Planning Justification Report Bell Media Business Park

Transcription

1 Planning Justification Report Bell Media Business Park Bell Media P/N 1238 March 28, 2018 City of Barrie 40 Harvie Road and Highway Bell Farm Road, Suite 107, Barrie, Ontario L4M 5G1 Telephone (705) Toll Free: (877)

2 Table of Contents Page 1.0 Introduction Planning Background... 1 Figure 1: Location & Aerial... 2 Table 1: Reports and Studies Completed to Date Physical Context Subdivision Site Existing Land Use Physiography, Topography and Soils Proposed Subdivision Development Plan of Subdivision... 4 Figure 2: Proposed Land Use Schedule... 5 Figure 3: Land Use Summary Impact Assessment Natural Environment Cultural Heritage Planning Context Provincial Planning Policy Plan for the Greater Golden Horseshoe, Figure 4: Schedule 7 of the Greater Golden Horseshoe Plan: Distribution of Population and Employment for the City of Barrie to City of Barrie Official Plan Figure 5: Official Plan Designation City of Barrie Zoning By-law Figure 6: City of Barrie Zoning By-law as Updated By-law Conclusions and Recommendations Disclaimer of Responsibilities to Third Parties Appendix A Bell Media Business Park Draft Plan Appendix B Bell Media Business Park Draft Plan with Transition Zoning

3 Planning Justification Report Bell Media Business Park City of Barrie P/N March Introduction Bell Real Estate on behalf of Bell Media, owns approximately 38 hectares (94 acres) of land located at 40 Harvie Road at Highway 400 and Harvie Road (Figure 1). The lands have been designated for commercial and industrial development and have been unused for many years with the exception of satellite dishes for Bell Media purposes. Bell Media s objective is to obtain Approval of Plan of Subdivision on the lands for development as a mixed commercial and industrial Business Park. Skelton Brumwell & Associates Inc. (SBA) was retained in 1994 to provide planning, environmental and engineering services relative to the proposed development of the land now owned by Bell Media. This report describes the physical and planning context of the site and provides planning justification regarding the Application for Approval of Plan of Subdivision. 2.0 Planning Background The property had a Draft Plan Approval from the City of Barrie issued with nine special conditions and thirty-two standard conditions in October That Draft Plan included the eastern 23 ha of land for commercial and prestige industrial uses along Bryne Drive parallel to Highway 400 and with a potential additional street (Mattenley Road) for future access to Essa Road via Beacon Road. The Background Report by SBA February 1996, provides additional technical references for the eastern half of the Bell Media property. A request for Draft Plan approval in 2003 was considered by the City during a time when City was undertaking a Master Plan review of the alignment of Bryne Drive. In 2008 the City directed that no action be taken on the request until the Environmental Assessment (EA) for Bryne Drive be completed. In the interim the City has also conducted an Environmental Assessment (EA) for the Harvie Road crossing of Highway 400. In 2008 a severance divided the CTV television station lands from the retained 38 ha development property. The City s intention to realign Bryne Drive and construct Harvie Road over Highway 400 required significant changes to the Draft Plan. Drafts of the required revisions have been in review with Planning Justification Report 1 Skelton, Brumwell & Associates Inc.

4 City staff since Those matters were determined in 2017 and significant changes to the Draft Plan of Subdivision were required. A new application for Approval of Plan of Subdivision with the revised Draft Plan (February 2018) is submitted for approval for the property to be developed based on the re-aligned Bryne Drive, the Harvie Road overpass of Highway 400, the required stormwater management facilities and adjustments of the proposed land use of the new Lots to transfer the zoning classifications of the City Zoning By-law as updated by By-law Figure 1: Location & Aerial The proposed Bell Media Business Park Draft Plan is shown in Appendix A. The following reports and studies have been prepared by Bell Media for the proposed development of the subject lands or by the City of Barrie for the EA for the Harvie Road Overpass or for the Bryne Drive Realignment: Planning Justification Report 2 Skelton, Brumwell & Associates Inc.

5 Table 1: Reports and Studies Completed to Date Report Report Date Report By Stage 1 Archaeological Assessment December 6, 2017 ASI for City EA Drainage and Stormwater Management Report October 6, 2017 Hatch for City EA Environmental Study Report Phases 3 and 4 October 2017 Hatch for City EA Environmental Impact Study- Existing Conditions March 2018 Skelton Brumwell & Associates Functional Servicing Report February 2018 Skelton Brumwell & Associates Planning Justification Report March 2018 Skelton Brumwell & Associates Natural Heritage Impact Assessment Study Harvie Road/Bug Bay Point Road/Highway 400 Municipal Class EA September 2014 Morrison Hershfield Limited Municipal Class Environmental Assessment, Phases 3 and 4 Harvie Road/ Big Bay Point Road/ Highway 400 Transportation Improvements September 2015 Morrison Hershfield Limited 3.0 Physical Context 3.1 Subdivision Site Existing Land Use The lands have been vacant and unused for many years with the exception of satellite dishes for Bell Media and CTV communications. These facilities are to be relocated. Planning Justification Report 3 Skelton, Brumwell & Associates Inc.

6 The land use surrounding the property are: North: Commercial retail and service development along Bryne Drive of Leon s, Lowe s, MEC and Zehrs on the east side and a Hampton Hotel and a Four Points Sheraton Hotel on the west side, East: Highway 400 and the Onroute centre, South: City water reservoir and on south side of Harvie Road a residence and day care and two large parcels of land for future commercial and industrial development, some crop use on southern parcel, West: CTV Barrie Television Station and tower and residential uses on west side of Beacon Road Physiography, Topography and Soils The site is primarily vacant with forested areas and a small stream running across the south portion of the site at Harvie Road. This is Whiskey Creek. The site rises in elevation from 285 m asl at the north east corner beside Highway 400 to 310 m asl at the west side of the property south of the CTV Barrie communication tower. The tower was constructed on some of the highest land in Barrie for best broadcast and communication purposes. The Canada Land Inventory classifies the soils as Class 1-3 soils. There was some agricultural use of the property prior to A farm house on the property was abandoned and demolished. 4.0 Proposed Subdivision Development 4.1 Plan of Subdivision The proposed development encompasses a property of approximately 38 hectares (94.05 acres). The Draft Plan proposes to divide the land into twenty (20) Lots for General Commercial, Highway Industrial, and Light Industrial development or for roads, widenings, reserves, ravine access and stormwater management purposes. Refer to Appendix A for the proposed Bell Media Business Park Draft Plan. Each Lot for development will be zoned according to a transition of the existing zoning classifications from the City s 2015 Industrial Zoning update By-law as directed by City Planning staff in pre-application consultation. Development and uses will be permitted and regulated in accordance with the General Commercial (C4 (SP-141)), Highway Industrial (HI) and Planning Justification Report 4 Skelton, Brumwell & Associates Inc.

7 Light Industrial (LI) zoning provisions. The Bell Media Business Park Draft Plan with coloured transition of the zoning classifications is shown in Appendix B. The proposed land use schedule is shown below in Figure 2, with a land use summary provided in Figure 3. Figure 2: Proposed Land Use Schedule Planning Justification Report 5 Skelton, Brumwell & Associates Inc.

8 Figure 3: Land Use Summary 5.0 Impact Assessment 5.1 Natural Environment A Preliminary Environmental Impact Study (EIS) was prepared by Skelton Brumwell & Associates (March 2018) based on the existing conditions of the lands. The full EIS is to be completed after consultations with the City and the Lake Simcoe Region Conservation Authority (LSRCA) on the findings of the Preliminary EIS and mitigation proposals. In conjunction with this EIS, a municipal Environmental Assessment (EA) is currently being undertaken for Bryne Drive and the Harvie Road/Highway 400 Interchange. SBA and the City of Barrie, through its consultants for those EA s, have shared the results of field investigations and consultations with agencies (i.e. MNRF and the Lake Simcoe Region Conservation Authority (LSRCA)) to ensure continuity and integration of any findings and recommendations for mitigation measures. The purpose of the Preliminary EIS is to identify key natural heritage and hydrologic features within the area of disturbance and the adjacent lands within 120 metres to determine the potential for negative impacts from proposed future development on the subject property. Planning Justification Report 6 Skelton, Brumwell & Associates Inc.

9 This report identified five natural heritage features in the study area being: 1. Habitat for endangered species - Butternut Trees; 2. Significant Wildlife Habitat- Habitat for Species of Concern and Bat Maternity Roost Habitat; 3. Significant Woodlands; 4. Wetlands greater than 0.5 ha; and 5. Intermittent Watercourse/Contribution to Fish Habitat. Due to the presence of these key natural heritage features on and adjacent to the subject property, an impact assessment is required to address potential impacts and recommend mitigation measures to ensure no negative impacts to these features and their ecological functions. To complete the impact assessment for the full EIS, the following steps are required: Consultation with City of Barrie and Lake Simcoe Region Conservation Authority on the results of this EIS- Existing Conditions and mitigation measures proposed and required to ensure no negative impacts to natural heritage features or their ecological functions; Further consultation with the Ministry of Natural Resources and Forestry (MNRF) to clarify the presence/absence of species at risk habitat for bat species on site. Determination in consultation with the LSRCA and City of Barrie on criteria to determine significance and mitigation of the valley land in the south part of the subject property. 5.2 Cultural Heritage The presence of two areas of the Bell Media property as archaeological resource sites was known at the time of the 1997 Draft Plan Approval. Since that time Two Stage I archaeology investigations have been conducted on different parts of the property by the City of Barrie. The Standard Draft Plan Condition regarding the assessment, mitigation, preservation, resource removal and documentation of archaeological resources is expected as a condition to a new Draft Plan Approval. 6.0 Planning Context 6.1 Provincial Planning Policy In Ontario, all decisions made under the Planning Act must be consistent with the Provincial Policy Statement (PPS). The PPS states that efficient land use and development patterns should support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth. The PPS states that healthy, liveable and safe communities are sustained by (Section 1.1.1): Planning Justification Report 7 Skelton, Brumwell & Associates Inc.

10 a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. Planning authorities shall promote economic development and competitiveness by (Section 1.3.1): a) providing for an appropriate mix and range of employment and institutional uses to meet long-term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and d) ensuring the necessary infrastructure is provided to support current and projected needs. Healthy, active communities should be promoted by (Section 1.5.1): Planning Justification Report 8 Skelton, Brumwell & Associates Inc.

11 a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; b) planning and providing for a full range and equitable distribution of publiclyaccessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, waterbased resources; Long-term economic prosperity should be supported by (Section 1.7.1): a) promoting opportunities for economic development and community investmentreadiness; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and main streets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes; The Draft Plan Application is consistent with and supports the Provincial Policy Statement by: Accommodating an appropriate range and mix of employment, industrial, commercial and other uses to help meet long-term needs of the City; Establishing a cost-effective development pattern that will maximize land use, minimize land consumption and servicing costs; Providing for a wide range of economic investment opportunities, uses and employment; Permitting mixed industrial and commercial employment uses to support liveable and resilient communities; Facilitating the construction of high priority City transportation links (Harvie Road over pass and Bryne Drive extension. Planning Justification Report 9 Skelton, Brumwell & Associates Inc.

12 6.2 Plan for the Greater Golden Horseshoe, 2017 The Growth Plan for the Greater Golden Horseshoe (GGHGP) provides a framework for implementing Ontario's vision for building stronger, prosperous communities by better managing growth in this region, and sets out where and how the region will grow. Guiding Principles of the Growth Plan include: Support the achievement of complete communities that are designed to support healthy and active living and meet people s needs for daily living throughout an entire lifetime. Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability. Provide flexibility to capitalize on new economic and employment opportunities as they emerge, while providing certainty for traditional industries, including resource-based sectors. Provide for different approaches to manage growth that recognize the diversity of communities in the GGH. Forecasted growth to the horizon of this Plan will be allocated based on the following (Section 2.2.1): a) the vast majority of growth will be directed to settlement areas that: i. have a delineated built boundary; ii. have existing or planned municipal water and wastewater systems; and iii. can support the achievement of complete communities. c) within settlement areas, growth will be focused in: i. delineated built-up areas; ii. strategic growth areas; iii. locations with existing or planned transit, with a priority on higher order transit where it exists or is planned; and iv areas with existing or planned public service facilities. Applying the policies of this Plan will support the achievement of complete communities that: Planning Justification Report 10 Skelton, Brumwell & Associates Inc.

13 a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co-located and integrated in community hubs; iii. an appropriate supply of safe, publicly-accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) ensure the development of high quality compact built form, an attractive and vibrant public realm, including public open spaces, through site design and urban design standards; Economic development and competitiveness in the Greater Golden Horseshoe will be promoted by (section 2.2.5): a) making more efficient use of existing employment areas and vacant and underutilized employment lands and increasing employment densities; b) ensuring the availability of sufficient land, in appropriate locations, for a variety of employment to accommodate forecasted employment growth to the horizon of this Plan; c) planning to better connect areas with high employment densities to transit; and d) integrating and aligning land use planning and economic development goals and strategies to retain and attract investment and employment. Planning Justification Report 11 Skelton, Brumwell & Associates Inc.

14 Figure 4: Schedule 7 of the Greater Golden Horseshoe Plan: Distribution of Population and Employment for the City of Barrie to 2031 The proposed development conforms to the Growth Plan for the Greater Golden Horseshoe by: Directing development to an area planned (designated) for commercial and industrial expansion/ development; Developing vacant underutilized lands in the Built-up area of the City; Supporting business development with high potential for fibre optic connectivity, convenient access to Highway 400 and other employment areas of south Barrie; Facilitating construction of infrastructure and priority roads; Establishing a significantly large area where long-term economic and employment investment and development can occur and be flexible to emerging markets. Planning Justification Report 12 Skelton, Brumwell & Associates Inc.

15 The City of Barrie is identified as an area for population and employment growth in the GGHGP. The Province forecasts employment of 254,000 to Simcoe County including 101,000 jobs to Barrie by the year This is about 40 percent of the overall County employment. Draft Plan Approval and development of the Bell Media Business Park provides an excellent opportunity to accommodate part of the Barrie employment growth in a 38 ha mixed use Business Park on land with a high visible profile and good access to Highway 400. Upon construction of the ramps for Highway 400, the Business Park will have excellent access and visibility. 6.3 City of Barrie Official Plan The Official Plan establishes the goals, objectives and policies that guide growth and development in the City of Barrie. The Bell Media property is in the 400 West Industrial Planning Area (Schedule B) and in the Built-up Area of the Intensification Areas (Schedule I). As shown on Figure 5, the lands are designated in the Official Plan as follows: General Industrial; Highway 400 Industrial; General Commercial; Environmental Protection Area; and Open Space. The Draft Plan proposes lots and uses which conform to these designations. Draft Plan Approval will help achieve the City s Growth management goals expressed in Section as follows: (a) (b) (c) (e) To accommodate projected needs for residential, employment, and other lands in order to achieve a complete community with an appropriate mix of jobs, local services, housing, open space, schools, and recreation opportunities. To encourage and accommodate the continued expansion and diversification of the City's economic base with regard to the industrial, commercial, tourism, and institutional sectors in order to strengthen the City s role as the area s principal employment centre and to achieve an appropriate balance between employment and residential land uses. To promote and support knowledge based activities and their location in Barrie in both public and private sectors, geared to research and development in educational and financial, health service, telecommunication, and recreation/leisure companies and institutions. To direct growth to take advantage of existing services and infrastructure where possible, and to minimize the cost of infrastructure extension Planning Justification Report 13 Skelton, Brumwell & Associates Inc.

16 Figure 5: Official Plan Designation The amount of employment will depend on actual market demand for the various permitted uses at the time of development. The wide range of general commercial, highway industrial and light industrial uses permitted will help the City achieve the balanced growth objective of I job for every 2 residents. (3.1.1(f)). Planning Justification Report 14 Skelton, Brumwell & Associates Inc.

17 6.4 City of Barrie Zoning By-law The City of Barrie Zoning By-Law implements the land use objectives and policies of the Official Plan by permitting and regulating development and land use. The Bell Media lands are currently zoned as shown on Figure 6 as: Light Industrial (LI) Open Space (OS) Environmental Protection (EP) Highway Industrial Special Provision (HI(SP-141) (H-48)) Light Industrial Special Provision (LI (SP-141) (H-48)) General Commercial C4 Special Provision (C4(SP-141) (H-48)) The Open Space (OS) zones were for stormwater management ponds based on the approved Draft Plan. The Environmental Protection (EP) area covered the watercourse at Harvie Road and Highway 400. The Special use provision (SP-141) does not permit adult entertainment parlours. Figure 6: City of Barrie Zoning By-law as Updated By-law Planning Justification Report 15 Skelton, Brumwell & Associates Inc.

18 The zoning classifications of the property were established based on the 2003 Draft Plan. They were revised by the City Industrial Zoning Review in By law as depicted in Figure 6. The zoning classifications of the eastern area as Draft Plan Approved in 2003, have a Holding provision for traffic management and Site Plan control. The Hold provision on the existing Zoning is to be lifted upon the imposition of Site Plan Control pursuant to Section 41 of the Planning Act and an agreement satisfactory to the City of Barrie, with respect to financial contributions to either or both of Essa Road/Highway 400 and Mapleview Drive/ Highway 400 interchanges. This land is not subject to the Molson Park Drive / Highway 400 Special Development Charges By law. The continuation of a Hold provision may not be necessary as Site Plan Control is now required and the transportation infrastructure has been well advanced in the area. 7.0 Conclusions and Recommendations Based on our research, analysis and consultations with the City of Barrie staff we conclude that the proposed Bell Media Business Park Draft Plan with expected special and standard conditions: 1. Is consistent with the Provincial Policy Statement, 2. Conforms to the Provincial Growth Plan for the Greater Golden Horseshoe, 3. Conforms to the City of Barrie Official Plan, 4. Will suitably be regulated for permitted uses by the transition of existing zones, 5. Represents good planning relative to the natural and cultural conditions of the land and relative to the location and planning and development context of the site, and 6. Establishes a basis for significant new investment, development, construction, assessment and employment on the property and for the economic benefit of the City of Barrie. We therefore recommend approval of the Bell Media Business Park Draft Plan. Planning Justification Report 16 Skelton, Brumwell & Associates Inc. P/N

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20 Appendix A Bell Media Business Park Draft Plan

21 Key Map N.T.S metres Scale 1:2000 Part of South Half Lot 7 Concession 13 Townhip of Innisfil City of Barrie Legend Property Boundary Proposed Lot and Block Lines Existing Lot Lines Fencing X X X Road Land Use Schedule Watercourse Lot/Block Proposed Use Area (ha) Area (ac) 1 General Commercial (C4 (SP-141) General Commercial (C4 (SP-141) Highway Industrial (HI) Highway Industrial (HI) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) City Ravine Access SWM Pond SWM Swale MTO Widening Interchange Reserve Building and Structures Contours Wooded Areas Tower Owner's Authorization I authorize Skelton Brumwell & Associates Inc. to prepare and submit this Draft Plan of Subdivision for approval. Name Date 15 Harvie Road Widening Harvie Road Widening Harvie Road Widening Wetland (EP1) Surveyor's Certificate 19 SWM Pond Harvie Road Widening Bryne Drive I hereby certify that the boundaries of the land to be subdivided and their relationship to the adjacent lands are correctly shown on this plan Total Peter T. Raikes, BSC., CLS, MRICS Ontario Land Surveyor Date Schedule of Revisions No. Date Description Checked Land Use Summary Area (ha) Area (ac) Land Use Lot / Block General Commercial Lots 1 and Highway Industrial (SP) Lots 3 and Light Industrial Lots 5 to Roads / Widenings Blocks 15, 16, 17 and MTO Widening Block Interchange Reserve Block Access / Wetland Blocks 10 and SWM Pond / Swale Blocks 11, 12, and Bryne Drive N/A Total This document is protected by copyright laws and may not be reproduced in any manner, or for any purpose, except with the written permission of the copyright holder. Bell Media Business Park 40 Harvey Road and Highway A. B. C. D. E. F. G. H. I. J. K. Industrial, Commercial and Highway Industrial Municipal water supply Sandy loam, well drained Contours shown on Plan Urban standard roads, municipal water, electrical power, protection services, sanitary sewer Source: 1. Spring 2016 aerial photography provided by First Base Solutions 2. City of Barrie / HATCH EA Harvie/Bryne May 2017 G:\Projects-1\1200\1238\Cad-dwgs\ Draft Plan With Clients Edits.dwg, 02/04/2018 5:17:16 PM City of Barrie Class Environmental Assessment Notes Information Required Under Section 51 (17) of the Planning Act, R.S.O The proponent is responsible for: Draft Plan Construction of bryne drive. and related storm water management 2. These notes, the plan and the accompanying studies satisfy the municipal class environmental assessment requirements for road, sewage and water projects. Project No. Date: Drawn: February 2018 CAP/BDD Checked: 93 Bell Farm Road, Suite 107 Barrie, Ontario L4M 5G1 Drwg. No DP(18) Scale: 1:2000 Approved: Telephone (705) Fax (705) Toll Free (877)

22 Appendix B Bell Media Business Park Draft Plan with Transition Zoning

23 Key Map N.T.S metres Scale 1:2000 Part of South Half Lot 7 Concession 13 Townhip of Innisfil City of Barrie Legend Property Boundary Proposed Lot and Block Lines Existing Lot Lines Fencing X X X Road Land Use Schedule Watercourse Lot/Block Proposed Use Area (ha) Area (ac) 1 General Commercial (C4 (SP-141) General Commercial (C4 (SP-141) Highway Industrial (HI) Highway Industrial (HI) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) Light Industrial (L1) City Ravine Access SWM Pond SWM Swale MTO Widening Interchange Reserve Building and Structures Contours Wooded Areas Tower Owner's Authorization I authorize Skelton Brumwell & Associates Inc. to prepare and submit this Draft Plan of Subdivision for approval. Name Date 15 Harvie Road Widening Harvie Road Widening Harvie Road Widening Wetland (EP1) Surveyor's Certificate 19 SWM Pond Harvie Road Widening Bryne Drive I hereby certify that the boundaries of the land to be subdivided and their relationship to the adjacent lands are correctly shown on this plan Total Peter T. Raikes, BSC., CLS, MRICS Ontario Land Surveyor Date Schedule of Revisions No. Date Description Checked Land Use Summary Area (ha) Area (ac) Land Use Lot / Block General Commercial Lots 1 and Highway Industrial (SP) Lots 3 and Light Industrial Lots 5 to Roads / Widenings Blocks 15, 16, 17 and MTO Widening Block Interchange Reserve Block Access / Wetland Blocks 10 and SWM Pond / Swale Blocks 11, 12, and Bryne Drive N/A Total This document is protected by copyright laws and may not be reproduced in any manner, or for any purpose, except with the written permission of the copyright holder. Bell Media Business Park 40 Harvey Road and Highway A. B. C. D. E. F. G. H. I. J. K. Industrial, Commercial and Highway Industrial Municipal water supply Sandy loam, well drained Contours shown on Plan Urban standard roads, municipal water, electrical power, protection services, sanitary sewer Source: 1. Spring 2016 aerial photography provided by First Base Solutions 2. City of Barrie / HATCH EA Harvie/Bryne May 2017 G:\Projects-1\1200\1238\Cad-dwgs\ Draft Plan With Clients Edits.dwg, 26/03/2018 4:35:05 PM City of Barrie Class Environmental Assessment Notes Information Required Under Section 51 (17) of the Planning Act, R.S.O The proponent is responsible for: Draft Plan Construction of bryne drive. and related storm water management 2. These notes, the plan and the accompanying studies satisfy the municipal class environmental assessment requirements for road, sewage and water projects. Project No. Date: Drawn: February 2018 CAP/BDD Checked: 93 Bell Farm Road, Suite 107 Barrie, Ontario L4M 5G1 Drwg. No DP(18) Scale: 1:2000 Approved: Telephone (705) Fax (705) Toll Free (877)