Intensification Area Urban Design Guidelines - City of Barrie

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• Essa Road - A broad mix of uses, including Residential, General Commercial, Highway 400 Industrial, General Industrial and Institutional. • Yonge Street - General Commercial closest to Urban Growth Centre, with Commercial and Institutional uses at key nodes and Residential between. Where the Intensification Corridors are designated Residential, the Official Plan encourages densities that support transit use and alternative modes of transportation, including medium (40-53 units/hectare) and high density (greater than 53 units/hectare) dwellings, such as triplexes, fourplexes, apartments, and townhouses. Such developments should have high-quality urban design that minimizes the impacts on adjacent stable neighbourhoods. Where the Intensification Corridors are designated Commercial, including General Commercial, Community Centre Commercial, and Regional Centre Commercial, intensification should support the City’s role as a primary commercial centre in the Region. It should preserve and enhance the provision of, and convenient access to, a mix of employment opportunities. The design, appearance and scale of new commercial development should be compatible with adjacent land uses, including appropriate buffers between nearby residential areas. Sites along the Intensification Corridors that are designated General Industrial are generally reserved for manufacturing, processing, servicing, warehousing and associated commercial uses. Sites designated Highway 400 Industrial play a more significant role as a gateway to the City and should be characterized by office buildings and ancillary uses that are of a higher development standard, with industrial functions screened from the Highway. City of Barrie Comprehensive Zoning Bylaw (August, 2009) The provisions of the City of Barrie Comprehensive Zoning Bylaw typically favor intensification in residential areas along the Primary and Secondary Corridors. In the Primary and Secondary Nodes, height and set-back requirements potentially hinder intensification opportunities. A variety of zoning designations exist within the Intensification Areas, as outlined below: Intensification Area Zoning Designation Urban Growth Centre Commercial (C1-1, C1-2, C2-1, C2-2, C4) with Open Space (OS) along the waterfront Primary Corridors - Duckworth Street Residential (R2) - Bayfield Street Commercial (C2-1) - Dunlop Street Residential (RM2) - Essa Road Residential (RM2) and Commercial C4) at Highway 400. - Yonge Street A broad mix, including A, C3, C4, I-E, OS, R1, R3, RA2, RH, RM1, and RM2 Secondary Corridors - Bayfield Street Commercial (C3 with special provisions, and C4) - Dunlop Street Commercial (C4), with some EM3 and Environmental Protection (EP) - Essa Road A broad mix, including C3, C4, EM4, I-E, OS, R1, R2, and RM2 Primary Nodes - Duckworth Street at Residential (R2) and Grove Street Commercial (C4) - Bayfield Street at Grove Residential (RM1 and RA1) and Street Commercial (C2 with special provisions) - Dunlop Street at Anne Commercial (C4) Street - Yonge Street at Little Commercial (C4) Avenue DRAFT v
vi Urban Design Guidelines for Barrie’s Intensification Areas - DRAFT The Residential Zones (including R1, R2, RM1) support opportunities for intensification by permitting converted dwellings (up to 4 units) with a 10% increase in the size of the building. These zones are typically found on the corridors, between key nodes, where corridors are characterized by single-detached dwellings (i.e. Duckworth Street). This conversion can accommodate greater densities without compromising the character of the neighbourhood. Closer to the Urban Growth Centre, Residential uses are typically zoned RM2, which allows for higher density forms of housing, including townhouses and walk-up apartments (at 40-53 units/hectare) up to 10m (approximately 3-storeys). The Urban Growth Centre is typically zoned Commercial (C1 and C2), allowing a wide variety of commercial uses, including mixed-use development. The maximum density permitted in these zones ranges between 4.0-6.0 FSI, but a maximum height requirement of 15m (approximately 4-storeys) hinders opportunities for well-designed infill that exceeds the existing streetwall height. In a large portion of the Urban Growth Centre (C1), parking is not required. The Primary and Secondary Nodes are typically zoned Commercial (predominantly C4 with some C2 and C3) and permit a variety of commercial uses, as well as mixed-use development. The maximum density permitted in C2 Zones is 4.0 FSI, 0.6 FSI in C3 Zones, and there is no maximum density specified for C4 zones. However, the maximum height allowance in each of these zones is 14m (9m adjacent to a Residential Zone) which presents a potential barrier to intensification at the nodes. Similarly, the minimum 6m front yard set-back requirement limits opportunities for vibrant, active street-oriented development. On Dunlop Street and Essa Road, there are larger Industrial Areas (EM3 and EM4). These areas allow a wide variety of industrial, commercial, agricultural and institutional uses, generally excepting heavy industrial uses and uses with outside storage associated. Where land is available, these areas can accommodate new development up to 14m (approximately 4-storeys) or 9m (3-storeys) adjacent to a Residential Zone. DRAFT
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City of Barrie Intensification Area
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Table of Contents i Executive Summa
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List of Figures Figure 1: Intensifi
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DRAFT vii i Executive Summary The C
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Miller Dr. Livingstone St. W. Figur
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vi. Mixed-Use and Residential Avenu
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viii. Established Neighbourhood Str
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x. Major Transit Station Areas With
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DRAFT 1.0 Introduction The City of
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1.2.1 Intensification Typologies Ea
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Section Three: Public Realm Urban D
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2.0 Evolution of the Intensificatio
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2.1 Introduction The City of Barrie
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Figure 8: Existing typologies withi
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Figure 9: Existing Auto-Oriented Co
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Figure 10: Existing Corridor Reside
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Figure 11: Existing Core Districts
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2.3 Public and Stakeholder Consulta
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2.4.2 Priority Directions The follo
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Miller Dr. Livingstone St. W. Figur
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DUNLOP STREET ESSA ROAD BAYFIELD ST
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Dunlop St. W. Anne St. S. Sophia St
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Dunlop St.W. Figure 17: Intensifica
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3.0 Public Realm Urban Design Guide
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3.1.1 Natural Heritage Features The
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3.1.3 Semi-Private Open Spaces Semi
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3.2 Streets and Streetscapes Street
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g) Where occasional compaction of p
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a) Boulevards should reflect their
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3.2.4 Street Furniture Street furni
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3.2.6 Signage A hierarchy of signag
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3.2.8 Lighting Downcast, pedestrian
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3.3 Parking On-street parking in th
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3.3.2 Bicycle Parking Creating a ne
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4.0 Private Realm Urban Design Guid
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4.1.1 Community Structure Dunlop St
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4.1.2 Lot Size Variety There are a
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4.2 Access and Parking Much of the
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snow storage area landscaped traffi
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1st phase intensification is suppor
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4.2.4 Servicing and Loading Where s
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4.3.1 Building Orientation and Site
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c) Buildings taller than 8-storeys
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Side Property Line min. 5.5m 4.3.5
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4.3.7 Transition to Neighbourhoods
Page 91 and 92: 4.3.9 Roofs and Roofscapes Mechanic
Page 93 and 94: Brick Prefinished Metal Panel Sampl
Page 95 and 96: 5.0 Area-Specific Urban Design Guid
Page 97 and 98: 5.1.1 Prominent Streets The Mixed-U
Page 99 and 100: 5.1.3 Crosswalks Large right-of-way
Page 101 and 102: Duckworth 1:1000 0 5 25 50m Duckwor
Page 103 and 104: orth 1:1000 0 5 25 50m orth 1:2000
Page 105 and 106: 5.2.1 Pedestrian-Supportive Uses Mi
Page 107 and 108: 5.2.4 Heritage Context Infill In th
Page 109 and 110: Materials m) Additions or renovatio
Page 111 and 112: Duckworth 1:1000 0 5 25 50m Duckwor
Page 113 and 114: 5.3.1 Boulevard Design The boulevar
Page 115 and 116: th 1:1000 0 5 25 50m rth 1:2000 0 1
Page 117 and 118: The Intensification Corridors inclu
Page 119 and 120: The City’s major gateways are loc
Page 121 and 122: According to the Growth Plan, Major
Page 123 and 124: Built Form n) The station building
Page 125 and 126: The historic Allandale neighbourhoo
Page 127 and 128: Lakeshore Drive is one of the most
Page 129 and 130: 6.0 Implementation Recommendations
Page 131 and 132: 6.1.1 Policy and Zoning Amendments
Page 133 and 134: y site or area specific studies, pa
Page 135 and 136: 6.1.2 Education Programs Developer
Page 137 and 138: DRAFT 120
Page 139 and 140: DRAFT
Page 141: iv Urban Design Guidelines for Barr
Page 145 and 146: viii Urban Design Guidelines for Ba
Page 149 and 150: xii Urban Design Guidelines for Bar
Page 151 and 152: xiv Urban Design Guidelines for Bar
Page 153 and 154: xvi Urban Design Guidelines for Bar
Page 157 and 158: City of Barrie Intensification Area
Page 159 and 160: Applicant Information Project Name:
Page 161 and 162: 3.1 Natural Heritage Feature, Parks
Page 163 and 164: 3.2 Streets and Streetscapes 3.2.1
Page 165 and 166: 3.2 Streets and Streetscapes 3.2.4
Page 167 and 168: 3.3 Parking 3.3.1 On-Street Parking
Page 169 and 170: 4.1 Development of Large Parcels 4.
Page 171 and 172: 4.2 Access and Parking 4.3 General
Page 173 and 174: 4.3 General Building Guidelines 4.3
Page 175 and 176: 4.3 General Building Guidelines 4.3
Page 177 and 178: 5.1 Mixed-Use and Residential Avenu
Page 179 and 180: 5.2 Mixed-Use Main Street Guideline
Page 181 and 182: 5.3 Established Residential Street
Page 183 and 184: 5.5 Gateway Area Guidelines Page #
Page 185: 5.5 Major Transit Station Area Guid
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Intensification Area Urban Design Guidelines - City of Barrie

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