Residents packed a public meeting at City Hall on Wednesday to raise concerns about a proposed high-density residential development on Essa Road that would bring more than 800 housing units to Barrie’s southwest end.
The proposal for 550–576 Essa Rd., submitted by MHBC Planning on behalf of the property owner, seeks Official Plan and zoning by-law amendments to permit a phased development including 16- and 18-storey apartment buildings, an eight-storey building already under construction on the site, and stacked townhouse blocks.
In total, the project would add 806 residential units, at a density of 429.9 units per hectare, including apartments and townhouses along an area identified as both an intensification corridor and strategic growth area in the city’s Official Plan.
Eric Brathwaite, an associate planner with MHBC Planning, said the development on the 4.63-acre site is intended to support growth while providing a mix of housing options.
He said the townhouse units are intended to act as a buffer between the taller buildings and nearby homes, describing the design as consistent with “good urban planning practices.”
The development would include 483 one-bedroom units, 178 two-bedroom units, 43 three-bedroom units and 102 townhouse units. Plans also call for approximately 660 parking spaces, most of them underground, along with indoor and outdoor amenity areas.
In his presentation, Braithwate says it is a multi-phased development, with Phase 1A representing the building already approved and under construction. He said the applicant is still working with staff to amend that application to permit underground parking.
Within the phasing plan, the middle section of townhouses behind the first building will be built first, followed by the 16-storey building, then the 18-storey building.
Residents, however, said the scale of the project is out of step with the surrounding neighbourhood, pointing to concerns about height, density and traffic impacts.
Nancy Tuckett, a resident of nearby Quance Street, said while she supports intensification in appropriate areas, the proposal is excessive for the site.
“The height of 16 and 18 storeys on a site that’s 4.63 acres… is extreme,” Tuckett said. “It is far too high.”
Other residents raised concerns about shadowing, privacy, drainage, parking demand and the impact of construction on nearby homes.
Nicole Murphy, whose backyard backs onto the development lands, said drainage issues began after construction of the existing eight-storey building started.
“Our sump pump usually would drain out perfectly fine, she said. "I've been there since 2009—no issues until that building was built.”
Murphy also raised concerns about the scale of the proposed buildings around her property.
"This idea that there's a transition by putting in those townhouses: that's just that's just a money grab for more more housing and has nothing to do with transition at all."
Much of the opposition focused on traffic, including concerns about a proposed private laneway connecting to existing streets. Residents say congestion along Essa Road and Mapleton Avenue is already a problem during peak periods.
“Many times coming out of Warner to make a left-hand turn… I am not able to make that left-hand turn because the traffic is lined up to the corner,” Warner Road resident Dave Johnstone said.
Some residents also warned the additional density would worsen safety and congestion in the area.
"There are more a lot more questions arising from this project than what there are answers," Johnstone added.
Ward 7 Coun. Gary Harvey questioned several aspects of the proposal, including traffic impacts, building transitions and setbacks between the development and nearby homes.
He also noted the lands are currently designated as a neighbourhood area in the Official Plan and questioned whether high-density development was originally envisioned for the site.
“The mayor has been quite clear when it comes to development that high density developments need to be in the downtown near transit hubs and near Highway 400, and I don’t see that this meets any of those check boxes,” Harvey said.
City staff confirmed the proposal would require an Official Plan amendment, as the lands are currently designated as a neighbourhood area and do not conform with the requested high-density development.
The site is also identified as an intensification corridor in the city’s Official Plan, creating a planning tension between the existing designation and the level of density being proposed.
City staff said the application is still under review and that technical studies submitted by the applicant are being evaluated. A recommendation report will be brought back to council at a later date once staff have completed their review.
The Nottawasaga Valley Conservation Authority, which reviewed the proposal, said it does not object to the application.
