functional servicing report - barrie

Functional Servicing Report Bell Media Business Park Bell Media P/N 1238 | February 2018

County of Simcoe City of Barrie 40 Harvie Road

93 Bell Farm Road, Suite 107, Barrie, Ontario L4M 5G1

Telephone (705) 726-1141 Toll Free: (877) 726-1141

[email protected] www.skeltonbrumwell.ca

mailto:[email protected]

Table of Contents

Page

1.0 Introduction ..................................................................................................................................... 1 Figure #1 – Site Location.................................................................................................................. 2

2.0 Site Description ................................................................................................................................ 3

3.0 Bell Media Conceptual Draft Plan .................................................................................................... 3

4.0 Class EA Reports .............................................................................................................................. 4 Bell Media Conceptual Draft Plan – 1238–DP(18) ........................................................................... 5

5.0 Previous Functional Servicing Report .............................................................................................. 6

6.0 Sanitary Sewage System .................................................................................................................. 6 6.1 Existing Conditions .............................................................................................................. 6 6.2 Sanitary Sewage Design Flow .............................................................................................. 6

6.2.1 Commercial Sanitary Sewage Design Flow ........................................................... 6 6.2.2 Industrial Sanitary Sewage Design Flow ............................................................... 7 6.2.3 Total Sanitary Sewage Flows ................................................................................. 8

6.3 Sanitary Sewage Collection System ..................................................................................... 8

7.0 Water Supply and Distribution ........................................................................................................ 9 7.1 Existing Conditions .............................................................................................................. 9 7.2 Water Demand .................................................................................................................... 9 7.3 Water Distribution System ................................................................................................ 10

8.0 Stormwater Management ............................................................................................................. 10

9.0 Traffic ............................................................................................................................................. 10

10.0 Utilities ........................................................................................................................................... 11 10.1 Electrical ............................................................................................................................ 11 10.2 Natural Gas ........................................................................................................................ 11 10.3 Bell ..................................................................................................................................... 11 10.4 Rogers ................................................................................................................................ 12

11.0 Disclaimer of Responsibilities to Third Parties .............................................................................. 12

Appendices

Appendix A

Functional Servicing Report, CKVR Business Park, City of Barrie

(Excerpt from Background Report, CKVR Business Park, City of Barrie)

Skelton, Brumwell & Associates Inc P/N 94 – 1238

February 1996

Bell Media Business Park Skelton, Brumwell & Associates Inc. Functional Servicing Report 1 February 2018 P/N 94 – 1238

Functional Servicing Report Bell Media Business Park

40 Harvie Road City of Barrie

P/N 94 – 1238 February 2018

1.0 Introduction

Skelton, Brumwell & Associates Inc. (SBA) was retained by Bell Media (Bell) to prepare a

Functional Servicing Report (FSR) regarding a proposed Draft Plan for the Bell Media Business

Park on the property at 40 Harvie Road, west of Highway 400, in the City of Barrie. The location

is shown on Figure #1 – Location.

The Bell Media lands are designated for General Industrial, General Commercial, and Highway

400 Industrial development on Schedule ‘A’ – Land Use of the City of Barrie Official Plan (OP).

Parts of the property are also designated as Environmental Protection (EP) and Open Space

(OS). These designations have been in place since the early 1990’s.

The eastern half of the Bell Media lands was Draft Plan Approved by the City of Barrie for

industrial and commercial development in October 1997. That Draft Plan needs to be revised

based on the finalized alignment of Bryne Drive and the City of Barrie land needs for the future

Harvie Road overpass of Highway 400. In conjunction with this FSR, a municipal Environmental

Assessment (EA) is currently being undertaken for Bryne Drive and the Harvie Road/Highway

400 Interchange.

The purpose of the FSR is to review the proposed infrastructure for the Bryne Drive extension,

as well as to review the servicing requirements for individual lots with the Bell Media Business

Park.

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93 BELL FARM ROAD, SUITE 107 TELEPHONE (705) 726-1141

BARRIE, ONTARIO L4M 5G1 FAX (705) 726-0331

P/N

Scoped Environmental

Impact Study

Figure 1

Bell Media Property

Scale 1:4000

96-1238 May 2015

Legend

Bell Media Business Park

Approximate Re-Alignment

of Bryne Drive

Property Protection (Phase 3

& 4 E.A.) Harvie Road / Big

Bay Point Road Potential

Interchange April 2015

G:\Projects-1\1200\1238\Cad-dwgs\1238 - Concept Draft Plan.dwg, 1238 - Bell Media Property, 29/05/2015 10:31:36 AM


2.0 Site Description

The subject property, as shown in Figure #1 – Location, is located on Part of Lot 7, Concession

13, Geographic Township of Innisfil, now in the City of Barrie. The entire property has an area of

approximately 38 ha and fronts onto Harvie Road to the south and Highway 400 to the east.

The property was historically used for agriculture, but has undergone natural succession as it

has been unused. It now consists of mixed deciduous and coniferous woodlands, with small

areas of cultural meadow and swamp wetland. Satellite dishes for Bell Media and CTV

Communications are present in the south part of the site. These dishes are part of the company

operations on an adjacent property to the west of the subject property.

To the north is commercial development along Bryne Drive, to the east is Highway 400, to the

south is Harvie Road and agricultural lands, and to the west is residential development (beyond

Beacon Road).

3.0 Bell Media Conceptual Draft Plan

A conceptual draft plan prepared by SBA, “Draft Plan (Revised), Drawing No. 1238–DP(18)”, was

reviewed as part of this study and is included with this report. The draft plan shows a total of

nine (9) developable lots, including two (2) General Commercial (C4) lots, two (2) Highway

Industrial (HI) lots, and five (5) Light Industrial (L1) lots. The draft plan also includes blocks for

Harvie Road and MTO widenings, stormwater management (SWM) ponds and swales, as well as

a wetland, City of Barrie Ravine Access, and an interchange reserve. The end use of each lot is

unknown at this time, and will be determined as part of the detailed design work for each lot.

The total developable area of the Bell Media lands is 24.62 ha, including 7.57 ha of commercial

lands, and 17.05 ha of industrial lands. The developable lot areas are as follows:

Lot Zoning Area (ha)

1 General Commercial 1.97

2 General Commercial 5.60

3 Highway Industrial 4.96

4 Highway Industrial 3.42

5 Light Industrial 1.59






4.0 Class EA Reports

Two (2) Class Environmental Assessment (EA) Reports for the area surrounding the proposed

development were reviewed as part of this study. The reports include a study entitled “City of

Barrie Environmental Study Report, Harvie Road, Essa Road and Bryne Drive Class EA Study,

Phases 3 and 4”, dated October 2017, prepared by The Hatch Group (Hatch), as well as a study

entitled “Bryne Drive & Commerce Park Drive Master Plan, Municipal Class Environmental

Assessment Document Phases 1 & 2, Veteran’s Drive to Essa Road”, dated December 2005,

prepared by the City of Barrie.

The purpose of the EA reports is to review proposed design alternatives and identify

improvements to Harvie Road, Essa Road, and the extension of Bryne Drive. The reports include

information on existing infrastructure, including watermains, sanitary mains and sewers, and

utilities (Bell, Rogers, natural gas, electrical) within the vicinity of the proposed development, as

well as information for proposed infrastructure.


5.0 Previous Functional Servicing Report

SBA were originally retained by CKVR (then a division of CHUM Limited) in 1994 to provide

planning and engineering consulting services relative to the development of part of the CKVR

property (now Bell Media) in the City of Barrie. Relevant information from the previously

completed Functional Servicing Report, dated February 1996, is included as part of this study.

The previously completed report, less the original appendices, is included as Appendix A to this

report.

6.0 Sanitary Sewage System

6.1 Existing Conditions

The proposed development is part of the Bayview Sanitary Drainage Area. The Bayview Sanitary

Trunk Sewer network within the area of the proposed development consists of a 300 mm

diameter sanitary running south along Beacon Road through the subject lands via an easement

at the southwest portion of the Bell Media Property. Upon reaching Harvie Road, the sanitary

sewer runs from west to east towards Highway 400. The main increases in size to 525 mm

diameter crossing Highway 400, and then increases to 600 mm diameter when it reaches

Bayview Drive.

We also note that the south section of Bryne Drive, which terminates north of Caplan Avenue in

the City of Barrie, is serviced by a 250 mm diameter PVC sanitary sewer.

6.2 Sanitary Sewage Design Flow

6.2.1 Commercial Sanitary Sewage Design Flow

The City of Barrie Sanitary Sewage Collection System Policies and Design Guidelines 2017 notes

that for general applications where the site specific use is unknown, a minimum average design

flow rate of 28 m3/day/ha should be used for commercial properties. Based on this, the average

daily design flow, Qavg, for each commercial lot would be:

Qavg1 = 28 m3/day/ha x 1.97 ha = 55.16 m3/day = 0.64 L/s


The City Sanitary Guidelines specify that for general applications where site specific information

is unknown, a peak factor of 2.0 should be utilized for determining peak commercial sewage

flows. In addition, extraneous flows should be calculated based on a flow rate of 0.1 L/s/ha.

Based on this, the peak flow, Qp, for each commercial lot would be:

Qp1 = (0.64 L/s x 2.0) + (0.1 L/s/ha x 1.97 ha) = 1.48 L/s

Qp2 = (2.17 L/s x 2.0) + (0.1 L/s/ha x 6.71 ha) = 5.01 L/s


Average and peak flow rates should be re–calculated as part of the detailed design of each

individual lot in order to confirm sufficient sanitary capacity is available.

6.2.2 Industrial Sanitary Sewage Design Flow

The City of Barrie Sanitary Sewage Collection System Policies and Design Guidelines 2017

provide three (3) categories of industrial land use, being General Industrial, Heavy or Special

Industrial Use, and Unknown Mix of General & Heavy, when determining average daily sanitary

sewage flows for industrial lands. As the proposed industrial lots are a mix of Highway Industrial

and Light Industrial, it is assumed that these lands would be considered General Industrial uses.

The City Sanitary Guidelines specific that for General Industrial uses, a minimum average design

flow rate of 35 m3/day/ha should be used for commercial properties. Based on this, the average

daily design flow, Qavg, for each industrial lot would be:








The City Sanitary Guidelines specify that for general applications where site specific information

is unknown, a peak factor of 2.0–4.0 should be utilized for determining peak industrial sewage

flows. In addition, extraneous flows should be calculated based on a flow rate of 0.1 L/s/ha. In

order to be conservative, a peak factor of 4.0 should be utilized to determine the peak flow rate.

Based on this, the peak flow, Qp, for each industrial lot would be:

Qp3 = (1.56 L/s x 4.0) + (0.1 L/s/ha x 3.85 ha) = 6.63 L/s

Qp4 = (1.39 L/s x 4.0) + (0.1 L/s/ha x 3.42 ha) = 5.90 L/s

Qp5 = (0.64 L/s x 4.0) + (0.1 L/s/ha x 1.59 ha) = 2.72 L/s

Qp6 = (1.69 L/s x 4.0) + (0.1 L/s/ha x 4.17 ha) = 7.18 L/s

Qp7 = (0.60 L/s x 4.0) + (0.1 L/s/ha x 1.47 ha) = 2.55 L/s

Qp8 = (0.24 L/s x 4.0) + (0.1 L/s/ha x 0.60 ha) = 1.02 L/s


Qp9 = (0.34 L/s x 4.0) + (0.1 L/s/ha x 0.84 ha) = 1.44 L/s

Average and peak flow rates should be re–calculated as part of the detailed design of each

individual lot in order to confirm sufficient sanitary capacity is available.

6.2.3 Total Sanitary Sewage Flows

Based on the previously completed calculations, the average daily flow, QavgT, for the Bell Media

lands is:

QavgT = Qavg1 + Qavg2 + Qavg3 + Qavg4 + Qavg5 + Qavg6 + Qavg7 + Qavg8 + Qavg9

QavgT = 0.64 L/s + 2.17 L/s + 1.56 L/s + 1.39 L/s + 0.64 L/s + 1.69 L/s + 0.60 L/s + 0.24 L/s + 0.34 L/s

QavgT = 9.27 L/s

The peak flow rate, QpT, for the Bell Media lands is:

QpT = Qp1 + Qp2 + Qp3 + Qp4 + Qp5 + Qp6 + Qp7 + Qp8 + Qp9

QpT = 1.48 L/s + 5.01 L/s + 6.63 L/s + 5.90 L/s + 2.72 L/s + 7.18 L/s + 2.55 L/s + 1.02 L/s + 1.44 L/s

QpT = 33.93 L/s

6.3 Sanitary Sewage Collection System

The City of Barrie Sanitary Guidelines note that commercial and industrial lots are to be serviced

with minimum single services measuring 150 mm in diameter, installed at slopes of 2.0%–8.0%.

Manholes may be required within parking areas on individual lots in order to provide directional

changes, and are to be designed per City of Barrie standards. The layout and sizing of sanitary

services for individual lots will be determined at the detailed design stage of each lot.

The City of Barrie Sanitary Sewage Collection System Policies and Design Guidelines 2017 specify

that all sanitary mains for commercial and industrial land uses shall be a minimum of 250 mm in

diameter, with velocities of 0.6 m/s–3.0 m/s. Based on the previously calculated peak design

flow, a 250 mm diameter sanitary main at a minimum slope of 1.0% should be sufficient to

convey flows from the Bell Media lands as it provides a full flow capacity of 59.47 L/s, and a full

flow velocity of 1.21 m/s.


We note that the existing sanitary main for the north limit of Bryne Drive terminates at a

manhole located with the Leon’s Furniture parking lot northeast of the Bell Media lands. As part

of the Bryne Drive extension works, provisions will be required to ensure that the Bryne Drive

sanitary main is connected at Leon’s, or, that a new sanitary main is installed within the existing

Bryne Drive road allowance to service the Bell Media lands.

It is unknown at this time what size of sanitary main is proposed by the City of Barrie for the

Bryne Drive extension; however, it is anticipated that the proposed main would be sized to

accommodate flows from both the Bell Media lands, as well as for further intensification of the

Bryne Drive/Harvie Road lands.

The Hatch Class EA notes that detailed design of the sanitary sewer will be part of the detailed

design of the Bryne Drive extension works, and will include an assessment of the existing

sanitary sewer network along Bryne Drive. Through discussions with City of Barrie staff on

February 22, 2018, it is our understanding that City staff have been advised by Hatch that there

is no reserve capacity available within the existing sanitary main at the north limit of Bryne

Drive. The Bell Media draft plan should be taken into consideration by Hatch and City of Barrie

staff when undertaking both the Class EA, as well as the detailed design of the Bryne Drive

extension, in order to ensure that sanitary capacity is available for the proposed development.

7.0 Water Supply and Distribution


The Bell Media lands are located within Pressure Zone 3S. The water pressure within this zone is

controlled by an elevated water storage tank located near the southwest corner of Mapleview

Drive West and Bryne Drive.

A review of existing conditions for the area shows that there are currently three (3) trunk

watermains under Harvie Road (400 mm, 500 mm, and 750 mm diameter). There is also a water

storage reservoir on Harvie Road, between Thrushwood Road and the future Bryne Drive

extension.

7.2 Water Demand

The City of Barrie Water Transmission and Distribution Policies and Design Guidelines 2015

specify that watermain sizing shall be determined by fire flow plus the maximum day use. They

also specify that fire flows shall meet a minimum of 136 L/s at 20 PSI, although the preference

would be to provide 152 L/s at 20 PSI.


Assuming a peak water demand approximately equal to the peak sewage flow described in

Section 6.2.3 of 35.01 L/s for the Bell Media lands, the total peak water demand plus fire flow

would be 187.01 L/s (assuming a preferred fire flow of 152 L/s).

7.3 Water Distribution System

Based on our review of the Hatch Class EA, it is our understanding that a new 300 mm diameter

PVC watermain is proposed along the length of Bryne Drive, which should have adequate

capacity to accommodate the peak water demand plus fire flow.

As the lots within the Bell Media lands are for commercial and industrial uses, each lot will

require separate domestic and fire services. The size of the service is dependant on the ultimate

use of each lot, and will be determined as part of the detailed design works.

It should be noted that the City of Barrie Water Guidelines require all buildings to be located

within 90 m of a fire hydrant.

8.0 Stormwater Management

Details on the existing and proposed stormwater management infrastructure for the proposed

development are to be included in a Stormwater Management Report to be completed pending

receipt of the City of Barrie Stormwater Management Report on Bryne Drive, to be prepared by

Hatch. The stormwater management ponds required for development of Bryne Drive and the

Bell Media lands are to be identified in the City of Barrie Environmental Assessment stormwater

management report.

9.0 Traffic

All details related to existing and future traffic demands, as well road concepts and a review of

preferred design alternatives for the Bryne Drive extension and proposed Harvie Road/Highway

400 interchange are detailed in the two (2) Class Environmental Assessment (EA) Reports for the

area surrounding the proposed development.

The reports include a study entitled “City of Barrie Environmental Study Report, Harvie Road,

Essa Road and Bryne Drive Class EA Study, Phases 3 and 4”, dated October 2017, prepared by

The Hatch Group (Hatch), as well as a study entitled “Bryne Drive & Commerce Park Drive

Master Plan, Municipal Class Environmental Assessment Document Phases 1 & 2 (Veteran’s

Drive to Essa Road”, dated December 2005, prepared by the City of Barrie.


10.0 Utilities

10.1 Electrical

Electrical services for the area are provided by Alectra Utilities (formerly Powerstream). We

understand that there are overhead electrical services along the south side of Harvie Road, as

well as the north and south limits of Bryne Drive. We also understand from reviewing the Hatch

Class EA report that Hydro One owns infrastructure, including a tower and hydro poles, near the

proposed Bell Media lands.

It is anticipated that Alectra will install electrical services along the Bryne Drive extension, which

could then be utilized to provide electrical service to individual lots within the Bell Media lands.

Alectra staff would need to be circulated on individual lot grading plans in order to install

services to individual lots. As the lots are for commercial and industrial purposes, it is

anticipated that a transformer will be required at each lot

10.2 Natural Gas

The Class EA prepared by Hatch indicates that natural gas services in the area are provided by

Enbridge Gas Distribution. There are gas mains located along the north side of Harvie Road, as

well as a 100 mm diameter main on the east side of Bryne Drive at both the north and south

ends.

It is anticipated that Enbridge will install gas services along the Bryne Drive extension, which

could then be utilized to provide gas service to individual lots within the Bell Media lands.

Enbridge staff would need to be circulated on individual lot grading plans in order to install

services to individual lots.

10.3 Bell

We understand from the Hatch Class EA report that there are existing underground Bell assets

(telephone and fibre optic) on the north side of Harvie Road, as well as along the east and west

sides of Bryne Drive.

It is anticipated that Bell will be able to provide telephone and fibre optic services to individual

lots within the proposed development. Detailed design of Bell services for developments is

typically undertaken once electrical designs are completed. Bell design staff should be circulated

on detailed site plan design drawings, as well as on design drawings for individual lots in order

to coordinate design and installation of services.

Appendix A Functional Servicing Report, CKVR Business Park, City of Barrie

(Excerpt from Background Report, CKVR Business Park, City of Barrie)

Skelton, Brumwell & Associates Inc P/N 94 – 1238

February 1996

[FUNSER-1.238]

APPENDIX "A"

FUNCTIONAL SERVICING REPORT

CKVR BUSINESS PARK

CITY OF BARRIE

APPENDIX "A"


CKVR BUSINESS PARK

CITY OF BARRIE

P/N 94-1238

February, 1996

Prepared by: Skelton, Brumwell & Associates Inc.151 Ferris Lane, Suite 300Barrie, Ontar ioL4M 6C1

Prepared for: CKVR, Division of CHUM Limited

TABLE OF CONTENTS

Page1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.0 SANITARY SEWERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.1 Existing System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2 Proposed System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

3.0 WATER DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

3.1 Existing Watermains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43.2 Proposed Watermains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

4.0 STORMWATER MANAGEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

4.1 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64.2 Pre-Development Peak Flows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64.3 Proposed Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84.4 Post-Development Peak Flows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94.5 Proposed Stormw ater Managem ent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

5.0 ROADS AND ACCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

5.1 Existing Transportation Netwo rk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135.2 Proposed Transportation Netwo rk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135.3 Traff ic Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 145.4 Directional Distr ibution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

6.0 ELECTRICAL DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

7.0 UTILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

7.1 Telephone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 187.2 Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 187.3 Cable TV . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

8.0 CONCLUSIONS AND RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

APPENDICES

APPENDIX 1 - Stormw ater Background CalculationsAPPENDIX 2 - Sto rmwater Com puter O utputsAPPENDIX 3 - Stormw ater Pond SizingAPPENDIX 4 - Traff ic Distribution

- 1 -


CKVR BUSINESS PARK

CITY OF BARRIE

P/N 94-1238 February 1996

1.0 INTRODUCTION

CKVR, a division of CHUM Limited, retained Skelton Brumw ell & Associates Inc. in 1994 to

provide planning and engineering consult ing services relative to the development of part of the

CKVR property in the City of Barrie as a commercial and industrial business park. CKVR's intent

is to obtain draft plan app rova l and zoning approval for a subdivision development on lands

surplus to their needs which have exce llen t exposure to the public travell ing along Highway 400.

A high quality, attractively developed business park servicing several general comm ercial and

prestige industrial uses very relevant to the broadcast and com munications industry is envisioned.

This report has been prepared to describe the serv ices wh ich now exist in the vicinity of the s ite

and the proposed methods of extending these services into the development. Servicing issues

discussed inc lude san itary sewers, w atermains, s torm water managem en t facilit ies, roads,

electr ical distr ibution, telephone, natural gas and cable TV.

2.0 SANITARY SEWERS

2.1 Existing System

The proposed development is part of the Bayv iew Sanitary D rainage Area . This drainage area

is described in the Bayview Sanitary D rainage Area Mas ter Plan , prepared by Skelton , Brumwell

and Asso ciates (November 29, 1988 revision).

The Bayview Sanitary Trunk Sewer consists of a 600 mm diameter sewer running along Bayview

Drive to Big Bay Point Road, and westward along Big Bay Point Road to the west side of Highway

400. The trunk sewer (525 mm diameter) then runs westward to the future Bryne Drive road

allowance, and southward (450 mm diameter) into an undeveloped but Draft Plan approved

subdivision. A 300 m m d iameter sewer runs along Harvie Road west from the future Bryne Drive

towards Beacon Road. This sewer reaches Beacon Road via an easement located within the

south-west port ion of the CKVR property. The location of these sewers are shown on Figure 1.

- 2 -

Figure 1 - Sanitary

- 3 -

2.2 Proposed System

The Bayview Sanitary Drainage Area Master P lan show s a 250 m m diam eter co llector sewer to

be constructed within the CKVR property, sloped at a grade of 0.5% in a southerly direction

toward Harvie Road. The Master Plan shows the sewer draining 36.2 hectares of industrial land

with a peak flow of 0.023 cu.m./sec. The peak flow ca lcu lat ion was based on a Leve l I analysis

from the City of Barrie Sanitary Sewer Servicing Policies.

A detai led review of the existing topography on the CKVR site indicates that the sewer should be

laid flatter than 0.5 % to ensure the mos t no rther ly lo ts in the plan can be se rviced. It is there fore

proposed to insta ll a 250 m m d iameter sewer on Bryne D rive at an average slope of about 0.35

% . The pipe would have a capacity of about 0.035 cu.m./sec and the max imum depth wil l be

about 9.5 me tres. At the detailed design stage, this slope may be adjusted slightly to minimize

the excavation depth. No sew er is p roposed to be installed on S treet 'B' at this time, however,

one would be installed later when the lands to the west are developed if the transmission tower

is relocated.

As shown in Figure 1, the sewer would serve an area of 33.9 hectares . Th is includes the Draft

Plan area of 23.5 hectares, and 10.4 hectares of possible future developm ent property also

owned by CK VR . Apply ing the Leve l II ana lys is from the City o f Barrie Po licies, the peak flow is

estima ted to be 0.0186 cu.m./sec.

It is noted that the Master Plan indicated an area 36.2 hectares to be serviced, compared to 33.9

hectares now under consideration. The 36.2 hectares, however, included the south portion of the

Markborough property located north of CKVR. The Draft Industrial Trunk Sanitary Sewer Master

Plan shows the entire Markborough p roperty being serviced northward, which is reasonable given

the topography. The 400 West Planning Area Land Use Study concurs with the Industrial Trunk

Master Plan.

To conc lude, the CKVR Business Park should be serviced by a 250 mm diameter sewer installed

at a slope of about 0.35 %. A total of 33.9 hectares is expected to be serviced by the sewer. In

accordance with City of Barrie Standards, manholes should be installed at a maximum spacing

of 110 metres. Pipe material can be either PVC or concrete. Service laterals are to be installed

to the individual lots at the time of sewer construction. Prior to f inal approval of the sewer system,

a Design Brief should prepared to describe the exact detai ls of the design.

3.0 WATER DISTRIBUTION

3.1 Existing Watermains

The CKVR property is located within Pressure Zone 3S as described by the Barrie Public Util it ies

Com mission (P.U.C .). The pressure within this zone is controlled by an elevated storage tank on

Molson Park Drive, just west of Highway 400.

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On Harvie Road the re ex ists a 400 mm diameter distr ibution main on the south side, and a 500

mm diameter transmiss ion main for Zone 2S on the north side. Just north of the CKVR property,

a 300 mm diam eter m ain crosses H ighway 400 into the Markbo rough property. P .U.C . staff

advised that Markborough will be required to extend this main to the south limit of the ir property

at Bryne Drive. The location of these mains are shown on Figure 2.

3.2 Proposed Watermains

Barrie P.U.C. staff stated that the CKVR site is to be serviced by a 300 mm diameter watermain

on Bryne Drive. This main is to connect between the existing 400 m m diameter main on the south

side of Harvie Road and the 300 mm diameter main that Markborough is required to bring to the

south limit of the ir property on Bryne D rive.

Under Barrie P.U.C. standards, the preferred f ire flow for an Industrial / Com mercial Subdivision

is 152 l/sec at 138 kpa residual pressure. Assuming the peak water demand w ou ld be roughly

equal to the peak sewage flow described in Section 2.2 (0.0186 cu.m./sec), the total peak water

demand, with f ire flow, would be 0.1706 cu.m./sec. Calculations confirm that the 300 mm

diameter ma in will be more than adequate to provide this flow, even if one o f the feeds is

removed.

In accordance with P.U.C. standards, this main can be either PVC or Ducti le Iron. Lot services

are to be insta lled at the time w hen the lo ts a re deve loped , and not at the time of the watermain

installat ion. P.U.C. has agreed that no watermain will be required to be installed on Street 'B' at

this t ime, howeve r, a 'tee' should be installed at the intersection with Bryne Drive to faci li tate a

possible future connection.

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Figure 2 - Water Distr ibution

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4.0 STORMWATER MANAGEMENT


The proposed CKVR Business Park lands have generally roll ing topography with an average

grade of about 4 % falling from west to east. Most of the site form s part of the Whiskey Creek

watershed, the main branch o f wh ich c rosses through the extrem e south east corner of the

property ad jacen t to Harvie Road and H ighway 400. The creek crosses the Highway through a

1,100 mm by 1,250 mm concrete box culvert and flows in an easterly direction towards

Kem penfelt Bay. Slopes associated with this watercourse are generally in excess of 15 % . A

Regional S to rm Floo dline elevation of 290.91 metres has been estimated in the vicinity of

Highway 400 and Harvie Road. A small portion of the s ite, located a t the north-w est corner,

drains northward onto the Markborough property and is part of the Hotchkiss Creek watershed.

A sub-catchment of 12.7 hectares comprises the north part of the development. This sub-

catchment drains easterly into a small tributary which crosses Highway 400 at the north limit of

the CKVR property through a 1,0 00 mm by 1,250 m m concrete box cu lvert. The tributary

eventua lly links up with main branch of Whiskey Creek east of the Highway. A second sub-

catchment of about 7.5 hectares com prises the cen tra l pa rt o f the C KVR deve lopmen t. This

catchment drains easte rly tow ard a ditch loca ted adjacent to H ighway 400, and sou ther ly towards

the main creek branch. A third sub-catchment of 10.0 hectares includes the mos t southe rly

portion of the CK VR B usiness park. Th is sub-catchment drains into a ditch on the north side of

Harvie Road and into Whiskey Creek near the south-east corner of the property. The three sub-

catchmen ts are shown on F igure 3 under existing conditions.

The Soil Survey of Simcoe County indicates the surface soil on the site is w ell drained Tioga

Sandy Loam. Vegetation on the site is a mixture of mature hedgerows and wooded areas,

overg row n agricultural fields and open grassed areas.

4.2 Pre-Development Peak Flows

The "Otthym o-89" software program was used to compute the anticipated peak flow s for a va riety

of storms under pre-development condit ions. Peak flows were computed for design storm

frequencies of 1 in 2, 5, 10, 25, 50 and 100 years for each o f the above noted catchm ents using

rainfall data from the Oril lia monitoring station. The Chicago 24 hour storm distr ibution was

applied to the data to comply with the Ministry of Transportation Drainage Management

Guidelines. Experience has show n that using this distr ibution produces higher peak f lows and

volumes than the SCS 24 hour and Ch icago 4 hour distributions which are recomm ended for use

by the City of Barrie.

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Figure 3 - Pre-development Drainage

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The parameters used in the calculations can be found in Appendix 1, along with relevant

backg round information . The sum mary computer outputs can be found in Appendix 2, and the

result ing peak flows are shown in Table 1.

T AB LE 1 - P RE -D EV ELO PM EN T P EA K F LO W S

StormPEAK FLO WS (cu.m./sec)

Area 1 Area 2 Area 3 Area 2 + 3

2 year 0.13 0.11 0.12 0.22

5 year 0.23 0.19 0.21 0.39

10 year 0.31 0.26 0.28 0.53

25 year 0.43 0.36 0.39 0.73

50 year 0.53 0.44 0.48 0.88

100 year 0.63 0.53 0.57 1.05

4.3 Proposed Conditions

A preliminary rev iew of the expected road des ign ind ica tes that the proposed Bryne D rive w ill

like ly rise steep ly from Harvie Road to a high point opposite about Lot 11. From there, the road

will slope gently northward. It is therefore p roposed to drain 24.2 hectares towards a stormwater

m anagement pond to be located at the north-east corner of the site. An area of about 10,000

sq .m. has been set aside for the pond, which will outlet into the exis ting culvert where pre-

development Area 1 outlets. The 24.2 ha catchment comprises 18.1 ha of the subdivision (Area

1B) and 6.1 ha of undeveloped lands to the west (Area 1A). The remaining 3.8 ha of the

subdivision (Area 2B) would drain southward towards a small stormwater faci li ty to be located at

the north-west corner of Harvie Road and Bryne Drive. An area of about 900 sq.m. has been

provided for the pond which will outlet into the ditch on the north side of Harvie Road and into

Whiskey Creek (same as pre-development Area 3). The ditch which serves as the outlet for pre-

development Area 2 wil l not be used in the post-developm ent condition. The boundaries of these

drainage catchments are shown on Figure 4.

Construction of the Bryne Drive to urban standards wil l include a storm sewer and curb and gutter

drainage sys tem . The storm sewer g rad ients will follow the prof ile o f the roadw ay , and they will

outlet into the respective s torm water ponds. Runoff which does not get into the sto rm sewers w ill

be conveyed to the ponds overland via the roadway or within the lots.

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In accordance with accepted practice, the sewer wil l be sized to carry runoff from the 1 in 5 year

storm. City o f Barrie S tandards dicta te concrete sewer pipe be used with a minimum diameter

of 300 mm. Ca tchbasins shou ld be spaced no further than 90 metres apart.

4.4 Post-Development Peak Flows

The peak flows for the post-development condit ion were computed with the "Otthymo-89"

computer program using the sam e rainfall data and storm distr ibutions as described in Section

4.2. The drainage areas used are as described in Section 4.3 and shown on Figure 4.

Background information on the calcula tions for the various input pa rameters can be found in

Appendix 1. The lands to be developed were assumed to be 85% impervious. I t is noted that for

the purpose of the calculations, the lands also owned by CKVR located west of the proposed

development site (Areas 1A and 2A) were assumed to be in an undeveloped condition. If these

lands are developed a t some tim e in the future, s torm water managem ent will have to be dealt w ith

separately. We note Area 2A has been included so the total area analyzed under post-

development condit ions coincides with the pre-development area. Area 2A wil l not contribute f low

to the storm water managem ent pond.

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Figure 4 - Post-development Drainage

- 11 -

The summ ary computer outputs can be found in Appendix 2. The computed peak flows are

summ arized in Table 2.

T AB LE 2 - P OS T-D EV ELO PM EN T P EA K F LO W S

StormPEAK FLO WS (cu.m./sec)

Area 1 Area 2

2 year 2.78 0.54

5 year 3.85 0.75

10 year 4.58 0.89

25 year 5.50 1.07

50 year 6.21 1.21

100 year 6.92 1.35

4.5 Proposed Stormwater Management

There are two aspects o f stormw ater managem ent proposed on the site, namely quantity and

quality control. Quantity control is required to ensure the post-development peak flows do not

exceed pre-development leve ls for a ll storm s up to and inc luding the 100 year storm . Quality

contro ls are required to minimize pollutant loadings on the receiving wa ters. These con tro ls are

typ ica lly implemented by allowing small, frequent f lows to flow direc tly into a quali ty control pond,

and diverting larger, less frequent f lows into the quantity control pond.

The "Otthymo-89" computer model contains a subroutine which computes the required volume

of detention storage (quantity control) given a post-development hydrograph and a limit ing outf low

value (pre-development peak flow). This is well suited for the preliminary stage of determining

the land requirements for such facilit ies. For Area #1, it was determined that a detention storage

vo lume of 8,922 cu.m. would be required. For Area #2, the required detention storage was

calcula ted to be 344 cu.m.

The requirements for quali ty control are desc ribed in the Ministry of Environment and Energy

publication "Stormwater Management Practices Planning and Design Manual". This manual

provides de tailed gu idance on the s izing o f quality contro l fac ilities . For the pu rposes of this

analysis, it was assumed that Level 2 protection shou ld be adequate. Level 2 p rotection is to be

applied in areas having Type 2 fisheries habitat, which covers most cases in Ontario.

Given the size of the area contributing to Pond #1 and the degree of control required, there are

basically two alterna tives for end-of-p ipe quality contro l. First, an extended detention wet pond

wou ld involve constructing a permanent wet pond with an average wa ter dep th of 1 to 2 metres.

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An addit ional vo lume (1 to 1.5 metres deep typically) is provided above the permanent wet pond

for temporary (extended) detention storage.

The second quality control alternative for Area #1 is an extended detention wetland. This involves

the construction of an arti ficial wetland with wa ter dep ths generally 0 .15 to 0.3 metres. Deeper

po ols are provided at the inlet and outlet of the pond to help trap sediments. An extended

detention volume of up to 1 metre deep is provided above the permanent wetland.

Since the area contributing to Pond #2 is less than 5 hectares, extended detention wet ponds and

wetlands are not feasible. If soils and groundwater condit ions permit, an acceptable option for

this area wou ld be to implement an inf il tration basin. This involves creating an available ponding

area, up to 0.6 metres deep, where runoff from frequent storms is captured and infil trated into the

ground. In order to ensure maximum eff iciency, pre-treatment of the stormw ater must be

provided to remove sediments. This could be done within the lots that contribute to the pond.

Tab le 3 summarizes the quality and quantity contro l requirements for the two ponds . The criteria

used to arrive at the data can be found in Appendix 3.

TABLE 3 - STORMW ATER MANAGEMENT POND REQUIREMENTS

Pond QuantityStorage(cu.m.)

Qua lityStorage(cu.m.)

TotalStorage(cu.m.)

QuantityArea

(sq.m.)

Qua lityArea

(sq.m.)

TotalArea

(sq.m.)

Ava ilab leArea

(sq.m.)

#1 (wet pond) 8,922 2,904 11,826 6,004 2,266 8,270 10,000

#1 (wetland) 8,922 1,815 10,737 6,004 2,528 8,532 10,000

#2 344 98 442 492 252 744 900

From Ta ble 3 it can be seen that the two blocks provided for the purposes of stormwater

managem ent are adequately sized for both quality and quantity control. A detailed Stormw ater

Managem ent Report should be prepared at the servicing design stage to describe the f inal design

of the storm sewers and stormwater ponds. The report should also address erosion and sil tat ion

controls.

5.0 ROADS AND ACCESS

5.1 Existing Transportation Network

At present, the CKVR Business Park site can be accessed from the south via Harvie Road and

from the north via Intertan Drive (although this is currently fenced near Ardagh Road). Bo th are

considered loca l roads in the City of Barrie's Transportation and Park ing Study (October, 1992).

Intertan Drive wil l be relocated westward as Bryne Drive, likely in the near future with the

comm ercial development of the M arkborough property. The closest arterial roads are Mapleview

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Drive to the south and Essa Road (Highway 27) to the west. Veterans Drive between Mapleview

Drive and Harvie Road is defined as a collector road in the study.

Harvie Road is presen tly constructed to a semi-urban (open ditch) cross section w ithin a 20 m etre

road allowance. The Transportation and Parking Study notes that some structural deficiencies

exist along this roadway. Intertan Drive has been constructed to an urban (curb and gutter) cross

section with in a 20 m etre road a llowance.

5.2 Proposed Transportation Network

The City of Barrie Transportation and Parking Study and the Official Plan designates Bryne Drive

as a collector road from Mapleview D rive to Ardagh Road. The Study also recommends tha t it

be constructed to an 11 metre wide urban standard with in a 26 metre road al lowance. The

an ticipated time fram e fo r th is work is 10 to 15 yea rs, or as requ ired by developm en t. It is

therefore proposed tha t Bryne Drive be construc ted th rough the C KVR Business Park in

accordance with this standard, with sidewalk on the east side as done through developments to

the south.

The Transportation Study and the Official Plan designate Harvie Road as an arterial road. The

Study also recomm ends that it be constructed to a 14 metre wide, 4 lane urban standard in a 26

metre road a llowance with in a 16 to 25 year time frame. This w ill requ ire a 3 m etre property

widening on both sides of Harvie Road. In conjunction with the arterial classif ication, the Study

recommends that an underpass under Highway 400 be construc ted w ithin the 16 to 25 year time

frame. It is expec ted that this unde rpass w ill allow grea ter flexib ility in the arterial road system

in the area as tra ffic volumes increase in the longe r term . The study no tes "This improvem en t will

allow a greater distr ibution of trips along the north-south arterial roads in conjunction with the new

western arterial and development on the west side of Highway 400". We no te "developm ent"

includes not only the CK VR B usiness Park, but also all of the lands designated for development

between Highway 400 and the west l imit of the City of Barrie.

The City of Barrie's Developmen t Charge Policy Report lists Intertan (Bryne) Drive from Harvie

Road to Southridge Court ( in the Markborough site) and Harvie Road from Essa Road to Fairview

Road in the projected road program. This does not, however, include the cost of the unde rpass.

The study attribu tes 90% of the construction costs to deve lopmen t, how ever in rea lity, w e w ou ld

expect a maximum of about 30% of the total costs to be recovered through development charges.

This is based on the fact that only residential developments are paying developm en t charges

(established to be 45% of the total), and the actual charge set by council was 75% of what was

recommended.

5.3 Traffic Generation

The CKV R Business Park will involve a mixture of land uses. A preliminary estimate of the

expected traffic generation has been carried out using the Institute of Transportation Eng ineers

(ITE) "Trip G enera tion" , 5th edit ion. For the purposes of this ana lysis, the pres tige industrial lots

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(zoned M 1) have been considered under the ITE's "Business Park" designation (land use code

770). The average mix of land uses in the ITE tr ip generation data is 20 to 30% office/comm ercial

and 70 to 80% industrial/warehousing. Vehicle trips were calculated on the basis of the industrial

lot area o f 9.6 hec tares (23 .7 acres).

Possib le uses of the comm ercial lands (zoned C4) include, among other things, retail stores,

offices, restaurants and hotels. Without knowing exactly which of these uses will even tually apply,

da ta from the ITE's "Shopping Centre" designation was used (land use code 820). I t is expected

that this data should provide conservative results at this prel iminary stage. The lands to be zoned

C4 are separa ted into 3 d istinct b locks, having areas of 2.3 ha (lots 17 and 18), 2.6 ha (lots 10,

11 and 12) and 3 .52 ha (lots 1 to 4) respectively. It was assumed that comm ercial buildings

having a gross leasable area o f about 30% of the to tal lot area would be construc ted on each

block. Th is resu lts in three commercial sites having building areas of 6,900 sq.m . (74,000 sq.ft.),

7,800 sq.m. (84,000 sq.ft.) and 10,600 sq.m . (114,000 sq.ft.) respectively.

A consideration in the analysis of the comm ercial lands is the percentage of pass-by tr ips. The

base ITE data rep resen ts total trips to and from a com mercial establishment. In the case of

shopping centres, a large percentage of these trips are generated by traffic passing by the site

who are a lready on the adjacent road system. Studies have shown that for centres having less

than 100,000 sq.ft. leasable area, an average of 60% of the total site traff ic is generated from

pass-by traffic. Another factor w hich results in a reduction of actual traffic generation re lative to

base ITE data is the aspect of mixed land use. The CK VR B usiness Park will involve a m ixture

of industrial, off ice and commercial uses. I t is expected that a portion of the traff ic entering and

exit ing the comm ercial establishments wi ll be generated from the other uses within the

development. Traff ic within the other land uses wil l not be using external roads to get to the

commercial uses, which needs to be factored into the analysis.

To account for both the pass-by tr ips and the mixed land use, the base ITE Trip Generation data

for the comm ercial land use was reduced by a factor of 50% on weekdays and 40% on

Sa turdays.

The prelim ina ry average daily trip gene ration fo r the p roposed develo pm en t, based on the

preceding criteria, are shown in Table 4. These numbers represent the total trips both in and out

of the site.

TABLE 4 - PRELIMINA RY T RIP GENE RAT ION (Average Daily)

T IME PRESTIGEINDUSTRIAL

COM MERC IAL(Unadjusted)

COM MERC IAL(Adjusted)

TOTAL(Adjusted)

Weekday 3,790 19,863 9,932 (50%) 13,722

Saturday 742 25,697 15,418 (60%) 16,160

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5.4 Directional Distribution

As no ted under Section 5 .1, the s ite can p resently be accessed from the north via Intertan Drive

and from the wes t by Harvie Road. In the fu ture, access will also be ava ilab le from the south v ia

Bryne Drive and from the east via Harvie Road and the Highway 400 underpass.

The City o f Barrie Transportation Study forecasted traffic movem ents within the city for three

different scenarios. These were 10 to 15 year (ave rage grow th), 10 to 15 year (high growth) and

25 year. For the traffic zone in which the CKVR site is located, the forecasted employment under

the average growth scenario was about 58% of the 25 year total, while the forecast under the high

growth scenario was about 76% of the 25 year tota l.

The Transporta tion S tudy prov ides Origin-Destination Tab les fo r each of the three growth

scenarios. The data within these tables was used to help approximate the directional distr ibution

of traffic entering the CKVR site. A lso conside red was the anticipated rou tes traffic w ill take to

reach the site from the various traff ic distr icts. Using a spreadsheet, the information was

summ arized to determine the percentage of traffic entering the site from various directions under

each different grow th scenario . Th is information can be found in A ppendix 4 .

To determine the directional distr ibution of the daily traffic volumes entering and leaving the site,

the total Saturday traff ic volumes (worst case) from Table 4 were multipl ied by the percentages

shown in Appendix 4. The results under the 25 year growth scenario , which assum es full

development of the site, are shown in Figure 5. This information assumes that the adjacent road

system has been fully developed in accordance with the recomm endations of the Transportation

Study.

As indicated in Section 5.2, Barrie's Transportation Study recomm ends the Harvie Road -

Highway 400 underpass be completed within a 16 to 25 year time frame. Since the CKVR

development may proceed prior to the underpass be ing bu ilt, a highe r portion o f the traffic w ill

have to access the s ite from the north and south. At the same time, however, it is anticipated the

CKVR site will not be fully developed, hence the ac tual traffic volumes will be low er than w ha t is

ult imately anticipated.

Bryne Drive, as a collector road with an 11 m etre width, should provide sufficient capacity to

hand le the traffic entering and leaving the CKVR site from both the south and north. From the

aspect of number of lanes and lane width, Harvie Road should have adequate capacity in it's

existing condit ion to serve the CKVR subdivision, prior to the underpass being constructed. Some

structural improvem ents m ay be required a t specific locations, however, to ensure the road base

is adequate. The widening o f Harvie Road to four lanes shou ld be completed in conjunction w ith

the underpass construction since the traffic volumes will increase substantially at that t ime.

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Prior to construction taking place on the CKVR site, the City of Barrie may require a detailed

Traffic Impact Study to be com pleted. Such a study would provide an analysis of anticipated peak

hour traffic volumes at affected intersections. It would also recomm end any improvem ents such

as turning lanes or traffic signals that may be required to mitigate the impact of increased traffic.

6.0 ELECTRICAL DISTRIBUTION

At present, the electr ica l dis tribut ion system in this area consists of overhead 13.8 Kv and 44 Kv

lines on Harvie Road.

To service the CKVR developm ent, an unde rgrou nd 13 .8 Kv distr ibution line is to be extended

through the site along Bryne Dr ive. This line is to connect between the 13.8 Kv overhead system

on Harvie Road and the proposed 13.8 Kv unde rground system within the Markborough

development.

P.U.C. staff have confirmed no additional substations should be required for the CKVR

development.

7.0 UTILITIES

7.1 Telephone

An existing underground Bell Canada cable is located on the south side of Harvie Road, which

crosses under H ighway 400. There is also an existing fibre optics cable located along the east

bounda ry of the property adjacent to the Highway.

Bell Canada anticipates no problems in installing a new service through the CKV R development,

along Bryne Drive from the existing service on Harvie Road to the Markborough property. Given

the b roadcast and commun ica tions uses poss ible for this business park, f ibre optic servicing of

the subdivision lots will be considered.

7.2 Gas

There is an existing 200 mm diameter gas main on Harvie Road which crosses under Highway

400. Consumers Gas staff confirmed there should be no problems in servicing the proposed

development from this existing main . A new gas m ain would be constructed along Bryne Drive

to connect between Ha rvie Road and the M arkborough development.

7.3 Cable TV

Shaw Cable (formerly Trillium Cable) staff report that there is an existing overhead cable on

Harvie Road which crosses Highway 400. The proposed development could be serviced from

this cable. Shaw Cable would not normally provide a service into a comm ercial / industrial

subdivision, however, they would evaluate the potential customer base within the subdivision prior

to making a final decision.

functional servicing report - barrie

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