Current Development Applications and Activity

Location: 116 Bond Street

File: Proposed Zoning By-law Amendment

Subject:  Stage 2 Preconsultation – Zoning Bylaw Amendment

The Development Services and Engineering Department has received a STAGE 2 PRECONSULTATION – 1ST SUBMISSION for detailed report review with respect to a PROPOSED ZONING BY-LAW AMENDMENT on the subject property municipally known as 116 Bond Street.

The subject property is located on the north side of Bond Street, just west of the intersection of Gill Street. The property has 30.34m of frontage on Bond Street and 2,223m2 of lot area.

The development proposes 18 stacked townhouses units for the property. The units will be developed in two blocks along the west side property with the parking area located on the east side. One block with 8 units and the other with 10 units. The development will be a 3-storey in height (10.48m) which is in keeping with the zone standards. A new private parking area will be designed with 23 parking spaces (providing 18 parking spaces for the units and 5 visitor parking spaces). The entrance will be roughly in the same location as the current residential driveway for 116 Bond Street. This proposed parking allocation will require an exception to the current Zoning By-law standards and the applicant has included a Parking Justification Study for review. The parking area will incorporate 2 Barrier Free Parking Spaces, bicycle parking and future considerations for EV charging units.

A Zoning By-law Amendment is required for the following:

1. Zone Change – from the current R2 “Residential Two" Zone to the R4 “Residential Four” Zone in order to permit “Stacked Townhouses Units”.

2. Reduced Parking – The proposed development required a site-specific exemption for the reduced number of required parking spaces per unit, requesting 1.25 parking spaces per unit, instead of the required 1.5 per unit.

3. Reduced Landscape Buffer (Eastern Interior Side yard only) request a reduced Landscape Buffer Area of 0.5m whereas 2.0m is required.

4. Reduced Rear Yard Setback to 4.5m from the required 7.5m

Owner:  Sullnet Holdings Inc.

Agent:  Morgan Planning and Development – Vanessa Simpson vsimpson@morganplanning.ca / Michelle Cooper mcooper@morganplanning.ca, 705-826-0024

City Planner:  Ali Chapple, Senior Planner, achapple@orillia.ca, 705-418-3223

Draft Site Plan – Apr. 2025

Draft Arbor & Landscape Package - Oct. 2023

Draft Elevations - Dec. 2024

Draft Parking Justification Study - Jan. 2025

Draft Traffic Impact Brief - Jan. 2025

Draft Arbor Report - Jan. 2025

Draft Functional Servicing - Dec. 2024

Draft Geotechnical Report Jan. 2025

Draft Stormwater Management Report - Dec. 2024

Archaeological Study Stage 1 and 2 - Oct. 2023

The City has received an application for a Zoning By-law Amendment to permit the development of an addition of four (4) Dwelling Units to an existing 3-unit Dwelling for a total of seven (7) Dwelling Units. The application proposes a rezoning from the Residential One (R1) Zone to a site-specific Residential Four (R4) Zone to permit a reduction in the parking ratio to 1 space per unit from 1.5 spaces per unit, the elimination of the visitor parking requirement, and to recognize site specific performance standards. 

Application Type and File Numbers:  Zoning By-law Amendment (File No. D14-944)

Status:  Under Review

Owner:  Jenna Reid

Agent:  Jonathan Pauk, Morgan Planning and Development

City Planner:  Anna Dankewich, Intermediate Planner, adankewich@orillia.ca 

Site Plan – February 2025

Architectural Drawing Set – February 2025

Functional Servicing Brief – February 2025

Parking Study – February 2025

Summary of Public Consultation Engagement – February 2025

Planning Justification Report – March 2025

Development Applications are under review to amend the City’s Official Plan and Zoning By-law to implement a Neighbourhood Plan and Draft Plan of Subdivision, which will result in 1,300 new Residential Units (representing Low, Medium and High Density forms), Roads and Infrastructure, Commercial Uses, Community Uses and Integrated Trail Systems.

PROPOSAL:

The Trailside Neighbourhood Plan will be registered and constructed in seven (7) phases and proposes the following:

• A greenfield density of approximately 51.4 persons / jobs per hectare.
• 1,300 new residential units consisting of:
  • single detached dwellings
  • semi-detached dwellings
  • freehold street townhouses
  • four medium density blocks (i.e. townhouse or low rise apartment units)
  • one high density block (i.e. high rise apartment units)
• Two school sites,
• One local commercial block,
• A neighbourhood park and Integrated trails system, and

Approximately 41 ha of environmentally protected lands including a wood lot and the Bass Lake Wetland area.

Application Type and File Numbers:  Official Plan Amendment File No. D09-207, Zoning By-Law Amendment File No. D14-921 and Draft Plan of Subdivision: 43T-21001

Status:  Under Review

Owner:  Charter Construction LP/ Mark Rich Homes Limited

Agent:  Josh Morgan, Morgan Planning and Development

City Planner:  Ali Chapple, Senior Planner, achapple@orillia.ca 

Notice of Complete Application

Notice of Public Open House

Public Feedback - Public Information Meeting - June 2021

Notice Of Public Meeting

Draft Official Plan Amendment By-law

Draft Zoning By-law Amendment By-law

Neighbourhood Plan

Draft Plan of Subdivision

Phasing Plan

Parks and Trails Plan

Archaeological Study – Stages 1-3 and Ministry of Culture Clearance Letter

Archaeological Study - Stage 4 (August 2004)

Archaeological Study - Stage 4 (December 2005)

Commercial Needs Study

Environmental Impact Study

Geotechnical Report

Hydrogeological Report

Shadow Study (September 2021)

Functional Servicing and Preliminary Stormwater Management Report (February 2023) - Under Review

Traffic Impact Study - Under Review

The City has received concurrent applications for a Zoning By-law Amendment and Site Plan Approval in order to permit the development of an 8-storey Apartment Building.  Amendments related to the proposal include a site-specific a reduction in landscaped open space, the number of required parking spaces and an increase in the maximum permitted building height to 28.35 metres.

Application Type & File Number(s):  Zoning By-law Amendment (File No. D14-926) and Site Plan Approval (File No. D11-385)

Status:  Under Review

Owner:  Auroville Ltd.

Agent:  Innovative Planning Solutions, Tyler Kawall, tkawall@ipsconsultinginc.com

City Planner:  Jeff Duggan, Senior Planner, jduggan@orillia.ca

Boundary and Topographical Survey - prepared by Young & Young Surveying Inc., August 20, 2021

Site Plan and Architectural Package including the following:

• Site Plan (Ground Level)
• Site Plan (Level 2)
• Site Plan (Level 3)
• Site Plan (Roof Level)
• Fire Route Plan
• Ground Floor Plan
• Second Floor Plan
• Third & Fourth Floor Plan
• Fifth & Sixth Floor Plan
• Seventh & Eighth Floor Plan
• Mechanical Penthouse Plan
• Roof Plan
• Building Elevations

Civil Engineering Drawings including the following:

• Site Grading Plan
• Site Servicing Plan
• Erosion and Sediment Control Plan
• Standard Details
• Construction Mitigation Plan

Landscape Plan

Planning Justification Report

Servicing & Stormwater Management Report

Parking Justification Study

Photometric Analysis

Shadow Study

Stage 1 & 2 Archaeological Assessment

Traffic Impact Study

Geotechnical Investigation

Hydrogeological Assessment

The City has received an application for a Zoning By-law Amendment to permit the development of an 8-storey Apartment Building with 248 Dwelling Units. The Zoning By-law requires a minimum of 372 parking spaces, whereas a total of 188 parking spaces are proposed (including a proposal to supply some of the parking from the adjacent property at 95 Barrie Road via easement).  Amendments related to the proposal include requested reductions in the Front Yard Setback, Interior Side Yard Setback, Minimum Landscaped Open Space, Minimum Landscaped Buffer Areas, and Minimum Parking Spaces, while requesting an increase to the Maximum Building Height to 26.5 metres (8-storeys).

Application Type & File Number(s):  Zoning By-law Amendment (File No. D14-923)

Status:  Under Review

Owner:  Magma Development

Agent:  South Bond Investments Ltd.

City Planner:  Jill Lewis, Senior Planner, jlewis@orillia.ca

Notice of Complete Application

Notice of Open House

Draft Site Plan - Feb 2025

Site Plan with Conceptual Building Elevations & Neighbourhood Context Elevation - Dec 2022

Draft Planning Justification Report - Feb 2025

Draft Traffic Impact Study - Feb 2025

Draft Stormwater Management Report and Functional Servicing Report - Feb 2025

Draft Species at Risk Assessment - Feb 2025

Draft Parking Justification Report - Feb 2025

Planning Justification Report including Land Use Compatibility Study and Shadow Study – Dec 2022

Arborist Report – Dec 2022

Parking Needs Study – Dec 2022

Traffic Impact Study – Dec 2022

Functional Servicing Report – Dec 2022

Geotechnical Report – Dec 2022

Hydrogeological Report – Dec 2022

Phase 1 Environmental Site Assessment – Dec 2022

Phase 2 Environmental Site Assessment – Dec 2022

Stages 1 & 2 Archaeological Assessment – Dec 2022

The City has initiated amendments to this Official Plan and Zoning By-law:

• To bring the City’s Official Plan into compliance with the Housing Accelerator Fund Agreement between the City and Canada Mortgage and Housing Corporation.
• To make minor changes to the City’s Zoning By-law’s definitions,  text and mapping in order to further improve and clarify the City’s Comprehensive Zoning By-law 2014-44, as amended.

Application Type and File Numbers: 

Official Plan Amendment – D08-213

Zoning By-law Amendment – D14-943

Status:  Under Review

Draft Official Plan Amendment

Draft Zoning By-law Amendment