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Six-storey, 46-unit condo proposal too much for neighbours on Big Bay Point Rd.

'I’m sure that no one bought their homes with even a whisper of a thought that there would be apartment buildings behind them in the future,' says neighbour
22-09-2021 520_526BBPtRd
This rendering shows a proposed residential project for 520 and 526 Big Bay Point Rd., in south-end Barrie.

A proposed six-storey condo in southeast Barrie is drawing cold stares from some of its neighbours.

City councillors, sitting as planning committee, heard opposition at Tuesday night’s public meeting to a rezoning application for 520 and 526 Big Bay Point Rd., east of Yonge Street.

Wendy Bertucca, who has lived on nearby Warnica Road for a dozen years, says the 46-unit building doesn’t fit there.

“These homes are 60 to 70 years old and since their construction the area has seen a lot of development, but nothing that would negatively impact them as this proposal and potentially future proposals will do,” she said at the meeting.

“I’m sure that no one bought their homes with even a whisper of a thought that there would be apartment buildings behind them in the future," Bertucca added. 

This 0.86-acre property is comprised of two existing rectangular lots located on the north side of Big Bay Point Road. It’s also located within one of Barrie’s intensification nodes, where dense development is to go.

Coun. Jim Harris, who represents Ward 8, nonetheless asked why six storeys are proposed, given what’s already there.

“Why this built form, recognizing that the neighbouring lots remain single-family dwellings and the newest development across the road has chosen to be townhomes?” he asked. 

“This is designated as an intensification node in the City of Barrie Official Plan and under the current draft official plan, it is designated as medium density, where the minimum target is six storeys,” said James Hunter, of Innovative Planning Solutions, representing developer Morriello Construction.

“We wanted to maintain a six-storey height because that’s what we felt would transition to the future development within this intensification node," he added. 

Harris also asked Hunter if the project would contain any affordable housing and was told no, but that could be discussed later. 

The rezoning application is from residential single detached first density to residential apartment first density with special provisions. The application asks for several variances from the zoning bylaw  less front- and side-yard setbacks, landscaped open space, parking per unit and landscaped buffer, along with more building height and gross floor area. It proposes 57 parking spaces.

Wayne and Susan Conant, who live on Big Bay Point Road, close to the proposed development, say they are opposed to it.

“Overall, we feel that a six-storey apartment building will not be a suitable fit with single-family homes within the given area and may reduce overall property values,” they wrote in a letter to the city. “Townhomes would be a more suitable option given the neighbourhood of single-family homes.”

The Conants also expressed concerns about 24/7 environmental noise pollution from various commercial and personal motorized vehicles coming and going from the parking spaces at the building, coupled with ever-increasing traffic volumes in the area.

Poor air quality is another concern for neighbours, Warnica Public School students and the residents of the proposed apartment building. 

Bertucca, in a letter to Harris, also raised concerns about light and noise pollution, shading, the loss of mature trees, impacts on wildlife, along with increased traffic and congestion.

“We recognize that growth is necessary, but we ask that you put yourself in our shoes  imagine that this was happening in your backyard,” she wrote. “I doubt very much that you’d be happy about it. In fact, you’d likely be furious. Especially when there are so many other land options available.

“Why didn’t the city consider putting taller buildings  the tallest building is six storeys  at the Barrie South GO Station location (Yonge GO Village subdivision), where they would not have had as drastic an impact on residential homes?

“Why isn’t a six-storey apartment building being developed where the townhouse construction is across the street from this proposal?” Bertucca asked. “That development backs onto a plaza and would have impacted fewer residences.”

A public meeting is one of the first stages of Barrie’s planning process.

Mayor Jeff Lehman reminded those watching Tuesday’s public meeting of this.

“Just to be clear, council has not made any decisions on this matter,” he said. “Somebody has put together some properties here and is proposing a building and it will be up to council to decide whether or not it’s permitted, but it is a zoning-bylaw amendment that they are seeking, so that decision is still in front of us and that’s why we invite the public to come and tell us the reasons why they may be in favour or opposed.”

A staff report to planning committee is anticipated to be brought forward in the first quarter of 2022 for consideration of the proposed zoning-bylaw amendment application. If approved, a subsequent application for site plan control would be required.