YONGE STREET APARTMENT - Barrie Hall/Planning-and-Development...Planning Justification Report CITY...
Transcript of YONGE STREET APARTMENT - Barrie Hall/Planning-and-Development...Planning Justification Report CITY...
150 DUNLOP STREET EAST, SUITE 201BARRIE, ON L4M 1B1
TEL: (705) 812-3281FAX: (705) 812-3438
EMAIL: [email protected]: www.ipsconsultinginc.com
IPSINNOVATIVE PLANNING SOLUTIONSP L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S
IPS
YONGE STREETAPARTMENT
PLANNING JUSTIFICATION REPORT481 Yonge Street
PLAN M-453 BLK 113IPS NO. 18-816
May 2019
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE i
481 Yonge Street
Block 113, Registered Plan 51M-453
CITY OF BARRIE,
COUNTY OF SIMCOE
APPLICATION FOR
ZONING BY-LAW AMENDMENT
PREPARED BY
INNOVATIVE PLANNING SOLUTIONS
150 DUNLOP STREET EAST, SUITE 201
BARRIE, ONTARIO L4M 1B2
TEL: (705) 812-3281
FAX: (705) 812-3438
ON BEHALF OF
481 YONGE DEVELOPMENTS INC.
MAY 2019
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE ii
TABLE OF CONTENTS
1.0 Introduction ........................................................................................................... 1
2.0 Site Description and Surrounding Land Uses .................................................... 3
3.0 Description of Development ............................................................................... 9
3.1 Background ......................................................................................................... 9 3.2 Conceptual Site Plan ......................................................................................... 9 3.3 Zoning By-law Amendment ............................................................................. 14 3.4 Technical Reports ............................................................................................. 17
4.0 Neighbourhood Meeting .................................................................................. 17
5.0 Planning Policy and Analysis ............................................................................. 19
5.1 The Planning Act – Provincial Interest ............................................................ 19 5.2 Provincial Policy Statement (2014) ................................................................. 20 5.3 Places to Grow - Growth Plan for the Greater Golden Horseshoe ........... 22 5.4 City of Barrie Official Plan ................................................................................ 25
6.0 Conclusion ........................................................................................................... 33
LIST OF FIGURES
Figure 1. Location of Subject Lands ............................................................................... 2
Figure 2. Official Plan Designation ................................................................................. 4
Figure 3. Subject Property Zoning ................................................................................... 5
Figure 4. Intensification Areas ......................................................................................... 6
Figure 5. Surrounding Land Uses ..................................................................................... 8
Figure 6. Conceptual Site Plan ..................................................................................... 11
Figure 7. Elevations ......................................................................................................... 12
Figure 8. Conceptual Renders ...................................................................................... 13
LIST OF TABLES
Table 1: Zoning Table ..................................................................................................... 15
LIST OF APPENDICES
Appendix 1. Conceptual Site Plan
Appendix 2. Draft Zoning By-law Amendment & Schedule
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1.0 INTRODUCTION
Innovative Planning Solutions has been retained by 481 Yonge Developments Inc.
to complete a Planning Justification Report relative to an application for Zoning By-
Law Amendment (ZBA) on lands legally described as Block 113, Registered Plan
51M-453 and known municipally as 481 Yonge Street in the City of Barrie. The lands
possess 71.29 metres of frontage along Yonge Street and 78.09 metres of frontage
on Macmillan Crescent and have an area of approximately 5,485 m2 (0.5485
hectares; 1.36 acres). Figure 1 provides a key map of the subject lands.
The intent of the proposed ZBA is to amend the City of Barrie Zoning By-law 2009-
141 to rezone the subject lands from the current Residential Multiple Dwelling
Second Density (RM2) Zone to the Mixed-Use Corridor with Special Provisions (MU2-
SP) Zone. The subject application would facilitate the development of a four-
storey, sixty-seven (67) unit residential building.
This Report will review the proposed ZBA in the context of the applicable Provincial
and Municipal policies to provide necessary rationale for the approval of the
proposed development. This Report will review the following documents to
demonstrate consistency with good planning principles:
• Planning Act (2018)
• Provincial Policy Statement (2014)
• Places to Grow- Growth Plan for the Greater Golden Horseshoe (2017)
• City of Barrie Official Plan (2018 Consolidation)
• City of Barrie Comprehensive Zoning By-Law 2009-141 (2017 Consolidation)
• City of Barrie By-law 2015-097
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Figure 1. Location of Subject Lands
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2.0 SITE DESCRIPTION AND SURROUNDING LAND USES
The lands are currently designated Residential on Schedule A of the City of Barrie
Official Plan (Figure 2). Accordingly, the lands are zoned Residential Multiple
Dwelling Second Density (RM2) in Comprehensive Zoning By-law 2009-141, as
shown in Figure 3. Furthermore, according to Schedule I of the Official Plan, the site
is positioned along a Primary Intensification Corridor (Figure 4). Minimum densities of
50 units per hectare are targeted along Primary Intensification Corridors. In
addition, the lands are located within Defined Policy Area D of the Official Plan as
identified on Schedule C.
In order for the proposed development to proceed, a ZBA is required to rezone the
lands to the Mixed-Use Corridor (MU2) zone and to recognize special provisions
related to the proposed 67-unit residential development, further outlined in Section
3.3 of this Report.
The subject site is located at the northeast corner of the intersection of Yonge
Street and Macmillan Crescent, south of Little Avenue in the Painswick North
Planning Area. Yonge Street is identified as an Arterial Road, while Macmillan is
identified as a Local Road on Schedule D of the Official Plan. The site is currently
vacant and sparsely vegetated, with grass shrubs, and a grouping of trees along
Yonge to the south of the property. The topography of the site slopes moderately
from the north to the south, as well as from the west to east to the degree of
approximately 3 metres. A topographic survey of the property has been
completed by Rudy Mak Surveying Ltd.
There is existing municipal infrastructure adjacent to the property including:
sanitary, watermain, storm sewers, a transit stop (on the corner of Yonge and
Macmillan), and a municipal fire hydrant.
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Figure 2. Official Plan Designation
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Figure 3. Subject Property Zoning
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Figure 4. Intensification Areas
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The proposed development is situated proximate to many local and intercity transit
routes (Barrie Transit Routes 1A, 1B, 4A, 4B, 8A, 8B) which provide convenient
access to areas within the City of Barrie, as well as regional transit linkages at the
Barrie South GO Station (approximately 3km south on Yonge St). In addition, the
subject property is located between two Primary Intensification Nodes identified on
Schedule I of the Official Plan, at the intersections of Yonge and Little, and Yonge
and Big Bay Point (Figure 4). The site is within walking distance of commercial,
public service facilities including a City library, while also having an existing
sidewalk network along the frontage.
Figure 5 depicts aerial photography of the subject lands and surrounding land uses
which include:
North: North of the subject lands is an existing residential subdivision primarily
consisting of single-detached dwellings zoned R2 and R3. Further to the
north are park lands (Brunton Park) and Environmental Protection Areas
encompassing Lovers Creek. The lands at the south end of Dixon Court have
been cleared for the future development of single detached dwellings.
South: To the south of the subject lands is a municipal sidewalk and the Primary
Intensification Corridor of Yonge Street. Further to the south include medium
density townhome dwellings zoned RM2, D’Ambrosio Park, lands zoned
Open Space, and an existing residential subdivision.
East: Lands directly to the east of the subject property are occupied by
commercial uses, including an existing restaurant, veterinary clinic, medical
and dental laboratory and miscellaneous office uses fronting Yonge Street.
Lands along Yonge Street are anticipated to be developed in accordance
with MU2 zoning standards.
West: Lands to the west of the subject site contain a place of worship (Inniswood
Baptist Church), a retirement residence, and lands zoned RM2. Further to the
west is a residential subdivision in the Painswick North neighbourhood.
Further to the west are higher density forms of residential development
including townhomes.
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Figure 5. Surrounding Land Uses
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3.0 DESCRIPTION OF DEVELOPMENT
The following section will provide a detailed description of the background of the
site, as well as the conceptual Site Plan and details of the ZBA application required
to permit the proposed concept plan.
3.1 BACKGROUND
The subject lands have been subject to a previous Site Plan Application (D11-1667)
and two (2) minor variance applications submitted by previous owners. Minor
Variance application A33/12 proposed to permit an increased number of dwelling
units, an increased Gross Floor Area (GFA), an increased height, and a deficient
front yard setback. The Committee of Adjustment approved the reduced front
yard setback and denied the balance of the variances for Application A33/12. A
year later, a second minor variance application was brought forward in which an
increased number of units was approved for the subject lands, permitting a
maximum of 34 units. It should be noted that the variances were requested before
the MU2 zone was established, in which case, the proposed variances would meet
the standards of the MU2 zone.
3.2 CONCEPTUAL SITE PLAN
The proposed development takes the form of a four-storey residential apartment
building consisting of sixty-seven (67) units. The structure will consist of 1 – 2
bedroom units (ranging from 920 ft2 – 1,190 ft2), with tenure (i.e. rental or owned
units) to be determined at a later date. The conceptual Site Plan is shown in Figure
6 and provided in Appendix 1. The proposed building is L-shaped and located in
the western corner of the subject lands. The majority of the structure fronts Yonge
Street, with a portion also fronting Macmillan. The main entrance of the structure is
located on the corner of Yonge and Macmillan with pedestrian connections to the
municipal sidewalks. Vehicular access to the site is proposed off of Macmillan as a
vehicular entrance from Yonge Street is discouraged in the Urban Design
Guideline, as per Policy 4.2.2 (d). The access connects to a parking area at the
rear of the site, with both outdoor (40 spaces) and underground parking (39
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spaces), providing for a total of 79 parking spaces, equating to a ratio of 1.18
spaces per unit. Two (2) Type A barrier free spaces are provided. A 3.0 metre road
widening is provided along Yonge Street.
A stormwater management area is located adjacent to the vehicular entrance. In
addition, a 368 m2 amenity area is proposed adjacent to the building towards the
south of the site, along with a snow storage area. Additionally, each unit will be
provided a private amenity area (5.8 m2 balcony; or patio in case of ground floor)
and have access to a common amenity room on the rooftop. The Yonge Street
frontage of the site provides an active streetscape with soft landscaping features.
Elevations are included in Figure 7 and a conceptual rendering in Figure 8. The
subject lands are an optimal location for higher density forms of development,
situated as they are along a Primary Intensification Corridor – an area identified by
the City as required by the Province for intensification - and Arterial Road. Full
municipal services will be provided to service the development.
A variety of community amenities are present within a short distance of the site,
including commercial, recreational, institutional, and transit opportunities. The
development proposes a built form that is in line with the City of Barrie’s objectives
for the Yonge Street corridor (Mid Rise/4 storey residential building, prominently
located at an intersection) and that is similar to what is currently permitted in the
existing RM2 zone, which allows for 4 storey walk up apartments. A density of 122.2
units per hectare is provided through this development which achieves the target
density set forth for Primary Intensification Corridors (50 units per hectare) on
Schedule I of the Official Plan. The density of the development supports transit as a
viable and convenient mode of transportation. Future residents will also be able to
make use of the interconnected transit and sidewalk / bike lane network along
Yonge and connecting streets.
An urban design brief has been included as part of this submission, which identifies
how the proposed development conforms to the urban design direction set forth
by the City of Barrie, and how these dwelling units contribute to a high-quality built
form along the Yonge Street corridor.
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Figure 6. Conceptual Site Plan
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Figure 7. Elevations
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Figure 8. Conceptual Renders
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3.3 ZONING BY-LAW AMENDMENT
The subject lands are currently zoned Residential Multiple Dwelling Second Density
(RM2) in Comprehensive Zoning By-law 2009-141, as seen in Figure 3. To
accommodate the proposed development, a Zoning By-law Amendment is
requested to rezone the subject lands to the Mixed-Use Corridor (MU2) zone with
Special Provisions.
Two Mixed-Use zones were approved by Council in October of 2015 (the Mixed Use
Zoning Bylaw – By-law Number 2015-097) to provide direction for future
development along Intensification Nodes and Corridors in the City of Barrie. The
zoning by-law was under appeal to the Ontario Municipal Board (OMB) but was
ultimately approved by the OMB in 2018. As such, the new zones are now in full
force and effect within the City of Barrie. They provide standards that are reflective
of the style of development the City envisions along identified Intensification Nodes
and Corridors.
The site is located along Yonge Street which is identified as a Primary Intensification
Corridor in the Official Plan, and as such higher densities are encouraged. Table 1
provides a list of the zoning standards of the MU2 zone in relation to the proposed
development. The special provisions are highlighted within Table 1. These special
provisions are considered minor as they are not anticipated to cause adverse
impacts to the surrounding area and future development, nor does it impact the
overall function of the site and are in keeping with the City’s vision for
intensification areas.
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Table 1: Zoning Table
Source: City of Barrie By-law Number 2015-097
Table 1: MU2 Zoning By-law Requirements
PROVISION MU2 Required Provided LOT AREA - 5,699.3 m2 (0.5699 ha)
DEVELOPABLE AREA - 5,485.2 m2 (0.5485 ha)
LOT FRONTAGE - 71.3 m
FRONT YARD SETBACK To be paved Partially paved
FRONT YARD SETBACK Min. 1m for 75% of frontage
4.0 m Max. 5m for 25% of frontage
SIDE YARD SETBACK Interior 3.0 m (min and max) 4.5 m
Exterior 3.0 m 3.0 m
REAR YARD SETBACK
Abutting
Residential,
OS, or EP
Zone
7.0 m 25.7 m
FRONT FAÇADE STEP-BACK (min.)
45-degree angular
plane at height above
80% equivalent of ROW
using 3.0 m minimum
step-backs
n/a – building height less
than 80% of ROW
SIDE FAÇADE STEP-BACK (min.) n/a -
REAR FAÇADE STEP-BACK (min.)
45-degree angular
plane above 7.5m
using minimum 3.0 m
step-backs
13.77-degree angular
plane above 7.5 m
STREET LEVEL FLOOR HEIGHT (min.) 4.5m 3.0 m
BUILDING HEIGHT Min. 7.5m
15.25 m Max. 16.5m
LANDSCAPED BUFFER TO RESIDENTIAL 3.0 m 3.0 m
PARKING 1 space / dwelling unit 79 (incl. 2 accessible)
AMENITY AREA 768 m2 (12 m2 / unit) 1,200 m2
PARKING AREA COVERAGE 35% (max) 22.5%
DENSITY 122.2 u/h
*Note: Highlighted cell indicates special provision requested.
Below is a detailed summary of the three (3) special provisions requested, and
applicable planning rationale:
• Front Yard Setback to be partially paved
Comment: The MU2 zones requires front yard setback areas to be fully paved
and connected with abutting sidewalks, as per policy 5.4.3.2 (a) of By-law 2015-
097. The proposed special provision requests the front yard setback of the site to
be partially paved. This will allow the proposed development to provide
landscaped space, thus providing an inviting pedestrian environment. The
special provision provides space for landscaping features to be incorporated
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into the design while maintaining the main entrance of the building at the
corner of the site, including a prominent pedestrian connection to the existing
municipal sidewalk. The special provision will not negatively impact the function
of the site, nor the intended function of the requirement and this is considered
appropriate.
• Maximum Interior Side Yard Setback of 4.5 metres
Comment: The MU2 zone requires a maximum interior side yard setback of 3.0
metres, whereas the proposed development provides a setback of 4.5 metres
to the adjacent commercial property. The increased setback does not impact
the adjacent use, or the ability to achieve high density development on the
subject lands as envisioned and will accommodate additional landscape
features along this side yard while incorporating a retaining wall within this
setback for grading purposes. Based on the above, the special provision is
considered appropriate.
• Minimum Street Level Floor Height of 3.0 m
Comment: The MU2 zone requires a minimum street level floor height of 4.5
metres where as 3.0 metres is proposed This represents a 1.5 metre deficiency
from the minimum standard of the MU2 zone; however provided that the
proposed development would be solely used for residential purposes on the
ground floor, there is no need for the minimum height to be 4.5 metre which is a
typical height requirement for ground floor commercial developments. Further,
the proposed special provision will ultimately result in a lower overall building
height. As such, the proposed special provision for a reduced street level floor
height is considered appropriate.
The requested variances are associated with efforts to implement intensification
effectively with regard to adjacent land uses and neighbourhood context. The
guiding principles for intensification projects include making more efficient use of
existing services (infrastructure; surrounding amenities etc.) while minimizing land
consumption by providing increased densities and housing choice. In an effort to
align with these guiding principles, site specific zoning provisions are proposed.
Attached as Appendix 2 is a copy of the draft Zoning By-law Amendment and
associated Schedule.
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3.4 TECHNICAL REPORTS
City of Barrie Staff conveyed a list of required reports. In addition to this Planning
Justification Report, the following have been prepared and submitted under
separate cover in support of this application:
• Functional Servicing Report & Preliminary Stormwater Management Report
o Prepared by Pinestone Engineering Ltd.
• Tree Inventory and Preservation Plan Report
o Prepared by Landmark Environmental Group
• Noise Impact Study
o Prepared by Swallow Acoustic Consultants Ltd.
• Traffic Impact Brief
o Prepared by JD Engineering
• Urban Design Brief
o Prepared by Innovative Planning Solutions
• Shadow Impact Study
o Prepared by Innovative Planning Solutions
• Geotechnical
o
4.0 NEIGHBOURHOOD MEETING
As part of the Zoning By-law Amendment process, the City of Barrie requires an
informal Neighbourhood Meeting be held prior to a formal application submission.
The Applicant is required to host the neighbourhood meeting in conjunction with
Planning Services. The meeting provides the public an opportunity to hear details
of the proposal and ask questions / provide comment on the development with
invitations provided to property owners within 240m of the subject lands.
A Neighbourhood Meeting was held on Wednesday April 24th, 2019 at St. Peter’s
Secondary School in which a presentation was given that introduced the
development concept and proposed ZBA to the public. Approximately 20 – 25
individuals attended the Neighbourhood Meeting including the Ward Councillor.
Members of the public gave feedback in relation to the proposed development.
Main themes from the Neighbourhood Meeting are summarized below. In addition,
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a response is provided below to indicate how the comments have been
addressed by the submission.
• Traffic Impact / Noise Impact
Comment: A Traffic Brief has been prepared by JD Engineering. In addition, a Noise
Impact Study has been completed by Swallow Acoustic Consultants Ltd. and
submitted in support of the development. The Traffic Brief concluded that will not
cause any operational issues and will not add significant delay or congestion to the
local roadway network. The Noise Impact Study concluded that the noise impact of
the transportation noise sources on the proposed apartment development will meet
the Ministry of Environment, Conservation and Parks criteria, given the installation of
central air conditioning along units along the west façade.
• Insufficient Parking / Parking Spill Over
Comment: The Traffic Brief includes a justification for the parking ratio proposed. In
addition, it is noted that a special provision for a reduced number of parking spaces
has not been proposed as the proposal exceeds the parking ratio requirement of
the MU2 zone (1:1, or 67 required, 1:1.18 or 79 provided).
• Shadow Impact / Height / Lighting
Comment: A Shadow Impact Study has been completed and submitted in support
of the proposed development. In addition, the Tall Buildings policies of the Official
Plan have been reviewed under Section 5.4 of this Report. Lighting is to be
addressed through the Site Plan Process and will meet the City’s Dark Sky Policy.
• Topography / Stormwater Management
Comment: A Functional Servicing Report / Stormwater Management Report has
been completed by Pinestone Engineering Ltd., in support of the proposed
development. The report includes grading and engineering plans which indicate
that stormwater runoff will be contained onsite and will have no impact on
adjacent properties while taking into consideration the sites topography.
• Compatibility / Density
Comment: The proposed density is in line with development that is anticipated
along the Yonge Street Primary Intensification Corridor. Please refer to Section 5.4 of
this Report for further analysis of the Official Plan regarding compatibility and
density.
• Official Plan Compatibility
Comment: An analysis of the proposed development’s alignment with the City of
Barrie’s Official Plan has been prepared in Section 5.4 of this Report.
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5.0 PLANNING POLICY AND ANALYSIS
This Section will outline the applicable planning and development policies guiding
the development of the subject lands. Each section will outline applicable polices
and contain planning rationale on conformity and development principles. The
Planning Act, Provincial Policy Statement, Growth Plan for the Greater Golden
Horseshoe, and the City of Barrie Official Plan are analyzed below in relation to the
proposed development.
5.1 THE PLANNING ACT – PROVINCIAL INTEREST
The Planning Act (The Act) is provincial legislation that lays
out ground rules to describe how land uses are controlled,
and by whom. The Act promotes sustainable development
while balancing factors such as economic development,
preservation of the natural environment and the creation of
healthy communities, within a provincial policy framework
focused on provincial interests and fairness.
These interests include the supply, efficient use and conservation of energy and
water, the adequate provision and efficient use of transportation, sewage and
water services and waste management, minimization of waste, orderly
development of safe and healthy communities, the adequate provision of a full
range of housing, the appropriate location of growth and development, the
promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians, as well as the promotion of a built form
that is well designed. This proposed development aligns with the Province’s
interests in land use planning given that the plan’s design:
• Increases density along an identified primary intensification corridor
which would utilize existing water, wastewater, and waste infrastructure /
services along Yonge Street;
• Provides a high-density development that diversifies the neighbourhood
and contributes to the range of housing options;
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• Is located in an appropriate location for growth and development
(within the Settlement Area of the City of Barrie) and along an identified
Primary Intensification Corridor; and,
• Delivers a functional use on site that is compatible with the surrounding
land uses while increasing the number of people in an area that will
have access to established pedestrian networks and public transit
services.
According to the Planning Act, the proposed development aligns with the
Province’s Interest in land use planning.
5.2 PROVINCIAL POLICY STATEMENT (2014)
The Provincial Policy Statement (PPS) is a vital part of Ontario’s
policy-led planning system. The PPS provides the policy
foundation that regulates development in order to protect
resources, public health and safety, and the quality of the
natural and built environment. The PPS contains policies that
fall under three overarching sections, with the goal of
fostering an effective and efficient land use planning system in the Province of
Ontario. The policies contained within will contribute to:
1. Building Strong Healthy Communities
2. The Wise Use and Management of Resources
3. Protecting Public Health and Safety
An analysis of the PPS has been undertaken in order to demonstrate how the
proposed development is consistent with applicable policies. Emphasis is placed
on the following sections of the PPS:
Section 1.1.1 Managing and Directing Land Use to Achieve Efficient
Development and Land Use Patterns Section 1.1.3 Settlement Areas
Section 1.4. Housing
Section 1.6 Infrastructure and Public Service Facilities
Section 1.1.1 of the PPS provides various strategies on how to manage and direct
land use to achieve efficient and resilient development. This section emphasizes
different ways healthy, liveable and safe communities can be sustained such as:
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a. promoting efficient development and land use patterns which sustain
the financial well-being of the Province and municipalities over the
long term;
b. accommodating an appropriate range and mix of residential
(including second units, affordable housing and housing for older
persons), employment (including industrial and commercial),
institutional (including places of worship, cemeteries and long-term
care homes), recreation, park and open space, and other uses to
meet long-term needs;
e. promoting cost-effective development patterns and standards to
minimize land consumption and servicing costs.
The proposed development would contribute to the range of housing options, and
one that is not common in the surrounding area. The proposed 4 storey apartment
dwelling provides a compatible and logical built form in character with
consideration of the existing community and future intensification along Yonge
Street. The proposed 4 storey (15.5m height) represents an appropriate built form
along Yonge Street, noting that up to 20m in height is currently permitted (Section
5.3.2a) and provides graduated height from the adjacent residential lands which
are permitted up to 10m in height.
Section 1.1.3 of the PPS outlines required land use patterns in settlement areas to
ensure communities are using land and resources sensibly. The policies for this
section promote efficient development patterns that protect resources, promote
green spaces and ensure effective use of services and infrastructure. The policies
that apply are shown below:
Land use patterns within settlement areas shall be based on densities and a mix of
land uses which:
1) efficiently use land and resources;
2) are appropriate for, and efficiently use, the infrastructure and public service
facilities which are planned or available, and avoid the need for their
unjustified and/or uneconomical expansion;
3) minimize negative impacts to air quality and climate change, and promote
energy efficiency;
4) support active transportation;
5) are transit-supportive, where transit is planned, exists or may be developed;
The proposed development is considered consistent with the above policies.
Currently the land is vacant while the proposed apartment dwelling represents an
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efficient use of the land, supports active transportation and will be constructed to
promote energy efficiency.
Section 1.4.3 of the PPS states that municipal planning authorities shall provide a
mix of housing types and densities that meet the needs of current and future
population of the area. Section 1.4.3 (d) states that municipalities will achieve this
by:
d. Promoting densities for new housing which efficiently use land, resources,
infrastructure and public service facilities, and support the use of active
transportation and transit in areas where it exists or is to be developed;
The proposed development is consistent with Section 1.4.3 by providing housing in
the form of an apartment building which will contribute to the further intensification
of the Yonge Street Primary Intensification Corridor and accommodate the
projected needs for housing within the City of Barrie. The proposed development
makes efficient use of underutilized land, infrastructure and service facilities in the
area.
Section 1.6 of the PPS provides policy direction in regard to infrastructure and
public services facilities. Policy 1.6.6.2 encourages intensification and
redevelopment within settlement areas to occur on existing municipal sewage and
water services. The Functional Servicing Report submitted in conjunction with the
application details that full municipal services will be provided for the proposed
development, in accordance with Policy 1.6.6.2.
For the above stated reasons, the subject application is consistent with the
direction of the PPS.
5.3 PLACES TO GROW - GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE
The Growth Plan for the Greater Golden Horseshoe (GGH)
has been prepared and approved under the Places to
Grow Act. The Plan builds on the PPS together with other
Provincial Plans to inform decision-making regarding growth
management and environmental protection particular to
the GGH. As the Region continues to grow, the Plan
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IPS File No: 18-816 (481 Yonge St.) PAGE 23
provides policy direction to address the challenges of growth. The City of Barrie is
recognized as a Primary Settlement Area within the Growth Plan for the GGH.
The Growth Plan has been reviewed relative to this application with particular
emphasis placed on the following sections:
Section 1.2.1 Guiding Principles
Section 2.2.1 Managing Growth
Section 2.2.2 Delineated Built-up Areas
Section 6.3 Simcoe Sub Area - Managing Growth
The Plan provides guiding principles that contribute to the creation of complete
communities. The goal of the Plan is to promote healthy, active living, use of public
transit as well as prioritizing intensification and providing a mix of diverse housing
opportunities to eliminate the demand for outward growth. Through review of the
Plan, the proposed development aligns with the guidelines provided by the Plan
and it contributes towards achieving the goal of creating complete communities.
Section 2.2.1 of the Growth Plan provides policies that manage growth and ensure
growth is directed towards areas where there is existing municipal servicing and a
complete community can be supported. This will be achieved by promoting a
diverse mix of land uses in a compact form, with convenient access to local stores,
service and public service facilities. Other considerations include improving the
social equity and overall quality of life for all residents through providing a diverse
range of housing options, providing convenient access to transportation, and
mitigating any impacts to climate change by promoting green infrastructure and
low impact development.
The lands are located within the Built-up Area of the City of Barrie (a Primary
Settlement Area within the Growth Plan) as identified on Schedule I of the Official
Plan. The site has access to existing municipal water and wastewater systems,
local and regional public transit and in proximity to a range of local services and
stores. The development represents an efficient, compact design within an
identified intensification area and supports the goal of creating a complete
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IPS File No: 18-816 (481 Yonge St.) PAGE 24
community by contributing to the housing mix and promoting the use of public
transit that exists adjacent to the subject property.
Section 2.2.2 of the Growth Plan focuses growth in delineated built-up areas and
gives guidelines on how residential areas should be structured to ensure the
development of complete communities. This can be achieved by:
All municipalities will develop a strategy to achieve the minimum
intensification target and intensification throughout delineated built-up
areas, which will:
a. encourage intensification generally to achieve the desired urban
structure;
b. identify the appropriate type and scale of development and transition of
built form to adjacent areas;
c. identify strategic growth areas to support achievement of the
intensification target and recognize them as a key focus for
development;
d. ensure lands are zoned and development is designed in a manner that
supports the achievement of complete communities.
The Growth Plan emphasises the importance of intensification through the
guidelines above. The following analysis is provided when considering Section 2.2.2
with respect to the 67-unit development:
a. The proposed development is an intensification project that will increase
densities along an identified Primary Intensification Corridor. The form of
development proposed reflects the desired urban structure of both
Provincial and Municipal legislation, including the City of Barrie Urban Design
Guidelines for Intensification Areas which envisions 4-8 storey buildings in the
intensification areas;
b. The proposed development is considered compatible with adjacent land
uses. Given the subject land’s location along Yong Street, the scale of the
proposed development is considered appropriate for a Primary
Intensification Corridor as it is similar in type (residential apartment building)
and scale (4 storeys in height) to what is currently permitted. The proposed
development is in keeping with the Urban Design Guidelines for
Intensification areas which calls for low-mid rise buildings along Yonge
Street;
c. The subject lands are located along a Primary Intensification Corridor, a
corridor earmarked as a strategic area for growth and intensification within
the City; and,
d. The zoning requested for the subject lands (Mixed-Use Corridor [MU2]) is
reflective of the desired urban structure of Yonge Street. The rezoning will
ensure that development on the subject lands supports the vision of the City
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IPS File No: 18-816 (481 Yonge St.) PAGE 25
for this intensification corridor and contribute to the requirements of a
complete community.
Section 2.2.6 of the Growth Plan provides guidance for housing. The policies
contained within this section speak to supporting complete communities, the
achievement of minimum intensification and density targets, and identifying a
diverse range and mix of housing options and densities. The proposed
development conforms to the direction provided in Section 2.2.6 by supporting a
complete community and helping the City of Barrie to meet density targets
established in the Official Plan.
Section 6.3 of the Plan states that municipalities within the Simcoe Sub-area shall, in
their official plans, identify strategic areas of growth and plan to support the
achievement of complete communities. The subject lands are identified as a
Primary Intensification Corridor and will contribute to the establishment of a
complete community and is thus in line with the polices contained under Section
6.3.2 of the Growth Plan.
For the above stated reasons, the application conforms to the direction provided
in the Growth Plan for the Greater Golden Horseshoe.
5.4 CITY OF BARRIE OFFICIAL PLAN
The City of Barrie Official Plan provides guidance for
consideration of land use changes, the provision of public
works, actions of local boards, municipal initiatives, and the
actions of private enterprise. In implementing the goals and
policies of this Plan, the City will strive for "sustainable
development," defined as development that does not
jeopardize opportunities for future generations. The Official
Plan designates the subject lands as Residential (Schedule A) and identifies the
lands as being within the Yonge Street Primary Intensification Corridor (Schedule I).
The lands are located within the Painswick North Planning Area; however, a
Secondary Plan does not apply to the Painswick North Area. The subject lands are
located within Defined Policy Area D of the Official Plan as identified on Schedule
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Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 26
C. Defined Policy Area D states that the lands shall develop in accordance with
the polices of the Yonge Street Corridor Study, and that medium density housing is
considered appropriate for the lands along Yonge which are designated
Residential. The subject lands are located along a Primary Intensification Corridor
and conform to the direction set forth for the corridors as identified in the
Intensification Study and Urban Design Guidelines for Intensification Areas.
The Official Plan envisions new residential development will provide 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 is to represent an essential component of the City’s Growth
Management Strategy so as to minimize infrastructure requirements and to utilize
existing services including transit and open space. To ensure that increased
densities are accommodated appropriately, the Official Plan places an emphasis
on urban design.
Section 3.3 of the Official Plan sets forth policy direction for housing within the City
of Barrie. Goals of Section 3.3 include providing an appropriate range of housing
types, unit sizes, affordability, and tenure at various densities and scales that help
to meet the needs of current and future residents.
Policy 3.3.2.1 (a) of the Official Plan states:
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.
Section 3.3.2.1 (c) of the OP states that the review process for intensification
applications will consider the existing and planned character and lot fabric of the
area, in addition to the intensification and density targets of the OP. The proposed
development has regard for the existing and planned character of the
neighbourhood as it proposes a density and height that is in line with the vision of a
Primary Intensification Corridor. In addition, the building has been sited with a
significant setback to the residential lots to the rear of the site. An urban design
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IPS File No: 18-816 (481 Yonge St.) PAGE 27
brief has been submitted in support of this application, demonstrating conformity
with the applicable urban design standards.
Section 3.3.2.2 of the Official Plan sets forth policies in regard to affordable housing.
Policy 3.3.2.2 (a) of the OP sets forth the target of a minimum of 10 percent of all
new housing units per annum to be affordable. The tenure nor purchase
price/rental rate have been confirmed at this stage; however, it should be noted
that apartment units are a generally more affordable form of housing compared
to lower density housing options. Policy 3.3.2.2 (b) encourages low, medium, and
high density that will facilitate the availability of affordable housing. Finally, Policy
3.3.2.2 (c) encourages affordable housing to be in close proximity to shopping,
community facilities, public transit opportunities, and arterial roads.
The proposed development facilitates greater availability to housing units that are
more affordable than other forms of housing (such as single detached, semi
detached, townhouse etc), and are in proximity to jobs, services, community
facilities, and public transit. The development will provide more affordable housing
options to the area and in proximity to a variety of services, existing and proposed.
This is in line with the affordable housing policies of the Official Plan.
The City of Barrie intends to promote “complete communities” that facilitate a
sense of place for residents and provide efficient access to community facilities
and services. The policies call for residential developments that support transit and
accommodate different densities and dwelling types. Further, Section 4.2 of the
Official Plan provides the Residential policies for the City. Policies 4.2.1 set the goal:
c) To develop residential areas with densities which would support transit use as well as
pedestrian and cycling and contribute to the municipality achieving its
intensification and density targets.
e) To ensure that new residential development shall not jeopardize the expansion of
the City's industrial/commercial/institutional land use sectors.
f) To plan the location and design of residential development to enhance
compatibility between dwelling types at different densities and to minimize
potential conflict between incompatible land uses.
g) To plan for new development in the medium and high-density categories which
encourage mixed use and high-quality urban design for medium and high density
development within the Intensification Areas as identified on Schedule I –
Intensification Areas while continuing to support the integrity of stable
neighbourhoods.
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Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 28
The subject lands and surrounding lands are generally all residential (with the
exception of the adjacent Commercial lands which are also within the Yonge
Street Intensification Corridor). As such, the proposed use is considered compatible
in nature to the surrounding lands. The design of the site orients the building
towards Yonge Street and away from existing residential lands to the extent
feasible including a large rear yard setback to the Residential dwellings along
Dixon Court. While a mix of densities and built forms are present along Yonge
Street, the proposed development will contribute to the mix and diversity of
housing types and densities, which is in line with policy 4.2.1 (c). In addition, the
built form and density is conducive to active and public transportation. Further, the
development will not jeopardize the City’s ability to expand industrial/institutional
lands, as the land are designated Residential and residential uses are proposed.
The structure will be designed in accordance with the applicable urban design
guidelines to ensure a high degree of architectural quality which will contribute to
the vision for the Yonge Street corridor.
Section 4.2.2.1 provides that on lands designated Residential, the predominant use
shall be for all forms of housing. Section 4.2.2.2 states that high density residential
development shall consist of developments which are in excess of 54 units per net
hectare. The proposed development has a density of approximately 122.2 units per
net hectares, after the removal of the road widening along Yonge Street and is
therefore considered high density.
Section 4.2.2.3 of the Official Plan outlines locational criteria for Residential
development and subsection (b) encourages high-density residential
development to locate in areas within the Intensification Nodes and Corridors as
identified on Schedule I, as is proposed by this development.
The subject lands are well serviced by transit, including six (6) local bus routes and
associated connections to regional transit opportunities. The Barrie South GO
Station is located approximately 3.0 km from the subject lands. Commercial
establishments including a grocery store, pharmacy, banks, and various eateries
are located a short distance away at the Big Bay Point Road and Yonge Street
PLANNING JUSTIFICATION REPORT
ZONING BY-LAW AMENDMENT
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 29
intersection. Schools, parks, and other community amenities are located within a
short distance of the subject lands, including Brunton Park, D’Ambrosio Park, Barrie
Public Library Painswick Branch, Warnica Public School. Many day to day needs
can be achieved/obtained within a short walking distance of the subject lands,
encouraging active transportation within the City. Given the above, 481 Yonge
Street is an ideal candidate for high density residential development. Based on the
above analysis, Section 4.2.2.3(b) of the Official Plan is satisfied.
The City of Barrie sets forth policies related to Urban Design in Sections 4.2.2.4 and
6.5 of the Official Plan. These policies are to be applied, where applicable, to
development proposals throughout the City. These policies are outlined below and
are further reviewed under the Urban Design Brief, under separate cover. Section
4.2.2.4 states:
a) Residential development shall provide necessary on-site parking (as prescribed in
the implementing zoning by-law) and a functional open space amenity area
including landscaping, screening, buffering and accessibility considerations.
b) Densities shall be graduated where possible in order to provide for integration
between adjoining residential land uses. Where medium or high density uses abut
development of a low-density nature, buffering protection will be provided to
minimize the impact to the lower density uses.
c) Measures shall be taken to mitigate adverse impacts on residential property from
non-residential uses, railways, arterial roads and highways. Noise studies may be
required at the time of considering proposals for residential development in
accordance with section 5.4.2.1 (e).
d) The City will continue to encourage the maintenance and improvement of the
character, and appearance of existing residential areas.
In regard to the policies identified above, the following analysis is presented:
a) The proposed development includes on-site parking at a ratio of 1.18
parking spaces for each residential unit, representing a total number of 79
parking stalls (39 underground, 40 above ground). The provided parking
exceeds the standards of the MU2 zone of 1 space per unit, thereby
requiring a total of 67 spaces. It is anticipated that future residents of the
proposed development will make use of public transit opportunities in
proximity to the subject lands, as well as utilize private vehicles. A
consolidated, functional and accessible amenity area is provided on site (to
be further detailed through future Site Plan Application), while private
amenity areas are also provided to each unit by way of balconies.
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IPS File No: 18-816 (481 Yonge St.) PAGE 30
b) At a height of four storeys (15.5m), the proposed development represents an
appropriate transition in height from adjacent low-density residential uses
(where 10m in height is permitted) progressing toward the intensification
nodes at Yonge Street & Little Avenue, as well as Yonge and Big Bay Point
Road. The proposed development is contextually sensitive to the adjacent
developments and does not propose an increased height from what is
permitted within the MU2 zone (16.5m, or where ground floor commercial is
proposed, 25.5m is permitted).
c) A Noise Impact Study was submitted in support of the subject application to
determine e potential mitigation measures.
d) The property is currently vacant. The proposed development will introduce a
new high-quality apartment dwelling, designed to improve the aesthetic
appeal and character of the subject lands from their visible frontage along
Yonge Street, while appropriately integrating into the existing surrounding
community.
Section 4.2.2.6 of the Official Plan introduces the intensification policies of the City.
The Plan again encourages residential intensification in a number of general
locations in the City and shall be focused in the Urban Growth Centre,
Intensification Nodes, Intensification Corridors, and the Major Transit Station Areas
identified on Schedule I. The Plan further states that intensification will contribute to
development that is more compact, efficiently uses land and existing infrastructure,
and will support public transit and active transportation. The proposed
development is located along a Primary Intensification Corridor and takes
advantage of a vacant portion of land designated for residential development
within the built-up area. The development is compact in form and will contribute 67
additional residential units while utilizing infrastructure that is readily available.
Section 4.2.2.6 (g) provides that the target density for intensification corridors is 50
units per hectare, understanding that this represents the minimum target density
and does not establish a maximum density target.
Policy 4.2.2.6 (h) of the Official Plan states:
The City will undertake special studies for established residential areas where
additional pressures are felt for intensification and redevelopment or other
significant issues.
The subject lands are located along Yonge Street at the intersection of Macmillan
Crescent, on the edge of an existing residential area. Yonge Street has been
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IPS File No: 18-816 (481 Yonge St.) PAGE 31
identified as a Primary Intensification Corridor within the City of Barrie Official Plan
where intensification shall be focused. As such, a special study by the City is not
considered necessary to evaluate the merits of developing a vacant parcel of
land within an identified Primary Intensification Corridor. For the above stated
reasons, it is felt that the development conforms to the policies of Section 4.2.2.6.
Section 5.4 of the Official Plan sets forth policies in relation to transportation.
Section 5.4.2 outlines opportunities for new development to enhance opportunities
for public transit and active transportation. These policies are met through the site’s
ability to offer convenient and direct access to existing public transit routes, as well
as an established pedestrian network. The use of the subject lands as proposed will
support the creation of a complete community. The density proposed is supportive
of transit and cycling, with area amenities such as commercial, institutional,
recreational and service facilities all within walking distance of the subject lands. In
addition, a 3.0 m road widening has been provided in accordance with the Multi-
modal Active Transportation Master Plan.
Section 6.6 of the Official Plan provides policies in regard to tall buildings and
height control. The policies contained within this Section are applicable to any
building greater than three storeys in height, and as such apply to the proposed
development. Section 6.6.3 introduces general policies which ensure that tall
buildings will be held to a high degree of architectural standard, parking areas and
building utilities should be located towards the rear of properties with ample
buffering, and design features shall be utilized to reduce the visual and physical
impact of tall buildings. Section 6.6.6 (a) (iii) provides that the City may be able to
require a Shadow Impact Study to accompany a formal application.
The proposed development is in line with these policies as the structure has been
designed with a high degree of architectural quality which will contribute to the
pedestrian oriented vision of Yonge Street by locating the building along Yonge
and setback approximately 25.71 metres to the rear lot line, parking areas and
building utilities have been located towards the rear of the site and will be
adequately screened, as well as a Shadow Impact Study has been competed
under separate cover which demonstrates minimal shadow impact as a result of
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IPS File No: 18-816 (481 Yonge St.) PAGE 32
the proposed structure. It is further noted that the proposed building height is less
than what is currently permitted and provides a greater rear yard setback than
what is required
The above review has determined that the proposed 67-unit development
conforms to the City of Barrie Official Plan.
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IPS File No: 18-816 (481 Yonge St.) PAGE 33
6.0 CONCLUSION
The proposed Zoning By-law Amendment will facilitate the development of a four
(4) storey, 67-unit residential apartment building along a Primary Intensification
Corridor. The application aims to rezone the lands from the current RM2 zone to the
MU2 zone with special provisions relating to the paving of the front yard setback,
the interior side yard setback, and the street level height. This development of
existing vacant residential lands is a form of intensification as per the City of Barrie
Official Plan, a form of development which is encouraged by both Provincial and
Municipal governments and in an area where intensification shall be focused. The
development will achieve an overall density of 122.2 dwelling units per hectare,
representing a functional, compact and efficient use of the subject lands, while
contributing to the range of housing type and density in the Painswick North
Planning Area.
As has been demonstrated through this report, intensification is encouraged and
focused towards the subject lands. A Mixed-use Corridor (MU2) zoning is reflective
of the City’s vision for Yonge Street as a Primary Intensification Corridor, recognized
by By-law 2015-097 – the mixed-use zoning by-law. The proposed development
represents an appropriate opportunity for residential growth within an established
built-up area of the City. The additional units will provide additional population
base that will support existing services and provide additional clientele for existing
businesses and services in the area.
It is my professional planning opinion that the Zoning By-law Amendment
application conforms to and is consistent with the applicable policies and
represents good planning.
Respectfully submitted,
Innovative Planning Solutions
Darren Vella, MCIP, RPP Andrew Edwards, BES
President & Director of Planning Planner
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ZONING BY-LAW AMENDMENT
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 34
APPENDICES
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KEY MAP
Date: May 6, 2019 Drawn By: AS
SCHEDULE OF REVISIONS
No. Date Description By
Notes: This drawing is for discussion purposes only.
Site stats assume Yonge St is the front lot line.
Property boundary to be verified by an O.L.S.
CONCEPTUAL SITEPLAN
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Scale 1 : 10,000
File: 18-816 Reviewed By: AE
Scale 1:300
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CONCEPTUAL SITE PLAN - 67 UNITS
481 YONGE ST - CITY OF BARRIE
PART OF LOT 12, CONCESSION 13
MUNICIPALLY KNOWN AS
481 YONGE STREET
IN THE
CITY OF BARRIE
CURRENT OP
LAND USE DESIGNATION
CURRENT ZONE
RESIDENTIAL
RM2
REQUIRED
(MU2 ZONE)
LOT FRONTAGE
FRONT YARD SETBACK
INTERIOR SIDE YARD SETBACK
REAR YARD SETBACK
FRONT FACADE STEP-BACK
SIDE FACADE STEP-BACK
REAR FACADE STEP-BACK
BUILDING HEIGHT 7.5m min.
MIN. COVERAGE FOR
COMMERCIAL USES (% OF
FIRST STOREY GFA)
n/a
LANDSCAPE BUFFER TO RES 3.0m min.
PARKING
LOT AREA
45° angular plane
above 27.2m using
3m min step-backs
7.0m min.
3.0m min.
1m min. for 75% of frontage
5m max. for 25% of frontage
n/a
n/a
n/a
45° angular plane
above 7.5m using
3m min step-backs
STREET LEVEL FLOOR HEIGHT 4.5m min.
±5,699.3m² (1.41ac)
71.3m
4.0m
3.0m
25.7m
n/a
Building height is
less than 27.2m
13.77° angular plane
above 7.5m
3.0m
3.0m
64 (1 / unit)
0%
ZONING COMPLIANCE TABLE
PROVIDED
AMENITY AREA 768m² (12m² / unit)
1,200.3m² Total
0 10 30m
PARKING AREA COVERAGE 35% max. 22.5%
DEVELOPABLE AREA n/a ±5,485.2m² (1.36ac)
FRONT YARD SETBACK to be paved partially paved
3.0m min. 3.0mEXTERIOR SIDE YARD SETBACK
16.5m max.
15.25m
79 (incl. 2 accessible)
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INNOVATIVE PLANNING SOLUTIONS
P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S
150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1
tel: 705 • 812 • 3281 fax: 705 • 812 • 3438 e: [email protected] www.ipsconsultinginc.com
EXISTING WATER SERVICES
EXISTING STORM SERVICES
EXISTING SANITARY SERVICES
EXISTING HYDRANT
LEGEND
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DENSITY - 122 u/ha
3.0m max. 4.5m
PLANNING JUSTIFICATION REPORT
ZONING BY-LAW AMENDMENT
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 36
APPENDIX 2: DRAFT ZONING BY-LAW AMENDMENT & SCHEDULE
Planning Justification Report CITY OF BARRIE
IPS File No: 18-816 (481 Yonge St.) PAGE 37
THE CITY OF BARRIE ZONING BY-LAW NUMBER 2009-141
“A By-law of the City of Barrie to amend Zoning By-Law No. 2009-141 by rezoning lands
described as Block 113, Registered Plan 51M-453, in the City of Barrie, Simcoe County, known
municipally as 481 Yonge Street, in the City of Barrie, from the Residential Multiple Dwelling
Second Density (RM2) Zone to the Mixed Use Corridor with Special Provisions (MU2 SP-XXX) Zone.”
WHEREAS the Council of the Corporation of the City of Barrie may pass by-laws pursuant to
Section 34 of the Planning Act, R.S.O 1990, as amended;
AND WHEREAS the Council of the Corporation of the City of Barrie has determined a need to
rezone a parcel of land known municipally as 481 Yonge Street;
AND WHEREAS the Council of the Corporation of the City of Barrie deems the said application to
be in conformity with the Official Plan of the City of Barrie, as amended, and deems it advisable
to amend By-law 2009-141.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF BARRIE HEREBY ENACTS AS
FOLLOWS:
1. THAT the Zoning By-Law Map, is hereby further amended by rezoning those lands
described as Block 113, Registered Plan 51M-453, in the City of Barrie, Simcoe County,
municipally known as 481 Yonge Street, in the City of Barrie, from the Residential Multiple
Dwelling Second Density (RM2) Zone to the Mixed Use Corridor with Special Provisions
(MU2 SP-XXX) Zone, as shown in Schedule “A” attached hereto, and Schedule “A”
attached hereto forms part of By-Law 2009-141 as amended;
2. THAT the following exceptions apply to those lands zoned as Mixed-Use Corridor with
Special Provisions (MU2 SP-XXX) Zone:
a. Notwithstanding policy 5.4.3.2 (a) of By-law 2015-097, the front yard setback shall
be permitted to be partially paved; and,
b. A maximum interior side yard setback of 4.5 metres shall be permitted.
3. THAT this by-law shall take effect as of the date of passing, subject to the provisions of the
Planning Act, R.S.O. 1990, Chap. P.13 as amended.
BY-LAW read a FIRST, SECOND, and THIRD time and finally PASSED this _____ day of
____________ 2019.
THE CORPORATION OF THE CITY OF BARRIE
_________________________
Mayor
_________________________
Clerk
SCHEDULE 'A'
ZONING BY-LAW AMENDMENT
PART OF LOT 12, CONCESSION 13
MUNICIPALLY KNOW AS
481 YONGE STREET
IN THE
CITY OF BARRIE
Subject Lands
Area: 5,699.3m
2
(1.41ac)
LEGEND
Lands to be rezoned from
Residential Multiple Dwelling
Second Density 'RM2' Zone to
Mixed-Use Corridor with Special
Provisions 'MU2 (SP-XX)' Zone.
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INNOVATIVE PLANNING SOLUTIONS
P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E L O P E R S
150 DUNLOP STREET EAST, SUITE 201, BARRIE, ONTARIO L4M 1B1
tel: 705 • 812 • 3281 fax: 705 • 812 • 3434 e: [email protected] www.ipsconsultinginc.com
File: 18-816
Date: May 3, 2019 Drawn By: AS
Checked:
Source: City of Barrie Zoning By-Law 2009-141Note: Information shown in approximate and subject to change.
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Scale 1:600
MU2 (SP-XX)
IPSI N N O V A T I V EP L A N N I N G S O L U T I O N S
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