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DEPUTATIONS REGARDING MOTION 23-G-280, SUBMISSION FROM INNOVATIVE PLANNING SOLUTIONS ON BEHALF OF GREENWORLD CONSTRUCTION INC. - REPORT AND MASTER PLAN IN SUPPORT OF COMMUNITY INFRASTRUCTURE AND HOUSING ACCELERATOR ORDER - 175 AND 199 ESSA ROAD AND 50 WOOD STREET
The following individuals provided Deputations regarding motion 23-G-280, Submission from Innovative Planning Solutions on behalf of Greenworld Construction Inc. - Report and Master Plan in support of Community Infrastructure and Housing Accelerator Order - 175 And 199 Essa Road And 50 Wood Street:
1. Craig Busch advised he is advocating on behalf of Vision Barrie, a group of citizens whose purpose is to create the most energized connected city with the highest quality of life for the City of Barrie. He commented that they are not against development but are concerned with the build itself.
Mr. Busch discussed concerns with the park placement and traffic issues with close to 10,000 people driving to work and home every single day and what is the best option to be able to mitigate the issues and that not all development fees are spent on building roads. He advised that he is advocating on behalf of a quality of life and supports the development for this reason and that it is a great opportunity with the density to have a proper urban village where people can work, and live and have the opportunities available so people don't have to get in their cars.
Mr. Busch suggested mitigating traffic problems by turning the center of the development into an area that doesn't have to be low-density, or residential up to 5 stories. He commented that the need is to have a human community on the first floor to open to the community as high densities are windswept and are not green.
Members of Council asked a number of questions to Mr. Busch and received responses.
2. Darren Vella of Innovative Planning Solutions advised he was speaking on behalf of the owners of the property, Greenworld Construction Inc. He commented that this property does represent a strategic parcel and has remained vacant for many years.
Mr. Vella discussed the initiative of engaging the CHIA process that they believe will move the development forward on the property. He commented that the application is not to amend the City’s Official Plan but is proposing to take some of the key pieces out of the Official Plan to enhance the Essa Road corridor.
Mr. Vella provided a summary of the CHIA process as a zoning land use tool developed by the province to expedite approvals for key housing projects. He advised that they believe this development is a key housing project for the City as it introduces a built form that brings a greater amount of higher density, and has condominium apartment-style units. He commented that there is time to discuss the design of the site, and the layout as the CHIA process is only to establish some fundamentals, parking ratios, heights of buildings, densities, etc.
Mr. Vella commented that, in their opinion, the master plan design is well thought out and includes the necessary components of a complete community. He noted that technical reports were completed to produce the concept demonstrating that it works from a zoning perspective.
Mr. Vella clarified that for the zoning they are asking for a mix of uses, to allow for people and more jobs and that it is a strategic growth area in the Official Plan along the City’s intensification corridor. He commented that this site will have no part of the ground floor that will not be activated, that the podiums possess the ground floor townhouse units internally and externally along Essa Road, the ground floor will be utilized as commercial space with outdoor opportunities for patios or other commercial related uses and that the proposed parking ratio is based on not everyone having a car. Mr. Vella concurred with Mr. Busch’s comments that this site is designed so people can reside here without a car.
Mr. Vella discussed the public meeting and public comments received. He advised that some comments were addressed in the revised submission, such as the introduction of the school site, some enhanced open spaces, a better mixture of uses, and a greater buffer from the existing residents to the north on Campbell Avenue. He noted the design of a signature building right at the intersection of Highway 400 and Essa Road, which establishes a very welcoming gateway as Essa Road is a gateway into the City and to the Urban Growth Center.
Mr. Vella discussed leaving the Wood Street property alone, that no more development was proposed for the parcel, and that the land is being set aside for flood attenuation to help alleviate any flooding concerns from existing residents in this community from a zoning perspective.
Mr. Vella commented on the Barrie Curling Club parcel that will remain unchanged, and its use will continue to be permitted. He advised that any discussion relating to the lease, as it relates to the Curling Club, is not a zoning-related matter and will be addressed between his client and the Curling Club. Mr. Vella further commented that they plan to continue to work with the Curling Club to accommodate its use and to ensure the zoning does not affect the overall operation.
In closing, Mr. Vella expressed that the CHIA is a key step that will move the development forward and hopes Council will endorse the motion.
Members of Council asked a number of questions to Mr. Vella and received responses.
3. Norman Speake spoke on behalf of the Barrie Curling Club. He advised that the lease for the Barrie Curling Club with the developer would significantly have to be altered for the Curling Club to agree with the development as it currently stands.
Mr. Speake discussed concerns related to the access road from Essa Road, the access road is proposed to go through the Barrie Curling Club property and have negative impacts on the Curling Club and the current lease. He advised that the Club is aware of the shortage of affordable housing and fast-tracking, but questioned why the Curling Club must be a casualty of this.
Mr. Speake provided a historical background of the Barrie Curling Club, their significance to the community and economy, the memberships, the volunteering of its members to the community, and the support of various charities.
Mr. Speake expressed that the CHIA application to expedite the development of this property only works if it is done right the first time, and if a piece of land is rezoned, the proposed land will need to be redefined and boundaries reflected accurately. He suggested adding a clause that if the school boards do not intend to build on the piece of property, it will be considered a park and that the curling club should have the same considerations.
Members of Council asked a number of questions to Mr. Speake and City staff and received responses.
4. Cathy Colebatch discussed concerns that the community and City are being circumvented with the Greenworld Constructions Inc. application for the Community Infrastructure and Housing Accelerator (CHIA) and that there are no mechanisms in place around timelines and commitments as the applicant has only owned the property for a year.
Ms. Colebatch described the location of the property, as being vacant with a great opportunity to provide an increase in mixed-use, commercial, parkland, and a potential school. She commented that the proposed development should respect the existing community and that a wall of tower buildings would not be welcoming as the location is considered a gateway to the community.
Ms. Colebatch commented that she felt the property has not been vacant because residents have opposed development or planning processes, but because previous applicants continue to speculate and flip properties.
Ms. Colebatch described the City current’s planning processes and how they have improved. She commented that if this application is approved, the City would be bypassing years of planning staff and community engagement, which she feels could be precedent-setting and not in a good way.
Ms. Colebatch discussed concerns with the continuous provincial policy changes, legislation that continues to be pushed and then reversed, the City’s Official Plan with modifications by the province that do not leave residents with confidence in provincial and municipal governments as well as any decisions made without public input up front can impact democracy.
Ms. Colebatch commented that most CHIA orders are supposed to be used to support and expedite built forms of all types however, this application has not included housing such as transitional supportive, cooperative purpose, built rental, rapid housing, tiny homes, or long-term care. She indicated that if the application included more of these types of housing that potentially residents would not have concerns.
Ms. Colebatch discussed concerns related to the minimum and maximum amount of parking for residential, commercial, schools, parking lot area coverage, and the list of potential concessions in the application that bypass the existing Official Plan. She commented that if the application is approved, how much time is saved versus following the municipal process to get shovels in the ground?
Ms. Colebatch further discussed the municipality issuing permits for second and third suites, and accessory dwelling units that were to be affordable in relation to the City’s strategic plan to build affordable units.
Ms. Colebatch concluded that the CHIA application should be denied as it is wasting valuable planning resources and allows the current planning application to proceed through the normal channels.
5. Arnie Ivsins discussed previous applications that were submitted to develop the old Barrie Fairgrounds property. He advised of concerns related to the current application and the proposed population growth compared to the size of the property, high-rise buildings, and the impacts on neighbouring properties, traffic, and entrance to the development, the provincial legislation including Bill #23 and the CHIA.
Ms. Ivsins described the intent of the City’s Official Plan, and the plan mobilizes stakeholders in the community to take positive action for the future and helps the City to make wise decisions to achieve a Barrie of the future that the residents envision.
Mr. Ivsins advised that he felt the proposed application is a colossal mistake and is concerned that this property is considered a Gateway to Barrie. He mentioned speaking to residents who are not NIMBYs, and it was indicated that no one is opposed to the property being developed but that careful consideration needs to be taken with the development, and at a local level. Mr. Ivsins indicated that the neighbouring residents on Campbell Avenue do not want to have high rises built on this property as this would impact their privacy in their backyards.