Three key areas up for discussion for Blended Lefroy Secondary Plan
by Michelle Minnoch

The Town of Innisfil and LSAMI (Lefroy Settlement Area Management Inc.) have agreed on all but nine points in three categories in respect to the Blended Lefroy Secondary Plan.

At an Ontario Municipal Board (OMB) hearing on Monday at the Nottawasaga Inn, both sides agreed to meet again on Friday morning at 9:30am if they cannot come to an agreement before then.

In regards to the Concept portion, although both sides are in agreement of a housing mix of 75% singles and semi detached and 25% townhouses and apartment units, the Town states they would like the "multi unit housing form shall be distributed in small pockets throughout the Secondary Plan area…", LSAMI has incorporated the words "encouraged to be" with respect to how the homes are distributed.

Housing Density was another issue, particularly with lot frontages. With Residential Low Density Housing 1, the Town states "implementing zoning bylaw shall establish a minimum lot frontage of 15 metres for all single detached residential lots", and the Town would like 12 metres for single detached and duplex dwellings, and 10 metres for semi-detached units for Residential Low Density Housing 2. In regards to frontage for Medium Density Housing, the Town's position is 7.5 metres for townhouses and 10 metres for single detached dwellings.

LSAMI does not require a specific minimum lot frontage for the dwellings.

The issues of lot frontages are again addressed in the Zoning bylaw conformity section.

Paul Lowes, of Sorenson Gravely Lowes and Associates gave the Board background information regarding the Lefroy Secondary Plan. "The issue at hand is not whether there is growth or not," he said. "The issue is the type of land uses in the settlement area."

Lowes explained that the Town received two plans for the area (LSAMI and LBEMI - Lefroy Belle Ewart Management Inc.) and has spent the past one and a half years blending the plans together. "The blended plan covers existing and future land use plans."

He explained that approximately 78 hectares of land has been designated a Natural Environment Area (about 30%), and 101 hectares are developable. He said the railroad tracks and Killarney Beach Road divide the area into four quadrants; the northwest quad is developable; the southwest quad has newer homes, built in the 70's and 80's and the remainder is developable; the northeast quad has seasonal cottages, and built will be single detached homes; the southeast quad, along Killarney Beach Road has single detached homes.

"The remainder of the quad is predominantly wooded," Lowes said. He also said the northwest section is quite large, and "we've identified an area of primarily recreational trails."

While a number of studies still have to be done, Lowes said the Town and the Lake Simcoe Region Conservation Authority (LSRCA) are satisfied with the Master Servicing Study.

Janet Wong, a Land Use Planner with the LSRCA said the three issues they were concerned with included Natural Hazards, Natural Heritage Features, and Water Quantity and Quality. She said the Authority has reviewed technical reports and completed studies, including soil erosion, for the planned settlement area.

Wong stated significant woodlands, wetlands, boundaries of valleys, hydrological studies, a master drainage plan and areas of fish habitats have been identified and/or developed.

"The blended plan has due regard of the Provincial Policy statement and conforms to natural hazards, heritage and water quality standards," she said. "The plan identifies areas where development shouldn't take place. It conforms to the County's Greenland policy."

If issues are not resolved between the parties, the hearing will resume on Friday morning at 9:30 am, at the Nottawasaga Inn.