Planning Justification Report. 70 Pioneer Trail Fernbrook Homes (Parkside) Ltd. Official Plan Amendment Zoning By-law Amendment.

Transcription

1 70 Pioneer Trail Fernbrook Homes (Parkside) Ltd Planning Justification Report Official Plan Amendment Zoning By-law Amendment September 2016 The Jones Consulting Group Ltd. #1-229 Mapleview Drive East, Barrie ON L4N 0W5

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3 Table of Contents 1.0 INTRODUCTION PROPERTY LOCATION AND SITE DESCRIPTION SURROUNDING LAND USES PROPOSED DEVELOPMENT CONCEPT PLACES TO GROW (PTG) GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE Where and How to Grow Infrastructure to Support Growth Protecting What is Valuable Simcoe Sub-Area PROVINCIAL POLICY STATEMENT, 2014 (PPS) LAKE SIMCOE PROTECTION PLAN CITY OF BARRIE OFFICIAL PLAN INNIS-SHORE SECONDARY PLAN AREA CITY OF BARRIE ZONING BY-LAW REVIEW OF SERVICES FUNCTIONAL SERVICING REPORT ENVIRONMENTAL IMPACT STUDY GEOTECHNICAL INVESTIGATION DEVELOPMENT SETBACK AND SLOPE STABILITY STUDY CONCLUSION LIST OF FIGURES Figure 1: Location Map Figure 2: Surrounding Land Uses Figure 3: Concept Plan Figure 4: City of Barrie Official Plan Designation Figure 5: Innis-Shore Secondary Plan Official Plan Amendment Figure 6: City of Barrie Zoning By-law Map Figure 7: Proposed Zoning By-law Amendment 2

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5 1.0 INTRODUCTION On behalf of our client, Fernbrook Homes (Parkside) Ltd., we are pleased to provide this Planning Justification Report for a Zoning By-law Amendment for lands located at 70 Pioneer Trail, in the City of Barrie. This Planning Justification Report reviews factors relating to location, existing and proposed land uses, existing land use policies, and servicing feasibility for the property, and is supplementary to all applications submitted in support of the development proposal. This Report should be read in conjunction with the Functional Servicing Report, Geotechnical Investigation, Slope Stability Study and Environmental Impact Study. 2.0 PROPERTY LOCATION AND SITE DESCRIPTION The subject site is located within the settlement boundary of the City of Barrie, within the built boundary, with frontage on Pioneer Trail and Lake Simcoe (Refer to Figure 1). The lands are legally described as Part of Lot 16, Concession 13, Geographic Township of Innisfil, now in the City of Barrie. Figure 1 The site is irregular shaped with approximately 27.5 meters of frontage along Pioneer Trail and approximately 70 meters of frontage on Lake Simcoe. Total land area is 2.88 hectares. The subject lands are vacant. An existing house and shed were demolished in the Summer of The lands have a Site Plan Control approval on them for a Vacant Land Condo Development of 19 single detached dwellings. 3

6 3.0 SURROUNDING LAND USES The lands are located at the terminus of Pioneer Trail and were once home to a large single detached dwelling and shed. Pioneer Trail is a local road that ends at the subject lands. The subject lands are in the northeast quadrant of the City of Barrie and are adjacent to Town of Innisfil lands (Refer to Figure 2). North: Lake Simcoe is immediately north of the subject lands West: Single Detached Dwellings are located immediately to the west of the subject lands. Some of these houses are cottages only but most are of substantial sizes. Further west is an existing Royal Park Homes Subdivision. South: The lands immediately to the south are environmental protection lands that separate the subject lands from the rest of the Parkside Subdivision further south. The lands to the south of the EP lands are developed primarily for single detached dwellings. East: Lands to the east are in the Town of Innisfil. There are several cottages situated along the Lake. Figure 2 The subject lands have been poised for growth for almost a decade. The intensification of these lands from what was previously approved will allow for further growth in this area in a controlled manner. 4.0 PROPOSED DEVELOPMENT CONCEPT In 2009 the subject lands were approved by the Ontario Municipal Board for a 19 Unit Vacant Land Condo of single detached dwellings. This included an amenity space area, open space area, and an environmental protection block. In addition, an existing single detached dwelling in the northeast corner of the site that had been on the property for years was to remain. Extensions have been given since this time as the owner of the lands considers how they wish to develop the block further. In the meantime, the lands to the south in the Parkside Subdivision have been developed by the same owner. The proposed Zoning By-law Amendment will facilitate the development of the subject lands for 43 Townhouse Units (See Figure 3) that will develop on a private condominium road. An amenity space will be provided on the north end of the site overlooking the Lake. Open Space will be immediately adjacent to the Lake for the residents to use for passive recreation. This area also represents more than a 30 metre setback from Lake Simcoe for conformance with the Lake Simcoe Protection Plan. A small area in the northeast corner has been set aside for low impact development design for stormwater management purposes, a requirement of the Lake Simcoe Conservation Authority. The townhouses will be approximately 167 to 223 square metres in area. Due to the differing grades and high water levels on the site some of the units will have full basements and some will have raised basements. The units will be 2-3 storeys in height and will be designed with higher end interior and exteriors finishes. The subdivision will be a 55+ community for people looking to have less maintenance 4

7 and upkeep in terms of the outdoors but still enjoy living in a higher end home and neighbourhood. The community will be gated for both security purposes and for the residents of the subdivision to enjoy the exclusivity of living in this area. Access to the lands is provided at the terminus of Pioneer Trail. The condominium street will continue from Pioneer Trail and loop through the property. Each unit will have a garage with parking inside and parking in the driveway for a total of two parking spots. Visitor parking is provided throughout the site at various locations. Each unit will enjoy a common rear yard along with front yards. The units will be part of a standard condominium where a person will purchase the unit itself but the rest of the lands will be common area in the condominium. A condominium corporation will then be responsible for maintenance of the common areas. Access to Lake Simcoe is provided on an existing trail that runs along the northeast corner of the property through the open space lands. Currently the water is only accessible by pedestrians. The site will be serviced by municipal sewer and water. Stormwater Management will be provided through infiltration and LID s located in the northeast corner of the property. Tree preservation boundaries including additional setbacks from the preservation boundary have been identified in consultation with the City of Barrie and are respected with the design. An amenity space provided on the north of the site is larger than required and will be utilized for passive recreational purposes. There are a number of factors related to the location of the subject lands that support the intensification of these lands from the previous approved development, including the proximity of the site to the commercial uses at the corner of Big Bay Point and Royal Parkside Drive, proximity to downtown Barrie, immediate access to the Lake for numerous recreational opportunities, immediate access to open space lands providing passive recreational uses, and proximity to existing elementary and secondary schools. Furthermore, Provincial Policies suggest that intensification within settlement boundaries is to be encouraged and supported by local municipalities. Figure 3 5

8 The following subsections summarize land use planning policies established by the Province of Ontario and the City of Barrie. 5.1 Places to Grow (PTG) Growth Plan for the Greater Golden Horseshoe The Places to Grow Act was established in 2005, and was the catalyst for the Growth Plan for the Greater Golden Horseshoe (GGH), which took effect in June of This Plan, in conjunction with other Provincial Plans and the Provincial Policy Statement, is an important tool for the Provincial Government to implement growth management for this region up until the year The Plan is about building complete communities that are well-designed, offer transportation choices, accommodate people at all stages of life and have the right mix of housing, a good range of jobs, and easy access to stores and services to meet daily needs. On January 19, 2012, Amendment 1 to the Plan was released adding an additional Section 6 specifically dealing with the Simcoe Sub-Area. Municipalities in the County of Simcoe, such as the City of Barrie, are considered to be within the outer ring of the Greater Golden Horseshoe. The PTG is a framework to implement the Provincial vision of building stronger communities and better managing growth. This legislation supersedes all other provincial, upper- and lower-tier planning policies and where it does not, the more restrictive or detailed policies will apply. The PTG Plan deals with all aspects of development, with some principle guidelines including: o o o o o a desire to build compact and complete communities; supporting a strong economy; protection of natural resources; efficient use of infrastructure; and use of dynamic approaches to growth management that includes collaboration of all stakeholders. Policies within PTG fall within four main categories including: growth; infrastructure; protecting what is valuable; and the Simcoe sub-area Where and How to Grow The Where and How To Grow section of the PTG Plan reiterates the policy direction provided by the Building Strong Communities Section within the PPS. This section emphasizes the better use of land and infrastructure by directing growth to existing urban areas, using land wisely, providing opportunities for businesses, which is fundamental to ensuring a prosperous economic future, and recognizes that healthy rural communities are key to the vitality and well being of the whole area. The growth policies contained in Chapter 2 of PTG place a considerable responsibility upon the upperand lower-tier municipalities to proactively manage growth. However, this responsibility falls equally upon individual landowners to meet the policy requirements of PTG Managing Growth: Section of the PTG Plan states that population and employment growth will be accommodated by directing growth to the built-up areas of the community through intensification, and planning and investing for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling. Intensification is defined in Section 7.0 of Places to Grow as: The development of a property, site or area at a higher density than currently exists through: a) redevelopment, including the reuse of brownfield sites; b) the development of vacant and/or underutilized lots within previously developed areas; c) infill development; or d) the expansion or conversion of existing buildings. Although the lands are not currently developed the previous approval on the property only contemplated low density single detached dwelling units. The previous development on the lands included one single 6

9 detached home and a large shed. The intensification of these lands through the proposal of a townhouse development allows for further density in an area of the City where growth is sustained by available services and recreational opportunities. The Plan encourages cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. The subject lands are located in an area that is in close driving distance to commercial uses, transit, as well as numerous recreation opportunities within walking distance including direct access to the Lake. The proposed development is located in a Settlement Area and within the built-up area. Development on the property will be intensified over the previous proposed development and current approval with the introduction of multiple unit housing. PTG also states that major growth and development should be directed to settlement areas where municipal water and wastewater services are available which will be the scenario for this development General Intensification: Section states that all municipalities will develop through their official plans and other supporting documents a strategy and policies to achieve intensification. This strategy and policy will facilitate and promote intensification and will identify the appropriate type and scale of development in intensification areas. The subject lands although not developed as of yet have a previous approval for single detached dwellings. Although the lands are not identified as an intensification area or node in the City they are still worthy of some form of controlled medium density development and will contribute in a positive way to intensification in Barrie Urban Growth Centres: The City of Barrie is identified as an Urban Growth Centre in Schedule 4 of the PTG Plan. The settlement boundary of the City of Barrie and built boundary have been identified in the Official Plan and the subject lands fall within both areas. Urban Growth Centres are to accommodate a significant share of population and employment growth. Accommodating a medium density development on these lands for 43 townhouses allows for a more efficient use of the lands while contributing to the City s population growth Infrastructure to Support Growth Existing and future infrastructure is sought that will optimize growth to 2031 and beyond. Infrastructure includes, but is not limited to, transit, transportation corridors, water and wastewater systems, waste management systems, and community infrastructure. The subject site has been designed to incorporate and help maximize existing infrastructure in the immediate area including sanitary sewer services and water services. This creates efficiency and alleviates any pressure for the expansion of services. Stormwater management for the site has been designed based on guidelines and best management practices as reviewed and approved by the City and the Lake Simcoe Conservation Authority including the use of low impact design systems. The development will utilize the existing transportation network in the area in terms of access to the site with a proposed internal private roadway facilitating traffic circulation. No major upgrades to the roadways are necessary to support the development as local roads in the immediate area can sustain the traffic created by this development. The plan will incorporate pedestrian circulation features in terms of trails where appropriate, and sidewalks where required. Pedestrian access will be provided to the Lake. The proposed development will support and utilize existing and proposed infrastructure creating an efficient and compact use of the subject lots, thereby creating opportunity for increased residential opportunities for people looking to locate to the area, on the water, but with little to no outside maintenance. For further information on servicing and stormwater management for the subject lands please refer to the Functional Servicing Report and Stormwater Management Report. 7

10 5.1.3 Protecting What is Valuable The PTG Plan emphasizes the importance of future developments in the Greater Golden Horseshoe ensuring that natural features and cultural heritage sites are protected. As growth continues in the area, so does the demand on the natural resources that are essential for the region s long term health and well being. These valuable assets must be wisely protected and managed as part of planning for future growth. The PTG Plan implements a balanced approach to the wise use and management of all resources, including natural heritage, agriculture, and mineral aggregates. The PTG Plan provides policies that protect the array of natural systems, as well as preventing the fragmentation of prime agricultural lands, or Class 1, 2 and 3 soils. The subject lands do not possess any natural heritage features that are worthy of protection as noted by the Environmental Impact Study. Field studies have been conducted, including a species at risk assessment, and they have concluded that there are no significant or at risk species on the property. The Environmental Impact Study concludes that environmental conditions on the subject lands are not limiting for the proposed development to proceed through incorporation of the environmental protection measures and criteria identified in the report Simcoe Sub-Area Section 6.0 is an Amendment to the Growth Plan that is comprised of policy direction for the County of Simcoe and the Cities of Barrie and Orillia. The policies in Section 6 recognize and support the vitality of urban and rural communities in the Simcoe Sub-area. All municipalities will play an important role in ensuring that future growth is planned for and managed in an effective and sustainable manner that conforms to this Plan. The intent of this policy is that by 2031 development for all the municipalities within Simcoe County will not exceed the overall population and employment forecasts contained in Schedule 7. Section 6.1 of the Plan, states that within the Simcoe Sub-area, growth will be directed to communities where development can be most effectively serviced and where growth improves the range of opportunities for people to live, work and play in their communities. The proposed development will maximize the use of existing and proposed services and infrastructure through intensification of the property and will compliment the surrounding uses. The City of Barrie is identified as a primary settlement area in the County of Simcoe. Schedule 7 population projection would have included the population numbers based on the current approval on the property of 19 single detached units. The proposed development is an increase of 24 units. The City of Barrie has a projected population of 210,000 by the year Previous approvals on the subject lands were considered in determining this population. Section notes that development may be approved in settlement areas in excess of what is needed to accommodate the forecasts in Schedule 7 provided the development contributes to the achievement of the intensification targets and density targets, is on lands for urban uses as of January 19, 2012, and can be serviced in accordance with applicable provincial plans and provincial policies. The increase of 24 units on the subject lands can be accommodated within the population projections for the City of Barrie. In summary, it is my professional planning opinion that the development of this site is an efficient and logical use of land and infrastructure and conforms to the policies of the Places to Grow Growth Plan. 8

11 5.2 Provincial Policy Statement, 2014 (PPS) The Provincial Policy Statement (PPS) was revised on March 1, 2005 to include new and revised policies along with the requirement to be consistent with those policies. The PPS was then further revised in April of 2014 bringing policies more current with changes to the PTG Plan with a heavier emphasis on protecting the natural environment. The PPS does not require absolute conformity, however, planning decisions must be consistent with the PPS. Furthermore, the approval authority must consider all the components of the PPS and how they interrelate. Part of the vision of the PPS is to build strong communities to ensure that development patterns are efficient in terms of optimizing the use of land, resources and public investment in infrastructure and public service facilities. Land use patterns should promote a mix of housing, employment, parks and open spaces, and transportation choices that facilitate pedestrian mobility and other modes of travel. In addition, cost-effective development standards are promoted in order to minimize land consumption and servicing costs. The Vision of the PPS is to promote the long-term prosperity and social well-being of Ontarians by maintaining strong communities, a clean and healthy environment, and a strong economy. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land use planning system. The PPS places considerable focus on promoting opportunities for intensification, development in compact form and the establishment of a mix of uses and densities to allow for the efficient use of land. Specific to housing, the PPS requires that municipalities provide for a range of housing types and densities that are affordable to low and moderate income households. The development of new housing is directed toward locations where appropriate levels of infrastructure, public services facilities, and public transit exist. Provincial Plans, such as the PPS, and municipal official plans provide a framework for comprehensive, integrated, place-based and long-term planning that supports and integrates the principles of strong communities, a clean and healthy environment and economic growth, for the long term. The three principal parts of the PPS include (i) Building Strong Communities, (ii) Wise Use and Management of Resources and (iii) Protecting Public Health and Safety. The Development of the subject lands for a townhouse development is consistent with the PPS in the following ways: 1.0 Building Strong Communities 1.1 Managing and Directing Land Use to Achieve Efficient Development and Land Use Patterns Healthy, livable and safe communities are sustained by: promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs; avoiding development and land use patterns which may cause environmental or public health and safety concern; promoting cost-effective development standards to minimize land consumption and servicing costs. The proposed medium density residential use sensitively intensifies a previously approved but not developed parcel of land located adjacent to existing residential uses within the settlement boundary and built boundary of the City of Barrie. Overall, the proposed land use represents a logical and efficient use of the lands in an area of the City of Barrie where this level of intensification is appropriate and where development has been planned for years Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. Within settlement areas, sufficient land shall be made available through intensification and redevelopment, and, if necessary, designated growth areas. 9

12 The introduction of townhouses on the subject lands moderately intensifies a parcel of land that would have developed as purely a single detached dwelling development. Although not the same housing types as what exists to the west, east and south, the proposed medium density development is still compatible with the surrounding housing types. This type of development is justified due to the existing and proposed amenities in the surrounding area, recreational uses nearby and on the subject lands, and open space uses. The proposed development provides an appropriate mix of housing types and densities for this area Settlement Areas Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. The development is focused solely within the settlement boundary of the City of Barrie and within the built-up area as defined by the Ministry of Public Infrastructure Renewal Land use patterns within settlement areas shall be based on densities and a mix of land uses that efficiently use land and resources; are appropriate and efficiently use infrastructure and public service facilities and avoid the need for unjustified and uneconomical expansion; minimize negative impacts to air quality and climate change and promote energy efficiency; and a range of uses and opportunities for intensification and redevelopment. The necessary infrastructure and public service facilities exist, or are planned for, in this area without any unnecessary or unjustified expansion. The connection of roads and underground services in conjunction with this development enhances efficiency of in place infrastructure. The level of density proposed is appropriate for this area Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account exiting building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Through the process of the previous Official Plan Amendment and Zoning By-law Amendment applications the City established that the subject lands were an appropriate location for residential uses. Although the lands have yet to be built upon, providing further density in an approved plan promotes intensification of the lands. This development is proposed at an appropriate scale for the location and will assist the City in achieving their intensification targets Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. Overall, the project will result in uses being developed that are consistent and compatible with existing or planned built form in the surrounding area. Land will be efficiently utilized while being cognizant of the location. Appropriate performance standards in the zoning by-law will implement the project as approved by the City of Barrie Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. However, where provincial targets are established through provincial plans, the provincial target shall represent the minimum target for affected areas. The lands will develop at a density of approximately 18 units per net hectare. The lands could sustain more density and strive to better achieve the intensification targets, however, the location of the subject lands is an important factor in determining if more density is appropriate. The 10

13 housing type proposed is more of a medium density use but is proposed at a lower density than normal to remain compatible with the surrounding uses. 1.4 Housing To provide for an appropriate range of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a 3 year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. The additional 24 residential units over what was previously approved in this area of the City adds to the supply of land designated in the Official Plan for development and provides further medium density housing opportunities by adding to the current mix of housing types available in the City. The development is planned in an efficient and sensitive manner to infill and intensify a vacant parcel of land while respecting the environmental protection and open space lands on and adjacent to the property Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by: c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Appropriate levels of infrastructure and public service facilities are available for the proposed development. Current and projected needs will be well serviced. The intensification of the subject lands will allow for a more efficient utilization of the land, infrastructure and public services while at the same time respecting the environmental features adjacent to the lands. 1.5 Public Spaces, Parks and Open Space Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, and facilitate pedestrian and non-motorized movement, including but not limited to, walking and cycling; b) providing for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands, open space areas, trails and, where practical, water-based resources. 11

14 The proposed development has a large open space area directly adjacent to the Lake which will be easily accessed by the residents for passive recreational uses. Furthermore, an amenity space will be provided for the residents to utilize as a park facility. Access will be provided to the shoreline for the residents and visitors. 1.6 Infrastructure and Public Service Facilities Infrastructure and public service facilities shall be provided in a coordinated, efficient and cost-effective manner to accommodate project needs. Planning for infrastructure and public service facilities shall be integrated with planning for growth so that these are available to meet current and projected needs. Adequate infrastructure and public service facilities are available or proposed in this area to support the revised development. For further information refer to the Functional Servicing Report Sewage, Water and Stormwater Planning for sewage and water services shall: a) direct and accommodate expected growth in a manner that promotes the efficient use and optimization of existing: 1.municipal sewage services and municipal water services; and 2.private communal sewage services and private communal water services where municipal sewage services and municipal water services are not available; b) ensure that these systems are provided in a manner that: 1.can be sustained by the water resources upon which such services rely; 2.is financially viable and complies with all regulatory requirements; and 3.protects human health and the natural environment; d) integrate servicing and land use considerations at all stages of the planning process Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible Planning for stormwater management shall: a) minimize, or, where possible prevent increases in contaminant loads; b) minimize changes in water balance and erosion; c) not increase risks to human health and safety and property damage; d) maximize the extent and function of vegetative and pervious surfaces; and e) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development. The development will utilize existing and proposed municipal water and sewer services located adjacent to the lands. Stormwater Management for the site will be designed based on best practices as required by the City and Conservation Authority and will be accommodated through low impact designs. For further information refer to the Functional Servicing Report and Stormwater Management Report Transportation Systems Transportation systems should be provided which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs Efficient use shall be made of existing and planned infrastructure. The internal private road system and access to the site for the development is adequate to facilitate the movement of people today and in the future. Existing external roads have adequate levels of service for the proposed development with no anticipated negative impacts on the roadway system. 12

15 3.0 Protecting Public Health and Safety 3.1 Natural Hazards Relevant policies under Section 3.0 Protecting Public health and Safety include those that deal with natural hazards, flooding hazards, erosion hazards, dynamic beach hazards, etc. Development shall be directed away from areas of natural or human-made hazards where there is an unacceptable risk to public health or safety or of property damage, and not create new or aggravate existing hazards (b) Development shall generally be directed to areas outside of hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards. Appropriate setbacks and buffers have been integrated into the development of the property to protect the development lands from Lake Simcoe to the north. Development will remain outside of the 30 metre buffer per the Lake Simcoe Protection Plan. For further information refer to the Environmental Impact Study, Slope Stability Study, and Geotechnical Report. In summary, it is my professional planning opinion that the development of this site is consistent with the policies of the Provincial Policy Statement. 5.4 Lake Simcoe Protection Plan The Lake Simcoe Protection Plan (LSPP) came into effect on June 2, Objectives of the Plan are to protect, improve or restore the elements that contribute to the ecological health of the Lake Simcoe watershed, including, water quality, hydrology, key natural heritage features and their functions, and key hydrologic features and their functions; restore a self-sustaining coldwater fish community in Lake Simcoe; reduce loadings of phosphorus and other nutrients of concern to Lake Simcoe and its tributaries; reduce the discharge of pollutants to Lake Simcoe and its tributaries; respond to adverse effects related to invasive species and, where possible, to prevent invasive species from entering the Lake Simcoe watershed; improve the Lake Simcoe watershed capacity to adapt to climate change; provide for ongoing scientific research and monitoring related to the ecological health of the Lake Simcoe watershed; improved conditions for environmentally sustainable recreation activities related to Lake Simcoe and to promote those activities; promote environmentally sustainable land and water uses, activities and development practices; build on the protections for the Lake Simcoe watershed that are provided by the provincial plans that apply in all or part of the Lake Simcoe watershed, including the Oak Ridges Moraine Conservation Plan and the Greenbelt Plan, and provincial legislation, including the Clean Water Act, 2006, the Conservation Authorities Act, the Ontario Water Resources Act, and the Planning Act; and pursue any other objectives set out in the Lake Simcoe Protection Plan. Chapter 6 of the LSPP discusses Shorelines and Natural Heritage. Section 6.33-DP notes that an application for development or site alteration, where applicable, should establish or increase the extent and width of a vegetation protection zone adjacent to Lake Simcoe to a minimum of 30 metres where feasible. The proposed development is further back from the shoreline than 30 metres. There has been past disturbance in this area from the single detached dwelling that once existed on the property, however, further disturbance will not occur and the area will be left to renaturalize. The proposed development incorporates the 30 metre setback from the Lake with an amenity space and open space area directly adjacent to this. Any structures will be separated from the shoreline by at least 50 metres if not more. An Environmental Impact Study has been prepared for the subject lands and prepared in consultation with the Lake Simcoe Conservation Authority to ensure that all features and functions in relation to the Lake were studied. In my professional planning opinion the proposed development is consistent with the policies of the Lake Simcoe Protection Plan where applicable. 13

16 5.5 City of Barrie Official Plan The subject property is designated Residential in the City of Barrie Official Plan March 2014 official consolidated version (Refer to Figure 4). The lands are also located within the Innis-Shore Planning Area. During the development of the Subdivision lands, which the subject lands are a block within the Parkside Subdivision, the lands were approved for Residential development. Specifically the lands were approved for 19 single detached dwellings. Appropriate amendments were made at that time to both the Official Plan and Zoning By-law. At the same time the lands to the west and south were identified as Environmental Protection lands and designated accordingly. These lands are not part of the subject lands or the proposed development as they have previously been dedicated to the City. The concept plan proposes to locate 43 townhouses on the lands on a private condominium road. The lands were previously approved for a 19 unit condominium project consisting only of single detached dwellings. The proposed density on the lands is 18 units per hectare which excludes the open space block. Although the proposed housing type is townhouses the density is closer to low density. Figure 4 14

17 Section (B) notes that by 2015, and for each year thereafter, at least 40% of residential dwelling unit development shall be directed to the area within the built-up area as identified on Schedule I Intensification Areas. The lands are located within the built-up area of the City as identified on Schedule I. Section (c) discusses encouraging residential revitalization and intensification throughout the built-up area to support the viability of healthy neighbourhoods and to provide opportunities for a variety of housing types. The proposal is a residential intensification of the lands as it provides an increase of 24 medium density units over the previously approved single detached dwelling development, while respecting setbacks from all natural heritage features and functions of the neighbouring woodlot and Lake Simcoe. The lands are not located within an intensification corridor or node but are an efficient use of the lands that are situated within an area that is separated from the majority of development by environmentally protected lands. The introduction of townhouse units geared toward our aging public in this area will add to the mix of primarily single detached dwelling units making a different housing type available for those that wish to locate near the water but not have the added burden of maintaining their own land. The standard condominium that is proposed will allow residents to own a maintenance free unit in terms of the outside. Section of the Official Plan discusses residential densities for low, medium and high density developments. Medium density residential development consists of multiple dwelling types such as triplexes, fourplexes, apartments, and street, stacked and cluster townhouses. As these units do not front onto a public street they are considered to be cluster/block townhouses. Cluster and/or block townhouses are allowed to develop at a density of no more than 40 units per net hectare. The subject lands propose a development density of 18 units per net hectare, well below the 40 units per net hectare that is permitted. With the various development constraints surrounding the lands, and specifically from the Lake, this type of density was felt appropriate for this particular parcel of land. Section discusses locational criteria for both medium and high density residential developments. These developments are encouraged to locate in Intensification Nodes and Corridors and directed toward areas that are adjacent to arterial and collector roads; in close proximity to public transit, and facilities such as schools, parks, accessible commercial development; and where planned services and facilities such as roads, sewers, and watermains, or other municipal services are adequate. The subject lands are not located in an intensification corridor or node as defined by the Official Plan. The closest node/corridor is at the intersection of Yonge Street and Big Bay Point Road. The closest transit stop is located at the corner of Big Bay Point and Royal Parkside Drive at the entrance to the subdivision lands that one would travel through to reach the subject lands. Commercial uses exist at this location also which would be the closest commercial uses to the subject lands. All persons that live in this subdivision are bussed to area schools. The lands are in close proximity to recreational and open space opportunities, including having direct access to Lake Simcoe. The existing infrastructure is more than adequate to support the proposed townhouse development. The lands are to develop as a seniors 55+ community which is a specific market type for only one section of the population. As such, this cannot be dealt with the same as a typical townhouse development as this is not a typical development. The intent of this development is to provide housing for seniors who wish to move to a higher end unit near the water but who do not want the upkeep that comes along with a waterfront property. The location of this development is important as it is directly related to the shoreline. Although there are some amenities that are not within walking distance, the ones that are important to those moving here are close by. The other amenities are a short drive away. The development of the site at 18 units per net hectare is higher than a low density development but lower than a typical townhouse or medium density development. Section (d), Intensification Policies, outlines areas that should be considered for residential intensification purposes outside of Intensification Areas. The following has been demonstrated with the proposed concept: i) The proposed density on the property is 18 units per net hectare. This includes the entire developable area. Although the townhouse units are not the same as the single detached units in the neighbourhood, they are proposed at a scale that will be compatible with the surrounding uses on both the west and east sides. The subject lands are fairly secluded from any nearby lands as there is an extensive tree buffer around the property 15

18 ii) iii) iv) which provides a natural buffer of almost 30 metres to the east, and an environmental protection block that separates the lands to the west from the development to the closest unit. The lands can easily be integrated into the surrounding neighbourhood. The lands are a block in a plan of subdivision that has been registered for a number of years. Development was always intended on the property and was considered during the engineering design of the lands including provisions for water, sewer and stormwater management. The lands can easily be serviced with all necessary infrastructure. The roadway leading to the site, Pioneer Trail, is a local road that is sufficient for the traffic that would be generated from the subject lands. An internal private roadway will be provided in a loop through the development and has been designed per City of Barrie standards. Public transit is available to the lands, and the entire subdivision, at the corner of Big Bay Point and Royal Parkside Drive. Currently there is no transit provided in the subdivision itself including the subdivision to the west. The development provides a slight increase in density while respecting the constraints to development on the property including the extensive tree preservation zones, geotechnical setbacks from the Lake, and size of the lands. An additional 24 units is proposed over the current plan of 19 single detached units. The proposed development will not detract from the City s ability to achieve increased densities in areas where intensification is being focused. The density permitted on the lands with the zoning bylaw amendment would be 99 units much less than the 43 units proposed. The type of townhouse development proposed warrants a lower density. v) The proposed development is for Seniors who wish to leave their homes that may or may not be on the water, and live somewhere that provides access to the water but that they no longer have to maintain as this will be done by the condominium corporation. The houses will be designed taking into consideration mobility issues that some residents may experience. This includes having an elevator in certain units where needed. The outside of the units will be designed to include higher end materials such as stone, wood and brick with various architectural features so that they are aesthetically pleasing but fit into the surrounding environment. All constraints on the property are respected with the proposed unit placement. vi) All natural heritage resources on the property are respected in the proposed design. There are no cultural heritage resources on the subject lands. In my opinion, the site is well suited to support the proposed medium density use as it is within walking distance to various recreational activities, is compatible with surrounding land uses, sensitively proposes to intensify the lands so as to respect all the constraints to development, and respects all the natural heritage features that surround the site. The townhouses have been sited on the site so as to efficiently utilize the developable lands while still providing a large enough setback from the Lake, an amenity space, and an area for stormwater management low impact design. The implementing zoning by-law amendment will introduce performance standards specific to all the housing types on the subject lands allowing the lands to be developed in an efficient and effective manner. In my professional planning opinion, the development of these lands conforms to and supports the policies of the City of Barrie Official Plan. 16

19 5.6 Innis-Shore Secondary Plan Area The subject lands are located within the Innis-Shore Secondary Plan Area as noted in the 1996 City prepared Secondary Plan. The purpose of the Secondary Plan is to set out detailed land uses, community facilities and servicing requirements and development standards to form the basis for the evaluation of development proposals in the Innis-Shore Planning Area. The lands are designated as Future Urban in the Secondary Plan. Lands that are designated Future Urban are intended for residential use and complementary land uses such as commercial, institutional, parks and open space. The residential development includes a range of housing opportunities to accommodate the future population in this area. Lands in this designation are to be developed on full municipal services. Schedule 2 of the Secondary Plan, Land Use Concept, identifies lands that are envisioned for medium density uses. The subject lands are not identified as having medium density uses in the future, therefore, an Official Plan Amendment is required to amend Schedule 2 of the Innis-Shore Secondary Plan Land Use Concept Plan to include medium density uses on the subject lands (Refer to Figure 5). Figure 5 17

20 In addition to the Amendment to Schedule 2, the following policies in the Innis-Shore Secondary Plan will be amended as follows: Section 2.4.2(b) Most of the medium density components will be located near the intersection of collector roads and arterial roads and in proximity to commercial, institutional and parkland facilities. Lands located on Block 113 of Plan 51M-986, 70 Pioneer Trail, will be permitted to develop as medium density uses. Section (a), Housing, notes that a goal and objective of the Secondary Plan is to promote and encourage a range of housing types and densities which will meet the needs of the future residents of the Innis-Shore Plan Area. Furthermore, the development of a housing stock that is consistent with the Provincial Policy and Land Use Planning for Housing is encouraged. The residential density for the Plan Area is approximately 49 persons per gross residential hectare (Section 2.4.1(b)). The housing mix includes 25 percent medium density residential units ranging from units per net residential hectare (Section 2.4.2(a)) with block townhouses permitted at 40 units per net hectare (Section (b)). The subject lands are developing at a range of approximately 18 units per net residential hectare. The lands are located in driving distance to a collector road, along with commercial uses. They are directly adjacent to parkland and open space facilities. Medium density residential uses in the Plan Area include block and stacked townhouses and are subject to site plan control (Section ). Units are to develop at a high standard of visual aesthetics, with amenity spaces, appropriate buffering, on-site recreation facilities, in proximity to open space uses, provide adequate on-site parking, and should encourage a mix of housing types. The proposed development meets the requirements for medium density development in the Secondary Plan Area. A large area of Environmental Protection lands has been dedicated to the City, to the west and south of the subject lands, providing assurance that the natural heritage features and functions in these areas will be protected from development (Section ). The proposed Official Plan Amendment will facilitate the development of the subject lands for medium density residential uses at a density that is compatible with the surrounding area but still provides development on the lands at a density that is higher than originally proposed. The addition of block townhouses on the subject lands is an appropriate use of these lands. The development of the lands conforms to the policies of the Innis-Shore Secondary Plan. 18

21 5.7 City of Barrie Zoning By-law The subject lands are currently zoned Residential R2 SP-442 (See Figure 6). Special exception 442 refers to specific development standards related to the current approval on the property of 19 single detached units. The open space lands to the west which also form part of the subject lands are zoned Open Space OS SP-444. The zoning on these lands will remain and will not be amended. Figure 6 19

22 A Zoning By-law Amendment to Residential Multiple RM2 SP-XX is required to permit the development of the lands for 43 Townhouse Units (See Figure 7). Specifically the Zoning By-law Amendment will recognize the proposed units and the specific development standards that will apply. Figure 7 The relief that is being requested from the Comprehensive Zoning By-law in the form of exceptions to the development standards will facilitate the intensification of the site at a scale that is appropriate and compatible with surrounding land uses and that will realize the full potential of the property. The varied standards are as follows: Residential Multiple RM2 (SP-XX) All detached accessory structures are permitted at 200m2 (Section 5.3.5(h)); A private road shall be permitted and shall be deemed to be a street for the purposes of determining the performance standards set out in Section except as may be amended by the provisions set out herein; Maximum height shall be 12 metres; Minimum front yard shall be 4 metres; 20

23 Minimum interior side yard shall be 1.2 metres; Section (a) where any side yard abuts a street, in which case the side yard shall not be less than 1.25 metres. The variation of development standards as noted above allows for development on the lands that is aesthetically pleasing and appropriate while recognizing that some development standards as noted in the By-law do not easily facilitate the intensification of lands. The requested special exceptions will not negatively impact the surrounding lands. In my professional planning opinion, the development of these lands meets the intent of the implementing Zoning By-law and for the most part conforms to the intent of the development standards. 6.0 REVIEW OF SERVICES As required by the City of Barrie, a Functional Servicing Report, Geotechnical Investigation, Slope Stability Study, and Environmental Impact Study have been prepared in support of the development proposal application. 6.1 Functional Servicing Report The Functional Servicing Report submitted in support of the development analyzes preliminary servicing requirements and identifies potential constraints to servicing. This report should be referred to in its entirety for further information on servicing of the development. From a broad infrastructure perspective, the development will be serviced by municipal water and sanitary services. Sanitary Sewage Services The site will utilize a 75mm diameter HDPE SDR 11 forcemain to convey effluent, and Grinder Pumps (Environmental-One System) at each of the proposed townhouse units. A 75mm diameter HDPE SDR11 sanitary forcemain currently exists at the east limit of Pioneer Trail and will be extended into the development to service the site. The individual grinder pumps will collect sanitary flows from each residential unit. The pumps will then direct flows to the sanitary forcemain and subsequently pump the effluent through the forcemain to the existing gravity sanitary sewer located at the intersection of Pioneer Trail and Camelot Square. The Environmental-One Grinder Pump System is a low pressure sewer system and is already in use for the existing subdivision along Pioneer Trail. Water Services External to the site is an existing 200mm diameter watermain located within the Pioneer Trail Right of Way that services the existing residential dwellings. Currently the existing watermain within Pioneer Trail ends at valve #V5778 located at the eastern limit of right of way. This watermain will be extended into the proposed development lands to service the condominium development. Based on pre-consultation discussions, the City is recommending that the existing 200mm watermain on Pioneer Trail be looped to the existing 150mm diameter watermain on Loyalist Court. The looping requirement is due to the distance (approximately 535m) of the single feed from Camelot Square to the proposed development as well as the number of units the single feed will be servicing. By providing the recommended loop, the proposed water system will be less susceptible to failures. In addition, pressures throughout the development lands will increase improving serviceability of the site. The loop will connect City pressure zones 1 and 2 South, as such, a Pressure Reducing Valve (PRV) will be required to be installed between Loyalist Court and Pioneer Trail. The internal watermain will be 200mm diameter PVC DR 18. Each residential unit will be serviced with a 25mm diameter copper water service connected to the 200mm diameter watermain. Fire hydrants, service connections and appurtenances will be installed in accordance with the current City standards and Ontario Building Code. Appropriate valves will be added to ensure watermain isolation and shut down procedures can be appropriately achieved. The proposed water servicing is detailed on drawings SS-1 and WM-1, refer to Appendix D. 21

24 Stormwater Management The site falls within the Barrie Creeks subwatershed of the larger Lake Simcoe watershed. A portion of the site is regulated pursuant to Ontario Regulation 179/06 by the LSRCA, therefore, a permit from the Authority will be required for this development proposal. Due to the close proximity of the development lands to Kempenfelt Bay, quantity control of stormwater run-off will not be required; however, safe conveyance of regulatory flows to Kempenfelt Bay will be necessary. In addition, quality control ( Enhanced level of treatment) will be required in accordance with current Ministry of Environment (MOE), LSRCA and City standards. For further information on services refer to the Functional Servicing Report. Secondary Utilities Secondary utilities including hydro, natural gas, telephone and cable television services will be provided to the site, where available. No constraints are envisioned in this regard, however, formal confirmation from each service provider will be required. 6.2 Environmental Impact Study An Environmental Impact Study was prepared to characterize and categorize the natural environmental features within the study area. The study provides a site assessment of the potential for the presence of Species at Risk and Significant Habitats of Endangered or Threatened Species, Significant Wildlife Habitat and other significant natural heritage features for the property. Those features with potential to be considered significant existing on or adjacent to the Study Area are then discussed as the Key Natural Heritage Features examined in the impact assessment of the Report. Mitigation measures have been recommended to avoid any potential impacts to key natural heritage features where applicable. With appropriate mitigation measures and recommendations taken, the proposed development is not expected to impact any identified features negatively. For further information refer to the Environmental Impact Study. 6.3 Geotechnical Investigation A Geotechnical Investigation was prepared to provide the geotechnical characterization of the site and to provide recommendations based on the findings to guide design decisions. Nine boreholes were observed and recorded on the subject property. The boreholes generally indicated sand to silty sand overlying silt and clay to clayey silt in localized areas. Groundwater levels were measured once in Mid- March in the installed standpipes with levels recorded from 1.1 to at least 6.5 metres below existing grade. Groundwater monitoring is recommended in the installed standpipes and should continue monthly in order to evaluate the magnitude of seasonal groundwater fluctuations and estimate peak levels which will affect the final design such as basement levels, deep road cuts, stormwater management facility design, etc. Further investigation and/or review may be required for specific details of the development as the design progresses. For further information refer to the Geotechnical Investigation. 6.4 Development Setback and Slope Stability Study A Development Setback and Slope Stability Study was required by the City of Barrie and LSRCA to assess the degree of sloping at the water s edge and determine the appropriate development setback from this area. An appropriate setback has been determined in the Study and applied to the conceptual drawing. All proposed structures and development are well outside of this area. For further information refer to the Development Setback and Slope Stability Study. 22

25 7.0 CONCLUSION The proposed Zoning By-law Amendment will allow for the intensification of these lands over the previous approval that was granted years ago. The introduction of townhouses, a medium density use, provides for a development that is compatible to the area while at the same time more efficiently utilizing the land that is available and respecting all environmental constraints. The subject lands are located within the City of Barrie Settlement Boundary and are within the built boundary which makes this area an excellent location for increased residential densities. The principles for development, as articulated in the City of Barrie Official Plan, serve to implement the Greater Golden Horseshoe Growth Plan and Provincial Policy Statement regarding efficient, costeffective development and land use patterns. Broadly, the Growth Plan and PPS encourage mixed use development within settlement areas that is intensified when located within the built-up areas, and focuses on the coordinated, efficient use of land, infrastructure and public service facilities. The introduction of townhouses in this area allows for a more intensified development, concentrating appropriate development in the area outside of all constraints. The development will utilize the existing and proposed infrastructure in the area efficiently and effectively, will create an environment where people can enjoy nature including access to the Lake, and will contribute to the City of Barrie intensification projections in becoming a complete community. The subject lands will complement development in the surrounding area. The proposal represents a logical infill of residential development to which public water and sewer can be easily extended. The proposed Plan results in an efficient use of land and infrastructure at an appropriate density. The lands are located in an area that is logical for development that will benefit the City in terms of bringing residents and jobs to the area. This planning report was prepared in support of the proposed development and accompanies an application for a Zoning By-law Amendment. In addition, reports such as a Functional Servicing Report, Environmental Impact Study, Geotechnical Investigation and Slope Stability Assessment have been prepared and submitted in support of the development to increase the lot yield. It is my professional planning opinion that the proposed development is appropriate and represents good planning as the proposal utilizes land that is within the settlement boundary of the City of Barrie, that is adjacent to proposed and future development, utilizes existing and proposed infrastructure without the need for expansion, takes into consideration the surrounding land uses so as to avoid any negative impact to the neighbours, and is located in an area where the City envisions development. Respectfully Submitted THE JONES CONSULTING GROUP LTD. Brandi L. Clement, MURP, AICP, MCIP, RPP Partner 23