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Home My WebLink AboutKIN 94 013 Adopt Official Pl #6 THE CORPORATION Of THE TOWN OF KINCARDINE . . BY-LAW BY-LAW NO. 1994-13 TO BY-LAW TO ADOPT AMENDMENT NUMBER 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE. . WHEREAS the recommendation has been made to the Council of The Corporation of the Town of Kincardine that the Explanatory Text and Schedule "A" constituting Amendment No. 6 to the Official Plan for the Town of Kincardine, be adopted by Council in accordance with the provisions of the Planning Act, 1983. NOW THEREFORE the Council for The Corporation of the Town of Kincardine ENACTS as follows: 1. That Amendment No. 6 to the Official Plan for the Town of Kincadine, a copy of which is attached hereto and forms part of this by-law, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the Minister of Municipal Affairs for the approval of the aforementioned Amendment No. 6 to the Official Plan for the Town of Kincardine. 3. This by-law shall come into full force and effect upon its final passage. 4. This by-law may be cited as the "Adopt Amendment No. 6 to the Official Plan, By-law". . READ a FIRST and SECOND time this 3rd day of March, 1994. READ a THIRD time and FINALLY PASSED this 17th day of March, 1994. ~.. . ~?7 Z:~ J..L'-c <>L"-....-' Clerk . .. . AMENDMENT NO. 6 TO THE OFFICIAL PLAN FOR THE Town of Kincardine This Amendment No. 6 to the Official Plan for the Town of Kincardine which was adopted by the Council of the Corporation of the Town of Kincardine is hereby approved under sections 17 and 21 of the Planning Act. .. Date: 177) /()/--º1-- ~-~ @) . I Diana L. dine, H.C.loP. Director Plans Administration Branch Central and Southwest Ministry of Municipal Affairs . . . · · · · · · . AMENDMENT NO. 6 TO THE TOWN OF KINCARDINE OFFICIAL PLAN The Explanatory Text and Schedule "A·' constituting Amendment No. 6 to the Town of Kincardine Official Plan was recommended to the Council of the Corporation of the Town of Kincardine on the ____day of , 1994. Amendment No. 6 to the Town of Kincardine Official Plan, as recommended, was adopted by the Corporation of the Town of Kincardine by By-Law No. f11~-13 in ,~ccordance with the provisions of the Planning Act, 1990, on the lJI1:L day of mAf'r'.H , 1994. 777, rue Bay / 14e'étage TorontoWntarlo) M5G 2E5 Please Refer all Correspondence Related to Submission to:1 Veuillez adresser to ute la correspondance relative à eet envoi à: JOE PERROTTA (416) 585-7310 Quoting Our Fite Number: e~1e~'ð1!'~nb~5e6'ö'ðé60 de dossier 777 Bay Stree 14th Floor Toronto, Ontario M5G 2E5 été a(ont / 1995 des plans e " '; ,,'r.. ...// < i ;'1·'·' ,.,,..,, -./ '-' ,..",y,J .---....--. \ ----- 'f;-1inistère des Affaires municipales 95/0 . \0,'1"=>':1 ,} '.:r.) ~-\ , ') ~~~' F a, Plans AdminIstratIOn R.R.SHAW CLERK TOWN OF KINCARDI BOX 329 707 QUEEN STREET KINCARDINE ONTARI NOG 2GO Min!~trv 0 MunIcipal Affairs IT The Att8ched/Lt to Submitted ® Ontario LS16111/921 . · AMENDMENT NO. 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE · . · . . -. ~ . . . THE CORPORATION Of THE TOWN OF KINCARDINE BY-LAW BY-LAW NO. 1994-13 TO BY-LAW TO ADOPT AMENDMENT NUMBER 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE. WHEREAS the recommendation has been made to the Council of The Corporation of the Town of Kincardine that the Explanatory Text and Schedule "A" constituting Amendment No. 6 to the Official Plan for the Town of Kincardine, be adopted by Council in accordance with the provisions of the Planning Act, 1983. NOW THEREFORE the Council for The Corporation of the Town of Kincardine ENACTS as follows: l. That Amendment No. 6 to the Official Plan for the Town of Kincadine, a copy of which is attached hereto and forms part of this by-law, is hereby adopted. 2. That the Cle" application, approval .s'¿ Offi Cial~. g ~ Th' . .-ç! ~s ~ '-'6 its.-i ç; ~ ...:; ~5 ()) I II1JQm_ ~ J¿,. 0.. (,)- ~- (l) ;;:) 00 (; c::~__ ~.-I Z &c'i2'õ ü 3. 4. RV . ) -~ . · · . · .- . DATE: AMENDMENT NO. 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE This Amendment to the Town of Kincardine Official Plan, which has been adopted by the Council of the Corporation of the Town of Kincardine, is hereby approved in accordance with the provisions of the Planning Act, 1990, as Amendment No.6 to the Town of Kincardine Official Plan. Ministry of Municipal Affairs . . . . . . . AMENDMENT NO. 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE I N D E X PAGE THE CONSTITUTIONAL STATEMENT PART A - THE PREAMBLE PURPOSE LOCATION BASIS PART B - THE AMENDMENT INTRODUCTORY STATEMENT DETAILS OF THE AMENDMENT PART C - THE APPENDICES APPENDIX I MUNICIPAL RECORD (contained in 'Original' only) APPENDIX III - PLANNING REPORT BRUCE COUNTY PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT e · · . · . . PART A PART B PART C THE PREAMBLE, does not constitute part of this Amendment THE AMENDMENT, consisting of the following text and Schedule "A" constitutes Amendment No.6 to the Official Plan for the Town of Kincardine THE APPENDICES, do not const i tute part of thi s Amendment; Appendix I contains the Municipal Record pertaining to this Amendment. Appendix II contains the Planning Report. · · · · · · · PART A THE PREAMBLE PURPOSE The purpose of this Amendment is redesignate the subject lands from 'Highway Commercial' to 'Residential'. LOCATION This Amendment applies to lands located at Part Registered Plan 3M-99 (Willow West Subdivision), Kincardine. of Park Lot 2, in the Town of BASIS The subject lands are located at the north east intersection of Fraser Street and Kincardine Avenue in the Town of Kincardine. The lands are surrounded by 'Residential' lands to the north and west and by 'Highway Commercial' lands to the east and a combination of 'Industrial', 'Environmental Hazard' and 'Highway Commercial' lands to the south. The application was reviewed vis a vis the policies of the Kincardine Official Plan, Bruce County South Official Plan, Bruce County Housing Study, Kincardine Commercial Study and the Provincial Growth and Settlement policies and it was concluded that the proposal does not detract from the overall commercial development strategy for the Town. Also, the proposed use appears to be compatible with existing residential uses to the north and west and can be accommodated with the existing servicing infrastructure. Further, the provision of a wide range of housing types and tenure would be consistent with the findings of the Bruce County Housing Study. · · · · · · . PART B - THE AMENDMENT INTRODUCTORY STATEMENT All of this part of the Amendment entitled Part B - The Amendment - consists of the following text and map constituting Amendment No. 6 to the Official Plan of the Town of Kincardine. DETAILS OF THE AMENDMENT 1. Schedule ·'Au to the Town of Kincardine Official Plan is hereby amended by redes i gnat i ng the 1 ands shown on the attached Schedule uAu to this Amendment from 'Highway Commercial' to 'Residential' . . . _,V'-~'" ~~-=ë-_ -- - -, ~-= _ - .. - :~~- ?;~œW~r~ifÆb\\¡1))'t;W~f:1¡~~}j !Î ""~..,,~_. ----~ ~ "'~~<c-.;:- ~.~_. ........................................ . 1=:. ''"¡;~:::'f> '_~Y... . - -. ;0-.".- <<W~ ;:'< ,_~<,:---,.- - ~. ":;:.::'((::;:î:>:.:¡::::::.~:~.:::::: ~. ~~ci$~~~'~~~~1-~. .~t¡-,~.~:g~~ß~~.' _ -= -=?"'- ..::~::::;:::;::::::.:::::::.:: ,. '. . ",,:>01':< ...."'-."..,. ".~'" ~ ;::.' "'~"'....""t)-~ ""' ~ _.c-z.. _ ":':::::.::..:.::.;.:::. . 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". ~." ....~ - \µ0,1-' -- ........ ~."," '" ~ _ _ ........ ...... . . .:::::, "~:~"!\ .::r_~.~.>: ";!i~~ .....J...{ ~ ::.:.::::.:-;:.:.:.:..":':'"<':..c:~,'q<,,. ~ ""'-_::=-~_ ':::::::::::"":':':::::j - .' ........ _.._.:.-_~-_._:~.=..__.~~-:-.._-~_::~__··:;::~;æ.;.!:!...·.;.:.:::.;.:.:.·.~::.~.~..!...:.~...f.:.~.:. ~:M@;·¡!j:ij¡»:~ ~ -0-.. ..;: _ _.. _- - _ ~~,~~--::;&~~;:~,~~~-~ 0 ~~ .ø::::- --~---=-- __- ~""~'''''~''f~'.Joo.'......:.:..:...... -...r-;~__ -~--~- .r'~... f4.~........:..:.... ,., _~~ ~ -~~--==-~-, :'It~-":"i "...., :...:::.::.......;:. _..:-_-___ - - ~-- - --~-;:- :.:.':',:: ~~~:;.Q)F ~:.:::.:.::::.~:.?:~.:.:::::. :":='-.:5=..~ ~~~~. .::..::::. ~~-11-):_~.. ..:.........,..:.....:........:-.... :.........~-=__-:. =--- -.~ -=:..- .::.::g:::.:....~: ri"~{:~.....¡\. .::..:.::::::::.:::~~::::~.:::::.:::.: =-~~ -..._ =->..-- """ ...........,....: ,.." ......:..........,..:........ :;::.-"",.,..-=.. - . :ii!£tirj~lli~ffjM~¡jß)¡;~\%)~1'I£i}t~k~ . ¡~ll~t~~M'l'Æ!¡~\fJJ«~~il~'~~~;~?Ø_ ~ .......:...............:......................:..........:."..:....-..:..,,~ =--~~ ~ '=~- . ~Wrt~))îJ$f!i~£;i:\:¡{#ii,~(4!0'W~¡¡¡);; .~~'" @ _~ ! >::=-0.. _-.... -=-.. ~-- ~ - - .. .. #', SCHEDULE 'A' TO AMENDMENT NO.6 TO THE TOWN OF KINCARDINE OFFICIAL PLAN ~:.~;~~~~::~:f::.::!..;;:·::!;~1:;:;;:::f GZ;] ,.,...."...., am tmm tzZ4 - mE! c:¡¡¡¡¡¡:¡ ~ PART OF PARK LOT 2, PlAN 3M-99 TOWN OF KINCARDINE SUBJECT PROPERTY RES/ŒNTlAL iÐ£RAL COMMEROAL HIGHWAY COMMERcIAL Re:5QRT COMMERCIAL INOUSTR1AL JNSTITLJTlCNAL OPEN SPÞCE HAZARD lAND DEVe:LOPMENT CONSTRAI(IIT ~ - 12 ~ ~ <= Q (j - I- Q ..J ct C vi I<) - ¡¡¡ ~ ¡¡:¡ 12 u <= 8 · · · · · · e PART C - THE APPENDICES APPENDIX I AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF KINCARDINE M U N I C I PAL R E COR D · . PART - A Certified Copy of By-Law No. f1q4-/~ Adopting the Amendment I . · · . . ~ , . . .J THE CORPORATION OF THE TOWN OF KINCARDINE . . BY-LAW BY-LAW NO. 1994-13 TO BY-LAW TO ADOPT AMENDMENT NUMBER 6 TO THE OFFICIAL PLAN FOR THE TOWN OF KINCARDINE. WHEREAS the recommendation has been made to the council of The Corporation of the Town of Kincardine that the Explanatory Text and Schedule "A" constituting Amendment No. 6 to the Official Plan for the Town of Kincardine, be adopted by council in accordance with the provisions of the Planning Act, 1983. NOW THEREFORE the Council for The Corporation of the Town of Kincardine ENACTS as follows: l. That Amendment No. 6 to the Official Plan for the Town of Kincadine, a copy of which is attached hereto and forms part of this by-law, is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the Minister of Hunicinal Affairs for the approval of tr Official Plan 3 . This its 4. . . PART - B Statement by Municipal Employee Regarding Public Notice , . . . . / . , . . . I, MAUREEN COUTURE, Clerk-Administrator for the Town of Kincardine, certify that the requirements for the giving of notice and the holding of at least one public meeting as mentioned in Section 17(2) of the Planning Act, and, for the giving of notice as mentioned in Section 17(8) of the Act, have been complied with. MAUREEN COUTURE . . PART - C True Copy of All Submissions Received Prior to Adoption of the Amendment , . . . . . , . . ~~ . , ' t~ i.\.~~ COUNTY OF BRUCE \ n.u7@rrnfi.iF~ PlANNING AND ECONOMIC DEVElOPMENT I u. .. '1: II LJ Box 848.30 Park Street. Walkerton, Ontario, NOG 2VO. (sl~illBl..J'g~ ¡{¡x'1s¡~~Ml"l¡~lq C Box 129,550 Berford Street, Wiarton, Ontario, NOH 2TO. IS ~~4-,~9,2¿ættS¡ I¡I.. 17.1 o 515 Goderich Street. Port Elgin, Ontario. NOH 2C4. 15191 3 UW~L;.S:j~ ~ . W.D. Scott, Director _______ ------------------ DATE: June 22, 1993 FILE: Z-25-93.22/KINCARDINE OPA .6 R£QU£ßT FDR ~D~WJ£J~rß TO: PROPOSED ZONING BV-LAW AMENDMENT PROPOSED OFFICIAL PLAN AMENDMENT /JLIUL.. \-:/./ I ~/!C(L'-d<_/~~ /(/ {~ AGENCY; The Municipalities of the County of Bruce and the Town of Kincardine have received a request from AGRA DEVELOPERS for the following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. If approved, the proposed Official Plan Amendment would change the designation of the sUbject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3- Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are requested on the subject application and will be used to prepare a Planning Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Council. Please submit your commants to the Planning Department by JULY 13, 1993. If you are unable to comment in the time specified. please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL INFORMATION Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present Official Plan Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Official Plan Status:Residential Present Zoning Status; C3 - Highway Commercial Proposed Zoning Status: R3 - Residential Three Proposed Use: rezoning and redesignation of the sUbject lands to permit the eventual development of a townhouse or similar complex. ******************~*ì5***~**************************************. ~ t: 4/~ /):. . I.. ~ U (~ NO COMMENT: Per.' ~, c' -?:1;/ for ~<'<.~ , " ***************************************************************** Comments; '" Signature: ·. ............. ........ .... ......... ................ ................ ............... ............... ............ ............. .. * . le.en.d fZZ]s I NOL.E DETACHED c:JSINOL.E DETACHED (VACANT) ~VACANT INDUSTRIAL. !Im0PEN SPACE c:::I HAZARD L.AND .._~T..DE'JlELCPMDŒ~_.__ __ UiJSUB~ECT PROPERTY -----.----.----.-- - --~-~ TIW IS SO£CULE No. P"I" tNs of 19 PART OF PARK LOT 2 PLAN 3H-99 0Mmt AGRA 5CAL( DEVELOPERS FU M...a.YUR TOWN OF KINCARDINE DI1'I a.£RK June, 1993 III J.JmíIeff Bruce County ?lannina . . , . . ,~ , . " I . \ . - l~] [1[L@[Fr¡nrrf; COUNTY OF BRUCE ~I fl. 'i:I:; ¿ 1992 . PLANNING AND ECONOMIC DEVELOPMENT . . o Box 848,30 Park Street, Walkerton, Ontario, NOG 2VO. 15191881-1 I. :~~ltJl.5L:J o Box 129,550 Berford Street, Wiarton, Ontario, NOH 2TO. 15191534-2092 Fax 1519J.5.14,11;'" o 515 Goderich Street, Port Elgin, Ontario, NOH 2C4. 15191 389-4373 fa7išïcjï 389-4735 W.D. Scott, Director DATE: June 22, 1993 FILE: Z-25-93.22/KINCARDINE OPA #6 REQUEÐJ FOR ~O~WJENrÐ TO: PROPOSED ZONING BY-LAW PROPOSED OFFICIAL PLAN hñ ¿ltLv ~-!v ''7' AMENDMENT AMENDMENT /)~. (,I I//Ik;(/L/,~- I The Municipal ities of~ the County of Bruce and the Town of Kincardine have received a reQuest from AGRA DEVELOPERS for the following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. AGENCY: If approved, the proposed Official Plan Amendment would change the designation of the subject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the sUbject lands from 'C3 - Highway Commercial' to 'R3 - Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are reQuested on the subject app 1 i cat i on and wi 11 be used to prepare a Pl ann i ng Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Council. Please submit your comments to the Planning Department by JULY 13, 1993. If you are unable to comment in the time specified, please contact the WALKERTON Off; ce of the Bruce County Pl ann i ng Department at the address indicated above. ************************************************************* GENERAL INFORMATION Location of SUbject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present Officia7 P7an Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Officia7 P7an Status:Residential Present Zoning Status: C3 - Highway Commercial R3 - Residential Three Proposed Zoning Status: Proposed Use: rezoning and redesignation of the sUbject lands to permit the eventual development of a townhouse or similar complex. ***************************************************************** NO COMMENT: for Per: ***************************************************************** Comments: Nv iili rial COhunen [3, Council wi;:)hes to :"cview cor,Hl12n t 3 t~0f.l the puoJ..~C rLleet1.~lg _r:H~~> taK1ng a ilual i?03l.L.1.Ün. --- ( /"-__ /" -- /~~ Signature: June, 1993 IIØ'M'T1IIÐfT Bruce County D1annina .,.........."..... ...,................ ................... ................". ... ..' ......... .......... * leaend I2ZJ S I NOLE DETACHED c:JSINOLE DETACHED (VACANT~ ~VACANT INDUSTRIAL !III]OPEN SPACE c::::I HAZARD LAND VACANTDEV~ DiJSUB~ECT PAOPEATY TNa IS SCl-ECULE 0MEIt AGRA SCALf DEVELOPERS FLE ..0. to e,tow PART OF PARK LOT 2 No. pOInl! this of 19 PLAN 3M-99 MA:iUR TOWN OF KINCARDINE OIITE CL£RI( , . . . ~. . , , . . . . . ~ . ' it) COUNTY OF BRUCE 0 PlANNING AND ECONOMIC DEVELOPMENT IIIN 2R 1993 o Box 848, 30 Park Street, Walkerton, Ontario, NOG 2VO. 15191 78!"~'ax IŠ191 881·1 o Box 129, 550 Berford Street, Wiarton, Ontario, NOH 2TO, 15191 I, .¡ 0315 Goderich Street, Port Elgin, Ontario, NOH 2(4. 15191389.. .. ,,1o, .HI~SfilP WD. Scott Director " KINCARDINE 1UVVI DATE: June 22, 1993 FILE: Z-25-93.22/KINCARDINE OPA .6 REQ~ESJ FOR ~O~WJE~rrS PROPOSED ZONXNG BV-LAW AMENDMENT PROPOSED OFFXCXAL PLAN AMENDMENT , .' '-/JU¿~' édu~/0 '. ....'.. , /¡, . 7 .~.. j..' ..i:JL.í JI'ljJ AGENCY: -----"t..¿¿7c..,.:.1¡.«;!" /.VJ7C/L' ,çqv~.. .. ...' . / . ULJl.~~·L:;J Wi -,¡, I The Municipal ities of the C Unty of Bruce and the Town'--b'f Kincardine have received a request from AGRA DÈVËt'ÖPËRŠ·f'õTTlÏå··· following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. TO: If approved, the proposed Official Plan Amendment would change the designation of the sUbject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3- Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are requested on the subj ect app 1 i cat i on and will be used to· prepare a P 1 ann i ng Report that will be presented to the Bruce County Planning Advisory Commi ttee and the Local Municipal Counci 1. Please submit your comments to the Planning Department by JULY 13, 1993. If you are unable to comment in the time specified, please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL XNFORMATXON Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present Officia7 P7an Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Officia7 P7an Status:Residential Present Zoning Status: C3 - Highway Commercial R3 - Residential Three Proposed Zoning Status: Proposed Use: rezoning and redesignation of the sUbject lands to permi t the eventual dtl\fS 1 opment of a townhQuse or similar complex. ***************************************************************** NO COMMENT: Per ****************** Comments: Signature: .............. .. .~ . ......... . . . . : ::':' /:::~~Ij;.~.:: ::~. &::; . .... ............ ..: ..~:....:: ::.:.::.:.::!.q:;.:;.:;.::.;.::.;.: a".~~::.::·: :.::: })§§f .. ...... ',. ............. ....... .. ....... .... ........ ... ...... ..... ......,.. '" ..... ...... )~ .......... ... .... ...... ... ........... ... ... ....... ............ ... ........... ............. '" .......... ·:·:··:·:·:··::·:::.:~·:s ,......... Yff1 ~ ~.. . ......... ..' .......... ... ......... ì .... ......... ~.... .. ..-:)¡ . .... ........ .. .... .. .... ........ .. "" ....... ... .... ........ ,T" .... ............ . .. . . . .. ........... ...... .......... ....... ......... \ ................. \. II~ . .. ............... IaI - ............... .............. > .............. . ............. - ............ II ........... .......... '~ 0 .......... JI .. II ... R' - IaI A Ir~ ~ rrÞ II ..... ... '/ g .. . ;//. // .J ..l- ID ;//. C/ ...... "'\ t r- ~ ~ ...... // %. iJ v. I: j }o" ..... .... ~~ II; · . . .. .... · . .. ..... )¡ ····H ..... .. ~ ~~ 1m [/ /'f': ... . . .. 1/ .......... .. ....... ~ ~v. .......... · ........ v . . . . . . . . . ......... 525' ......... . ^ ......... ( , eo",) ... .... .......... 7< 01 * .... ........ I gíi 03 ... '" .....~ ..'. ..... ....... " ." ...... ........ .::..:"'101. ~,,"-~ ......,.. ......... " J 1111 II ¡JJ.¡ III III .;.:::.:.:::.:.:.::.:, j . . . . . . ····H..· .... .... '"'\ ).::.:.:::::.., ~ ~.::::::::::::::::::::::::: ~~ j............. r--. ............, ,.:.:'.::::'.::.:...:.:.:.::: " ~ . . . . . . . . . . . . . . . . . . .................. ...,.............. Ie.end IZ2JSINOLE OETACHED DSINOLE OETACHEO (VACANT) ~VACANT INDUSTRIAL IIII]OPEN SPACE c:JHAZARO LAND E§ãVACANT DEVELOPMENT ·-ri:TSUB..fitC::TPROP~" - TNa I. SO£CULE to 8yIaw No. II 11111 d ". at 19 PART OF PARK LOT 2 PLA..1\1 3H-99 0IIIIIEIt AGRA DEVELOPERS 5CAL.£ FU ~XUR TOWN OF KINCARDINE Qft CL!RtC June, 1993 .4 ATIIDT Bruce County ~lannina . . . . . . . . . , . . ¡~1 COUNTY OF BRUCE PlANNING AND ECONOMIC DEVelOPMENT o Box 848, 30 Park Street, Walkerton, Ontario, NOG 2VO. 15191881..1782 Fax 15191 881·1619 o Box 129, 550 Berford Street. Wiarton, Ontario, NOH no. 15191534·2092 Fax 15191 5J4·11~'¡ 0515 Goderich Street. Port Elgin, Ontario, NOH 2C4. 15191389..4373 Fax 15191389·4735 W.O. Scott. Director DATE: June 22, 1993 FILE: Z-25-93.22/KINCARDINE OPA .6 F!.EQ!J.E~-r FOF~ J:;O.ì"WJ.E.N-r~ .' """--.r-;r', - r ...- ". :~fg5~þ.,' : I I .. ..' i;j"J ¡ ("", .......- '-' - I'" TO: PROPOSED ZONING BV-LAW PROPOSED OFFICIAL PLAN /1- <.J1Uri(··JJ..~ / o.L1r;;'iSI-k( / - ~ ..- ..-_.. ............... AGENCY: u\JrS(:.''-·: ~ '.~~~~ The Municipalities of the County of Bruce and the Town of Kincardine have received a request from AGRA DEVELOPERS for the following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. If approved, the proposed Official Plan Amendment would change the designation of the subject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3 - Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are requested on the subject appl ication and wi 11 be used to prepare a Planning Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Council. Please submit your comments to the Flanning Department by JULY t3, 1993. If you are unable to comment in the time specified, please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL INFORMATION Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present OfficiaT PTan Status: Highway Commercial (Town Kincardine Official Plan) of Proposed OfficiaT PTan Status:Residential Present Zoning Status: Proposed Zoning Status: C3 - Highway Commercial R3 - Residential Three Proposed Use: rezoning and redesignation of the subject lands to permit the eventual development of a townhouse or similar complex. ***************************************************************** Q.~b.q~ ~I BRUCE-GREY-OWEN SOUND HLA.LTH UNIT NO COMMENT: Per: /. ffAAJI€~ for ***************************************************************** Comments: .4A........t'-,.ð.. I çtVk ,~rY I '- , ç,,,Jpr< Signature: , ¿;#~ .. .............. .......................... . . . . . . . . . . ......... .....,.. ............ . , . . . . . . . . . . ............,. ............. .........,... ..,......... ...,....... ........ . .'" O! O~ NOD ~ S2S' ( 180..) C3 * ....,.... . .......... le.end fZZJs I NOLE DETACHED c:JSINOLE DETACHED (VACANT) ~VACANT INDUSTRIAL amOPEN SPACE c:::JHAZAAD LAND Ë3VACANT DEVELOPMENT ~ SUB'" Eêf- PROPERTY --.-- -~.- ----~--~-- nw IS SOECUl£ to 8yIaw No. p»nel "* of 19 PART OF PARK LOT 2 PLAN 3M-99 0IIIIEIt AGRA DEVELOPERS SCALI: FU! :-1AYUH TOWN OF KINCARDINE o.n CURl( June, 1993 .AI~ Bruce County ?lanninc · · · · · · · ~ . ' t~] COUNTY OF BRUCE Gìrf(Î,?-'r'·T;:~ PLANNING AND ECONOMIC DEVElOPMENT I Ú~ - 'l-'L· '!'.:. ì o Box 848,30 Park Street, Walkerton, Ontario. NOG 2VO. 15191 8þJ78211it' 1~1,91 ~81-1blq o Box 129,550 Berford Street, Wiarton. Ontario, NOH 2TO. 1519Ii~l;~~,::.aV.1S19g§J.4'..1¡7-f 0515 GoderichStreet, Port Elgin, Ontario, NOH 2C4. 15191 389..~~).)a.f-~7~5.·: . WD. Scott, Director L:JU '-' '---'L . , .:-.........-........ _-/ .. ....... "'-- ..... ........ DATE: June 22, 1993 FILE: Z-25-93.22/KINCARDINE OPA .6 H.EQ!J.EST FOFt !;O;'J,µJ.E.l'.rrs PROPOSED ZONXNG BY-LAW AMENDMENT PROPOSED OFFXfXfL PLAN AMENDMENT '-/kJUl//.UA.J t/{ H~J~: .*!/W AGENCY; i/ ~(~!~ í: j7 ~'>,(I¿(UL£.- The Mun i c i pa 1 it i es of the cou1'íty of Bruce and the Town of Kincardine have received a request from AGRA DEVELOPERS for the following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. TO: If approved, the proposed Official Plan Amendment would change the designation of the subject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3- Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are requested on the subject application and will be used to prepare a Planning Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Council. Please submit your comments to the Planning Department by JULY 13, 1993. If you are unable to comment in the time specified, please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL XNFORMATXON Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present OfficiaT PTan Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Official PTan Status:Residential Present Zoning Status: C3 - Highway Commercial Proposed Zoning Status: R3 - Residential Three Proposed Use: rezoning and redesignation of the sUbject lands to permit the eventual development of a townhouse or similar complex. ***************************************************************** NO COMMENT: c/ for Per: ***************************************************************** --;; 5~ ~ It) ( Co I ~ 1.--"""-,,, (..{ (... t? (,"-"- ~N/-rC::::'-//:!';7rc/" ents; I ·...t_ 2': CJ ...¿' ~ ~.,.~ Signature: c: _~~ -=~ ., :.~.::.~'.::.:'::.:.::: :.·:"i:.:~~j~I't·:· . ~iff;P:}f.t . ..::7!i ~: . ...:::::::::: i::: ~:::: : :::: .a.~~~;t.~.\.......... .. .... .. \~ I : ::::::::::>s.\k::::/:> :::::::::.. .;. Jjj .:.:.:.:'::.::.::\./\'>\.::.:.:.:.:':':.: 1 ... ... ............><.. .... ~(.:................... . . . . . . . , . . . . . .. .. . ......,.. ................ ".. .......... ........:... ì ................~'B;J/:::....:. . .... \ ~>:0~L::: x~ ~ .......... .. -<- : .: __ 11:"" . ....J 1m"! II. ,..... r / / g .:':. ~ - '// ã! ':":ÿ.;::.:': '\ .. ...~" 0 ~ ::::::> T J ,,~ L\H l\.. I I I ~ :::::::::: \/ ~~ "R IX ...::::..::.........: .~/ ~/« C/ 525' .71>:·:::>~<t~l ~ ~~ (~;) * ... ...... .......... ~"''''''''''''-'-'-'-~ . . . .:::::::::::::::::ILL.IJ I II~'\.'\.~'- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '- '-, ril'Ii'Irz8.. ..::::.::.::.:.:.::~ ÜoiII' .:::::::::'. .~'-' ::::::::::. :'-."- "- "-" ~ J ... .....:...~.~...:..:..:: t·....···· .. ~'- '\ ~...;::.::::.::.::.::.:/:.::.::.:.- 0..........: ..............~ / I '-J "-¡ ~~l ~.::..:::....:..: .......... ...,...... r::; /' ~ , ~ ~ Ie.end ~SINO~E DETACH£G c:JSINO~E DETACHED (VACANT) ~VACANT INDUSTRIA~ aICOPEN SPACE c:::J HAZARD ~AND VACANT DEVE~CPMENT [iJSUII.J ECTPROPERTY-- ---- -----.----- -- ,-- --~_._---._._.- - -------- -- --------..--.- T1iI IS SO£DULE No. ~ aUld tNI of 19 0Mmt AGRA DEVELOPERS SCAI.£ FU to Bylaw PART OF PARK LOT 2 PLAN 3H-99 MAïUH TOWN OF KINCARDINE Do1II'I CLERK June, 1993 .,4. 4T1oÐIY Bruce County ?lannincr . . . . , . . . ~ I - [~] COUNTY OF BRUCE PlANNING AND ECONOMIC DEVELOPMENT DJ:'I"EI\I~n o Box 848.30 Park Street, Walkerton, Ontario. NOG 2YO. (519)·8ä~ (1c~LãiUt,19 o Box 129,550 Berford Street, Wiarton, Ontario, NOH no. 15191534-2092 Fax 15191534-1174 0515 Goderich Street, Port Elgin, Ontario, NOH 2C4. 15191 389"437~lfflx~9~.4735 W.O. Scot!, Director DATE: June 22, 1993 FILE: Z-25-9~Ò2ZYK~~~~iVoeA #6 US¡;fjilATION AUTHORITt FOR ~O~~ENrS ' HEQ.uEs-r TO: PROPOSED ZONING BV-LAW:-AMENDMENT PROPOSep OFFICIAL PLAN,. AMENDMENT of/? ~J;y ,A¿¿ ÞV j Sr/(1.J- .".... . " u' lS'::J) l...t...;¡ , 'j, v.: ---..; ''-./' L~~'''' .. ,i ¡ . ,i The Mun i c i pa 1 it i es of the County oT....8TuE:e-.$I,ñ~ 'ih~Lr.Øwn of Kincardine have received a reQuest from AGRA DEVÉ'LOPERS,.for the following: Amendments to the Town of Kincardine Official pìan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. AGENCY: If approved, the proposed Official Plan Amendment would change the designation of the sUbject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar comp 1 ex and the corrre 1 ated Zon i ng Amendment, wou 1 d change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3- Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are reQuested on the sUbject application and will be used to prepare a Planning Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Council..n,.Please submit your comments to the Planning Department by JULY 13, 1993. If you are unable to comment in the time specified, please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL INFORMATXON Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present Official Plan Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Official Plan Status:Residential Present Zoning Status: C3 - Highway Commercial Proposed Zoning Status: R3 - Residential Three ~ SAUGEEN VAt.LEV ~ CC·NSERV¡;Tla" AUTIIORITY and redesignation of the subject lands to he eventual development of a townhouse or pomplex. , ***********.¥~¥*.**.*.*.¥¥.*.************* for 'Ale hç,lf9 re,'::·::",' ba~ed j.~iV~"' . the f',< apprc_> ··:.¡J0~~;;.ì al1d ",:; ry.:·!:c.ies, :::.;' i.O its ****************************************** Signed} iil'-I"C i:¿L . ;.JO-ANNE HARBINSON ~. '--\. Date . .." 8 ~, . . . . . . . - t~1 COUNTY OF BRUCE PLANNING AND ECONOMIC DEVELOPMENT o Box 848,30 Park Street, Walkerton, Ontario, NOG 2VO. IS191 881-1782 Fax 15191 881-1&19 o Box 129, 550 Berford Street, Wiarton, Ontario, NOH HO. 15191 534..2092 Fax 15191, 5J4'1i7~' 0515 Goderich Street, Port Elgin, Ontario, NOH 2C4. 15191389..4373 Fax 15~11i9-4735 W.D. Scott, Director ~'íf' " June 22, 1993 FILE: Z-25-93.22/~~rbARDI"'E' oPÀ .6 . 'j H.E.Q-U.E£T F!:JF! !;O;.iWJ.E.I'J"r£ \ 'I, . .. PROPOSED ZONING BY-LAW AMEN~~~NT' PROPOSED OFFICIAL PLAN AMEN6MENT '-Ill tL/l;£ '( U .) ¡J/A.,!l. DATE: .... TO: AGENCY: rCù....¿)/ -:1J.ü< ( J . The Municipal ities of the County of Bruce and the Town of Kincardine have received a request from AGRA DEVELOPERS for the following: Amendments to the Town of Kincardine Official Plan and to the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1 as amended. If approved, the proposed Official Plan Amendment would change the designation of the subject lands from 'Highway Commercial' to 'Residential' to permit the development of a townhouse or similar complex and the corrrelated Zoning Amendment, would change the zoning of the subject lands from 'C3 - Highway Commercial' to 'R3 - Residential Three'. A 'Key Map' has been provided on the reverse of this form. Your comments and/or conditions of approval are requested on the subject appl ication and wi 11 be used to prepare a Planning Report that will be presented to the Bruce County Planning Advisory Committee and the Local Municipal Co. ' submit your comments to the Planning Department f you are unable to comment in the time sp , please contact the WALKERTON Office of the Bruce County Planning Department at the address indicated above. ************************************************************* GENERAL INFORMATION Location of Subject Property: Part of Park Lot 2, Plan 3M-99, TOWN OF KINCARDINE Present Official Plan Status: Highway Commercial (Town Kincardine Official Plan) of Proposed Official Plan Status:Residential Present Zoning Status: C3 - Highway Commercial Proposed Zoning Status: R3 - Residential Three Proposed Use: rezoning and redesignation of the sUbject lands to permit the eventual development of a townhouse or similar complex. ********..*..****...........******.***.~¿~.*..*....*..~.....~.*** NO COMMENT: for - - Per: .. ****************************************** ~~~"..~_...~s has no objectionS Ie¡. , . . Comments: . Signature: . .. . . . . . . . . . . , , . . . . . . .............",......".. ................ ..... ... ..... ......... ............ ......,........ ............... ........ .............. ........... . . . . . . . .. ... ............ .......... ......... le.end f22Js I NOLE DETACHEtI c:JSINOLE DETACHED (VACANT) ~VACANT INDUSTRIAL a:!D0fOEN SfOACE c::JHAZARD LAND VACANT DEVELOPMENT Wi]SUBJECT-fORÓfOEATY þo.ílJRAL R~ ~ '" <CSq> o .., ..>.. <OCc:NSO·c\ ~ R~ '-" ':;'\ c~ -.. ? ~ \S£13 \ u \~ .. - ~o0t¡<)' ~_ º\'~t:N;:¡ . ¡~ / TNa I. SOECULE No. p1ltld tNI of 19 0IIIIEIt AGRA DEVELOPERS SCALf I'U to 8yIaw PART OF PARK LOT 2 PLAN 3H-99 A~XUK TOWN OF KINCARDINE OØ! CLERIC June, 1993 .. .JmoIINT Bruce County Plannina . . t . . . . SECTION 34 THE PLANNING ACT, 1983 NOTXCE OF PUBLXC MEETXNG OF THE PLANNXNQ ADVXSORV Cþllll:ETTEE TOWN OF KINCARDINE TAKE NOTICE that the Planning Advisory Co"'nl'itte. of the TOlofn of Kincardine will hold a Public Meeting on WEDNE.OAY, NOVEMBER '0, 1993 at 7;30 p.m., in the TOWN OF KINCARDINE oouIcIL CHAMBERS, 707 QUEEN STREET, KINCARDINE, Ontario, to conaider 4 propoa.l by AQRA DEVELOPERS (519-396-8590), 'or an Amendment to the Town of Kincardine Official Plan and a proposed Amendme~t to the Town of Klncardine Comprehensive Zoning By-Law No. 1988~1, .e ~.nded. . If approved, the Zoning of the aubject land_ would be Chan'~d from 'C3 - Highway Commercial' to 'R3 - Re.identi.' Thre.'; an , the sUbsequent Official Plan Amendment would rede.ignate t e subject lands from 'Highway Commercial' to 'Residential', to perm1t the eventual creation of a townhouse or similar complex. The lands affected by the propo.ed Amendment compri.. Part øf Park L.ot 2, Registered Plan aM-99, in the Town, of Kincardine. A 'Key Map' illustrating the location of the lands hae been provided on the reverse of thiG 'orm. ANY PERSON may attend the Public Meetin~ and make written ~r verbal representation either in support or in oþpoeition to t~. proposed Amendment. If any person receiving th,e notice does nøt attend the meeting, the Planning Advisory Committee may proc..d in his/her absence and he/she may not be entit1ed to any further notice of th_ Committee's prcceediniS. ADDITIONAL. INFORMATION relating to the propo..d Amendment m,y be obtalned from the Bruce County Planning and Econ~ic OaY.'oøme~t Department, 30 Park Street, Walkerton, Ontario, NOG ZVO, batwe.n the hours of 8:30 a.m. and 4:30 p.m., Monday to Friday, or at t~e Town of Kincardine Municipal Clerk's Off1ce (Te~ephon. (519) 39$- 3468) . DATED AT THE TOWN OF WAlKERTON THIS 20TH DAY O~ OCTOBER, 1998. G. E. Murphy Deputy Director County of Bruoe P1ann1ni atd Economic Develop""nt Oepartment 30 Park Street WALKERTON, Ontario. NOG 2VO Telephone; (519) 881-1782 - . '-, ,-, - . t::"-, June 30, 1993 Office of the Chief Building Officia ~\\\W\ CUY 0 ANDERSON A,CBO 721 QUEEN STREET í~~ \. . \.. \. ,- .,,"'IY. ~. .~\\ KINCARDINE. ONTARIO N1Z 1Z9 \ i \- t.... l: \'j~ . \). Tel: (519) 396-2293 \ \ ' . ~ \J J fa" (519) 396-6268 \ "\ :j\\\.. .,\\3 \~~\S~~~-~--_......« ..................... Roll .: l-Ol300 County of Bruce Planning and Economic Development Box 848 30 Park Street Walkerton, Ontario NOG 2VO Dear Sirs: , Re: Agra Developers Part of Park Lot 2, Plan 3M-99 Town of Kincardine. Countv of Bruce The building department has no objection to the above application for a proposed zoning by-law amendment. Guy Anderson Chief Building Official fal cc: Ronald R. Shaw Clerk-Administrator . . . "Whprp you're ct stranger only once" . ., . · - . · · The Bruce County Board of Education Box 190. 1st Ave. N. CHESLEY. Ontario NOG no Telephone: (519) 363-2014 Fax No.: (519) 363..3448 July 9, 1993. County of Bruce, Planning & Economic Development, Box 848, 30 Park Street, WALKERTON, Ontario. NOG 2VO .~ ;\ ":. \ ,~..,-, : r--·. , ,. .. ...';J~. . ~:~~ \<~ " i .~~~l L:J - --.... Dear Sir or Madam: Re: Request for Comments on Proposed Zoning By-Law Amendment and Proposed Offical Plan Amendment - File No. Z-25-93.22/KINCARDINE OPA #6 This is to advise you that The Bruce County Board of Education has concerns regarding this above. The attached letter has been sent to the agent requesting a meeting to discuss these concerns. Sincerely, /?G'~~ -I ~ PAM:lh Attachment P. A. Martindale, Director of Education and Secretary. , . · ø · · . . . .4 -...- . :1 ~. '! ./ Y. . '" '. ,.,,, ".J E'iÚu:ation . ;' ¡,'J'I·II.,,;, ..'1' ,', J <I' ;\'i,' 1:;1<)) :;Ó:/·J·J,S July 9, 1993. Agra Developers, P.O. Box 310, KINCARDINE, Ontario. N2Z 2Y8 Dear Sir of Madam: Re: Request for Comments on Proposed Zoning By-Law Amendment and Proposed Offical Plan Amendment - File No Z-25-93.22/KINCARDINE OPA #6 This is to advise you that the following motion regarding Property Development was adopted by the Board on May 5,1992: Notwithstanding that the Board recognizes the desirability of and need for development and growth within the County, and whereas in this period of fiscal restraint aggravated by grants not keeping pace with cost increases. the board has concerns regarding the impact that real estate development in the County has on the needs for school accommodation, and pending the resolution of the difficulties encountered by other Boards on implementing a Development Charges By-Law, therefore as an interim measure BE IT RESOLVED that the Board negotitate and enter into individual agreements with the sponsors of each development. The Bruce County Board of Education has concerns regarding the above Zoning By-Law Amendment and Proposed Offical Plan Amendment and I would appreciate meeting with you to discuss this further. Possibly you could suggest a date for a meeting. In order to assist us it would be appreciated if the following questions could be clarified at this meeång: 1. The type of units (number of bedrooms) being planned. 2. An estimate of the total numbers of pupils which may be generated. 3. Approximate purchase/rental cost of units in this development. 4. Appproximate time when school age children from the apartment dwelling units may be coming into the school system. Sincerely, . ;?Q.y ~p PAM:lh P. A. Manindale, DireclOr of Education and Secretary. 10/25/93 13:52 001 II ~ RG r',AL BANK . · - __no .__ ....... _ 01 e....... 7S1 o...n SI. P.O. 80Ic 370 Ki._&-. 0rurCI N2Z 2Y8 r..- 023S2 (5'" 3Mo3081 ,..: (51t) _118111 OUR FAX MO. (519) 396-9618 COVER PAGE DATE; /0 /~S/ /(13 /1;1 / / CONTACT :.' /1~ --t~ ~J---f ,'·7 ./ i../ OF.PT.¡CO. TO FAX. NO: /- ~4"/ - /£ / r TELEPHOME NO: FROM: ----~ -.., --í ¡- t:;. C/<. ,..1,</,/1 t< W't1r,,! d~ ' 5U1'I.JF:~T: J:::"", ,A(r:.4-.:""~-. -;- . , , *~******w...~*..*.**~.******.**.....*..*.....*..*~...*_._***, ,~ ./ ;; / ~ ,'."' /) //~,~ COMMENTS: A-r7A,·,,;"¡Ó ...J: /, µ T ) r. /~ Ju.,,-t>~ $4 -aA.'J~ ~ /.. (__"".J...4 it.' ¡:;,~. h~1r' C1 , ¡;--.¿> ~ c.--P W*.....*........**..******.******_****...._*I******.**......-. . NOT'I!; , JfOKB£R O!' PNŒ:5 :san- ~.noJ:RCS COVE" SHEET ""- rf you .."periel1ce any problems with the rece1pt of this l:·~n~m\nG10n plCð$r call: · . "---- .._.n.._., __ Telephone ~1~-396-34Bl Nñn:p. · -lbü p U B L I C R E G I S T R V . RE: ~~~ ~:~~It:re¥ . Q~:'SteY-ed PlCt r'\ ,ém -<1~ -n N OF kINCAe.J:>/NCS PUBLIC MEETING OF PLANNING ADVISORY COMMITTEE NO. 4 / COUNCIL 19.:13.... HELD THIS lorn DAY OF NvV8Y1f..6£.. , . ¡ DO YOU WISH TO N I STA TE FULL NAME AND MAILING DO YOU WISH TO II ADDRESS RECEIVE NOTICE OF RECEIVE NOTIFICA TION ~ CPLEASE PRINTY ANY DECISION OF (1) THE BY-LAW'S ,I CONCERNING THIS BY- APPROVAL BY COUNCIL? ~ LAW/MINOR VARIANCE/ (2) THE MINOR OFFICIAL PLAN VARIANCE'S APPROVAL AMENDMENT? BY THIS COMMITTEE? I I (3) THE OFFICIAL ! I PLAN AMENDMENT' S I ADOPTION BY COUNTY COUNCIL? ~ I ~ YES NO YES NO , " , I " NAME: lie,..",,, ¡ ,1. . ,- 1'- ( ¡ i,J 'J~: 1/ ~ I ADDRESS: f.! C;', , ; :l':f V. "~' {t NAME: I i ADDRESS: I NAME: I ¡ ADDRESS: " NAME: ADDRESS: II ij NAME: ~ ADDRESS: ~ I NAME: . I I ADORESS: , NAME: I I ~ ADDRESS: I . NAME: , i I I I J ADDRESS: I I il .-e NAME: I ~ ADDRESS: I ¡ I I NAME: ¡ ! , I ! I ADDRESS: I I . ~ NAME: I I ~ ~. I i i I I ~ I ADDRESS: I I NAME: I : ¡ I ADDRESS: I I .1 I , . . APPENDIX II AMENDMENT NO. 6 TO THE OFFICIAL PLAN OF THE TOWN OF KINCARDINE I REPORT OF THE BRUCE COUNTY PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT . . . t . . I . . . PLANNING REPORT NO. 10 1993 PAC4 1 DATE: FILE: November 10, 1993 Z-25-93.22 (AGRA DEVELOPERS, TOWN OF KINCARDINE) SUBMITTED TO: Chairman Cecil Sutton, and Members of Planning Advisory Committee No. 4 SUBJECT: Proposed Amendments to the Town of Kincardine Official Plan and the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1, as amended, for Part of Park Lot 2, Plan 3M-99 (Willow West Subdivision, Kincardine Avenue) Town of Kincardine (AGRA DEVELOPERS) ----------------------------------------------------------------- ----------------------------------------------------------------- ORIGIN AND NATURE OF APPLICATION The applicant has submitted an application to amend the Town of Kincardine Official Plan and the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1, as amended, in order to permit the redesignation and rezoning of the subject lands from 'Highway Commercial' to 'Residential' and from 'C3' to 'R3', in order to facilitate the development of the subject lands for a townhouse type of complex. Prior to the Council of the Town of Kincardine making their decision on such changes, a Public Meeting must be held to inform the public of the proposed change; and, to consider any comments and or concerns of the public, any agencies or the applicant. This Committee has been established to hold the necessary Public Meeting; and, based upon the information received from all concerned parties, to make a recommendation to the Counci 1 of the Town of Kincardine from a land use planning standpoint in order to assist the Council in making their decision on the proposed change. ANALVSIS a) Site Evaluation: The sUbject lands have a total area of 2.7 acres and a frontage of 200 feet along Fraser Drive, wh i ch is a year- round ma i nta i ned paved mun i c i pa 1 road. In addition, the property also fronts onto Kincardine Avenue, having a frontage of 525 feet along this street. -2- The subject property is present 1 y des i gnated 'Hi ghway Commercial' in the Town of Kincardine Official Plan and is currently designated 'C3 - Highway Commercial' in the Town of K i ncard i ne Comprehens i ve Zon i ng By- Law. The 1 ands are located on Part of Park Lot 2, Pl an 3M-99 (Kincardine Avenue), in the Town of Kincardine (See attached Schedule "A"). The sUbject property is rectangular in shape and is a corner lot, situated at the northeast corner of Kincardine Avenue and Fraser Street. b) SurroundinQ Land Uses: Surrounding land uses are generally residential to the north; a combination of low density single family residential as well as low to medium density single family residential. Lands to the west are comprised of residential and open space and some hazard lands. In addition, lands to the east and south are comprised mainly of industrial lands and some hazard lands which form part of the river valley lands associated with the various branches of the Penetangore River. Lands to the east are predominantly 'C3 - Highway Commercial' . c) Roads and ServicinQ: The sUbject lands have access onto Fraser Street, which is a paved year-round municipal road. In addition, these lands also front onto Kincardine Avenue, which is also a major arterial road wi th i n the Town, however the app 1 i cants have proposed various concepts regarding frontage including a proposal with frontage onto both Fraser Drive and Kincardine Avenue (known as Concept 'A'); having sole frontage onto Fraser Drive (known as Concept 'B'); and having a combination of frontage onto both Fraser Drive and Kincardine Avenue (known as Concept 'C'). (See Map "B" for this information). The lands are also serviced by full municipal sewage and water systems. d) Results of Circulation: i) Town of Kincardine Clerk No objection, would like to review the comments from the Public Meeting before taking a final position on the application Chief Building Official - No objection . Fire Chief - Manager, Public Works - No objection, however would like to see the lot configurations prior to comments. . . I . . . . . , . . . -3- i i) Saugeen Va Iley objection Conserva t i on Author i ty No iii) Ministry of Natural Resources - No objection iv) Bruce Grey Owen Sound Health Unit - No objection, because the sUbject lands have municipal sewers. v) Bruce County Board of Educat ion - Indi cated some concerns wi th the proposal regardi ng the impact that real estate development in the County has on the needs for school accommodation. Also, the Board has asked for clarification for a number of things, including the type of units with the number of bedrooms being planned; an estimate of the total number of people which may be generated; approximate purchase and rental costs of the units of this development; and approximate time when school aged children from the apartment dwelling units may be coming into the school system. The applicant's consultants were contacted in this regard and the applicant is going to address these concerns on his own. In addition, some of these concerns may have already been addressed as they have been outlined in the Planning Report that was provided by the applicant's consultants when this application was submitted. vi) Bruce Grey Roman Catholic Separate School Board - No comment received to date vii) Town of Kincardine. P.U.C. - No objection vii i) Township of Kincardine. Clerk - No objection EXISTING POLICY a) OFFICIAL PLAN: The subject lands are currently designated 'Highway Commercial' in the Town of Kincardine Official Plan. This forms the western edge of a larger Highway Commercial area that extends eastward to Provincial Highway No. 21. Lands within this designation are primari ly intended to permit such uses as motels, service stations, car sales and servicing, fast food restaurants, and building supply centres or any other uses that cater largely to vehicular or passing traffic. -4- The applicant's have requested to amend the present Official Plan designation on the property in order to allow a multiple fami 1 y res i dent i a 1 deve 1 opment to occur, whi ch is more in keeping with the residential character of the lands to the north and west. . . KINCARDINE COHMERCIAL STUDY: Other existing pol icies include the Kincardine Commercial Study. The Kincardine Commercial Study was completed in 1992. The intent of this Study was to review the commercial development pOlicies for the community since they had not been reviewed since the establishment of Highway No. 21 by-pass in 1978. The Study examined the ability of Kincardine to provide for the continued growth and enhancement of its commercial base. The Commercial Study noted that the commercial base of Kincardine is unique because it has a healthy commercial core in the downtown area. In other centres similar to Kincardine, the strength of the downtown has been determined by mall or strip commercial development. The Study states in Section 5.2.1.3 that "... it is not desirable to have it (Kincardine Avenue Commercial Area) develop into a major retail commercial area that would compete with the downtown commercial core." Mall and/or strip type of development is currently permitted by the existing Official Plan and Zoning designation. The requested Amendment would help ensure that a strong downtown , commercial core be maintained which is essential to the economic viability of the Town of Kincardine. Simi larly, the commercial business survey component of the Study indicated a strong preference towards the expansion of the downtown commercial core as a solution to accommodate more and/or new commercial development for the Town. BRUCE COUNTY SOUTH OFFICIAL PLAN: Within the context of the Bruce County South Official Plan, Kincardine is designated as a 'Primary Urban Community'. This designation applies to all incorporated Towns within the Bruce County South Official Plan. The thrust of the Official Plan's commercial pOlicies section is to encourage the natural development of the downtown rather than external commercial development. Sect ion 4.5.4. 1. 1. 2 states corrvne rc i a 1 uses sha 11 on 1 y be permitted .....if it is demonstrated that the proposed centre wi 11 not have a long term detrimental effect upon existing commerc i a 1 concentrat ions, espec i all y downtown commerc i a 1 core areas." To develop the sUbject lands as a commercial area would not in itself compromise the downtown commercial core, It . . -5- . . but together with the larger highway commercial designation to the east, there is an increased potential for this commercial node to directly and negatively impact the natural growth that would normally occur in the downtown commercial core. BRUCE COUNTY HOUSING STUDY: Through assessing the merits of the proposed multiple family development, the recently completed 'Bruce County Housing Study' was reviewed and particularly the Market Survey was analyzed with respect to whether or not additional housing is required in Kincardine and if so what that type of res i dent i a 1 deve 1 opment is in demand. I The Ontario Ministry of Housing has released affordabi 1 ity gu i de 1 i nes wh i ch are based on 1986 Income Leve 1 s wh i ch are projected to 1990. In 1990, the Income Level for Bruce County was $42,500. Forty percent of survey respondents had income levels below this figure, indicating a demand for housing types for this target population. In addition, the Bruce County Consumer Housing Survey inquired residents to provide their opinion on the availability of affordable ownership. Forty-one percent of the residents responded felt that it was average; fifteen percent felt that affordable housing was fairly easy to find while 21 .3~ indicated affordable housing was difficult to find. Similarity was found in terms of rental accommodation with 31~ noting affordable rental housing difficult to find and 19.9~ noting that it was very difficult to find. With respect to future housing demands, the Demand and Supply Housing Survey of Bruce County, estimated a population increase of 550 residents over the next 20 years for the Town of Kincardine. This is a fairly conservative estimate in population growth and it is likely that the population may increase 4 to 5. times this estimate depending on whether development associated with the Bruce Nuclear Power Development and/or the Bruce Energy Centre continues and whether an upswing in the economy and increases in the tourism industry are noted. PROVINCIAL GROIffTH AND SETTLEHENT POLICIES: Wi th respect to the provincial Growth and Settlement Pol icies, in 1992 the Ministry of Municipal Affairs presented a set of guidelines which were adopted by Cabinet and are to applied to all land use designations. These guidelines were reviewed with a view as to whether or the proposed development is in keeping with the principles and policies of the guidelines. . . . -6- The Background portion of the Report indicates the need to contain urban growth by directing it to already built up areas and servicing its growth with existing infrastructure and facilities. Two principles of the Growth and Settlement Policy can be applied directly to the proposed development - (i) that new deve 1 opment shou 1 d make eff i c i ent use of the ex i st i ng infrastructure and human services; and, (ii) that the land use planning system must recognize social needs by contributing to the accessibility of a full range of resources, such as hous i ng , places of emp 1 oyment, open space and educt i on and health facilities. b) ZONING BY-LAW: The sUbject lands are presently zoned 'C3' in the Town of Kincardine Comprehensive Zoning By-Law No. 1988-1, as amended. This zoning designation would normally encourage highway commercial uses in the form of large single commercial uses or strip malls. Within this designation, potential uses could range from autobody repai r shops to farm implement dealerships to motels and/or hotels and/or restaurants. There is a definite potential for land use conflict with the lands to the north and west of Park Lot 2, should commercial development occur on the subject property. The applicant has requested an amendment to the Zoning By-Law from 'C3' to 'R3 - Special' in order to allow development of the subject lands for a multiple family residential use. The 'R3' Zone includes such uses ranging from single family detached to semi-detached, duplex, triplex, quadruplex and row dwellings. The special provision of the 'R3' Zoning would allow for certain areas of relief required to facilitate the design and use of the sUbject lands. Were this application to be considered by the Planning Advisory Committee and the Amendment to follow, the proposed development would be much more compatible with the 'R2' zoning immediately to the north than the existing commercial designation on the sUbject property and would likely create little or less conflict of land uses. CONCLUSXONS AND RECOMMENDATXONS: . . , The subject lands are currently zoned 'C3 Highway Commercial' and the applicant has requested an 'R3 Residential' designation in order to facilitate the development of the subject lands for multiple family residential purposes. The applicant has indicated that the proposed development would likely be townhouses for the . subject 1 ands and he has prov i ded three different bas i c concept plans, the details of which could be finalized during the Site Plan Control stages of the planning process. . . -7- . . When reviewing proposals for a medium to high density development, Section D1.5.2 of the Town of Kincardine Official Plan requires that the fOllowing factors be considered: - (i) compatibility with existing land uses in the immediate area, historical significance of the existing bui ldings and the nature of the residential area; (ii) where adjacent to single family residential areas, medium and high density housing shall maintain a low bui lding profi le to conform visually with the adjacent residential area; (iii) adequate off-street parking shall be provided; (iv) buffering from any low density res i dent i a 1 uses sha 11 be prov i ded where necessary; ( v ) suitable landscaping and on site amenities shall be provided; (vi) the adequacy and proximity of community facilities, such as schoo 1 s, shopp i ng, and recreat i ona 1 fac i 1 it i es sha 11 be provided; (vii) the adequacy of municipal servicing to accommodate the proposed density of development; (viii) development shall be encouraged in proximity to commercial areas and arterial and collector roads to minimize traffic congestion and to facilitate access to commercial services; and, (ix) the manner in which the development relates to proposed future land uses and developing residential areas , Of the criteria extracted from the Official Plan, there are a number of matters which can be dealt with at the Site Plan Agreement stage such as landscaping, buffering, building profile and the location of parking spaces. There are however, a number of locational criteria identified in the Official Plan which must be examined prior to any consideration being given to multiple family redesignation in this area. 1. As noted previously, the proposed redesignation would be consistent with the lands to the north which are of a low to medium density residential character. The land use to the east is a future commercial area which again would be compatible with a multiple family designation. 2. The subject property has 525 feet of frontage on Kincardine Avenue, a major arterial street in Kincardine. Arterial streets are intended to handle large volumes of traffic, and in the long term, be logical corridors for any public transportation system that may be introduced. Traffic generated from this higher density development would be able to exit directly on Kincardine Avenue, thereby avoiding any traffic congestion problems for low density areas. . . . -8- 3. The proposed multiple family development would be located within two blocks of the Elgin Market Public School. Accord i ng to the Bruce County Board of Educat ion, the school has a capacity for 320 individuals based on Ministry of Education guidelines. At the present time enrolment is 230. There would appear to be adequate capacity within the present school facility to accommodate any increase in the student population caused by the development of this site for multiple family residential. The High School is only 2.9 km from the sUbject property. . . It was noted in the Consultants report that, in order to more adequately estimate the number of children that the proposed multiple family development would add to the school system, an average number of children was derived for all multiple family dwellings in Kincardine. The Bruce County Planning Office advised that for all multiple fami ly residential units, each husband/wife family has an average of 1.3 children and each single parent has an average of 1.8 chi ldren. The combined average of the two is 1.5 children per multiple family residential unit. Based on the proposed 45 units - if 75'" of the children are pUblic school age and 25'" are high school age, there would be an additional 51 children , for the pUblic school and 17 children for the high school. Based on this estimate and Board of Education enrolment guidelines, there is capacity within the present school system to accommodate the proposed development. 4. The subject property is we 11 located wi th respect to active and passive recreation facilities, schools, community facilities and commercial areas. Park Lot .2 is part of the Willow West Residential community which is bounded by 'Open Space' for passive recreation and is close to the Public School and Davidson Centre for more active recreational pursuits. 5. Adequacy of municipal services to accommodate the proposed density of development. In addition, it is unlikely that this area will ever be a major highway commercial node as it was intended to be. An Official Plan Amendment and Zoning By-Law Amendment to permit the 2.41 acre multiple family residential development would . assist in the strengthening of the Queen Street/Kincardine Avenue node by providing concentrated consumer population to support this commercial development. . . -9- . . The Commercial Study noted that the commercial base of Kincardine is unique, because it has a healthy commercial core in the downtown area. By encouragi ng development to stay within the downtown core area one would be strengthening this area as opposed to detracting and deflecting commercial development outside of this designated commercial area and in doing so this would help ensure a strong downtown commercial core which is essential to the economic viability of the Town. With respect to compatibility of the proposed development of the subject lands with surrounding land uses, it is apparent that a multiple family residential development would be very compatible with the predominantly residential character of the area. The 'R3' Zoning of the subject property would also succeed in meeting the Official Plan goal of providing a desirable mix of housing types and tenure in the area which is currently dominated by single family detached ownership accommodation. I Also, the sUbject lands have adequate servicing facilities to ensure that this type of development can easi ly be accommodated on the sUbject lands. The sUbject property is located along the major arterial street and this meets one of the intents of the Official Plan with respect to the provision of adequate road access to the multiple family development. In addition, to the other hard core services the sUbject lands are serviced with water, sewers, storm sewer management and waste management to the site. The subject site is also large enough to accommodate any parking that is required for the proposed development. Given that the site has the services in place to accommodate the development and given that the development of this site for residential purposes would be more compatible with the surrounding residential character of the area and given that a residential development of this property would not compete with the downtown commercial core. It would appear that in terms of planning principles, this proposal could be given favourable consideration; and further, it would appear that development for residential uses would have fewer or no impacts to the residents of Kincardine than would a highway commercial use of the subject lands. . . . -10- In light of the above, it is recommended that the application be given favourable consideration and that the necessary arrangements be made in the amending Zoning By-Law and Official Plan Amendment. Further, that the details of the design layout of the site, including landscaping, parking spaces, buffer i ng. play spaces and so on and so forth, be provided in the form of a detailed site plan at the Site Plan Approvals stage. . . , . . . I · · 1...DeI. rzzJ8. NCLII DKTAaCD 081HOLII O'l:T.t..Cfotm (VACANT) tsS.1VACAHT I NDUaTIIII At,. amCPaH SPACK t::]HAZNOO ~AND =VAQNifT Dcva:L.~ ŒJ-..I:CT _IIRTY . TNo . SOEOUI.I I A' 10 IVIIIW ... ~ INI_ '" Ie_ :II\~U. PART OF PARI{ LOT 2 PLAIt JM-99 ~ OF KlJICARInn: - IIGJIA DBVIII.OPBRS -- ... . ......... June, 1993 ~ Bruce County ~lannincr · * le.end ~SINQLE DETACHED c:JSINCLE DETACHED (VACANT) ~VACANT INOUSTRIAL ŒIDOPEN SPACE c::J HAZAAD LAND ~VACANT DEVELOPMENT CiJSUB~ECT PROPERTY I . SURROUNDING LAND USE PART PARK LOT#2 TOWN OF KINCARDINE MAP 1 tLIENT _ A~A OEV~LOPE~S _ P~O~E~T N.,. 9".:·-' 4. · · · ~p;::-La·:.-·~ :>.'~~? ;;'.:: ~;~:~...."..~ ·~·.·.·~··.~·~.~,..,:~~L~.-I~:~ ;~: ""t}] ;2: 04 i::. ::':.. ':.. ....,-:.~~ ..... ~. .:. ;.~..~~~..j .. <>':~'.;;::~:' .;;''o;..~~': ::~ ~;I'~:li1~~~;.'~::.:..:..:..::.:.~ ' KrNCA ß"rNI' .. VIN/JI 52.' ,~ CONCEPT À CONCEPT B ":I·':.':·l.~~:~''',· ',,:. ':..:'~~_ It' I I 1 I", ..... '.' ".. .:.:;"...~.! :' '~·';'·.~1I2;/~;..:·i"·- rHCA"&I rNI A VIAl", .' ,eo. ~.. ~ " ".-' ~...., .~.. " '.: " ~ .. .......... ~ -. . ..... '!.i- ... CONCEPT C PART PARK LOT#2 [] tNDlc;ATU au~P'aII ""'I~ . -:'~ INCLI,IOINO C"'''TH ..""'" ",. .. EVEIIIIIIMr:r:..... TOWN OF KINCARDINE MAP 2 CLIENT - A~. CEVELOPE~S _ P~O~ECT NO. 82-'4 . . ø . . . l- I'· ! ; j .. . ·:r'i~fì 1 i " -'.. ',' .. ; , I;· "', ! c' 1~~j ,: I::: : :,. 'I' ULF'--.::..:......J J U L5~ _______ __ _ _ ___ _ a ___ _ _ ______ PARK LOT # 2 WILLOW WEST SUBDIVISION KINCARDINE AVENUE, TOWN OF KINCARDINE PLANNING REPORT for AGRA DEVELOPERS * e . ø . . I TABLE OF CONTENTS Page Table of Contents List of Maps List of Tables List of Figures i ill iv v 1.0 INTRODUcnON 2.0 LEGISLATION AND POUCY 2.1 Municipal Official Plan Status 2.2 Municipal Site Plan Control Bylaw 2.3 Municipal Zoning Bylaw 2.4 Kincardine Commercial Study 2.5 Bruce County Official Plan 2.6 Broce County Housing Study 2.6.1 Housing Demand in Kincardine 2.6.1.1 Population Growth Trends in Kincardine 2.6.1.2 Household Trends in Kincardine 2.6.1.3 Employment and Income Trends in Kincardine 2.6.2 Future Housing Requirements 2.7 Provincial Policy 2.7.1 Growth and Settlement Policy 2.7.2 Ministry of Environment Guidelines 1 1 1 4 4 5 7 7 8 8 10 10 11 12 12 13 3.0 LAND USE 13 3.1 Current Land Use 3.2 Surrounding Land Use 3.3 Compatibility of Proposed with Surrounding Land Use 3.4 Concept Plan for the Proposed Development 13 14 14 14 4.0 SERVICING 14 . 4.1 Sewer 4.2 Water 4.3 Storm Water 4.4 Roads 4.5 Waste Disposal 4.6 Hydro 14 IS IS IS 16 16 i ..0 . MARKETING ANALYSIS 16 5.1 Population and Household Projections 5.2 Income Trends 5.3 Market Requirements 16 16 17 6.0 SOCIAL AND ECONOMIC TRENDS 17 6.1 Economic Activity 6.2 Growth in Employment Opportunity 6.3 Female Participation in the Labour Force 17 19 20 7.0 SUPPLY ANALYSIS 21 7.1 Inventory of Multiple Family Residential Accommodation in Kincardine 7.2 Building Permit Rates 7.3 Servicing Capacity 7.4 Community Services 7.5 land Supply ~8.0 RESIDENTIAL INTENSIFICATION 9.0 CONCLUSION AND RECOMMENDATION 21 23 23 24 24 25 26 9.1 Local and County Official Plan and Zoning 9.2 Provincial Policy 9.3 Kincardine's Commercial Land 9.4 Market Need 9.5 Recommendation 26 26 27 27 27 . . . ü LIST OF MAPS .Map I - The Location of Park Lot # 2 in the Town of Kincardine . Map 2 - The Location of School and Recreation Facilities in the Town of Kincardine Map 3 - Surrounding land Uses Map 4 - All Areas Zoned 'Residential Three' in the Town of Kincardine Map 5 - The Residential land Base of Kincardine - Vacant and Occupied ..'.- . e ill - . iv . UST OF TABLES Table 1 - Locations Preferred for New Commercial Development · Table 2 - Town of Kincardine Population, 1991 Table 3 - Town of Kincardine Population by Age and Sex, 1991 Table 4 - Total Number of Households in the Town of Kincardine Table 5 - Change in the Number of Persons per Household in the Town of Kincardine Table 6 - Recommended Population Target for Kincardine, 1991 - 2011 Table 7 - The Economic Impact of the Proposed Nine Industries Table 8 - 1986 Labour Force Characteristics for the Town of Kincardine Table 9 - Town of Kincardine, Housing Stock by Structural Type 1991 Table 10 - Town of Kincardine Building Pennits, 1986 - 1993 " Table II - Huron Township Building Pennits, 1986 - 1990 Table 12 - Kincardine Township Building Pennits, 1986 -1990 Table 13 . An Inventory of Soft Services in the Town of Kincardine . . . . v . LIST OF FIGURES Figure 1 - The Engineering Plan for Park Lot # 2 · Figure 2 - The Assessed Value of Kincardine's Commercia1/Industrial Base ~ . . ----""'-,,-"---,-- PLANNING REPORT .ark Lot # 2, North of Kincardine Avenue, East of Fraser Drive in the Town of Kincardine. ..0 INTRODUCTION Agra Developers, owner of part Park Lot # 2, have retained Cuesta Planning Consultants to review the Official Plan and Zoning Bylaw status of the above property. The property is a 2.41 acre parcel with a frontage of 200 feet (61 m) on Fraser Drive and 525 feet (160 m) on Kincardine Avenue. At the present time the property contains no buildings or structures. It is a relatively flat area with little vegetation cover (see map 1). Currently, the property is designated "Highway Commercial" in the Official Plan and zoned "C-3" - Highway Commercial by the Town of Kincardine Zoning Bylaw Number 1988 -1. The owners of the property are of the opinion that this may not be the most appropriate area for highway commercial development in light of the amount of lands designated Highway t#.0mmercial in the area and request that the property be Wlsse,sed with a view to redesignating the area for multiple family purposes. A preliminary development concept for the vacant lands would involve the construction of a low profile 45 - 50 unit townhouse development. 2.0 LEGISLATION AND POLICY 2.1 Municipal Omcial Plan Status The property at the present time is designated as "Highway Commercial" in the Town of Kincardine's Official Plan and forms the western edge of a larger "Highway Commercial" area that extends eastward to Provincial Highway Number 21. The "Highway Commercial" provisions of the Official Plan permit uses such as motels, service stations, car sales and servicing, fast food restaurants and building supply centres. te owners wish to amend the present Official Plan designation on the property in order to allow a multiple family residential development to occur which is more in keeping with the ridential character of the lands to the north and west. - I ~·"~íj~I.·..: :'n: JL...l.J.r"..,+:.~·)",; ~A~ }I} cZ· C3/7 .,:: . .. I y~n -, , ~ 1 lil!flr. -' (]i} ftP.';£;... ~ os I ~ ,. ji'!~~ ...:. ;''',/ !~... 1- 'R~.:. [; ~it'.JtR~':{'·' I ( .,~: ! .' lrr-"... '\.' ~!t~t: ! ; . _ rI~ ),irJL j.:;':: CJf -'é~~~:; ~X os ,.~~ Ä~' .~; ~\AZ A~~.',.~.,I~/o 6~ . "~~~I : ~i r=s' r' - n::-;] - ,~J¡¡r[}I "'L - ~ "J Pí, L· ~ AI 1'..\. . I'; jU~:J" djlJ[f~;II' , .. . .. _ .,,:-=-=. ,., ,- .~''''¿ '" /r .\\n.:R"-_~':~?~ïi·~i ,J~1¡...,., "'µ. O;'I:',i "'I AI6 ., . ß' i'j~ ,,:jl: ,.. .. . . ~ ~u: '. 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JS ~i ¡ ;, V~~ ¡ i..r : ,'~"'C ~~;~;~,;;::;;;~t;I;~~;~::' ''';!1: ~ ~ _~ :·,.,.~:~,..~~:·~o ·¡I] ~ =/~. .~~~,; mrR; --:",;:. - J~ /.~;\\~~'¡¿;.~~'I~~ : .! i . ,.::.r, ,II /i I"..·rr , ': .....r.. ¡¡ ~: :?: A"Ah ~~" t !SITE I C3·4 I Ii . ~,1' ~ , _I' : - 'II i." AI - 0 ! .. Lf ¡'!',c-·, í 'ípU ....:._J~'2" ,... I k:w ¡ffl' - ,"31, I.....··; A'!i ·'nfl.(~Y; -_~~~ ~]~~J¡ . RI·' , RI :~. kI. ./~, ".. ,'. ".'ì' ~ ·13 \ "-" . .' .A t "":"''''L.:t,.-1,· ',..: ~ ;, .j. r.\: fi .. OS.:: .'.- /. '(;';" -"', .'1 . "'\. 1 ~\ ~I' . J r+:u ;: : : :L,,' ~~..'.: ~ r§¿H'" ." i 18ìJ \\ ¡\_. '[I 14 1.-.,: p,¡--c;;" ..".,.'¡ '::"'1 8 . \tJï;IIII'-!!~)1 :"".. I': ~~"...-'':'/:·r-',R ·11; , I ,I, : "":'VIRI' ":1:-;.<'''_',,2 "" II' ¡. ! l . : :. :¡ I:::!'..' í. : ,;- ......j,: . .. . _...--..J . 'C. a.-;;;...;... --....... :.: 17<,-; ". --- 12 r 10.lf . , II' \ I I . , .j, . .' , ... ¡.. il,. J /,-., I ~ . 1.·~7~'-' II' ~M IZ---' - -0 ¡' I , : , i , . : -- . ,. . . --. . RI .1 o -_.. I , . SITE LOCATION PART LOT # 2 TOWN OF KINCARDINE MAP 1 . e CLIENT - A~ DEVELOPERS - PROJECT No. e2-14 C'u... ta. pz,œrtIl"&.-i-ng Con.ru.l 'tcr:n.t. P.O, BOX 3BJI K-£n.oa..,..di.ne. On.t..,..o(o NJIZ .:Irs (5f9) 3119-31105 m The Official Plan contains a number of locational and servicing criteria that must be examined when lands are to be either designated or redesignated to residential and in . particular to multiple family residential. . When reviewing proposals for medium high density development, Section D1.5.2 of the residential policy of the Town of Kincardine Official Plan contains the following factors which are to be considered: 1. Compatibility with existing land use in the immediate areas, historical significance of existing buildings, the nature of the residential area; 2. Where adjacent to single family residential area, medium and high density housing shall maintain a low building profile to conform visually with the adjacent residential area; 3. Adequate off street parking shall be provided; 4. Buffering from any low density residential uses shall be provided where necessary; 5. Suitable landscaping and on site amenities shall be provided; 6. The adequacy and proximity of community facilities such as schools, shopping and recreation facilities; 7. The adequacy of municipal services to accommodate the proposed density of development; 1#8. Such development shall be encouraged in proximity to commercial areas and arterial and collector roads to minimise traffic congestion and facilitate access to commercial services; 9. The manner in which the development relates to proposed future land uses in developing residential areas. Of the criteria extracted from the Official Plan there are a number of matters which can be dealt with at the site plan agreement stage such as landscaping, buffering, building profile and the location of parking areas. There are however, a number of locational criteria identified in the Official Plan which must be examined prior to any consideration being given to multiple family redesignation in this area. 1. As noted previously the proposed redesignation would conform quite conveniently to the lands to the north which are of a low to medium density residential character. The land use . the east is a future commercial area which again would be compatible with a multiple family designation. 2. The subject property has 525 feet of frontage on Kincardine Avenue, a major arterial . street in Kincardine. Arterial streets are intended to handle large volumes of traffic, and in e 2 the long term, be logical corridors for any public transportation system that may be introduced. Traffic generated from this higher density development would be able to exit directly on Kincardine Avenue, thereby avoiding any traffic congestion problems for low density areas. 3. The proposed multiple family development would be located within two blocks of the Elgin Market Public School (map 2). According to the Bruce County Board of Education the school has the capacity for 320 individuals based on Ministry of Education guidelines. At the present time enrollment is 230. There would appear to be adequate capacity within the present school facility to accommodate any increase in the student population caused by the development of this site for multiple family residential. The High School is only 2.9 kin from the subject property. Map 2 identifies the location of all school facilities in Kincardine. In order to more adequately estimate the number of children that the proposed multiple family development would add to the school system, an average number of children was derived for all multiple family dwellings in Kincardine. The Bruce County Planning Office advised that for all multiple family residential units, each husband/wife family has an average of 1.3 children and each single parent family has an average of 1.8 children. The combined average of the two is 1.5 children per multiple family residential unit. Based on the proposed 45 units - if 75 % of the children are public school age and 25 % are high school age, there would be an additional 51 children for the public school and 17 children for the high school. Based on this estimate and Board of Education enrollment guidelines there is capacity within the present school system to accommodate the proposed development. 4. Map 2 shows the general location of shopping and recreation facilities in the Town of Kincardine as well as areas currently available for passive recreation. The subject property is well located with respect to active and passive recreation facilities, schools, community facilities and commercial areas. Park Lot # 2 is part of the Willow West Residential Community which is bounded by Open Space for passive recreation and is close to the Public School and Davidson Centre for more active recreational pursuits. 5. Section 4.0 of this report details the adequacy of municipal services to accommodate the proposed density of development. 3 ¢'t¡! . . , . . . ~OPEN SPACE "OR RECREATION ~EXISTING OOMMERCIA~ AREAS (SHOPPING AREAS) fHÐEXISTING VACANT COMMERCIA~ [!JSUB~ECT PROPERTY . PUB~IC E~EMENTARY SCHOO~ . . PUB~IC SECONDARY SHOO~ . SEPARATE E~EMENTARY SCHOO~ CLI - "ORA DEVEL.OPERS - PRO"'ECT No. 82-'''' . , . . .~ PARI< , . s s , . ! ! ~ õ : ,; . . ; ~ . RI.' . "'1 . , i ~ : I ·...1 . PENETANGIORE . . SOCCER "I E~O. :Jo... ~.......... tile=;. \~. >-. "' J.t;i~r D ". " " ." . :1, if: '1.[ . A I N8OA~E OO~,.. COURSE I!: /; . ~EEN ACRES CAMPING le.enel ~AND LOCATION OF SHOPPING. RECREATION AND SCHOOL FACILITIES TOWN OF KINCARDINE MAP 2 eu..tœ Ptœnn~ng Cønruttœnt. P.o. BOX ~tlJI X'f.no.......c:&.oCn.. Onf......-c.o NR3 }IT&' (6f9 8.9-3.06 ~ - Section D1.5.1 of the Kincardine Official Plan states: "The provision of a variety of housing types, sizes and locations, including low, medium and high density housing and both owner and rental accommodation, will be encouraged according to the market demand for each type" . The proposed multiple family residential development would assist in attaining this goal by providing variety in housing type and tenure to meet the needs of an increasingly diverse and aging population while ensuring affordability. . . 2.2 Municipal Site Plan Control Bylaw The Town of Kincardine passed a Site Plan Control Bylaw under Section 41 of the Planning Act (R.S.O. 1990). The Bylaw requires that plans show the location of buildings and all facilities and works to be provided in a development and be approved by the Municipality. As a condition of Site Plan approval, the Municipality often requires the land owner to enter into an agreement regarding the provision of facilities, works, landscaping and their maintenance. The proposed multiple family development would be subject to the provisions of the Site Plan Control Bylaw thereby assuring that the comparability requirements of Section D1.5.2 of the Official Plan are satisfied. , 2.3 Municipal Zoning Bylaw The property is presently zoned "C-3" by the Town of Kincardine's Zoning Bylaw. This designation would enable the owner to create "Highway Commercial" uses in the form of a large single commercial use or strip mall. The uses within the designation could potentially range from an auto body repair shop, to a farm implement dealership to a motel or hotel. There is definite potential for a land use conflict with the lands to the north and west of Park Lot # 2 should this type of commercial development occur. The proposed development would require an amendment of the Zoning Bylaw from "C-3" to "R-3 Special". Permitted uses within the Residential Three Zone (R-3) include single detached, semi-detached, duplex, triplex, quadruplex or row dwellings. The special provisions of the "R-3" zoning would allow for certain areas of relief required to facilitate the design. This amendment to the zoning bylaw to accommodate the proposed development . . 4 . . . .. . . . -r is very compatible with the "R-2" zoning immediately to the north and the future commercial area to the east. 2.4 Kincardine Commm:ìaJ Study The Kincardine Commercial Study was completed in 1992 and tabled at Kincardine Council in May of that year. There had not been a review of the commercial development policies for the community since the establishment of the Highway # 21 By-pass in 1978. The study examined the ability of Kincardine to provide for the continued growth and enhancement of its commercial base. Section .5.2.2.1 of the study states: "The by-pass has hurt the Kincardine Avenue/Queen Street commercial area perhaps more than anywhere else in the Town. This area was a central component to the highway commercial base of the Town prior to the opening of the By-pass, but has since deteriorated significantly because of the decrease in traffic flow". It is unlilœly that this area will ever be the major highway commercial node it was intended to be. An Official Plan Amendment and Zoning Bylaw Amendment to pennit the 2.41 acre multiple family residential development would assist in the strengthening of the Queen Street- Kincardine Avenue node by providing a concentrated consumer population to support this commercial development. The Commercial Study notes that the commercial base of Kincardine is unique because it has a healthy commercial core in the downtown area. In other centres similar to Kincardine, the strength of the downtown has been undermined by mallIstrip commercial development. The Study states in Section .5.2.1.3 that "it is not desirable to have it (the Kincardine Avenue commercial area) develop into a major retail commercial area that would compete with the Downtown Commercial Core (DCC). MallIstrip type development is currently the option for part Park Lot # 2 under the existing Official Plan. The requested amendment would help ensure a strong Downtown Commercial Core which is essential to the economic viability of the Town. Similarly, the Commercial Business Survey component of the study indicated a strong preference towards the expansion of the Downtown Commercial Core as a solution to s accommodate new commercial development. Businesses were asked to identify areas within the Town which were suitable for new commercial development. Table One LOCA nONS PREFERRED FOR NEW COMMERCIAL DEVELOPMENT 41 Expand Downtown Commercìal Core 20 Locate new development along Highway # 21 13 Expand existing mall site 12 Locate along Broadway 7 Develop along the harbour front 6 Expand into the south end of Town 4 No new development in the Town (Source: Town 0 Table 1 demonstrates that 40% of the businesses surveyed felt new commercial development should be located within an expanded Downtown Commercial Core. Nineteen percent felt that development should be along Highway # 21. Section 5.2.1.1 of the Commercial Study emphasises these results by recommending that "The Downtown Commercìal Core continue to be the primary focus for the Town" . It is also recommended by the study that boundaries of the DCC be expanded to accommodate commercial development. It appears then, that because of a desire to ensure the strength of the DCC and as a result of decreased traffic along Kincardine A venue with the re-routing of the by-pass, that more suitable sites exist for commercial development. One such site, as recommended by the Study, is located at the comer of Highway # 21 and Kincardine Avenue. This site is a visually superior choice for a number of reasons. Firstly, the area meets the locational criteria for a functioning highway commercìal area and could become a stopping point for travellers using Highway # 21. As well, travellers heading north along Highway # 21 almost pass the Town before encountering any commercial development. Commercial development at this comer would alleviate this problem and with the addition of directional signage also help guide traffic towards the DCC. 6 . . .. . . e . . .. . . . In summary, to the east of part Park Lot # 2, in the vicinity of Kincardine Avenue and Highway 21 there appears to be a land base that has the ability to playa role in providing for highway commercial development without compromising the DCC if handled properly with respect to design and function. The Highway Commercial designation of the Official Plan at part Park Lot # 2 reflects the pre-By-pass route. In review of the 1978 Kincardine Official Plan no change was noted in the designation of part Park Lot # 2 to reflect the change in traffic circulation resultant of the By-pass. Sufficient other lands do exist for commercial development originally proposed at part Park Lot # 2 which will be more in keeping with the requirements of commercial development while not detracting from the Downtown Commercial Core. The loss of this 2.41 acre commercial parcel is inconsequential to the commercial land base of Kincardine. 2.5 Broce County Official Plan Kincardine is designated as a "Primary Urban Community" under the Bruce County Official Plan. This designation applies to all incorporated towns within the South Bruce Official Plan area. The thrust of the Official Plan's commercial policy section is to encourage the natural development of the downtown rather than external commercial development. Section 4.5.4.1.1.2 states commercial uses shall only be pennitted if "it is demonstrated that the proposed centre will not have a long term detrimental effect upon existing commercial concentrations, especially downtown commercial core". To develop part Park Lot # 2 as a commercial area would not in itself compromise the Downtown Commercial Core but coupled with the larger Highway Commercial designation to the east there is potential for this commercial node to directly and negatively impact the natural growth of the DCC. In this regard, multiple family residential development is a more appropriate use for the subject property. 2.6 Broce County Housing Study In messing the merits of the proposed multiple family development, the recent Bruce County Housing Study was reviewed and in particular, the market survey was analysed with a view 7 to whether or not additional housing is required in Kincardine and if so, what would be the most appropriate type of residential development for this property. 2.6.1 Housing Demand in Kincardine Housing demand is essentially a function of the number, type, size, age structure and income levels of households in a community. 2.6.1.1 Population Growth Trends in Kincardine Table Two TOWN OF KINCARDINE POPULATION, 1991 AGE 1986 1991 % CHANGE 0-14 1550 1515 -2.3 15 - 19 395 540 36.7 20 - 24 325 340 4.6 25-34 1070 980 -8.4 35 - 44 900 1140 26.7 45 - 54 485 650 34.0 55 - 64 425 460 8.2 65 + 690 960 39.1 TOTAL 5840 6585 12.8 (Source: :statlstIcs can !(la, l~~ 1 Census) Table two shows the population of the Town of Kincardine based on 1991 Census data. In 1991, '6585 people lived in the Town. This reflects an increase in population of 12.8 % from 1986. 8 . . .. . . . I .III¡-- - i Table 1bree TOWN OF KINCARDINE POPULATION BY AGE AND SEX, 1991 AGE TOTAL %TOTAL MALE %TOTAL FEMALE % TOTAL 0-4 420 6.4 205 3.1 215 3.3 5 - 14 1095 16.6 550 8.4 545 8.3 20 - 24 340 5.2 190 2.9 150 2.3 25-34 980 14.9 475 7.2 510 7.7 35-44 140 17.3 575 8.7 565 8.6 45 - 54 650 9.9 345 5.2 305 4.6 55 - 64 460 7.0 210 3.2 250 3.8 65 - 74 515 7.8 225 3.4 295 4.5 75 + 445 6.8 160 2.4 4.2 TOTAL 6585 100.0 3210 48.7 3375 51.3 source: litattsttcs Canaaa, !:N! l;ensus Table three illustrates how the age distribution of the population is skewed toward the very young (0 - 14 years) and seniors (65+ years). , ¡ I .. , I ! ~ 9 . 2.6.1.2 Household Trends in Kincardine Table Four TOTAL NUMBER OF HOUSEHOLDS IN THE TOWN OF KINCARDINE 1976 1981 1986 1991 1 PERSON 310 485 490 570 2 PERSONS 415 540 590 730 3 PERSONS 220 330 290 335 4-5 PERSONS 420 665 680 705 6+ PERSONS 80 50 55 55 TOTAL 1445 2070 2105 2395 : Statistics canada, 1 fib - ~census) (Source Table four demonstrates the increasing number of households in Kincardine. The number of households is increasing at a faster rate than the population due primarily to smaller household units which are comprised of singles, seniors and smaller families. Table Five CHANGE IN THE NUMBER OF PERSONS PER HOUSEHOLD IN THE TOWN OF KINCARDINE 1976 1981 2.9 2.8 ource: tatistics 1986 1991 2.7 2.7 Table five demonstrates that between 1976 and 1991, the number of persons per household decreased 6.9 %, supporting the trend of increasing household numbers created by decreasing household size. 2.6.1.3 Employment and Income Trends in Kincardine The Bruce Nuclear Power Development is the major employer in the Kincardine Area. The Bruce Energy Centre continues to manifest itself as a second key employer. The Town also provides a significant tourist/recreational function associated with its location on Lake Huron. Kincardine is also an important service centre, providing retail and financial services for the surrounding agrarian community. 10 . . . . I I I . ¡ I ~ . The Ontario Ministry of Housing has released affordability guidelines which are based on 1986 income levels projected to 1990. The 60th percentile income level calculation is important in determining what housing qualifies as 'affordable housing'. Provincial Policy suggests 25 % of all new development must be affordable within the 60th percentile guideline. In 1990, the 60th percentile income level for Bruce County was $ 42 500. Forty per cent of survey respondents had income levels below this figure, indicating a demand for housing types for this target population. The Bruce County Consumer Housing Survey, asked Bruce County residents to provide their opinion on the availability of affordable ownership. Fony-one percent felt it was average, 15.1 % felt affordable housing was fairly easy to find and 21.3 % indicated affordable housing was very difficult to find. Similarities were found in terms of rental accommodation with 31.2 % noting affordable rental housing difficult to find and 19.9 % rating it as very difficult. 2.6.2 Future Housing Requirements The Demand and Supply Housing Survey of Bruce County, estimates a population increase of 550 residents over the next 20 years for the Town of Kincardine. This is a conservative estimate of population growth. It is likely that population may increase 4-5 times this estimate depending on: development associated with the Bruce Energy Centre, an upswing in the economy and increases in the tourism industry. The 1993 Bruce County Official Plan Background report employs the Cohort Survival Model to project population for the next 20 year period. Table Six RECOMMENDED POPULATION TARGET FOR KINCARDINE, 1991 - 2011 1991 1996 2001 2006 2011 Kincardine 6585 6942 7096 7363 7650 (Source: ruce ounty un rt The population targets shown in table six estimate an increase of 1 065 residents over the next 20 year period. A strong increase (13 %) in population was identified between 1986 and 1991 and it is anticipated that this trend will continue in the future. 11 "'~'-'--~.._-,,_..,_.....,...-.. ' The Bruce County Consumer Housing Survey asked what housing types should be built to address the market gaps. The following was indicated: * single family dwellings for ownership (38.7 %) * semi-detached ownership housing (14.8 %) * townhouses (14.7 %) * walk-up apartments less than 4 stories (18.3 %) Survey respondents interested in the rental market indicated a preference for: * townhouses (21.5 %) * walk-up apartments (30.5 %) Other key priority areas identified by the study include housing for the first time home buyer. Other housing options that survey respondents felt had not been adequately addressed were: rental housing, special needs housing, housing for singles and low and moderate income housing. Statistics Canada, 1991 Census, states that there were 1,685 single detached dwellings in Kincardine (70 % of all housing stock). The remaining 710 units (30 %) are made up of the other dwelling types. Single family residential units are the major component of housing type in the Town of Kincardine. The challenge then is to provide a housing mix by type and tenure, to meet the needs of an increasingly diverse and aging population while ensuring affordability. The proposed . amendments to the Official Plan and Zoning By-law for part Park Lot # 2 in Kincardine would succeed in moving towards this goal. 2.7 Provincial Policy 2.7.1 Growth and Settlement - Policy Guidelines In 1992, the Ministry of Municipal Affairs presented a set of guidelines which were adopted by Cabinet and are to be applied in all land use decisions. These guidelines were reviewed with a view as to whether the proposed development is in keeping with the principles and policies of the guidelines. 12 . . I f . . 1\ . . , J_ ,. The background portion of the report emphasizes the need to contain UIban growth by direCting it to already built up areas and to servicing this growth with existing infrastructure and facilities. TwO Principles of the Growth and Settlement Policy can be applied directly to the proposed deVelopment. Principle C states: "New development should make efficient use of existing infrastructure and human services". Principle D states: "The land use planning system must recognize social needs by contributing to the 'll'Ceuibility of a full range of resources, such as housing , places of employment, open space, and education and health facilities". As is demonstrated by sections 2.0 and 4.0 of this report, the proposed development would use existing hard services (ie. sewers, water, hydro and roads) and also be within close proximity to many community or soft services (ie. school, shopping, library and recreation facilities). 1.7.1 Ministry or Envirooment Guidelines In July of 1992, the MOB issued a "Guideline on Planning for Sewage and Water Services". The Guideline outlines the Ministry's position on encouraging municipalities to plan for environmentally appropriate servicing infrastructure. The objectives of the guideline are as follows: . To ensure that municipal infrastructure is planned for and utilised to the fullest to accommodate development. . To encourage the use of communal water and sewage services where multi-unit/lot development is proposed in unserviced areas. · To discourage the use of individual on-site sewage and water services for multi-unit/lot development. The proposed amendment to the Official Plan at Park Lot # 2 would succeed in accommodating development using existing infrastructure in 1œeping with both Ministry of Municipal Affairs and Ministry of Environment Guidelines. 3.0 LAND USE 3.1 Current Land Use iñe subject lands are currently vacant. The Bruce County Planning Office in Walkerton has ~ that they have no record of any previous buildings or structures on the site. The site ¡¡ reIati Vdy level and would pose no physical limitation to development. 13 r 3.2 Surrounding Land Use Kincardine Avenue, between Park Street and Highway # 21 is characterised predominantly by low density medium residential development (refer to map 3). Immediately to the north and west of Park Lot # 2, abutting the property, are two low denSity residential areas. Further north, there is a significant amount of open space and ha23I'd land where the Penetangore River runs through the area. Immediately to the east of the property, in the vicinity of Kincardine Avenue and Highway # 21, is an open area designated for highway commercial development. South, across Kincardine Avenue is an area zoned for low density residential development, open space and hazard land. To the southeaSt, closer to the corner of Highway # 21, there is an area which is primarily vacant and zoned for general industrial uses. ¡ i 3.3 Compatibility of Proposed With Surrounding Land Use In a review of the land uses surrounding Park Lot # 2, it is apparent that a multiple family residential development would be very compatible with the predominantly residential charaCter of the area. A Residential Three (R-3) zoning of the property would also succeed in meeting the Official Plan goal of providing a desirable mix of housing type and tenure in the area which is currently dominated by single family detached ownership accommodation. ¡ \ I i I \ ! I , . 3.4 Concept PIao lor the Proposed Development The attached conceptual development plan demonstrates that a multiple family townhouse development would comply with the design criteria of the Official Plan as they are summarised in Section 2.1 of this report. 4.0 SERVICING U Sewer The municipality has advised that sanitary sewers have been constructed east 00 Kincardine Avenue as far as Fraser Drive. The existing sanitary sewer is sized to accommodate the density as proposed in this development. The sewage from the area drains into the ~e Avenue Pumping Station. The municipal engineering consultant has advised that the pumping station is capable of accommodating the increase in residential density as \'IOposed for the subject lands. 14 . . e: . I . --.....---- ···1· ..... :.:.:.:.:ç::::.:.:.::.:. :::::.::.:;¿.~~..::.:..:.:.:...:. ·:·Y;.j~~:,···;·j;0tj?l>··~: .. ........ .........~~~::.:\:.. """..... .::;(::::::::: :::::::: ::::...::... ..:...::... ..:.:....:.: ¡tJTI·:: ::;.;.;.;.~::);.::::..:::> "::;i:. ..\ ..... II ····;i;:··;·~\·;~~:·:/·;\;:·;-";·;·:·:·:. :: :::: ~I ::::... I~'···:.:.:·:.::···::·:<······· 'Ii:::: ~ :<><> ::\'::1 ................ ·1 ~............ J-:t:J~ ø: ~. .. - iL-l( ~ ~ I~ IV.:~ 11~ ~ T/ g ,:: . ~ '- // ¡\ .:: ~ // ;t>:: AJ'- ~ ¿z i .::.. :{.... \.. I ~ ~ :::::: .::: ,~ ¡j~YÎÄ'· r//r/ij/ ~ I~ ::tê··.;{·..;·;. ~ ò: I;~~~) * 7< '::":::::··:111 ~~;¡¡ C3 . ::,:,:.: .:..:.:.:.:'. ':'.:'.:'.:.:'.:'.:..::;& nolO: ~ ~"\ ~," .......".. ~ llllllllnllll ....:;;::;;:: ~ "' '" 0··;"· ,/. :.:.:..:.:::......~'\' :::::::::::::::: ......'" ...................:~ .. .' .. ..:: . Iå.i.." ..' ~ :-.: I ie.end !ZZJSINOLE DETACHED c:JSINOLE DETACHED (VAC~T) tsSVACANT I NOUST'" AL (]]JJ O"EN S"ACE c:JI-IAZARD LAND ê§VACANT DEVELOPMENT [¡JSUBuECT ....O..E..TY SURROUND ING LAND USE PART PARK LOT#2 TOWN OF KINCARDINE MAP 3 Ou...ta. Pt(f¡'t"'WI.-{.ng Con.8"Ut tØØ'tot_ P. O. BOX 8S. K"nCl'ØorClt"n4r. Ora.fur' 0 .Nß.Z JlY6 (619) 889-8806 '.... - ...... D£VELOP~s _ PrtO,JECï NO. e2-1" , ¡ ¡ G::::;::.::::-·T ,,:~>, 7'": >:: ..:-:;;':;>..:::::::·:::<>.;~·7:::- :-'77', :;.;: ·7:-::-0-::·"".: .:: :1 I<.~:- '.. . ~ ,'..1. ,'.. .......$. ,'" '. ............... .........t: ...~.............~-..I...:..:.;.;J.z..;,....:. ""..., ......... ~ ".: 1 2 3 .. a ð 7 .. 10" 12 1,3 ,... '5 18 17 '8 HI tl~.:. ~t ~il' g~ Q, (';;. "0 ... ," 'I tl ~:~1 ... \. ~: :::1 ~t::::'; I,l L:i:. ,(:.:... 1'\:1 ;. .~ ., - ~ ~ .... -. . ,..,,;~+j : <::¿;'~~:.~~.:~ :"::~:~:'::~:':~:' 'S':'~ ~.:: ::;'l~;}ili:i~:': :'~':':::':;..:::<': ~~.. \.:~:> ',: .:.!:.~:..::~.. K4NC~RqrN6 ~V6NUE 525' '.0. CONCEPT A CONCEPT B I I I I -'_ ~. ~1_ .... ... .... .0' .'....:.._.../.....:................,..'.'......"..:..'..,........ :·~':::.i..:~·~::·:r:::~r:··:·,·~ .... _..............~.~.~......:.. KJNC,,4RDrN6 ... """NUl S S' '.0. 13.- ... L' CONCEPT C PART PARK LOT#2 D INDtc::.A.TP MJ~,.1Dt ..,.",.- . ....: INCI-UOINGI ~TH .Kfiaof , . . 1tVEftONkaNa OF KINCARDINE CONCEPTS TOWN SITE Ct.IENT _ AOIlA DEVEJ.;.OPEJltS - III'RQ,¡¡:CT No. 82-'-'" eu...ta. PZCI1J'1iI'1o-£"TLiJ Con8'1At tœnt. P.O. BOX 3611 K""7'IoOorc£-in. . On C a..,.. " 0 NJlZ .ara- $1B) 3BB-3BD$ .. . . . . 4.1. Water The Kincardine Public Utilities Commission has noted that there is a 12 inch watermain on the north side of Kincardine Avenue in front of Park Lot # 2. Development on the lot would be serviced from this main which is adequate to accommodate the proposal. The PUC prefers a loop system but can agree on an alternate system depending on the type of units that are proposed. 4.3 Storm Water The municipality has advised that Kincardine Avenue has been constructed as a subUIban cross section and consequently, all stonn sewers on this street are by means of ditches beside the roadway. There are storm sewers on Fnser Drive. Figure one shows the engineering plan for Park Lot # 2. The Municipality was not in a position to advise whether the storm sewers on Fnser Drive handle the water flow from the line in question. 4.4 Roads The subject property has 525 feet of frontage on Kincardine Avenue, a major arterial street in Kincardine. As noted previously, arterial streets are intended to handle large volumes of traffic and in the long term be logical corridors for any public transportation system that may be introduced. Traffic generated from this development would be able to exit directly on Kincardine A venue thereby avoiding any traffic congestion problems in the residential area. The number of direct access points onto Kincardine Avenue would be minimized by using Fraser Drive and by creating a common entry points as shown in the conceptual design. Kincardine Avenue is one access point to Provincial Highway # 21. This highway is a major Provincial arterial that serves the Lake Huron shoreline. There is an effective and integrated road network in place to service the movement of people from this site. . Cuuently there are no sidewalks along this section of Kincardine A venue leading to the Public School and DCC. A concern for safety has been raised by School Board Officials. As the Willow West subdivision becomes occupied and the residential land directly south across Kincardine Avenue is developed, there will be an obligation on the part of the municipality to insta.1l sidewalks in this section of Kincardine Avenue to provide for the safe movement of pedestrians, especiaJ]y children. . 15 . TO :;UII GIIA'Æ!. CONNECT PROPOSED 200Ø SAN. TO EXISTING 200Ø SAN. STUB . 7_ MHDS1 A MH31 150Ø D.I. T.J. 47.5m - 200Ø SAN. TO BE REMOVED BY OTHERS PRIOR TO CONSTRUCTION PROVIDE DROP CURB COMPLETE WliH ASPHALT APRON SPILL WA Y DIRECTED INTO ROADSIDE DITCH (TYP. 2 LOCATIONS) CONNECT PROPOSED 150Ø WA TERMAIN TO EXISTING 150Ø GATE VALVE END CONC. CURB AND GUTTER 2m FROM EXISTING GRAVEL SHOULDER. BLEND ROAD TO MATCH EXISTING 4000 c.s.P. NOTE: ADDITIONAL CA TCHBASINS TO BE IN CORPORA TED INTO COMMERCIAL DEVELOPMENT. ' ,...... 5 ~IO I'i 0,., o~ . 0 ....."'- .....- olli iii .... U1.... ~ ~ 0< « ,-"ex: ex: ..- c v;~ :I: :i :I: :i :::;:¡¡: :::;:¡¡: VPI ST"" 0+010 ELEV. - 19J.70 - . Lve - 10 o J.O% on Õ + c:¡. .(. ,i· FR ASEf 50.0r 88.8m - 3 '"'- DRIV INS Cj\ ;j t!1 ~ - Z æ - z o ~:!1 t'"'0'0 >c: zri 'tj~ 0", :>:I ~ ¡:¡ 5 ..., "" ~ o . . .. . . . . . . . 4.5 Waste Di!iposal At the present time the Municipality has authorised Conestoga Rovers and Associates to proceed with an Environmental Assessment Act exemption, in order to extend the life span of the existing landfill site. The County of Bruce has also initiated a Waste Management Master Plan process that will address the long term waste management needs of this area of the County. Waste management concerns for the Town and County must be addressed, however, it is unliIœly that a multiple family residential development would create more waste than would be generated by a commercial development on the site. 4.6 Hydro The Kincardine Public Utilities Commission has advised that there is an existing hydro line on Kincardine A venue in front of Park Lot # 2 that will adequately service the proposed development. 5.0 MARKETING ANALYSIS Section 2.5 of this report reviews the Bruce County Housing Study for the Town of Kincardine. A few key factors can be highlighted to provide a brief market analysis. 5.1 Population and Household Projections In the five years between 1986 and 1991, population in the Town of Kincardine increased 12.8%. It is anticipated that population will continue to increase. The number of households is increasing at an even faster rate than population because of smaller household units comprised of singles, seniors and smaller families. 5.2 Income Trends The Bruce County Consumer Housing Survey indicates that in 1990,40.7% of survey respondents had income levels below the 60th percentile ($42 500) Provincial affordability guideline. It is not surprising then that 21. 3 % of survey respondents stated affordable ownership was very difficult to find and SO % stated affordable rental housing was difficult or very difficult to find. 16 5.3 Market Requirements According to the Bruce County Consumer Housing Survey, a demand exists for housing for the first time home buyer, rental housing, special needs housing, housing for singles and low and moderate income housing. The Survey indicates single family dwellings, semi-detached housing, townhouses and walk-up apartments are required to satisfy the existing market gaps in housing type, tenure and affordability. 6.0 SOCIAL AND ECONOMIC TRENDS 6.1 Economic Activity The Town of Kincardine is presently one of the largest urban municipalities within the County of Bruce. The Kincardine Commercial Area study estimates that Kincardine will be one of the fastest growing communities in the County over the next 10 year period. This projection is supported by the population projections conlained in the background report for the Bruce County Official Plan update. . . Figure two demonstrates that in the years between 1971 and 1978, there was a significant growth in the commercia1/industrial base of the Town associated with the construction boom .. at the BNPD. Between 1978 and 1987, 3 500 BNPD jobs were lost. Contrary to the expected decline in the commercia1/industrial base, there was modest growth. Similarly, population showed a 1. 3 % increase during this period. This trend demonstrates success on the part of the Town in diversifying its local economy, away from exclusive dependence on Ontario Hydro, to tourism and other industries. On March 9, 1993. Mr. Maurice Strong, chair of Ontario Hydro, provided some insight regarding the future of Ontario Hydro. He announced that it has been decided not to proceed with the retubing of Bruce Generator Station 'A' at this time. The plant will however continue to operate as long as it meets requirements for safety. It is anticipated that this means sometime between 1997 and the turn of the Century. Ontario Hydro currently derives one-third of its power from the BNPD. As the economy makes a resurgence and there is an increase in demand for energy, retubing of the Bruce 'A' would likely proceed. Ontario Hydro is also investigating the possibility of export sales which would extend the need for 17 . . . Figure Two THE ASSESSED VALUE OF KINCARDINE'S COMMERCIAUINDUSTRIAL BASE . . 13 12 11 10 . '!i ~,~ c ~ > 0 8 0- ~= ~~ , .. '" S 5 . . (Source: Town of Kincardine Commercial Area Study, 1992) Bruce 'A'. The decision not to proceed with the retubing at this time results in the loss of 500-600 construction jobs. As well, a reduction of 1500 Hydro employees was announced. This will have an impact on the economy of the area but it can be anticipated that similar to the loss of 3500 jobs in the 1980's, a diversified economic base in Kincardine and the surrounding area will help minimize the impact. Economic impact associated with job loss will also be minimized as Ontario Hydro anticipates meeting much of the staffing reduction through voluntary early retirement and separation packages. This could mean many people will remain in the area thereby minimizing population loss. The Bruce Energy Centre (BEe) is another key employer in the Kincardine Area. The viability of existing operations at the BEC and any future development depends on competitively priced steam. This supply has traditionally been derived from the BNPD and the long tenn projection may be somewhat affected by the recent Ontario Hydro announcements. If Bruce 'A' is downsized and eventually closed, a reliable supply of steam at an appropriate price may be in jeopardy. Recently, Ontario Hydro has set aside many of these concerns by announcing a minimum of a 10 year guarantee on steam supply for the Bruce Energy Centre. In order to deal with the potential for disruption, various public and private interests are considering other methods of ensuring the supply of affordable steam power, including a natural gas co-generation facility. Currently the Bruce Energy Centre has 4 main industries as well as a Research and Development Centre. A fifth industry is currently under construction. Industries now operating include: I) Bruce Tropical Produce - a private greenhouse company that produces top quality tomatoes. There are 45 employees and an annual payroll of $600,000. 2) Bi-Ax International Inc. - a manufacturer of biaxially oriented film. The plant has 30 full time y.'orkers and has an annual payroll of $942,000. 3) Commercial Alcohols Inc. - a producer of ethanol for industrial, commercial and full grades uses. Com, the raw material, is purchased from local suppliers. There are 33 employees and an annual payroll of $1.3 million. 4) Alfalfa Dehydration and Cubing Plant - produces dried and cubed alfalfa using local1y grown alfalfa. There are 39.5 full time employees and an annual payroll of $731,000. It is evident that all of these industries not only provide employment opportunities but create a significant number of secondary jobs in the agricultural and general business sector. 18 e . . . . ~I . . . . . . 6.2 Growth In Employment Opportunity There are three groups involved in the development of the Bruce Energy Centre: Bruce Energy Centre Ltd., Integrated Energy and Ontario Hydro. Bruce Energy Centre Ltd. owns 600 acres of land designated for steam related industrial development. Of this, 210 acres are fully serviced and subdivided. Ontario Hydro owns approximately 100 acres of land east of their Infonnation Centre that is designated for industrial (greenhouse) development. Ontario Hydro has immediate plans for development of these lands. Integrated Energy controls approximately 200 acres and is planning 9 new processing schemes, including: a) natural gas fired co-generation facilities, b) electrolytic hydrogen/oxygen, c) recycling Municipal solid waste for processing, d) preparation of cellulose for fermentation of alcohol, e) synthetic Methanol production, f) upgrading Carbon Dioxide to feedstock quality, g) processing Ethanol and Methanol into Ethel/Methyl Tertiary Butyl Ethers and h) ~or greenhouse development. On March 29, 1993, Bruce Energy Centre Limited announced the addition of a new industry in the Bruce Energy Centre Industrial Park. Bruce Foods Inc., a member of the Canadian Agta Group of Companies will build a 5.7 million dollar plant for the processing of fruits and vegetables grown in western Ontario. This plant will provide additional income opportunities of 5 to 7 million dollars annually for Ontario farmers, and approximately 600 thousand dollars worth of transportation and other services annually for the local ecomomy. This plant will require 5 full time employees and 60 seasonal employees. Future development projects in the BEe will have a significant positive influence on the economic viability of Kincardine and the surrounding area (see table 7). The existing and proposed developments reflect a positive effort by the Lakeshore community in diversifying its economic base. 19 Table Seven 1HE ECONOMIC IMPACT OF 1HE PROPOSED NINE INDUSTRIES Investment $ 400 to 450 M Construction Employment $ 135 M (300 person years) Permanent Direct Employment $ 21 M annual payroll (full time 650 jobs) Secondary Emplyment $ 9 M annual payroll (full time equivalent 500 jobs) Income Tax Personal $ 34 M 3 year period (during construction Income Tax Personal $ 7.5 M annually (permanent and secondary jobs) Corporate Taxation $ 20 M annually Municipal Assessment Taxation $ 2 M annually Inbound Material Value $250 M annual value (1.14 million tonnes) Outbound Products and By Products $ 390 M annual value (1. 0 million tonnes) Transportation 300 to 600 jobs $ 40 M annual charge (2.0 million tonnes) Services $ 23 M annual charge (steam, water, electricity, sewers) ~ource:--:.\: . DevelO ·s). e . . . ~ ~ . 6.3 Female Participation in the Labour Force Table 8 depicts labour force characteristics for 1986. Forty-seven percent of women worked full or part time. The high participation rates for women in the labour force emphasises the trend towards delayed family formation and smaller household units. As indicated by the 20 . . . . . . . Bruce County Housing Study, housing for the this group has not been adequately addressed. Priority areas for housing should be: housing for first time buyers, rental housing, special needs housing, housing for singles and low and moderate income housing. The proposed development would assist in closing the existing market gap. Table Eight 1986 LABOUR FORCE STATISTICS FOR THE TOWN OF KINCARDINE LABOUR FORCE TOWN OF KINCARDINE CHARACTERISTICS MALES FEMALES Working full time 1 150 300 Avg. full time income $38 227 $20317 Working part time 515 705 Avg. part time income $11 999 $6 768 Participation rate 76.2 % 47.3 % Unemployment rate 4.7 % 8.2 % (1Source: lStatistics ~ census) 7.0 SUPPLY ANALYSIS 7.1 Inventory of Multiple Family Residential Accommodation in Kincardine The 1991, Statistics Canada Census, shows that there were 1,685 single detached dwellings in Kincardine (70% of all housing stock). The remaining 710 units (30%) are made up of the other dwelling types. Table nine provides a breakdown according to the structural type of dwelling. In consultation with the Kincardine Building Inspector and using the Zoning Bylaw a windshield survey was completed of all existing multiple family (R-3) accommodation within the Town. Map 4 shows the 10 areas zoned for multiple family residential development. Photographs 1-10 correspond with the number scheme on the map. The photographs depict the character of these areas at the present time. 21 I , , , .. i , , : , , "'""-'-_'_~'¿''"''-'''''''''''-'"' ...... .. .or" '."..(.,..... --z . ~' ~,~:>:. :'^: 1lB'..;.:};;-~iIYÞlj.;~A~ I' C2:",.~ ~ ì ,'" t~~ ...;, ··'l I 1- RI·. C~~·R~.' '-!I .~ - ! , 11-ÄY~ ~!'t!~ ~2 I: __¿ ),iflJY I/~' c,T "~"o/:-¿ji ~.~ ~., <-~~'~t ~ :; ''''!' 11..'!IIRfRr-.. i',,;;:.:,I1 I. ./.... .0 ''.!IF ÞI.J il . . os R3,. :¡,t....., ...,....,,' ..[...--....-.. ... ,. Il""~ (. _. ... . ..";:::"....,....;,, . .. AI -~ r::r'- :";~j.' ~!:J ' !vtt~~1i ...... .;Jt~.. ....., rL . .'\ \.!..) ~' ,., . /' ¡ ~·I··~ 1 l:r . ~ C3' R.& ~\ ¿' ® _~~~ : :.~~~:ìC~~~~..... .. ~s ~~.~, !.. .., ~..~, . -jR4 . ID ' ,---1'1 .'i! I) ® ~ ". . rC3.3 I ~ ~~®; ·;··¡~4" J;~I:.>T..'.;~Îr~_~..._.:.~~)·;\.1 ~;, -: -- : 9'. '" g¡~r/ "'~"'ç;;' ....x;:t<:I~~. ~ ~~.J;l.i ~ 'tJ?f=f= i ~ 'ê,I' ti 6 : .-r~ ~'1~";:;: , ~'.~.. J ". ':.~.~i h~ Ji l...O....;..: . .. p ,,~"':t;r.; . ';'A -1 " # ,... ::Ir-.d ~ ~ .. ..þ , TI '. RI- A· ---! -lr;~lRt . \ I,ot: . rìr f2\ zF,;~ ,r:)~'i' ... @o 1 ., ,J r \::::J : '·:f" ! (I"; ." ¡):1@... '0''-'0 ·i:.'os\~~·~·· ¡ \ ..., \::::J .... f..'. ¡:. i I' ..... " . . . . "~ .. =-.' (~-1.. . .:! .,: : I 1).1 "" i~·~.è::----:,< ° ~ ",=- . .L-I...- . '., ~« ßr".~I¡' . , _., :~R· ~ 11 ~ "'I '...>..,~?f"¡;8C.:j¡"..w%¡,..r.,.;t....;.'.i'· :Ii " I'" .~: .: = """!¡;1)[\"!!¥i{'!$i\<.. .'/'1','. ::AI.,z'. . I'll: ." :7t{:.,....'" , +$:."_/,,, D ª ... .' ... . íl10 . : ---"p ". I:' . =¡€i.L \1 !!,¡:¡u'/~~I,-' :' . Ii: ,!: \,: ;:: RI. 17/.·::;fij';; ........ 1, . \; i ~ i-Jlê: : r: A:! )~_ ~~~ a;::,,- ...·I-~..j'j~ :- - r~ ,i'i·'·. Ii;'!! nR~~ ~1~ ,," 'I o ~ I 0 os : ..n I fi : ~;"'t.-:"":<.·'i ./. \' , s:::!7":, ~ \.ç;;" :\'J:; ,:[, :~~::-:,":r- '~ ' \ ' . ¡ '\.- ) ·l . . ,~" ~ .....; '" '. ¡. ~-' . \' II' !'R2 \ I;;: ,.: .¡,,,·.·...~I"·,R I ,.. »1 ':..... . ~'~- IRI' "T :;p'-" 2 ut 1.1', ~. ¡ i. ~. ~ ~ ;: ;.;.... ~. ,,~;.. .: '. ~I.r'l!. . ,. " .... : . ~ I' ',02": 1', __. --- n · _.~~ j~. r C3-4 I I· RI·' lecend II1II DESIGNATED RES/DENTrAf.. ~ ~ CQR~ESPONCING PHOTOGRAPH * J . . ,. . 1 '. INVENTORY OF RESIDENTIAL 3 ZONING TOWN OF KINCARDINE MAP 4 ~iDn' - AaftAPËVÐ.oP£RS _ ",""O.JEOT No. .2-1. eu...'tcr. Ptø:nn-in,g Con.ru.l t'cen.t. P. O. BOX 8e/l K-£'J'1,ðl&rd"7"o4J, On.t'...,..-to NRZ #Y6 (5f9) 8119-81105 "'-- ~ I" I e . -- ---- O:'-'!.-,ro. Residential Character of Area 1, Map 4 ~--~~ ~ -", ," . . ...... .1 ,'. , -"'.....~_.,' -..,.-- ., Residential Character of Area 2, Map 4 . . , '. ~ I Residential Character of Area 3, Map 4 Residential Character of Area 4, Map 4 e · · . · . · e . . . . . . Residential Character of Area 5, Map 4 .: I,: ., ~ ·-··~·:f .é'.~. .... -.,¡... -~. ,~ ....... ....;t. Residential Character of Area 6, Map 4 ~ I ~. ~1;';·:"" ~::-L ~..." ,.-.,:." ~.....-~"-~-'. ~. .~. . -..,. ...:....-:. .,~ '..~.; ..}~~.<~~~:i'~::~~ . __-~.~L .1 ~" - ~ . "'" - ,,', ~. ..-..... __ ,>C. , ----."" ., ---.... -~. . Residential Character of Area 7, Map 4 --:~~- . ~--c_~' .:.,... ~....--.,-- ~T._ . --,....--.,- -'" fit,..? "'~""'-' > . ~\:" -- .,----~~.~"'.. ~~;~~_~~ :2ß!J!!:.~~~_: _~'- ~ -'1 .--....... Residential Character of Area 8, Map 4 . . . . . . . . . ., . . . e ~- ~,,:. ".~ .' ...':.:~..<;.~ -~ ~. ',' -.. ... . ..; -,.. ~........ - ;- .... :..:;,.,,¿;...r .. - _ ~ .......-IIIIiIt ,-"-~-·,-~8'!~.._~ ,.- .. :>' .J-.... if.... ":"Î':.Þ ..# Residential Character of Area 9, Map 4 Residential Character of Area 10, Map 4 J" The largestlraCt of Jand zoned "R-3" is very close 10 the Downlown Commercial Core (Area 4, Map 4). The Town of Kincardine Commercial Area Study has recommended that the existing commercialJand adjacent to Area 4 be extended inlo the residential area. This new policy direction would result in the loss of a significant portion of the Jand base for "R-3" type development. Table Nine TOWN OF KINCARDINE, HOUSING STOCK BY STRUcruRAL TYPE HOUSING TYPE 1976 1981 1986 1991 Single Detached 1040 1460 1485 1685 Other 400 600 620 710 Total 1440 2060 2105 2395 Owned 1040 1400 1475 1675 Rented 400 670 625 725 rce: :statistlCS Canada, l!J7C - l!J'Jl Census). (Sou In 1991, according 10 Statistics Canada, there were 710 housing units in Kincardine other than single detached houses and 1,685 single detached (table 9). Of this Iotal, 1,675 were owned and 725 were available for rent. Kincardine Real Estate listings estimate that 8 multiple family type residential units (5 condominiums and 3 semi-detached)were for sale during the week of March 11, 1993. Of the Iotal number of owned units (1675) only 0.5 % or 8 units were available 10 purchase. Similarly, of the 725 units that are rented, only 10 units ( 2 semi-detached, 1 townhouse and 7 apartments) or 1.4 % were available for rent during the same period. The Bruce County Housing Authority has advised that they seldom have a vacancy in any of their 172 units (100 apartments, 22 family units and 50 rent supplement units). More common are long waiting lists for these affordable units. It is obvious that only one major source of housing type exists in Kincardine - Single Family Residential. There is a dearth of Multiple Family type residential accommodation. The low 22 ,_"m~~ . . . . . . . r . . . . vacancy rate and projected population increase, in combination with the housing market gaps identified by the Bruce County Housing Survey are indicative of a need for more affordable multiple family residential accommodation. 7.2 BuüdiD¡ Permit Rates In the Town of Kincardine, housing starts have varied substantially over the past 10 years (see table 10). From 1985-1987 annual housing production was quite low. In 1988, there was an increase in activity that peaked at 78 starts in 1989. In 1990 and 1991, building permit rates were cut in half however, in 1992, there was a slight resurgence in activity. More important than total numbers of housing starts, is a breakdown of housing starts by dwelling type. From 1985 to 1992, single dwellings comprised 38.5% to 100% of all housing starts. In the same 9 year period, 62 permits of a total of 293 were issued for multiple family type residential development. This represents only 21 % of the total. Tables eleven and twelve depict an absence of multiple family residential type accommodation in the Townships of Kincardine and Huron as indicated by their building permit records. According to the Bruce County Demand and Supply Housing Report, housing starts are in line with housing requirements. The challenge however is the provision of a housing mix by type and tenure to meet the needs of an increasingly diverse and aging population while ensuring affordability. By examining the type of housing starts over this period, it is clear that this goal is not currently being achieved. A multiple family residential development at part Park Lot # 2, would be geared toward affordability and supply the mix of type and tenure necessary in Kincardine. 7.3 ServiciD¡ Capacity Development of Park Lot # 2 would utilize existing infrastructure within an urban growth area. As is detailed in Section 4.0 of this report, the existing sewer, water, storm water, reads and waste disposal services have the capacity to adequately service the proposed density of development. 23 J \ å ~ ~ ~ 3: ~ ....¡ ~ '" ~ f. ~ '" 0 I S' ;;! 0 ~ s¡, s. s¡, ~ 0 0 s¡, (7< ~ ..., :::-. ..., ..., - g :; g "2. g ;!1 g g ii' g (11 E t""' §'. g §'. (11 §'. ã. §'. e!. §'. :I: §'. 0 ¡¡; > '< 0 0 ~ z ~ ~ :; C) ~ c (11 ::r .. 8- ....¡ ~ ~. 8- ::I -< (7< '" S' .. tI1 (7< .. VI 0 0 0 0 0 0 0 0 ~ .... ~ t-.I .- 'D 00 VI 'D 0 0 0 0 <:> 0 <:> 0 <:> 0 - \Q .- 8 'D 00 '" .- 0 0 0 0 0 0 0 0 0 0 - - - 00 8 00 'D 00 ....¡ VI 0 <:> 0 0 0 <:> 0 <:> 0 <:> - VI - '" 8 '" \Q 00 00 ....¡ 0 0 - - ~ .þo, <:) 0 <::) 0 .... .... - 00 ....¡ \Q 0 \Q 00 'D .... IV .- IV 00 0 0 0 0 0 0 ....¡ N .- 00 - '" \Q :ß <::) .... .... .- .- .þ. <:> <:> <:> <:> <:> <:> 00 .... - \4". t-.I 00 <:) \Q 'D .- <..It 0 0 .- 0\ 0 0 0 0 0 0 00 .þo, .- IV IV 00 0\ 'D \Q t-.I .... <:) 0 0 0 0 0 .... - ro 'D po 'D .... å ~ o 'r ~ ~ ~ ~~ c (11 žî C) I . .- 'D 00 VI - 'D \Q .... e . . .. -',~,,''''''--''''^' Table Eleven e HURON TOWNSHIP BUILDING PERMITS, 1986 - 1990 PERMIT TYPE 1986 1987 1988 1989 1990 Single family 26 34 64 66 59 . Mobile Home 2 2 . 1 2 0 Seasonal 0 .2 2 3 0 Industrial 1 0 0 2 0 Commercial 2 2 2 0 0 Agricultural 21 23 17 17 3 Misc. 28 69 56 76 80 Renovations 50 25 44 51 35 Demolitions 8 3 3 10 12 Institutional 0 0 0 2 0 (source: Bruce COWlty Plannmg Department) . Table Twelve KINCARDINE TOWNSHIP BUILDING PERMITS, 1986 - 1990 PERMIT TYPE 1986 1987 1988 1989 1990 Single fami! y 3 n/a 14 22 14 Mobile Home 0 nla 0 0 0 Seasonal 2 II/a 0 0 0 Industrial 1 n/a 1 6 0 Commercial 0 n/a 1 0 1 Agricultural 9 n/a 20 26 12 Misc. 21 n/a 42 38 21 Renovations 0 n/a 30 27 30 Demolitions 0 n/a 5 8 3 . Institutional 0 n/a 4 0 I (¡¡ource: Bruce County Planmng iJepartment) . . 7.4 Community Services Community or soft services include all education, health, medical, fire, police, recreation and park facilities. One of the criteria of the Kincardine Official Plan for residential areas is "the adequacy and proximity of community facilities such as schools, shopping and recreation facilities" . Table thirteen provides an inventory of community services in Kincardine. The location of schools, recreation and park facilities is shown on Map 2. The proposed project is well situated with respect to a large number of these community facilities. The Kincardine Fire Department has advised that the Department is capable of adequately servicing the proposal. The Elgin Market School also has the capacity to accommodate any increases in enrollment resulting from development of the site. The Kincardine Po1ice Department has also advised that the existing Department could adequately accommodate the proposed development. There is a wide range of community services in Kincardine to adequately service any increases in population as a result of the proposed multiple family residential development. 7.5 Land Supply Map 5 reflects the residential areas in Kincardine as represented by the Municipal Zoning Bylaw. The residential areas which have been highlighted on the map contain the majority of vacant residential lots in Kincardine. A majority of the prezoned residential areas are already developed and vacant land prezoned for multiple family residential development is minimal. The Bruce County Planning Office estimates that of the 388 vacant residential lots in various stages of the planning approvals process, only 70 lots or 18% are slated for multiple family residential development. The gaps in the housing market will not be met by the construction of single family detached dwellings. Provincial policy requires that 2S % of new housing development meet its affordability criteria. Even if the entire 18% of proposed multiple family development meets the affordablility guideline; 7% more is necessary to meet the Provincial guideline of 25%. 24 e . _I . . - . - * 1 * ~ * ~ * @ 6' - \.;> - ~ - ... "C:I !!. 8 'g 'g c:: ª= " ¡¡; g: 0- 5!: n ¡:;. ? ~. ~ ¡:;. ð n 0 Z * ~ * ~ ~ <:n ~ ¡¡: C'. ." õI ë: ~ f I ::I. ~ .. ~. !ì i€ 2' 0 - 3 '" Z .. :t en 0 - 0 g "0 :t (j ~ ~ :t § 0 g = ~ ~ ;:1 ;:I. - ö ~ œ ..... n m :t II!> * :t s¡ !2 ~ ~ "C:I .. g '" ~ 5'. n - ~. .. " * - - ~ 1 !: (j ~ m g - :3 * ~ '-. 't .. $L ~ i .. =- '< 0 ~ ;;- n <:n ~ n i n ~ 5" ... ,... ... ã g ::I. e: ~ '" i ~ g. ;: C'. i!5 ~ ",' g ~. 0 i :;. i ¡; ... :t ~ ~ ~ '< f ;- õ' ..' ! w " ª C'. ::I. '" ¡a. ~ ~ '" . . . . . > z ~ m ~ '" -< ~ <:n ~ <:n ¡gg <- -" n;i œ ~. zg ~ d ~ o 't ¡:s ?5 > ¡g ~ - , . . , , . ¡ ~ ; ,. ... " .:;. . :'t 11 i' lecend ~(RI) RESIDENTIAL iii(R2) RESIDENTIAL ~(R3) RESIDENT'AL ClJVA~NT RESrOENTIAL . . --- . RESIDENTIAL ZONING TOWN OF KINCARDINE MAPS eu....'ta. Pl~"!19 Con..u.Z t"ont. .P.O. .BOX 8t1J1 Jl"'i""'Ctcz.,..eh~n.a. Q,.¡,fA't"-to JV:íI.Z .eY6 (6'9) 989-9806 \.... -"~Oltv n.C)pEJlta - PoIIrO..lEC¡ No. 1Î12-14 e . . C3·3 ! i . ; . . Section D1.5.2 of the Official Plan requires that a number of factors be considered when reviewing proposals for medium high density development. (These criteria are listed in Section 2.1 of this report). As is detailed in Section 2.1 of this report, the proposed development at Park Lot # 2 conforms with the predominantly residential character of the area, it is located on Kincardine Avenue an arterial street, it is within close proximity to Elgin Market Public School and other community services and development would be facilitated using existing servicing infrastructure. Few other vacant areas exist in Kincardine that conform so precisely with the locational and servicing criteria of the Official Plan requirements for residential areas. Sufficient other lands do exist for commercial development originally proposed for Park Lot # 2 which are more in keeping with the requirements of commercial development while not distraeting from the DeC. A multiple family residential development at Park Lot # 2 represents a more appropriate use of the site. 8.0 RESIDENTIAL INTENSmCATION . The recent Broce County Housing Study was reviewed; in particular, the residential intensification section was analysed with a view to whether or not the proposed development at Park Lot # 2, would conform with this philosophy. Residential Intensification encourages the use of existing infrastructure and buildings to create additional housing units and the conversion of unðerutilized industrial or commercial space to residential. The 'Infill' form of residential intensification involves development on vacant lots in a developed area to create new residential units. The proposed multiple family residential development at Park Lot # 2 is in keeping with infill residential intensification. The Provincial Policy statement regarding residential intensification requires municipalities to 'identify opportunities to increase the supply of housing through better use of existing ~, buildings or serviced sites to meet changing demographic trends and housing demand, and to adopt a strategy to make use of these opportunities". In Kincardine it has . been demonstrated that increasing population, incI5sing numbers of households and . . 25 ,~. decreasing household size has created a demand for the type of affordable multiple familY. residential accommodation the proposal would provide. . One concern regarding residential intensification is that while increasing the supply of affordable housing, the accompanying increase in density may produce negative impacts on exísting municipal services and on the character of established neighbourhoods. As demonsttated by this report, servicing capacity exists to adequately address the proposed density of development. With regard to compatibility, the proposed multiple family residential development would be very compatible with the predominantly residential character of the area and succeed in providing the Official Plan's desired mix of housing type and tenure. 9.0 CONCLUSION AND RECOMMENDATION The lands at part Park Lot # 2 are well suited for development as a low profile multiple family project. . 9.1 Loc:al and County OfficlaJ Plan and Zoning The proposal meets the locational and servicing criteria of the Kincardine Official Plan for medium high density development and falls within the permitted uses of a Residential Three (R-3) zoning. The Bruce County Official Plan encourages the natural development of the downtown rather than external commercial development. The proposed amendment would not compromise the Downtown Commercial Core by competing with it. 9.2 Provincial Policy In a review of the Provincial Policy, it was demonsttated that both the Ministry of Municipal Affairs and the Ministry of Environment emphasize servicing growth with existing inflõStructure and facilities. The residential intensification section of the Bruce County Housing Study also emphasises this. The proposed development at Park Lot # 2 would sUCCeed in accommodating development using existing infrastructure in keeping with both Ministry of Municipal Affairs and Ministry of Environment Guidelines. A review of !erv:ices for the site demonstrated that servicing exists to adequately meet any demands from the proPOsed density of development. 26 . . . f . . . . . e --- ------ .~- 9.3 Kincardine's Commercial Land The Kincardine Commercial Area Study also stresses the focus on the downtown as the commercial core. Sufficient other lands exist for commercial development which would be more in keeping with the requirements of commercial development while not distracting from the DCC. 9.4 Market Need The Bruce County Housing Study encourages a mix of housing by type and tenure to meet the needs of an increasingly diverse and aging population. The proposed multiple family residential development at Park Lot # 2 would succeed in moving towards this goal. 9.5 Recommendation The present "Highway Commercial" designation by the Official Plan and the "C-3" designation by the Zoning Bylaw are not the most appropriate designations for the property. An amendment to the Official Plan and Zoning Bylaw for part Park loti 2 to pennìt the construction of multiple family residential development would be more in keeping with the goals and objectives of the Official Plan and the intent of Provincial and County land use policy. 27 r ... rA....... ., REFERENCES Bruce County South Official Plan (1986). Census Canada (1976-1991). Marshall Macklin and Monaghan (1993) County of Bruce Official Plan. Backiround Rc:port. Ministry of the Attorney General (1990) The Plannin~ Act. Ministry of Municipal Affairs (1992) Growth and Settlement Policy GuideJine..~~ Official Plan of the Town of Kincardine (1988). On tario Ministry the Environment (1992) Guideline for Sewa~e Services. on Plannin¡¡ and Water of . . ~. The Corportation of the Town of Kincardine Bylaw (1988-1). The County of Bruce Planning and Economic Development Department (1992) Town of . Kincardine Commercial Area Study. The Starr Group (1991) Bruce County Consumer Housini Survey. Final R~rt. The Starr Group (1991) Bruce Countv Demand and S\IP'p1y. Final Re.POrt. The Starr Group (1991) Bruce County Housin~ Study. Phase II. Residential Intensification. .