REPORT - Barrie Hall/Planning-and-Development/Proposed... · proposal. As outlined in Policy 1.1.1,...

PLANNING JUSTIFICATION REPORT Official Plan Amendment and Zoning By-Law Amendment Applications “The Georgian” 290-302 Georgian Drive City of Barrie Date:

April 15, 2019 Prepared for:

TMD Atria Corporation Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 113 Collier Street Barrie ON L4M 1H2 T: 705 728 0045 Ext. 222 F: 705 728 2010 Our File 18174A

TMD-Atria Corporation- “The Georgian Apartments” – 290 - 302 Georgian Drive

Planning Report April 15, 2019

TABLE OF CONTENTS

1.0 INTRODUCTION .................................................................................................................................................................................................... 1

2.0 SITE CONTEXT AND SURROUNDING LAND USES ......................................................................................................................... 2

3.0 PROPOSAL ............................................................................................................................................................................................................... 3

3.1 PROPOSED OFFICIAL PLAN AMENDMENT ................................................................................................................................. 4

3.2 PROPOSED ZONING BY-LAW AMENDMENT ............................................................................................................................. 4

4.0 PLANNING ANALYSIS ....................................................................................................................................................................................... 5

4.1 PROVINCIAL POLICY STATEMENT (2014) ..................................................................................................................................... 5

4.2 PLACES TO GROW – GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) ............................ 7

4.3 NOTTAWASAGA VALLEY CONSERVATION AUTHORITY ..................................................................................................... 9

4.4 CITY OF BARRIE OFFICIAL PLAN ......................................................................................................................................................... 9

4.5 CITY OF BARRIE ZONING BY-LAW .................................................................................................................................................. 16

5.0 SUPPORTING DOCUMENTS ...................................................................................................................................................................... 21

5.1 ENVIRONMENTAL IMPACT STUDY ................................................................................................................................................. 21

5.2 FUNCTIONAL SERVICING REPORT AND STORMWATER MANAGEMENT REPORT ......................................... 22

5.3 GEOTECHNICAL AND HYDROGEOLOGICAL INVESTIGATIONS .................................................................................. 23

5.4 NOISE IMPACT FEASIBILITY STUDY ................................................................................................................................................ 23

5.5 SITE LIGHTING PHOTOMETRICS PLAN ........................................................................................................................................ 24

5.6 ARBORIST REPORT AND TREE INVENTORY / PRESERVATION PLAN ........................................................................ 24

5.7 SHADOW IMPACT STUDY .................................................................................................................................................................... 24

5.8 TRANSPORTATION STUDY .................................................................................................................................................................. 25

5.9 WATER BALANCE ASSESSMENT ...................................................................................................................................................... 25

6.0 CONCLUSION...................................................................................................................................................................................................... 26

FIGURES Figure 1 – Location Map Figure 2 – City of Barrie Official Plan – Schedule A: Land Use Figure 3 – City of Barrie Official Plan – Schedule B: Planning Areas Figure 4 – City of Barrie Zoning By-law Excerpt APPENDICES Appendix 1 – Proposed Site Plan Appendix 2 – Nottawasaga Valley Conservation Authority Environmental Mapping

TMD-Atria Corporation - “The Georgian Apartments” – 290 - 302 Georgian Drive

Planning Report April 12, 2019 1

1.0 INTRODUCTION MacNaughton Hermsen Britton Clarkson Planning Limited (“MHBC”) has been retained by the TMD Atria Corporation (“the Applicant”) to assist with approvals to redevelop the properties municipally known as 290-302 Georgian Drive in the City of Barrie ("the site"). The proposal will enable development of 376 residential units and approximately 350 square metres of commercial space within the proposed 19 storey apartment building. In order to facilitate the development and Official Plan Amendment, Zoning By-law Amendment and Site Plan Control application are required. This report will provide land use planning justification by considering the relevant policy framework, and evaluating the proposed building on the site on the basis of its compatibility with nearby land uses and with the neighbourhood. In support of the applications, a full suite of supporting studies has been prepared to evaluate the various technical considerations in order to ensure that the proposed use can be appropriately facilitated on the site.



2.0 SITE CONTEXT AND SURROUNDING LAND USES

The site is located on the north side of Georgian Drive in the City’s north end. The general location is illustrated in Figure 1. The site is comprised of four lots, each of which were previously developed with a detached dwelling. The site has a lot area of 1.68 hectares (16,884 square metres) and has approximately 103 metres of frontage on Georgian Drive. The property has a steep downhill grade in a northern direction towards the rear of the property that slopes towards Highway 400. The site is well-vegetated and consists of mature trees and landscaping along the side and rear lot lines. The surrounding land uses include the following: North: Highway 400 Northbound and Southbound lanes. South: Institutional and commercial uses including Royal Victoria Regional Health Centre, Tim

Hortons, and Gilda’s Club Simcoe Muskoka. Georgian College is located a short distance to the south west.

East: The mulit-unit student housing development of Foundry Georgian: Barrie Student

Housing and low density detached dwellings further to the east. West: Detached dwellings fronting onto Georgian Drive.



3.0 PROPOSAL The applicant has proposed to develop a 19 storey residential apartment building with at-grade commercial space, walk-up townhouse units and underground / structured parking. The intent of the rental apartment development is to contribute to the City of Barrie’s rental unit supply and offer affordable housing units. The primary point of access for the proposed building is a shared drive aisle with the existing neighbouring multi residential development to the east. Pedestrian access to the building will mostly occur from Georgian Drive for both the residential and commercial component using separate entrances for each. The frontage onto Georgian Drive will be enhanced through the use of added greenery, the use of a wide sidewalk and the architectural design to ensure compatibility with the pedestrian realm. The parking levels for the proposed development use the grade changes on the site and access to the parking area will come be from the eastern portion of the site as illustrated in the Site Plan drawing included as Appendix 1. The development proposes 376 residential rental units. The proposed apartment units include five walk-up townhouse units accessed by ground level and the remainder of the rental units are a mix of one, two and three bedroom units. The number of unit types are as follows:

Unit Type Number of Units One bedroom 15 One bedroom with den 164 Two bedroom 34 Two bedroom with den 112 Three bedroom 50

The units range from 58 square metres (624 square feet) in size to 100.3 square metres (1,079.8 square feet.). The apartment building also hosts five, three storey, walk-up townhouse units that are approximately 137 square metres (1,474.6 square feet) in size. The building also features a lobby, management office, business centre and 350 square metres of ground floor commercial space. Access to the floors above the ground floor a secured by elevators and stairwells in the lobby of the building. A combination of both indoor amenity space (278 square metres) and outdoor amenity space (527 square metres) has been provided on site. The indoor amenity space has been provided in the form of a gym, gathering room, library/ shared work space. The outdoor amenity space features a roof terrace on both the front and rear of the building on level 5 above the parking garage as well as grade level amenity space in front of the townhouse units. The proposed site plan for the development is included as Appendix 1 to this Report.



3.1 Proposed Official Plan Amendment The Site is currently located within the “Residential” designation in the City of Barrie’s Official Plan (the “City OP”) as shown in Figure 2. The proposed Official Plan Amendment (OPA) is to re-designate the Site to a site-specific Residential designation to accommodate a density of 500 units per net residential hectare outside of the City Urban Growth Centre, whereas developments in excess of 150 units per hectare is restricted to sites located within the City Centre.

3.2 Proposed Zoning By-law Amendment The subject property is currently zoned “Apartment Dwelling Second Density-2 (RA2) Special Provision 499 (SP-499). The proposed Zoning By-law Amendment is to zone the site to a site-specific Apartment Dwelling Second Density Exception Zone to permit the proposed apartment building with the following site-specific exceptions:

1. To permit a maximum height of 65 metres for an apartment building (Section 5.3.1 – Table 5.3).

2. To permit 1.23 parking spaces per unit (462 spaces) for a residential building containing more than 3 dwelling units. (Section 4.6.1 – Table 4.6).

3. To permit a Maximum Gross Floor Area of 453% of lot area (Section 5.3.1 – Table 5.3) 4. To permit no landscape buffer along the eastern lot line (Section 5.3.7.2). 5. To permit a 1 metre landscaped buffer along the western interior lot line (Section 5.3.7.2). 6. To permit a 1 metre interior side yard setback to the underground parking structure along

the western lot line (Section 5.3.1 – Table 5.3). 7. To permit a 0.63 metre front yard setback to the underground parking structure (Section

5.3.1 – Table 5.3).



4.0 PLANNING ANALYSIS The following is a review of the land use policy framework related to the subject lands and the potential implications for the subject site.

4.1 Provincial Policy Statement (2014) The Provincial Policy Statement 2014 (PPS) was approved on April 30, 2014 by the Ministry of Municipal Affairs and Housing and is applicable to the Site. The PPS provides a policy basis to guide land use planning in the Province. The entire PPS has been reviewed in detail. The following is a summary of the policies within the PPS that are particularly relevant as it relates to this proposal. As outlined in Policy 1.1.1, the PPS seeks to sustain healthy, liveable and safe communities by promoting efficient, cost-effective development and land use patterns, protecting resources for economic or environmental benefit and directing development away from areas of public health or safety risk. Furthermore, Policy 1.1.2 outlines, “sufficient land shall be made available through intensification and redevelopment…to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years”. The proposed development provides an opportunity for intensification, will utilize existing infrastructure and will not result in any environmental, public health or safety concerns, therefore is considered to be consistent with these policies. Settlement Areas are intended to be the focus of growth and their vitality and regeneration will be promoted. Section 1.1.3 of the PPS includes policies regarding Settlement Areas. Development within the Settlement Areas shall be based on a density and mix of land uses and efficiently use land and resources; are appropriate for and efficiently use infrastructure avoid the need for unjustified or uneconomical expansion of infrastructure; and provide for a range of uses promoting intensification and redevelopment. The Site is located within a Settlement Area (City of Barrie) and will provide for a residential use on an existing underutilized lot within an existing built-up area of the City. The proposed development provides for intensification on the Site therefore contributing to the intensification targets of the City. The Site will be fully serviced by Municipal infrastructure and the Site is located on a Municipal road with internal structured parking included within the developable limits on the property. Section 1.1.3.4 promotes appropriate development standards for intensification, redevelopment and compact form, and states "Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety." The proposed Official Plan Amendment and Zoning By-law Amendment incorporate the necessary intensification standards to facilitate the development and mitigate impacts to surrounding land uses.



Section 1.1.3.5 directs planning authorities to identify minimum intensification and redevelopment targets for built-up areas, and states, "Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas. The site is located within the built-up area and the 376 apartment units proposed for the site will assist the City with meeting the residential development target. Section 1.3 of the PPS hosts the Employment policies. 350 square metres (3,595.1 sq. ft.) of commercial space is proposed to be accommodated within the proposed building. This commercial use provides opportunity for on-site employment. This supports the policies of the PPS. Section 1.4 contains the housing policies of the PPS. The housing section is primarily a directive to planning authorities on how to plan for housing. The policies state that planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements. The proposed development helps the City meet this policy by providing a rental apartment option which has the potential to provide affordable housing for the residents of the City of Barrie. The development provides for intensification on the subject property at a higher density than the single detached dwellings that occupied the four lots. The site and provides for a density which efficiently uses the land, the existing infrastructure and neighbouring and City wide public service facilities. Section 1.6.6 of the PPS contains policies that promote the efficient use and optimization of existing municipal sewage and water services. The proposed development is to occur on full municipal services and the supporting studies submitted with the application demonstrate that capacity is available to service the proposed development. The studies demonstrate that the use can be sustained by water resources, that the use is feasible and is financially viable. Section 1.6.7 and 1.6.8 contains policies for transportation systems and transportation and infrastructure corridors. The site is adjacent to Highway 400, however the developable portion of the site is well setback from Highway 400. The topography of the site provides a natural separation between the highway and the Georgian Drive area of the City. The development proposal is compatible with and support of the Highway 400 corridor. Section 1.5 of the PPS contains polices pertaining to public spaces and recreation including how streets, spaces and facilities are to be safe, facilitate active transportation and foster social interaction. Municipalities are to plan for a full range and distribution of publically accessible built and natural settings for recreation. The redevelopment and intensification of this site provides for a density which efficiently uses the land, the existing infrastructure and City wide public service facilities. Due to the site’s proximity to nearby commercial uses, Royal Victoria Regional Health Centre, Georgian College and to Barrie Transit stops, the proposed high density redevelopment and intensification of the site supports active transportation options and public transit. The proposed development helps promote healthy, active communities as discussed in Section 1.5 of the PPS. Policies pertaining to infrastructure and public services facilities, including sewage, water and stormwater are in Section 1.6 of the PPS. The preferred form of servicing for settlement areas is municipal services. Generally these policies require infrastructure and public service facilities to be provided in a cost effective manner with the use of existing infrastructure being optimized. The



proposed redevelopment of the site would efficiently use the existing road infrastructure as improvements are not required to accommodate the proposed development. The proposed development would also efficiently use the transit infrastructure by providing a high density of potential users. Stormwater management is proposed to be accommodated on site. Section 1.6.7.4 requires that the distance and number of vehicle trips be minimized and transit and active transportation by supported by land use patterns, density and mix of uses, and states, "A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation." The redevelopment of the site for a high density residential use and convenience commercial uses that are in close proximity to schools, institutional uses, and commercial uses would minimize the distance and number of vehicle trips and support active transportation as an option for residents. An EIS was undertaken for the property. The findings of this study identified that the proposed development will not result in indirect or direct cumulative impacts to wildlife habitat functions attributed to the significant woodlands or related to endangered or threatened species. The proposal is consistent with the PPS and regulations of the Nottawasaga Conservation Authority and the City’s environmental policies. The NVCA reviewed the 2018 EIS report advised the there are no Natural Heritage concerns pertaining to the development. Section 3.0 of the PPS contains policies regarding the protection of Natural Hazards and Human-Made Hazards. In general, development shall be directed outside these areas as referenced in the PPS. The developable limits of the property have been determined by City of Barrie engineering staff, the Nottawasaga Conservation Authority and Pearson Engineering Services through a site visit and the preparation of a technical report that confirms the suitability of the site to support the proposed development. Based on a review of the applicable polices of the PPS, it is our opinion that the proposed Official Plan Amendment, Zoning By-law Amendment and Site Plan applications are consistent with the policies contained in the PPS.

4.2 Places to Grow – Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) was created by the Province to guide the building of stronger more prosperous communities through the management of growth. The Growth Plan contains various principles which are to guide decisions on how land is developed. The Growth Plan was reviewed in its entirety and the following sections outlines the most relevant policies. The vision and guiding principles of the Growth Plan provide the basis for the guiding of land use planning. The vision of the Growth Plan includes, among other matters, offering a variety of choices for living, making getting around easy, and providing for a healthy environment. The proposed development provides residents with affordable rental housing that is close to commercial uses, institutional use, recreational amenities and access to public transit. It is concluded that the proposed development has regard for the vision of the Growth Plan.



The Growth Plan principles, the policies support compact growth and complete communities which protect environmental features, support a range of housing options including affordable housing, and optimize the use of existing and new infrastructure to support a strong economy, among other matters. Furthermore, the Growth Plan directs a significant portion of new growth to the built-up area of the community, supports mixed-use, transit supportive, pedestrian-friendly urban environments, encourages municipalities to develop as complete communities, directs developments to settlement areas and areas which offer municipal water and wastewater systems, as well as other policies. Section 2 of the Growth Plan provides policies on ‘where and how to grow’. In accordance with Section 2.2.1 of the Growth Plan which includes policies for how to manage growth, and directs the majority of growth to Settlement Areas that have a delineated built boundary, have existing or planned municipal water and wastewater systems, and can support the achievement of a complete community. The site is located within a Settlement Area and is also located within the built boundary of the City. The site is to be serviced by existing municipal water and sewage system and the proposed development supports the development of a complete community by providing living opportunities in close proximity to institutional uses, existing commercial areas and services, as well as public transportation. The entire City of Barrie is a settlement area. The site will be fully serviced with municipal water and sewage services. Additionally, the proposed development includes a mix of residential unit types and provides commercial space in a built form that helps create compact development and a complete community. Policies related to housing are included in Section 2.2.6 of the Growth Plan. The housing policy section of the Growth Plan is a municipal wide planning directive primarily related to the development of a housing strategy that supports the achievement of minimum intensification and density targets while including policies for a diverse range of housing types and a mix of housing options (including affordable housing and affordable housing targets) and to support the achievement of complete communities. The proposed development provides affordable housing units to the City in an apartment building which provides for a mix of housing options for residents within a complete community. Section 3.2 of the Growth Plan provides for policies for infrastructure to support growth. The infrastructure planning section of the Growth Plan is a municipal wide planning directive primarily related to future infrastructure investment and expansion; the Site will be utilizing the existing water and waste water infrastructure in the area and no upgrades to municipal infrastructure are anticipated accommodate development of the site. The stormwater management design for the site considers is contained within the site's boundaries. Section 4 of the Growth Plan contains the policies for “protecting what is valuable” as it pertains to natural heritage and resources and includes the protection of areas that are part of Natural Heritage Systems. As stated in the Growth Plan, new development or site alteration must demonstrate that there are no negative impacts on key natural heritage features or key hydrologic features or their functions. Upon review of the Province’s Natural Heritage System mapping, the subject lands are not part of the Natural Heritage System.



The City of Barrie is subject to the Simcoe Sub-Area policies of Section 6 of the Growth Plan. These policies, among others, provide an emphasis which directs a significant amount of growth within the Simcoe Sub-area (being Simcoe County, Barrie and Orillia) to primary settlement areas with the City of Barrie being the principal primary settlement area. A forecasted population to the year 2031 is 210,000 people and 101,000 jobs. Several of the City’s policies, including the Residential policies have provided planning for this forecasted population. The development of this site will assist the City in meeting these forecasts. The specific policies in the Simcoe Sub-Area with respect to planning for primary settlement areas includes identifying and planning for intensification, planning to create complete communities, ensuring development of high quality urban form and public open spaces that create attractive and vibrant places that support walking and cycling and which are transit supportive. As identified previously in this report, the proposal for the subject lands assists the City in achieving these policy initiatives. Based on a review of the proposal and applicable polices of the Growth Plan, the proposed OPA and ZBA conforms with the policies of the Growth Plan for the Greater Golden Horseshoe.

4.3 Nottawasaga Valley Conservation Authority

A portion of the subject lands is within the jurisdiction of the Nottawasaga Valley Conservation Authority (NVCA) as illustrated Appendix 2, attached. The NVCA seeks to minimize risks posed by flood, erosion and other natural hazards by regulating development in the watershed. Under the Conservation Authorities Act (Section 28), the NVCA ensures that development proposals take into consideration all natural features such as wetlands to minimize the hazards associated with development in floodplains which are susceptible to erosion. Based on the comments received from the NVCA on August 17, 2018, the proposed development envelope is not within the regulated area, therefore no permit is required.

4.4 City of Barrie Official Plan

The subject property is designated “Residential’ in accordance with Schedule ‘A’ in the City’s Official Plan. The City of Barrie Official Plan (OP), indicates that Barrie is the regional growth centre for the area and Simcoe area’s principal urban area in terms of population, employment and the delivery of services and that growth is to be achieved through a mix of new development and intensification. Section 2.3 of the Official Plan sets out the assumptions about future trends and factors influencing the City of Barrie that have been used as the basis for the goals and policies of the



Official Plan. The proposed development helps to address the assumptions identified in Section 2.3 including the following:

(d) There will be a growing need to provide residential densities which are higher, more cost effective, energy efficient, and more environmentally sustainable than previous development in the City. It is expected that throughout the planning period, Barrie’s new housing stock will continue to include a large percentage of single detached units and a growing percentage of multiple family development at medium and high densities in order to provide a complete range of housing options for the City’s residents. Intensification represents an essential component of the City’s growth management strategy to minimize the infrastructure requirements of new development and to utilize existing services including transit, schools, and open space. (Mod C (g))

(e) There will be improved opportunities for efficiencies in public transit with the increased

residential densities along or in close proximity to transit routes, transit stations and the GO Transit line. (Mod C (h))

(g) Intensification, mixed land uses and increased density represent an opportunity to

develop complete communities, as intended by the Growth Plan, and in order to ensure success, urban design will be a key consideration in all developments. (Mod C (i))

The City’s growth management policies in Section 3.1 of the Official Plan provide for various complete community policies, infrastructure efficiency policies, and economic policies. The goal of Policy 3.1.1 (a) is to accommodate the projected needs for residential, employment and other land in order to achieve complete communities with a mix of jobs, local services house, open space, school, and recreation opportunities. The proposed development supports this goal by providing additional residential and commercial uses in an area that is designated for these types of uses. Section 3.1.2.3 (b) and (d) of the Official Plan recognize at least 40% of residential developments will be directed to the area within the built-up area of the City. The proposed development will assist in achieving the City’s intensification targets within the existing built-up area of the City, which is in-keeping with the Growth Plan policies. Section 3.3 of the General Policies provides goals and policies that apply to Housing and identifies that the City is to provide for an appropriate range of housing types, unit sizes, affordability and tenure arrangements at various densities and scales. The policies also promote design and density for new housing that efficiently uses lands, resources, infrastructure and public service facilities and support safe, vibrant, pedestrian and bike friendly streetscapes. Part of the complete community policies include ensuring a mix and range of housing types, high quality public spaces and easy access to local stores and services. Housing is also directed to locations where there are appropriate levels of infrastructure and public services existing or planned. The proposed development addresses all of these goals by providing a mix of land uses in an efficient pattern that utilizes existing infrastructure and will provide a population to existing and neighbourhood support public service facilities. The development also provides for a variety of unit sizes which provides an opportunity to increase the amount of affordable housing stock available in the City. Section 3.3.2.1 (a) states that the City will encourage the maintenance of reasonable housing costs by encouraging a varied selection with regard to size, density and tenure. The Zoning By-law will be amended to allow for innovative housing where it is recognized to be in accordance with good



land use planning principles. The proposed development will diversify the mix and range of housing types in the City by providing multi-unit housing in the existing built-up area of the City. The proposed development provides a variety of 1, 2 and 3 bedroom options that are more affordable than single-detached dwellings in the area. Section 3.3.2.1 (c) states that the City shall encourage residential revitalization and intensification throughout the built-up area in order to support the viability of healthy neighbourhoods and to provide opportunities for a variety of housing types. The proposed development is located within the existing built-up area in an area of the City where the planned character of the area is one of a mix of uses. The focal points of the area are the hospital and Georgian College. A variety of service uses, commercial uses and residential uses that support and these uses are found in the area. The proposed rental apartment is compatible with existing uses in the area and would support students and employees in an area where City studies have identified a need for additional rental housing opportunities. Section 3.3.2.1 (f) of the Official Plan encourages the provision of student housing facilities in the north eastern section of the City. While the proposed apartment is not specifically marketed to students, it would provide rental apartments in close proximity to Georgian College, is located on a major transit route. The site is also within walking distance to the hospital and Georgian College. Section 3.3.2.2 contains the affordable housing policies for the City of Barrie. Applicable policies include:

(a) It is a goal of this Plan to achieve a minimum target of 10% of all new housing units per annum to be affordable housing

(b) Low, medium and high density housing that will facilitate the availability of affordable housing will be encouraged where it is in accordance with the intent of the Official Plan. (Mod D (v))

(c) Affordable housing will be encouraged to locate in close proximity to shopping, community facilities, and existing or potential public transit routes such as arterial or collector roads.

(d) Consideration will be given to modifications to existing zoning and servicing standards that will facilitate the provision of affordable housing units in new residential developments where such revisions are in accordance with the intent of the Official Plan. (Mod D (w))

In the case of rental housing, Section 3.3.2.2(a) (ii) characterizes affordable housing as the least expensive of:

• unit for which the rent does not exceed 30% of gross annual household income for low and moderate income households; or,

• unit for which the rent is at or below the average market rent of a unit in the regional market area.

The rental rates for the proposed apartments have not been determined. However, due to the variety of unit sizes it is expected that at least 10% of the units will fall with be affordable rental units.



Section 3.3.2.2 d) recognizes that changes to zoning standards will be considered to facilitate affordable housing units. In accordance with this policy, the proposed apartment is expected to contain affordable housing units and a change to the zoning standards, including a proposed reduction in required parking, increase in the maximum permitted height, among other changes to the zoning standards in order to facilitate the development. Section 3.3.2.1 (g) and 4.2.2.2 (e) states that all residential densities are to be consistent with the Plan and where is high density residential development is proposed, a minimum of 54 units per net hectare shall be required. The proposed development is located within an urban area of the City and will result in a density of 500 units per net hectare. As mentioned, the subject property is designated “Residential’ in accordance with Schedule ‘A’ in the City’s Official Plan. Section 4.2 contains policies that apply to the Residential designation. Section 4.2.2.1 establishes permitted uses and subsection (a) states: “for lands designated Residential the predominant use shall be for all forms of and tenure of housing”. The proposed apartment building is a permitted use. Subsections (b) though (f) establish other permitted uses for the Residential designation. The building proposes commercial uses on the main floor of the building that are permitted in accordance with subsections (b) through (f). Section 4.2.2.2 (e) establishes residential density policies and indicates that high density residential development is considered development to be in excess of 54 units per net hectare. Section 4.2.2.3 (b) establishes location requirements for medium and high density residential development that indicate that medium and high density residential development is encouraged to locate in Intensification Nodes and Corridors, and are generally directed towards areas that are:

i) adjacent to arterial or collector roads; ii) in close proximity to public transit, and facilities such as schools, parks, accessible

commercial development; and, iii) where planned services and facilities such as roads, sewers and watermains, or other

municipal services are adequate. The site is located on an arterial road, located on a transit route, in close proximity to the hospital, Georgian College and commercial uses. Based on the supporting studies submitted with the application, the infrastructure and servicing in the area is appropriate to support the proposed development. Section 4.2.2.3(c) states that, "high density development in excess of 150 units per hectare shall be restricted to locations within the City Centre unless an amendment considering the criteria noted in (b) above and other relevant policies of this Plan has been approved." The proposed apartment building has a density of 500 units per hectare and is located outside of the City Centre. As a result, an Official Plan Amendment is required. As detailed previously, the proposed development conforms to section 4.2.2.3 (b) of the Official Plan. Policy 4.2.2.3 (e) states that Convenience Commercial uses may be permitted in suitable locations generally at the intersection of collector roads and local roads in a location central or easily accessible to the neighbourhood trade area. The proposed commercial floor area can accommodate potential convenience uses as a tenant on the ground floor of the building.



Although the subject lands are not located at an intersection of a collector road, the site is in close proximity to existing commercial uses to the west and south. The residential design policies of Section 4.2.2.4 have been considered in the design of the site. An urban design brief has been prepared by MHBC in support of the project and to specifically address the City’s design policies contained in the Official Plan. Please refer to the urban design brief for further analysis of the design policies. Section 4.2.2.6 of the Official Plan contains intensification policies. The policies focus intensification to the Urban Growth Centre followed by Intensification Nodes, Intensification Corridors and the Major Transit Station Areas. Section 4.2.2.6 contains the policies upon which to evaluate residential intensification proposals that are outside of the above noted intensification areas. Proposals outside of intensification areas are required to demonstrate the following as outlined in Section 4.2.2.6 (d):

i) that the scale and physical character of the proposed development is compatible with, and can be integrated into, the surrounding neighbourhood;

ii) that infrastructure, transportation facilities, and community facilities and services are available without significantly impacting the operation and capacity of existing systems;

iii) that public transit is available and accessible; iv) that the development will not detract from the City’s ability to achieve increased

densities in areas where intensification is being focused; v) that sensitive, high quality urban design will be incorporated into the development

including the efficiency and safety of that environment; and vi) that consideration is given to the preservation of heritage resources.

Section 4.2.2.6 also states:

Schedule I of this Plan identifies the intensification areas of focus. Applications outside these areas will be considered on their merits subject to the planning principles and policies of this Plan. Applications that propose higher densities than existing conditions will not be treated favourably simply because they satisfy the definition of ‘intensification’ and contribute towards the City achieving its intensification and density targets. (Mod E (u))

The proposed development satisfies the policies of Section 4.2.2.6 (d) as follows:

(i) The scale and physical character of the building is larger than other buildings in the area. However; the proposed building is compatible with surrounding land uses. The proposed development is adjacent to a medium density development to the east, which provides a transition from the lower density residential uses further to the east on Georgian Drive. The site is currently zoned for high-density residential uses, and the proposed amendments facilitate additional building height; though not negatively impact the character of the area. The site is uniquely located and is anticipated to not have a negative impact on the character of the area or the surrounding land uses.

(ii) The studies completed in support of the proposed development indicate that

the infrastructure in the area is suitable for the proposed development and the



existing transportation infrastructure in the area is also capable of the supporting the development. Existing community facilities and services within this area of the City would appear to be appropriate to provide services to the proposed development.

(iii) Public transit is available at the site. The site’s close proximity to local amenities

allows for convenient pedestrian access to the surrounding neighbourhood, public parks to the south and public transit stops directly in front of the proposed building.

(iv) The proposed development will not detract from the City’s ability to achieve

increased densities in areas where densification is to be focus. The proposed development will service the Georgian Drive neighbourhood and provide housing opportunities for employees and students of the college, employees of the hospital and employees of nearby commercial and service uses.

(v) As outlined in the Urban Design Brief, the project contains a high quality of

urban design. The proposed development will enhance the visual character of the surrounding area through the use of modern architectural treatments in keeping with the hospital and College. The Site Plan has been carefully designed to provide a safe environment for existing and future residents of the area.

(vi) A Natural Heritage Study has been completed to consider the significance of

the woodlands located on the site. The infill development has been located on the southern portion of the site to provide a generous setback from the natural features on the northern portion of the site, save and except the area for stormwater management. The conclusions of the study have indicated that the development can proceed on the site without impact to the natural heritage features. There are no built or cultural heritage resources associated with the site.

Section 5.4 contains goals and policies that apply to transportation. Section 5.4.2.1 states,

(a) The road network existing and proposed is shown on Schedule D - Roads Plan and

Schedule E – Road Widening Plan. (Mod F (r)) These maps, together with the following policies, will be the basis for the provision of roads and right-of-way widths within the City. Development proposals may be subject to conditions related to transportation improvement as outlined in the City’s Transportation Study, updates thereto and the Development Charges By-law.

(b) It is intended that the street system servicing the City will be developed in

accordance with the pattern shown on Schedule D. As a condition of approval of applications for development under the Planning Act, the City will acquire road widening in accordance with Schedule E.

(f) Any development in any land use designation located within the Ministry of

Transportation Highway 400 permit control area will be subject to Ministry



approval. Ministry permits may be conditional on, but not limited to, the review and approval of traffic studies and/or storm water management reports which assess site impacts on Highway 400 and identify the need for development-driven highway improvements in accordance with Ministry Guidelines.

In accordance with the transportation policies, a road widening has been provided to Georgian Drive in accordance with the Official Plan schedules. In addition, pre-consultation with the Ministry of Transportation has occurred, and the Ministry of Transportation Permit will be required prior to any development proceeding. The Ministry of Transportation will be active participants in the Site Plan process. Section 6 contains the Official Plan implementation policies. Section 6.1.5 provides guidance with respect to density calculations and states:

"Density calculations relating to proposed development within the City shall not include lands designated as Environmental Protection Areas in this Plan. In designated greenfield areas, density shall be calculated in accordance with Section 2.2.7.3 of the Growth Plan. (Mod G (e))."

The calculations with respect to density, lot coverage and gross floor area have been calculated to exclude the non-developable area on the norther portion of the property. The developable limits are detailed in the supporting studies that accompany the application submission. Section 6.3 contains the goals and policies related to Site Plan Control. These goals and policies have been considered throughout the design of the proposed development. Policy 6.4 (a) states that as a condition of development of land for residential or institutional purposes, the City may require the conveyance of land for park purposes or the equivalent cash-in-lieu in accordance with the provisions of the Planning Act and the following criteria or combination thereof:

i) development of densities of less than fifteen units per net hectare will require up to a five percent land dedication.

ii) development of densities greater than fifteen units per net hectare will require a dedication of up to one hectare per 300 units

The proposed development will provide cash in lieu of parkland dedication as a component of the development approval process, helping to contribute to purchasing new parkland enhancing existing parkland in the City. Section 6.5 outlines the urban design guidelines for the City of Barrie. Section 6.5.2.2 outlines general design guidelines related to the building and siting. Applicable sections include: (a) Building and Siting

i. Buildings should be designed to complement and contribute to a desirable community character in terms of massing and conceptual design.



ii. The design of a building's roof should screen mechanical equipment from public view and contribute to an attractive streetscape.

iii. Large exposed blank walls should be avoided. All visible sides of a building should be finished and treated similarly to the front. Where exposed walls exist, screening through landscaping should be encouraged.

iv. Cultural heritage resources and cultural facilities shall be conserved pursuant to the City’s Heritage Strategy. (Mod G (o))

v. Building entrances should be well-defined and accessible to pedestrians and the handicapped persons with disabilities.

vi. Pedestrian links should be designed to promote the safety of the user and be fully accessible between the commercial and residential properties.

vii. Corner locations should emphasize the building, not the car, as the dominant feature of the site. Setbacks at these corner locations should accommodate space for landscaping, pedestrian amenities and interesting architectural features

b) Parking Areas

i. Linking parking areas, driveways and access points should be encouraged to reduce the number of turns onto and off the major road. These mutual entrances will be encouraged and clearly identified.

ii. Adequate disability parking spaces will be provided where required. iii. Properties of depths greater than 60 metres (200 feet) should have smaller parking

areas, divided by landscaped islands and strips. The visual impact of these parking lots should be softened through berming and planting.

Additional design policies for tall buildings are included in Section 6.6. The design guidelines of the Plan have been considered in the design of the building and further details regarding conformity with these policies are provided in the Urban Design Brief submitted in support of the application. The proposed OPA, ZBA and Site Plan conforms to the policies of the OP. Specifically, the proposed OPA conforms to the OP policies pertaining to intensification outside of designated growth areas. The building proposes at grade commercial uses and a mix of apartment unit sizes that will provide rental housing opportunities to individuals working and attending post-secondary education in the community. Based upon review of the policies contained in the City of Barrie Official Plan, the proposed development conforms to the intent and policy direction of the Official Plan.

4.5 City of Barrie Zoning By-law The site is located within the “Apartment Dwelling Second Density-2 (RA2) Special Provision 499 (SP-499) Zone” in the City’s Zoning By-law, as illustrated in Figure 5. In order to facilitate the proposed development, the Site is required to be zoned to add additional requirements to the site specific zoning of the site. The following is summary of the zoning provisions applicable to the proposal. The items requiring a site specific amendment are included in bold.



PROVISION REQUIREMENT PROVIDED

5.3 Lot Area (min.) 1,300 square metres

17,260 square metres (full site) 7,485 square metres

(development constraint and road widening)

5.3 Lot Frontage (min.) 30 metres 104 metres

5.3 Front Yard (min.) 7 metres 0.63 metres (to underground parking structure)

5.3 Interior Side Yard (min.) – East 5 metres 6.2 metres 5.3 Interior Side Yard (min.) –

West 5 metres 1 metre (to undergound parking structure)

5.3 Rear Yard (min.) 7 metres 10 metres (EP Boundary)

5.3 Dwelling Unit Floor Area (min.) 35m2 / dwelling unit + 10

m2/bedroom 45 m2

58 sq. m (smallest one bedroom unit)

5.3 Lot Coverage (max.) 35% 57% 5.3 Landscaped Open Space (min.) 35% 43 %

5.3 G.F.A. (max.) 200% 453%

(196.5% utilizing entire site area)

6.3.4.3 (e) Amenity Area (min.) 12 m2/unit (4,416 m2) Shall be consolidated

N/A to apartment buildings

278 square metres (Indoor) 527 square metres (Outdoor)

5.3.2 (b) Building Height (max.) 45 metres 65 m (average grade)

4.6.1 Parking (min.)

1.5 spaces per unit @ 2.7m x 5.5 m = 552 spaces

1 space/30 m2 of GFA @ 2.7m

x 5.5 m (Commercial) = 15 spaces

Total – 567 Spaces

(incl. 18 barrier-free spaces)

1.23 spaces/unit 462 spaces (total)

The site is proposing to

provide 75 visitor parking spaces to be shared with the

commercial land use.

Drive Aisle Width (min.) 6.4 m 6.4 m

Barrier Free (min.)

9 Type A spaces @ 3.4 m x 5.5 m & 9 Type B spaces @ 3.1 m x

5.5 m

Each barrier-free space shall contain a 1 .5 m access aisle.

15 Barrier Free spaces

Parking Coverage for Apartment Buildings (max. % of lot area) 35% 0%

Apartment Building Parking in the Front Yard (% of required parking)

20% 0%

Landscaped Buffer Strip 3 m landscape buffer where parking abuts a residential

1 metre along western property boundary.



zone. &

3 m along sides and rear for any lot containing an apartment building

0 metres along eastern

property boundary

5.3.7.1 Fencing (min.)

2 m (tight board fence) *Parking area with 4 or more spaces abutting residential

zone*

1.5 m chain-link fence abutting Environmental Protection

Areas

1.5 m chain-link fence along the rear to delineate EP lands

from the Residential (developable) portion of the

site

The proposed Zoning By-law Amendment has been drafted to implement the proposal on the subject property through the following provisions:

1. A maximum height of 65 metres for an apartment building (Section 5.3.1 – Table 5.3). 2. A minimum parking standard requirement of 1.23 spaces / unit for a residential building

containing more than 3 dwelling units (Section 4.6.1 – Table 4.6). 3. A Maximum Gross Floor Area of 453% (Section 5.3.1 – Table 5.3) 4. No minimum required landscaped buffer strip on the eastern interior lot line (Section

5.3.7.2). 5. A 1 metre landscaped buffer strip along the western interior lot line (Section 5.3.7.2). 6. A minimum interior side yard setback of 1 metre along the western property boundary

(Section 5.3.1 – Table 5.3). 7. A 0.63 metre front yard setback to the underground parking structure (Section 5.3.1 –

Table 5.3). Rationale for these amendments to the City of Barrie’s Zoning By-law are as follows: Building Height The new building proposed a height of 65 metres within the Apartment Dwelling Second Density-2 (RA2) Special Provision 499 (SP-499) Zone. The proposed step-back design of the development softens the view of the building from Georgian Drive. The proposed height will meet the tall building guidelines of the City. Minimum Parking Standard Requirement As illustrated on the Site Plan, 462 parking spaces are proposed to service the development consisting of 376 rental residential units and 350 square metres of commercial space. Based on the City of Barrie Zoning By-law, the proposed development is required to provide 1.5 parking spaces per unit and 1 parking space per 30 square metres of commercial space. Therefore, the proposed residential building requires a total of 563 residential parking spaces and 12 commercial parking spaces based on the City’s By-law rates. A total of 462 parking spaces are proposed to support the subject development at a rate of 1.23 parking spaces per residential unit which results in a deficit of 113 parking spaces.



The City of Barrie’s Zoning By-law requires one parking space per 30 square metres of commercial space. Since 350 square metres of commercial space is proposed, a total of 12 parking spaces are required to support the commercial use. The zoning by=-law does not establish minimum parking requirements for apartments. The site is proposing to provide 75 visitor parking spaces to be shared with the commercial land use. In accordance with the Transportation study prepared by WSP, this was determined to be reasonable as both parking supplies must be available to the public. As noted in the Transportation Study prepared by WSP, there are a number of amenities that are accessible from the location of the proposed development which include, the hospital, Georgian College, and a number of other commercial and service uses. The demand for parking is anticipated to be reduced as a result of the proximity to the hospital, Georgian College, and other commercial and service uses. The site is also on a transit route. Additional analysis to support the reduction of parking is provided in the Transportation Study prepared by WSP dated April 1, 2019. Minimum Landscaped Buffer The minimum required landscaped buffer width is 3 metres. The development proposes a landscaped buffer of 1 metre adjacent to the west interior lot line. The parking garage protrudes from the ground along the western portion of the building at a height of approximately 1.2 metres at the southwest corner of the building. The remainder of the building is stepped back 7.58 metres from the western interior side lot line with the area above the parking garage to be landscaped. No landscaped buffer is proposed along the eastern interior side lot line. An existing shared driveway is located along the eastern interior side lot line and as a result, it is not possible to establish a landscaped buffer at this location. Natural landscaping features have been provided along the walkway to the east of the proposed building. Front Yard Setback A reduction in front yard setback is required to accommodate the parking garage which protrudes 1.2 metres from the grade along the front of the building. The main portion of the building is located on top of the parking garage, which is set back 0.65 metres from the front lot line. The area on top of the parking garage between the front lot line and the building is proposed to be landscaped. The reduced front yard setback to accommodate the parking garage will provide a consistent element of streetscape across the front of the property and the step-back design of the building will ensure that there is an appropriate setback between the main portion of the building and the front lot line. This is an urban design element which is discussed in detail in the Urban Design Brief. Gross Floor Area The Zoning By-law establishes restrictions on gross floor area for the Apartment Dwelling Second Density-2 (RA2) Zone. The maximum permitted gross floor area in the RA2 Zone is 200 % of the area of the lot. The proposed building would establish a gross floor area of 453 % of the area of the lot. The increase in gross floor area percentage is necessary in this instance, to facilitate the



proposed 19-storey building. Justification has been provided throughout this report and within the Urban Design Brief for the increase in floor area and proposed building height. The site is unique in that there is a significant amount of lands to be zoned Environmental Protection to the north of the development envelope. The gross floor area percentage has been calculated using only those lands within the development area on the property. If the entire area of the property were included, the proposed development would comply with the maximum permitted gross floor area percentage of 200 percent. Lands proposed to be zoned Environmental Protection are not capable of supporting future development. These lands will remain in their natural state and the result will be a balance between built form and will create a relationship of built form and undeveloped lands that is intended by the inclusion of the gross floor area percentage requirements of the Zoning By-law Section 5.2.6 of the City’s Zoning By-law states that the maximum space permitted for a commercial use in an apartment building is 25%. As the GFA of the proposed building 32,710 square metres, therefore a maximum of 1,481 square metres is permitted. This development proposed 350 square metres of commercial space to be located in the proposed apartment building, the amount of commercial space is in compliance with this section of the City’s Zoning By-law. The draft Zoning By-law Amendment, provided in Appendix A, adds the site-specific provisions summarized above. The proposed Zoning By-Law Amendment implements Provincial Policy Statement and conforms to the Official Plan.



5.0 SUPPORTING DOCUMENTS

5.1 Environmental Impact Study An Environmental Impact Study (EIS) was prepared by Azimuth Environmental Consulting Inc., for the proposed development. The study concluded that there should be no expectation that the development would result in contravention of the Endangered Species Act but that certain mitigation measure should occur. The recommendations and mitigation actions of the EIS include the following:

• Recognize the development limit established on the property as shown on the Plan of Survey as the limit of Level 1 - Significant Woodland (Please refer to EIS);

• Establish the Tree Preservation Zone as recommended on the Tree Inventory / Preservation Plan;

• Enact the recommendations of the Tree Inventory/Protection Plan (John D. Bell Associates Ltd. November 21, 2018);

• Remove trees/cedar hedges between September 1 and March 31; • Establish and implement a sediment and erosion control plan conforming to best

management practices and City of Barrie engineering design standards, to protect woodlands located adjacent to areas of grading and filling; and

• Monitor the function of the proposed storm water dispersion basins to ensure that water discharged from the basins is not eroding the adjacent woodland, taking steps as necessary for remediation.

A Butternut tree was identified on the subject property while conducting the EIS. This tree is also identified on the Tree Preservation and Inventory Plan prepared by John D. Bell & Associates and a 25 metres setback from the tree has been establish as recommended in the Tree Preservation Plan. According to the review by Azimuth the proposed development will not result in indirect or cumulative impacts to wildlife habitat functions related to significant woodlands or Endangered or Threatened Species. An Addendum to the December 2018 EIS was completed on April 3, 2019 which focused on the stormwater management facility location for the proposed development and provided the following recommendations:

• Complete a site visit to identify opportunities for retention of trees of the woodland having potential to function as habitat for Endangered bats;



• Complete a site visit to search for Butternut located within and adjacent to areas of tree clearing required to construct the SWM outlet and infiltration basin;

• Establish the Tree Preservation Zone as recommended on TP-1 (John D. Bell Associates Ltd. April 1, 2019);

• Enact the recommendations of the Tree Inventory/Protection Plan (John D. Bell Associates Ltd. April 1, 2019);

• Remove trees between September 1 and March 31; • Establish and implement a sediment and erosion control plan conforming to best

management practices/City of Barrie engineering design standards, to protect woodlands located adjacent to areas of the wooded slope impacted to construct the SWM outlet and infiltration basin;

• Establish a landscape plan for treatment of the SWM outlet and infiltration basin with the primary objective of stabilizing the slopes/managing erosion hazard;

• Establish a monitoring plan to ensure the landscape plan implemented for treatment of the SWM outlet and infiltration basin effectively mitigates erosion hazard, taking steps as necessary for remediation.

Overall, the addendum concluded that construction of a SWM outlet and infiltration basin within woodlands of the property can be achieved with no negative impact to Significant Woodlands and related habitat functions, including habitat of Endangered and Threatened species.

5.2 Functional Servicing Report and Stormwater Management Report

The Functional Servicing and Stormwater Management Report prepared by Pearson Engineering, verifies that the proposed development is feasible from a municipal servicing and stormwater management perspective. The existing municipal water infrastructure on Georgian Drive can accommodate the proposed water demands. The water distribution system provides adequate fire flow and domestic design flow requirements. The Report noted that sanitary servicing will be appropriately accommodated by existing and proposed infrastructure. Stormwater quantity control will be provided on site using a depressed storage basin on the north side of the apartment building. All stormwater flows from the proposed building will converge internally, and outlet at two location into the depressed storage basin. The analysis and conceptual design outlined in in the Function Servicing and Stormwater Management Report demonstrates that the servicing for the proposed development is feasible.



5.3 Geotechnical and Hydrogeological Investigations

A Geotechnical and Hydrogeological Investigation was prepared by Golder Associates., dated December 22, 2018. The purpose of the investigation was to assess the existing subsoil and groundwater conditions encountered in the boreholes. The following key conclusions and recommendations were provided:

• All surficial vegetation, topsoil, old foundations, other structures and any deleterious material should stripped/removed from the proposed development area

• All exterior footings and footings in unheated areas should be provided with at least 1.5 metres of earth cover after final grading to minimize the potential for damage from frost action

• The exposed subgrade should be proof rolled in conjunction with an inspection by Golder and remedial work should be carried out on any softened, disturbed, wet or poorly performed zones.

• The floor slabs should be structurally separate from the foundation walls and columns. • An underfloor drainage system, connected to sumps, should be provided to collect

seepage and to minimize pore water pressure build-up on the underside of the floor slab. • A composite drainage system or equivalent should be provided to the exterior walls of the

proposed extension. • All excavations should be carried out in accordance with the Occupational Health and

Safety Act and Regulation for Construction Projects • Various recommendations have been made in regard to the excavation process and

storing of excess materials in stockpiles. • Recommendations have been provided to ensure the site is designed to withstand

earthquake hazards. • Control measures may be required depending on the depth and composition of the

excavation.

5.4 Noise Impact Feasibility Study A Noise Impact Feasibility Study has been completed by J.E. Coulter Associates Ltd. dated April 5, 2019. The purpose of the study was to document and analyze any potential noise impact from transportation and stationary noise sources. The conclusions of the report include the following:

1) All suites will require central air conditioning. All units will also require a warning clause to be inserted into all purchase/lease agreements indicating that the sound levels have exceeded MECP's noise criteria.

2) Roadway noise will impact the development. A Warning Clause is included in Appendix C of the report and is required to notify occupants about the presence of the roadways.

3) The mechanical system plans should be examined by an acoustical consultant for noise from the cooling tower, ventilation openings, parking exhausts, and diesel generator sound, which may require treatment to meet the noise guidelines. Minor noise



attenuation measures may be required to meet the noise guidelines at or in the proposed building as well as at residential neighbours.

Provided mitigation measures are used, the development will conform to the applicable noise requirements as outlined in the Noise Report.

5.5 Site Lighting Photometrics Plan A Site Lighting Photometrics Plan has been prepared by Genuine Engineering Co. for the proposed development. As shown in the Site Lighting Plan, staggered round pavilion lighting features have been included along the front of the proposed building. Six lighting features have been proposed along the side of the building to provide for illumination for vehicular and pedestrian traffic entering the underground and at-grade parking from the western extent of the property. Please refer to the site lighting and photometrics plan for further details for the proposed development.

5.6 Arborist Report and Tree Inventory / Preservation Plan

An Arborist Report and Tree Inventory/ preservation Plan was prepared by John D. Bell Associates Ltd., dated December 21, 2018. The intent of the Report was to conduct an inventory of the existing trees within the boundaries of the subject lands. Trees will be removed in the development area of the site. Accordingly, replacement trees are provided as part of the landscape plan to assist with replacement of the canopy. It is noted that one butternut (#10 on the tree preservation plan) has been identified in the close proximity of the North East corner of the lot. As such, a 25 metre radius preservation zone is being proposed to protect the butternut habitat. A summary of the tree data is provided in the Tree Inventory/Preservation Plan prepared by John D. Bell Associated Ltd.

5.7 Shadow Impact Study A Shadow Impact Study was prepared by A & Associates Architects Inc. dated April 5, 2019. The aim of the study was to determine illustrate shadows casted by the proposed apartment building



during the months of April, June, September and December to determine whether shadows generated will impact adjacent properties. Please refer to the full shadow study that accompanies the submission.

5.8 Transportation Study A Transportation Study dated April 1, 2019 was prepared by WSP to assess the impact the development would have on the adjacent roadway and to provide recommendations regarding the provision of safe and efficient traffic infrastructure and services. The Transportation Study is comprised of four components that include the Traffic Impact Study, Parking Demand Study, Site Plan Review and the Transportation Demand Management Plan. The conclusions and recommendations of the Traffic Impact Study include the following: Traffic Impact Study

• Traffic generated by the proposed development (118 AM peak hour trips and 6 PM peak hour trips) will have negligible impacts on nearby intersections and the intersections will continue to operate at acceptable levels of service.

• No boundary road improvements are required as a result of site traffic Transportation Demand Management Plan (TDM)

• The proposed TDM recommends various programs and initiatives to reduce the number of single occupant vehicle trips.

Parking Demand Study • The proposed parking reduction from 575 required parking spaced to 462 parking spaces

was found to be acceptable for the site. Site Plan Review

• All anticipated on-site vehicle movements can be accommodated. • The proposed site access provides adequate sight distances, site access spacing,

configurations and dimensions in conformance with municipal standards. Overall, the Transportation Study concluded that the traffic generated by the proposed development is expected to have a minimal impact on the surrounding traffic network and no road network improvements are required to support the proposed development.

5.9 Water Balance Assessment A Water Balance Assessment dated March 29, 2019 was completed by Golder Associates Ltd. to provide a conceptual water balance for the proposed development. The purpose of the water balance assessment was to compare average monthly and average annual surplus (runoff + infiltration), under existing and proposed conditions, and recommend Low Impact Development (LID) features were identified.



6.0 CONCLUSION The subject lands are located within the Residential designation in the City of Barrie. The goal of the Residential designation is to offer residential densities which would support public transit use and contribute to the City achieving its intensification and density targets. The proposed development will provide for 376 rental apartment units that will contribute to current and future demand for affordable housing in the City of Barrie. The proposed Official Plan Amendment and Zoning By-law Amendment would facilitate development that is consistent with the PPS, conforms with the Growth Plan, and is in conformity with the City of Barrie Official Plan, including the intensification policies that apply to intensification that is proposed outside of intensification areas. The proposed site specific development standards facilitate a building and uses that is compatible with surrounding land uses. The amendments represent good land use planning. Respectfully submitted, MHBC Jamie Robinson, BES, MCIP, RPP

Figures

PENE

TANG

UISH

ENE R

OAD

GEORGIAN DRIVE

JOHN

SON

ST

HIGHWAY 400

TOWNSHIP OF SPRINGWATER

CITY OF BARRIE

TOWN

SHIP

OF O

RO-M

EDON

TE

GeorgianCollege

RVHHospiceSimcoe

Quarry Ridge

Gallie

Cou

rt

CheltenhamPark

City of Barrie

LOCATION MAP

290, 294, 298 & 302Georgian Drive

JANUARY 2019

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LegendSubject PropertyMunicipal Boundary

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FIGURE 1


CITY OF BARRIE

City of Barrie

CITY OF BARRIEOFFICIAL PLAN

290, 294, 298 & 302Georgian Drive

JANUARY 2019

Document Path: N:\Barrie\Atria - 290-302 Georgian Drive -18174A\Drawings\Figures\GIS\OP_LandUse_Location.mxd

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FIGURE 2

Schedule A - Land Use

Legend

ResidentialBusiness ParkMajor InstitutionalOpen SpaceEnvironmental Protection Area

Subject Property


CITY OF BARRIE

City of Barrie

CITY OF BARRIEOFFICIAL PLAN

290, 294, 298 & 302Georgian Drive

JANUARY 2019

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FIGURE 3

Schedule B -Planning Areas

LegendSubject PropertyGeorgian Drive Residential Planning Area


CITY OF BARRIE

I-M

EP

OS

EP

R2

R3

OS

R3

R1

BP (SP-420) R3

R1

R2

R2

R2

I-M (SP-505)

R3

RA2-2 (SP-499)

R3

RM2-TH RM1

RM1

BP (SP-356)

RM2-TH

BP (SP-420)

RM2 (SP-511)

R3

BP (SP-356)

R2 R4

R4

OS

R4

EP

BP (SP-356)

R2

BP (SP-420)(SP-421)

RM2 (SP-511)

RM2-TH

EP

RH

City of Barrie

CITY OF BARRIE

290, 294, 298 & 302Georgian Drive

JANUARY 2019

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FIGURE 5

Zoning By-law 2009-141

LegendSubject Property

BPEPI-MOSR1R2R3R4

RA2-2RH

RM1RM2

RM2-TH

-Business Park-Environmental Protection-Major Institutional-Open Space-Residential Single Detached Dwelling First Density-Residential Single Detached Dwelling Second Density-Residential Single Detached Dwelling Third Density-Residential Single Detached Dwelling Fourth Density-Residential Apartment Dwelling Second Density - 2-Residential Hold-Residential Multiple Dwelling First Density-Residential Multiple Dwelling Second Density-Residential Multiple Dwelling First Density - Townhouse

Appendix 1

BY-LAW NUMBER 2019 - _________

A By-law of the Corporation of the City of Barrie to amend By-law 2009-141, a land use control by-law to regulate the use of land, and the erection, use, bulk height, location and spacing of buildings and structures in the City of Barrie.

WHEREAS the Council of the Corporation of the City of Barrie deems it expedient to amend Zoning By-law 2009-141 to establish zones and provisions that will apply to lands legally described as Part Lot 6, Concession 1, Vespra, in the City of Barrie.

AND WHERAS the Council of The Corporation of the City of Barrie adopted Motion XX-X-XX

NOW THEREFORE the Council of the Corporation of the City of Barrie enacts the following:

1. THAT the zoning map is amended to include the zoning of Part Lot 6, Concession 1, Vespra, in the

City of Barrie being rezoned from Apartment Dwelling Second Density-2 (RA2) Special Provision 499 (SP-499) Zone to the Apartment Dwelling Second Density-2 (RA2) Special Provision XXX (SP-XXX)” Zone under By-law 2009-141, as amended, in accordance with Schedule “A” attached to this By-law.

2. THAT notwithstanding the provisions set out in Table 5.2 of By-law 2009-141, a maximum height

of 65 metres for an apartment building shall be permitted in the Apartment Dwelling Second Density-2 (RA2) Special Provision XXX (SP-XXX)” Zone.

3. THAT notwithstanding the provisions set out in Table 4.6 a minimum parking standard requirement of 1.23 spaces / unit for a residential building containing more than 3 dwelling units shall be permitted.

4. THAT notwithstanding the provisions set out in Table 5.3 of By-law 2009-141, a maximum permitted gross floor area of 435% of lot area shall be permitted in the Apartment Dwelling Second Density-2 (RA2) Special Provision XXX (SP-XXX)” Zone.

5. THAT notwithstanding the provisions set out in Section 5.3.7.2 of By-law 2009-141, a landscape

buffer strip along the eastern interior lot line shall be required.

6. THAT notwithstanding the provisions set out in Section 5.3.7.2 of By-law 2009-141, a minimum landscaped buffer width shall be 1 metre along a portion of the western lot line.

7. THAT notwithstanding the provisions set out in Table 5.3, a minimum 0.63 metre front yard setback to the underground parking structure shall be required and a minimum 1 metre interior side yard setback to the underground parking structure shall be required.

8. THAT all other provisions of By-law 2009-141, as amended, shall apply.

9. THAT this By-law shall come into force and effect immediately upon the final passing thereof.

READ a first and second time this ______ day of ___________________, 2019.

READ a third time and finally passed this _____ day of ____________________, 2019.

THE CORPORATION OF THE CITY OF BARRIE

_________________________________ MAYOR - J.R. LEHMAN

_________________________________ CITY CLERK - WENDY COOKE

Appendix 2

City of Barrie

NOTTAWASAGA VALLEYCONSERVATIONAUTHORITY

290, 294, 298 & 302Georgian Drive

JANUARY 2019

Document Path: N:\Barrie\Atria - 290-302 Georgian Drive -18174A\Drawings\Figures\GIS\NVCA_Location.mxd

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APPENDIX 2

Environmental Mapping

LegendSubject PropertyWatercourseNVCA Regulated AreaSignificant Groundwater Recharge AreaHighly Vulnerable AquiferCity Boundary

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