On the night before Halloween, Innisfil councillors felt tricked by the development proposal in front of them at a public meeting.
For many in attendance at the special council meeting, it might have been like an episode of the Twilight Zone. An odd sense of déjà vu permeated through the council chambers and for good reason: in June 2023, council approved similar requested amendments and draft plans for the subject land.
The growing pains caused by a continuously evolving housing market and the uncertainty caused by provincial government housing goals were on display Oct. 30 in Innisfil.
The public meeting was held to receive information on the Official Plan (OP) amendment, zoning-bylaw amendment and draft plan of subdivision applications for 881 Hofland St., in Lefroy.
Issues that were raised by residents in the previous public meeting — held virtually during the COVID-19 pandemic — were amplified in-person, as planners presented a similar development proposal with one notable change.
“The purpose of the current applications is to replace the nine-draft approved, single-detached lots at the eastern portion of the subject lands, adjacent to the existing lots on Church Drive, with six townhouse blocks consisting of 25 townhouse dwelling units,” the staff report explained.
That would put 81 total townhouses on the 2.97-hectare lot, with a density of 27.3 units per hectare.
The new proposal would amend the OP to redesignate the land as residential medium density, permitting density of up to 28 units per net hectare. The zoning changes requested would allow for the additional townhouses to be built instead of the single-detached homes, on the parcel of land they were originally planned for.
The nine single-detached homes would act as a buffer between the existing residential settlement and the proposed development, as dictated in Section 10.1.27 of the town’s OP.
Keirsten Morris, the town's senior planner, confirmed to council the application in front of them would be reviewed to ensure conformity, when questioned by Coun. Fred Drodge, the ward councillor where the development is proposed.
But a lot has changed since 2021, when the original proposal was first up for discussion, explained Keith MacKinnon, of KLM Planning Partners, the retained planner for the proponent.
“The whole groundwork, effectively, for the planning world has significantly changed within that time period,” he said, referring to changes to the Ontario Planning Act and the Provincial Policy Statement (PPS), in particular.
One thing that remained constant between the old PPS and the new one is the need to use the available land and infrastructure effectively and efficiently. As such, what the town wants — and what it dictates in its planning documents — might not be reflective of the current reality.
“In our opinion, we do townhouses next to single-detached dwellings all over the place. So, we appreciate the concern, but I think they also need to look at using existing and proposal infrastructure wisely,” MacKinnon said. “And as you well know, your (OP) is up for review and perhaps that’s a policy that may no longer be valid, frankly, in today’s context.”
MacKinnon also indicated newly built single-detached homes, based on the standards in the previously approved plan, “won’t move” in today’s market.
Coun. Alex Waters called the proposal a “bait and switch.”
“This seems to go against the policy that we have in terms of compatibility and quite honestly, I just think it’s a money grab from the developer,” he said.
Deputy Mayor Kenneth Fowler also disagreed with the idea that the market has disappeared for single-detached homes.
“On my street alone, houses flip constantly, and people are selling and they’re moving in just as quickly,” he said.
The proposal, he felt, was just to “jam that little extra in,” which “doesn’t work with the community” or "look good on the company.”
Those from the community who came to the public meeting to speak on the matter were unanimous in voicing their displeasure, even if there was some confusion. Mayor Lynn Dollin had to correct the record. A total of 81 dwellings are proposed, up from 56 total in the previously approved application. However, many speakers indicated the development was increasing from nine dwellings to 81, when really the proposal calls for the nine single-detached homes to become 25 townhouses.
The math wasn’t changing anybody’s mind.
“What I see with this developer is a person that wants the most and even more out of this development, be damned about what we have made our village as property owners,” said George Munshaw, who lives adjacent to the proposed development. “I think 81 townhouses on this plot of land is not medium-density development, but high-density development.”
Shannon Casper’s comments were echoed by many who spoke — and who speak to development proposals in Innisfil regularly: growth is welcome, but it needs to be responsible and respectful.
“We were promised a buffer of single homes along that ridge and now it’s kind of being taken back,” she said, while also voicing concerns about school capacity and increased traffic and noise in the area. “We love having families our area and for this area to grow, but we don’t want it to grow that quickly.”
MacKinnon was asked by Coun. Grace Constantine if the development would still move forward if the amendments were declined, but indicated he was not able to answer.
The property is owned by 2723773 Ontario Ltd.
The matter will come back to council for a final decision at a later date.
