YONGE STREET APARTMENT - Barrie Hall/Planning-and-Development...Planning Justification Report CITY OF BARRIE IPS File No: 18-816 (481 Yonge St.) PAGE i 481 Yonge Street Block 113,

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


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

PLANNING JUSTIFICATION REPORT



IPS File No: 18-816 (481 Yonge St.) PAGE 1

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





Figure 1. Location of Subject Lands





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.





Figure 2. Official Plan Designation





Figure 3. Subject Property Zoning





Figure 4. Intensification Areas





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.





Figure 5. Surrounding Land Uses





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





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.





Figure 6. Conceptual Site Plan





Figure 7. Elevations





Figure 8. Conceptual Renders





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.





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





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.





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,





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.





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;





• 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:





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





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





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





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





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





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





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.





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





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.





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





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





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.





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





APPENDICES





APPENDIX 1: DEVELOPMENT CONCEPT

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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

N

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)

D

'A

M

B

R

O

S

IO

D

R

H

E

R

R

E

L

L

A

V

E

M

c

L

A

R

E

N

A

V

E


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

20

DENSITY - 122 u/ha

3.0m max. 4.5m





APPENDIX 2: DRAFT ZONING BY-LAW AMENDMENT & SCHEDULE



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'


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.

Y

o

n

g

e

S

t

r

e

e

t

M

a

c

m

i

l

l

a

n

C

r

e

s

.

D

i

x

o

n

C

t

.

R2

R4

RM2

RM2

C4

RH

R1

R3

R3


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.

N

0 5 10 15 20 25 30m

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

WWW.IPSCONSULTINGINC.COM

Documents

YONGE STREET APARTMENT - Barrie Hall/Planning-and-Development...Planning Justification Report CITY OF BARRIE IPS File No: 18-816 (481 Yonge St.) PAGE i 481 Yonge Street Block 113,