hotel from the west to the east end of the boardwalk,.
This would allow them to build a 250-unit resort-residential condominium on the west site and increase the permitted number of residences built in Phase 2 of the resort from 1,350 to 1,500.
Before the item came up on the agenda during Wednesday night’s virtual meeting, Cheryl Shindruk, executive vice-president of developer Geranium Corp., spoke in support of the amendment.
She noted it would “enable the continued evolution of Friday Harbour and the continued delivery of economic benefit to the town.”
Recent investments at Friday Harbour include the amphitheatre on the pier, a new administration centre which is now under construction, and additional retail amenities, Shindruk noted.
“Friday Harbour is very proud to be part of this community and to contribute to its success,” she said.
Town staff recommended approval of the zoning-bylaw amendment, calling Site B, located at the west side of the boardwalk, an “appropriate” and “more optimal location” for a hotel and future conference centre. Town officials also noted the phasing of the resort includes an element of flexibility that would accommodate a slightly higher number of units being built in Phase 2.
“The overall number of resort residential units approved for Friday Harbour, in all phases of development, does not change,” staff noted in their report, nor is there any change in the intended function of the resort or expansion of the “developable area footprint” of Friday Harbour.
The amendment would rezone Site A, currently zoned resort recreation hotel commercial (RRHC-H) with an exception that permits a six-storey building, to high-density resort residential 3 (HDRR3-H) – keeping the six-storey permission. Instead of a hotel, Site A would be the location of The Sunseeker, a new 250-unit resort residential condominium, consisting of a two-storey, three-storey and two six-storey buildings with an internal courtyard.
Site B, currently zoned high-density resort residential 3 (HDRR3-H), would be rezoned to resort recreation hotel commercial to permit a six-storey hotel on the south end of the site, and high-density resort residential 2 (HDRR2-2H) at the north end, to allow construction of a five-storey flex building (condo/hotel).
The report did recommend one revision, that each floor above the second storey of buildings on Site A, and each floor above the fourth storey of buildings on Site B be set back 1.5 metres, to reduce the “massing” of the structures, where they face community roads.
Members of the public, through the public planning process, flagged a number of issues, including increased traffic on Big Bay Point Road and use of Sunreef Avenue instead of the main entrance off Line 13 to access the resort; impact of heavier traffic and speeding on pedestrian and cycling safety; and impact of the taller buildings on the character of the surrounding neighbourhood.
Staff noted the town's plans to reduce the speed limit on Big Bay Point Road from the current 60 kilometres per hour to 50 km/h could address concerns over speeding, and change the “Google algorithm.”
At present, apps direct motorists to Big Bay Point Road and Sunreef as the faster route, instead of the main Friday Harbour entrance.
The report also noted that, despite an error in the topographic mapping, the six-storey hotel on Sunreef Avenue will still be screened from neighbouring homes on West Street due to distance (more than 350 metres) and the existing mature trees.
Staff reiterated that the phasing and overall plans for the resort remain unchanged.
Phase One, which included the golf course, marina, nature preserve and trails, has been completed.
Friday Harbour is now in Phase 2, and has built 12,770 sq. m. of retail and commercial space, and 17,400 sq. m. of indoor or outdoor recreation facility space. Phase 2 also includes up to 1,350 resort residential units (with the Sunseeker condo, the number will be increased to 1,500 units); a 200-room hotel, a minimum 2,700 sq. m. conference facility, and development of a resort amenities master plan and a rental program.
The report noted that until all Phase 2 elements are completed, the resort can’t move to Phase 3, which would add another 950 resort residential units and more hotel and conference facility space.
Deputy Mayor Dan Davidson questioned the impact of the higher buildings on migratory birds.
“This is a huge migratory path,” Davidson said, suggesting the developer consider the use of special window glass to reduce reflection and the possibility of bird strikes.
He also urged Friday Harbour to achieve “a sense of place… as it moves forward,” by respecting private property and becoming part of the culture and community of Innisfil.
“Let’s work together, and let’s have it successful,” Davidson said.
Mayor Lynn Dollin suggested the biggest question is “how do we keep the hotel a hotel? How do we keep Friday Harbour from coming back a year from now and saying, nobody is interested in building a hotel?”
“A hotel operator search is well underway,” said Mary Nordstrom, the town's manager of land-use planning.
Nordstrom reiterated that a hotel is a necessary component of the plan to preserve the resort character of the development.
She also emphasized that the hotel and convention centre will need to be constructed before any more residential units are built, beyond The Sunseeker.
“There can’t be any other residential buildings built without that hotel,” Nordstrom said. “The hotel, it has to be built.”
The zoning-bylaw amendment application was approved unanimously by council.
