PLEASE SEE ATTACHED FORMAL…

PLEASE SEE ATTACHED FORMAL LETTER

Since 2004, Innovative Planning Solutions (“IPS”) has, and continues to be, an active planning consulting firm in the City of Barrie (the “City”). Throughout this period, IPS has worked with City planning officials and the City’s Council on a significant number of development applications, while also initiating and participating in a number of amendments to the City of Barrie Official Plan.

On March 7, 2022, the City of Barrie adopted a new Official Plan pursuant to Sections 17 and 26 of the Planning Act by By-law 2022-16. The City of Barrie Official Plan is now before the Minister of Municipal Affairs and Housing for a decision under the Planning Act. The new Official Plan sets out the urban structure and proposes updates to its land use designations, policies and schedules.

On behalf of 2556055 Ontario Inc., Innovative Planning Solutions is pleased to submit the following comments on the City’s draft new Official Plan in relation its property located at 95 Cook Street. Based on our review of the draft new Official Plan, we have the following comments for your consideration.

Proposed development
The proposal seeks to develop thirty-five townhome dwellings, while maintaining the existing two single detached dwellings, along with a portion of the former church building. The proposed development will enhance the subject lands through intensification of underutilized lands, representing an infill development. This development promises to efficiently utilize the lands while introducing a new built form (Townhomes) to the area, which predominantly consists of single detached dwelling styles. The development proposal is demonstrated in the Concept Plan contained in Appendix 1.

The 35 townhomes are contained within a total of six (6) blocks. The two existing single detached residential lots will be maintained at 103 and 107 Napier Street, on appropriate lot sizes consistent with those in the surrounding area. Each townhome unit is provided surface and garage parking spaces, equating to 2 spaces for each unit. Total parking spaces provided will be 78, inclusive of 8 visitor spaces with an optional/potential for 21 additional parking spaces within the dwellings (double garages), should purchasers wish for such a layout.

The development proposal includes an internal condominium road network, connecting common elements of the lands. Access is proposed from Cook Street along the western lot line, via the proposed Street ‘A’ and Street ‘B’. Internal sidewalks are provided throughout the development for pedestrian flow and active transportation.

An amenity area of 420m2 will be provided directly north of the townhomes and south of the single detached lots. Appropriate snow storage space is provided throughout (116m2). The lands will be serviced by private garbage collection, snow clearing and landscape maintenance in accordance with the condominium structure.

The development applications further propose to preserve a portion of the former church building on the lands. A couple of years ago the former Church (St. Giles) deemed this building / site no longer necessary, selling the property to 2556055 Ontario Inc. St. Giles congregation was merged with another Church in the area, with the structure having been vacant since this time. It is unknown at this time what the former church building will be utilized for in the future, however, it could be institutional, residential, commercial, or some combination of those uses. The resulting church building (following demolition of a portion of the ‘wing’) will be positioned on a reduced lot size, sufficient to maintain functionality of the building, while allowing for efficient development of the balance of the property with much needed housing.

Summary of existing policy
The 95 Cook Street property is entirely designated Institutional in the current Official Plan. This designation is reflective of the historical use of the property (St. Giles Church). This use (Church) has been defunct for several years now, with the property and structure not being utilized for anything (approximately 1.8 acres).

103 and 107 Napier Street are each designated Residential within the current Official Plan. Two single detached dwellings are situated on these two parcels of land, representing a significant underutilization of land (approximately 1 acre).

In order to facilitate the proposed project, an Official Plan Amendment (to the current OP) is required in order to redesignate the 95 Cook Street property from Institutional to Residential. This is actively being pursued, with formal applications and required studies anticipated to be submitted to the City in January 2023.

Draft new Official Plan Mapping Review
Map 2 Community Hub (95 Cook Street), Neighbourhood Area (103 & 107 Napier Street)
Map 8 Historic Neighbourhood – East End

The delineation between Community Hub & Neighbourhood Area is reflective of existing lot lines and historical uses. Taking the future development into consideration, coupled with the fact that the historical institutional use (St. Giles Church) was no longer viable or required, and the fact that the future use of the former church building is unknown, 95 Cook Street would be best designated as Neighbourhood Area, consistent with what the Official Plan Amendment noted above seeks to achieve.

Draft new Official Plan Policy Review
Policy 2.6.4.2 a) stipulates that lands designated as Community Hub shall be anchored by a permitted public service facility or institutional-type use and may be supported by a mix of complementary uses which are secondary to the principal institutional-type use.

Policy 2.6.4.2 c) stipulates Should a public service facility or institutional-type use, or lands planned for the same, no longer be required or no longer exist on the land designated as Community Hub, then development in accordance with the majority surrounding land use designation may be considered without an amendment to this Plan.

Mapping Modification Request
The Community Hub designation requires an anchor institutional use. In the case of the subject lands (95 Cook Street), that institutional anchor use is no longer required and no longer exists.

1. Consistent with new OP Policy 2.6.4.2 c), considering the lack of required or existing institutional use on the subject lands, we request that the 95 Cook Street property designation be consistent with the surrounding land use designation (Neighbourhood Area), rather than Community Hub.

2. Alternatively, should the entire property not be designated Neighbourhood Area, at the very least, we request that only the modified former church property (see Appendix 1) maintain the Community Hub designation while the balance of the 95 Cook Street property be designated Neighbourhood Area, consistent with the surrounding area.

Conclusion
We would like to thank the Ministry of Municipal Affairs and Housing for the opportunity to provide comments on the City’s new Official Plan, and for your consideration of our comments. We are available to discuss should you have any questions or comments. Please do not hesitate to contact the undersigned.

Respectfully submitted,
Innovative Planning Solutions