It has taken more than 10 years, but the Town of Innisfil is finally on the way to expanding its Innisfil Heights strategic employment area.
In 2008, the town worked on Official Plan amendment No. 1, which would have designated a commercial/industrial corridor along Highway 400 and included development that would bring the population of the municipality to more than 100,000 people.
It was immediately “at odds" with the new direction coming from the province under Ontario’s 2009 Growth Plan for the Greater Golden Horseshoe, which parcelled out growth to designated areas, said senior planner Paul Pentikainen.
It wasn’t until 2012 that Alcona was identified as a primary urban growth node and the Innisfil Heights employment land became the Innisfil Heights strategic employment settlement area.
Extending only from Line 7 northward, employment uses were limited to industrial, manufacturing, warehousing and outside storage, with limited support uses, such as office space.
Innisfil made repeated appeals to expand Innisfil Heights, but it wasn't until April 30 of this year that Minister of Municipal Affairs and Housing Steve Clark announced the expansion of Innisfil Heights, including property at the north end, up to the border with Barrie, and land between Lines 6 and 7.
The expansion adds approximately 240 gross hectares to the Innisfil Heights settlement area, with the idea of providing larger lot sizes to attract industry.
Permitted uses remain largely unchanged.
Pentikainen outlined the history of the area in a meeting this week under the Planning Act, which was held to hear details about the town’s Innisfil Heights Official Plan amendment application to confirm the boundary expansion in the town’s Official Plan.
The town also has identified “a future expansion to the 5th Line using existing policies,” Pentikainen said. “Not a redesignation, (but) a reserve area for future development.”
Existing uses – both residential and agricultural – can continue on all land within the expanded strategic employment area until the properties are redeveloped for employment use.
Staff noted that the town’s office of economic development has received more than 40 industrial-related inquiries since 2018 looking for serviced land between five to 10 acres in size.
The planning meeting was held to gather public comment only. Comments were referred to staff for review and a future recommendation to council. If approved by council, the Official Plan amendment expanding the Innisfil Heights boundary will be forwarded to the County of Simcoe for approval.
At the same time, Innisfil will work on a community planning permit system for Innisfil Heights – similar to the Our Shores community planning permit system – that would streamline rezoning, site plan, minor variance and vegetation removal applications into a single process.
Once a completed application is received, the turnaround under the CPP system is only 45 days, which, added to the larger lot sizes available, will give Innisfil “a competitive advantage,” Pentikainen said.
Coun. Donna Orsatti wanted to know how businesses will be able to move ahead before planned sewer servicing is in place.
The town's director of growth, Tim Cane, said servicing needs would be pre-assessed at an initial consultation.
Those businesses not in need of sanitary sewers could proceed immediately. For those requiring a sanitary sewer hook-up, “we will work to expedite that through the capital program,” he said.
In response to queries from the public, Pentikainen noted the boundaries of Innisfil Heights have been set by the province and that “the servicing piece” is underway.
Within five years, a new pumping station and expanded wastewater treatment plant should be in the works, along with the expansion of servicing along Line 6.
The area is already serviced with municipal water, but sanitary servicing has been held up by the high cost and the relatively small area of Innisfil Heights, making the extension of servicing less cost-effective.
Staff noted the town is also now entering into a strategic agreement with the county regarding financing and will also be “reaching out” to the Innisfil Heights developers’ group to discuss front-ending and development charges prepayment agreements.
“Lots in the works, but it’s exciting times for Innisfil Heights,” Pentikainen said.
Former mayor Barb Baguley noted Innisfil has been working on its Innisfil Heights strategic employment settlement area since 1988.
“It took years and years and years,” she said.
Baguley asked whether outside storage, as a permitted use, was appropriate.
“Is this the highest and best usage of very valuable land? Very intense serviced land is what was always asked for," she said. "I just don’t want to see warehousing and outside storage.”
She was reminded that the permitted uses are part of a provincial directive, although permissions have been broadened allowing some flexibility, especially in stand-alone support uses, said Pentikainen.
As for compatibility with adjacent uses, such as ongoing agricultural operations, “we do have existing Official Plan policies that speak to… compatibility,” he said.
If adopted, the Official Plan amendment expanding Innisfil Heights will be delivered to the county for approval this September and could be approved by the end of the year.
And even before the community planning permit system is in place, Pentikainen said the town will be able to proceed with applications through site-specific rezoning.
“There is excitement in seeing this move forward after a 10-year stalemate,” said Mayor Lynn Dollin, while also thanking Minister Steve Clark for his action and the City of Barrie for withdrawing its earlier objections.
