Title
APPLICATION FOR A REZONING - B.E. GROUP - 185-205 DUNLOP STREET EAST (October 24, 2011) (File: D14-1521)
Ray Duhamel of The Jones Consulting Group, noted that the purpose of the Public Meeting is to discuss an application for a rezoning submitted by the Jones Consulting Group on behalf of the applicant, B. E. Group on lands owned by Erkki Laakonnen. The lands are located on the south side of Dunlop Street East, east of Bayview Park and the closed portion of Poyntz Street and known municipally as 185-205 Dunlop Street East. He explained that the rezoning application submitted proposes to rezone the lands from Central Area 1 (C1-1) to Central Area 2 (C1-2SP) in order to allow for a maximum building height of 46 metres, whereas the current zoning of the subject lands permits a maximum building height of 30 metres. He commented that the applicant intends on amending the building height to 39.56 metres as opposed to the 46 metres included in the application. Mr. Duhamel noted that the SP, Special Provision would allow the maximum building height to exceed that which is permitted in a C1-2 zone by 1 metre, where the maximum building height permitted in a C1-2 zone allows a maximum building height of 45 metres. Mr. Duhamel commented that the proposed building includes condominium residential, hotel and ancillary uses. Mr. Duhamel displayed an aerial photograph of the site and clarified that the proposed development will not be utilizing any lands from Bayview Park and that the proposed building will not be constructed on the un-opened road allowance.
Ian Malcolm of Ian S. Malcolm Architects displayed photos of the subject property. He explained that the proposed building is intended to be constructed 4.5 metres from the sidewalk and described the design of the building and the proposed docks. He indicated that the parking garage for the building will be constructed below Dunlop Street and will have two separate entrances in an effort to improve the traffic flow. Mr. Malcolm provided a brief history of a number of previous development proposals for the subject property. He noted that the building design has been reduced by 7 metres since the three public information sessions were held. Mr. Malcolm described the proposed development in detail and provided a number of illustrations of the building.
Mr. Duhamel reviewed the various pieces of legislation and policy that relate to the proposed development and commented that he believes that the site is suitable for intensification as it is located close to public transit, is a Brownfield site and will help to achieve the City’s intensification targets. Mr. Duhamel reviewed a number of public benefits he feels the development will provide and displayed a cross section of current buildings located from Worsley Street to Kempenfelt Bay. He noted that a traffic study has been prepared and that he is currently discussing with the City traffic improvements that may be necessary. Mr. Duhamel concluded by stating that the original rezoning application was for a building that was 46 metres in height but the applicant will be amending the application for a building that is 39.56 metres in height.
WRITTEN CORRESPONDENCE:
1. Correspondence from Peter and Karen Walpole dated October 7, 2011.
2. Correspondence from the Lake Simcoe Region Conservation Authority dated October 12, 2011.
3. Correspondence from Maureen and Max Tiedeman dated October 13, 2011.
4. Correspondence from L. Nelson dated October 14, 2011.
5. Correspondence from Jean and Ray Hedditch dated October 17, 2011.
6. Correspondence from Kris Menzies dated October 18, 2011 including past correspondence to the Committee of Adjustment dated July 29, 2011.
7. Correspondence from Shirley’s Bayside Grille dated October 18, 2011.
8. Correspondence from Chaopaya Thai dated October 19, 2011.
9. Correspondence from Donaleigh’s Irish Pub/Monsoon Lounge dated October 19, 2011.
10. Correspondence from Casa Mia Restaurant dated October 21, 2011.
11. Correspondence from Mike McClelland dated October 23, 2011.
12. Correspondence from Julie Bateman dated October 24, 2011.
13. Correspondence from Robert Shaw dated October 24, 2011.
14. Correspondence from Stephen and Ethel Riddell dated October 24, 2011.
15. Correspondence from Marty McCrone dated October 24, 2011.
16. Correspondence from Ronald McCowan dated October 26, 2011.
PUBLIC COMMENTS:
Vivian Barrow, 1504-181 Collier Street questioned what hotel chain will be operating the hotel and how many suites of the hotel will be sold. She asked how many parking spaces have been allocated for the development including the number of parking spaces for the hotel. Ms. Barrow inquired if the developers were planning 24 hour security and if they had considered the amount of noise that will be generated from the development and wondered if time restrictions will be implemented. She asked if the dock will be constructed and if there is concern pertaining to the existing flood plains.
The presenters offered responses to her inquiries.
Jim Birch, 130 Collier Street commented that he believes if a rezoning is granted to the developer to allow for additional height for the proposed building then it may set a precedent and other developers will request the same. He stated that he feels Bayview Park is meant to be used by citizens and not developers and encouraged members of City Council to understand the rezoning request and the impact it may have on the park. Mr. Barnes noted that in 10 years the park land will be a valuable asset to the City and Council should be considering opportunities to give back to the residents of the City.
Barbara Marshall, 10 White Oaks Road, stated that she supports the development proposal and believes that this type of development is needed in Barrie. She commented that she feels that the development will serve both residents and visitors and will benefit the entire community. Ms. Marshall noted that she believes the proposal is the right size and scope for the City of Barrie and incorporates the growth and intensification the City requires. She commented that she feels the development embodies good urban design and respects the existing neighbourhood, environment and waterfront. Ms. Marshall stated that she believes the new development will create employment opportunities and attract new residents and visitors to the City. She observed that these types of developments will improve the experience in the downtown and she believes it is essential for the revitalization of the downtown as it will be safer for families. She concluded by urging members of City Council to support the development application to help reach Barrie’s vision of being a premier regional centre and to support a sensible and balanced approach to growth and access for residents and visitors to the waterfront.
Mike McClelland, 78 Berczy Street, commented that he feels the 2004 Downtown Revitalization Plan that was adopted by City Council is a good plan and helps to make the waterfront open and accessible for all citizens. He noted that he believes that other developers are waiting to hear the outcome of this rezoning before submitting their plans to the City for consideration. Mr. McClelland stated that he feels that City Council must make a decision regarding the rezoning application that is fair to all including residents, developers and future generations. He commented that the Downtown Revitalization Plan was completed with the assistance of the Downtown Business Improvement Area (BIA) and he read aloud excerpts from the Plan. He concluded by stating that he believes the Council who adopted the Downtown Revitalization Plan had foresight and provided clear principles and direction for the downtown area. He suggested that members of City Council honour the 2004 Downtown Revitalization Plan before considering the rezoning application as he feels the Plan still makes sense.
Beth Lawton, 11 Hogan Court, stated that she strongly supports The West development proposal. She commented that she had previously set out to purchase a condominium within the City of Barrie and did not find anything that met her needs. She noted as a former resident of Toronto she was very happy to find out about The West proposal and will be disappointed if the development is not approved. Ms. Logan commented that she feels the proposal provides an architectural statement and doesn’t understand why the height of the proposed building is such a concern. She provided the number of stories for other condominium developments within the City and noted that she feels the height is right for the development proposal.
Paul Marasse, Monarch Moveable Glass Walls commented that he is the owner of Monarch Movable Glass and will be providing the glass walls for the development if it is approved. He noted that he is considering moving his business to the City of Barrie and hopes to build his company substantially over the long term. Mr. Monarch explained that if the proposal is approved, many short to medium term jobs will be created. He concluded by stating that he is glad to be a part of the proposed development.
Janice Laking, 23 Letitia Street, commented that she is pleased that many citizens attended the public meeting. She explained that she was the Mayor for the City of Barrie from 1988 until 2000 and that during her time as Mayor, Council took advantage of purchasing waterfront properties because City Council realized that there would be a demand for land along the waterfront in the future. Ms. Laking stated that she believes that the waterfront needs to be protected and developed carefully. She noted that the Waterfront Plan that was adopted by City Council in 2004 was reinforced by the City’s Official Plan and Zoning By-law. She requested that Council abide by the Plan. She observed that the development would be great, but it doesn’t need to exceed the 30 metre height restriction. Ms. Laking commented that she feels the unopened road allowance should only be used by the developer if it is officially closed by the municipality. She stated that if Council wishes to close the unopened road allowance adjacent to Bayview Park, a public meeting should be held regarding the closure. She concluded by requesting that Council not consider the development proposal until the unopened road allowance is addressed.
Marty McCrone, 27 Pontyz Street commented that he feels that Barrie should not become like Toronto and believes the 2004 Downtown Revitalization Plan holds the appropriate vision for the City of Barrie, to make the waterfront accessible to everyone. He noted that he supports smart development of the waterfront and requested that the current zoning by-law be enforced and not permit the height variance that is being requested by the developer. Mr. McCrone stated that when the City of Barrie advertises for tourism the waterfront is featured and believes the waterfront is a cherished natural resource. He shared an example of what he believes is “smart development” in Toronto and commented that that he feels a building 39.5 metres will change the landscape of Barrie. Mr. McCrone noted that he applauds the Downtown Revitalization Plan and believes other developers are waiting to hear the outcome of this rezoning application. He concluded by stating he feels the condominiums across the street from the waterfront are examples of good development as they allow full accessibility to the waterfront for all.
Scott Elliott, 150 Dunlop Street, stated that he believes the issue being discussed related to the development is regarding accessibility to the waterfront. He commented that he feels the current design of the proposed development is better than the previous unsuccessful ventures and accomplishes better accessibility to the waterfront. Mr. Elliott noted that he feels that height is not the main issue pertaining to the proposal. He feels the proposed development will enhance the waterfront for the public. He concluded by stating that he is in support of the project.
Rodger Kennedy, 62 Commerce Park, Financial Services Company, noted that he has been doing business in Barrie for five years and enjoys the City of Barrie. He commented that he is amazed with the amount of interest concerning the development and stated that he does not see any concern with the proposed height for the building or the proposed boat slips. He concluded by stating that he is 100% in favour of the development.
Marshall Green, 3 White Pine Place noted that he has reserved a unit in the proposed development and has lived and worked in Barrie for a number of years. He provided a brief history of the subject property and other development attempts in downtown Barrie, including the Downtown Centre. Mr. Green stated that in his opinion he believes that The West is the most exciting project in the downtown since the Downtown Centre proposal. He noted that he thinks the project will be the anchor for the Northern portion of Kempenfelt Bay. He commented that he believes the development will help to encourage re-development within the downtown and believes that this may be already happening as a number of stores have opened for business downtown Barrie. Mr. Green commented that a less attractive and enjoyable building could be constructed within the height restrictions. He concluded by urging members of Council to look to the Barrie of 2030 and support the development project to send out a signal that Barrie is ready to grow.
Ms. Laking responded to comments made by Mr. Green.
Sally Shirley, 152 Kempenfelt Drive inquired about parking along Dunlop Street and Collier Street.
Jean Hedditch, 407-150 Dunlop Street, asked Council not to approve the request to surpass the 30 metre height restriction because the development will be constructed on the waterfront. She noted that the reason why she loves the City is because of the lake and believes it should be preserved. Ms. Hedditch commented that she thinks if the proposal is approved it will set a bad precedent for future developments.
Dennis Galbraith, 126 Dunlop Street noted that he has being doing business within the City of Barrie for 20 years and feels the proposed development will revitalize the downtown. He stated that he believes the concept for the development is unique and that he will feel proud to bring people to the new development.
Susan Woods, Oro-Medonte stated that she wants to move to The West and feels that the development encourages people to use the waterfront as the design of the project is open and accessible. She noted that she feels the proposed development is a handsome building and will provide intensification to the City for accessibility and safety. She concluded by urging members of Council to approve the proposal.
Ken Lansing, 35 Jill’s Court inquired if parking at the hotel will be valet parking and questioned what plans have been made to accommodate the parking.
The developer’s representatives provided a response.
Marcus Gillam, Gillam Group Inc., Toront noted that his company will be managing the construction for the developer. He commented that his goal for the construction is to work closely with the developer to ensure the project runs smoothly and be as seamless as possible. Mr. Gillam stated that his company has done lots of work in the area and intends to maximize local content as much as possible. He concluded by stating that he supports the proposed development with enthusiasm.
Martyn Stollar, 219 Dunlop Street West commented that he believes the proposed development will impact him the most as he owns the land directly across from the subject property. He explained that he is waiting for the subject property to be developed so he can develop his lands. He stated that he doesn’t believe the developer has a plausible reason for the rezoning and noted that at this time the only amendment the developer is requesting is concerning height. Mr. Stollar highlighted the fact that the developer indicates it is not looking for any changes to the zoning concerning parking requirements, gross area or stepping requirements and questioned if the intensification targets for the development can be made without the additional height to the building. Mr. Stollar stated that he believes the public is being sold a beautiful development, however, it seems that the development proposal keeps changing. He urged members of Council to not support the rezoning. However he commented that if Council does support the development he encouraged Council to put in place special provisions with the rezoning to tie the specifics of the project to ensure the actual development will correspond to the proposal. He suggested a number of specific items that could be included in any re-zoning by-law to provide assurance that the development will be constructed as proposed. He cautioned Council about trusting that the development will proceed as proposed without specific assurances in the zoning by-law. Mr. Stollar noted that he has concerns regarding the site plan and believes that the site plan will not work unless the developer is allowed to use the un-opened road allowance. He questioned how the developer plans to revoke garbage from the development and whether the development is pedestrian friendly when it is proposing seven access points. He concluded by suggesting that Council “bump up” the site plan to Council for its review.
Al Hodgkinson, 320 Bayfield Street stated that although he does not live in Barrie the comments provided by Marshall Green make the most sense to him. He noted that he has been in business in Barrie for 17 years and believes the proposed development will be a good addition to downtown Barrie.
Peter Damato, 37 Ellen Street commented that he and his wife live in a condominium in Barrie and his business is outside of the City. He stated that his current lease for his business will expire in April 2012 and he is considering moving his business to Barrie. Mr. Damato noted that the proposed development project makes him believe that there will be financial growth in downtown Barrie.
Ian Rowe, 140 Dunlop Street commented that he agreed with Mr. Stollar and adopted Mr. Stollar’s points as his own. He observed that since Council adopted the Downtown Revitalization Plan there has been no new height study completed and that the development parameters in the existing by-law should be followed. He stated that he believes the City of Barrie’s Intensification Study indicates that Barrie will have no trouble meeting the intensification targets without the proposed development. He expressed concern that the development violates the principle of access to the waterfront. Mr. Rowe noted that he does not feel that the subject property meets the definition of a Brownfield site as the property is not contaminated. He encouraged members of Council to ensure that due diligence is completed concerning the developer and its proposal. Mr. Rowe cautioned them in making their decision and suggested that they tie the elements of the proposal that are attractive to a re-zoning, if they were to approve it.
Brian Hughes, 120 Collier Street stated that he supports the project and feels the development will bring Barrie into the next millennium and invite people to the waterfront. He noted that even if plans change the fact is that he believes people should be coming to Barrie as the City needs more commerce and more taxes. He concluded by urging members of Council to move forward with the development as proposed.
Eric Lawton, 11 Hogan Court commented that he started developing land within the City of Barrie approximately 20 years ago and had no former experience. He stated that he doesn’t feel there should be any innuendo against a new developer in town.
Members of General Committee asked questions of clarification of the applicant and staff.