HomeMy WebLinkAboutKIN 89 079 Amend -Official Plan
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THE CORPORATION OF THE TOWN OF KINCARDINE
BY-LAW NO. 1989-79
A BY-LAW TO ADOPT AMENDMENT NO. 1 TO THE OFFICIAL
PLAN FOR THE TOWN OF KINCARDINE
WHEREAS Section 17 of the Planning Act, S.O. 1983, Chapter One,
as amended, authorizes the councils of local municipalities to
adopt official plans;
AND WHEREAS the Council for The Corporation of the Town of
Kincardine has adopted an Official Plan which was approved by the
Minister of Municipal Affairs on January 31, 1989;
AND WHEREAS the recommendation has been made to the Council of
the Town of Kincardine that the Explanatory Text and Schedule "A"
constituting Amendment No. 1 to the Official Plan for the Town of
Kincardine, be adopted by the Council in accordance with the
provisions of the Planning Act, S.O. Chapter 1, 1983;
AND WHEREAS this Council wishes to amend this Official Plan;
NOW THEREFORE the Council for The Corporation of the Town of
Kincardine ENACTS as follows:
1. That Amendment No. 1 to the Official Plan for the Town of
Kincardine, 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. 1 to the
Official Plan for the Town of Kincardine.
3. :I'his by-law shall come into full force and effect upon
approval by the Minister of Municipal Affairs.
READ a FIRST and SECOND time this 6th d
1989.
dvuJ ø 9/k
Mayor
READ a THIRD time and FINALLY PASSED this 20th
1989.
day of July
d~
Mayor
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AMENDMENT NO. 1 TO THE
OFFICIAL PLAN
FOR THE TOWN OF KINCARDINE
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DATE:
AMENDMENT NO. 1
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, 1983, as Amendment No. 1 to the Town
of Kincardine Official Plan.
Ministry of Municipal Affairs
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AMENDMENT NO. 1
TO THE
TOWN OF KINCARDINE OFFICIAL PLAN
The Explanatory Text and Schedule "Au constituting Amendment No.
1 to the Town of Kincardine Official Plan was recommended to the
Council of the Corporat~on of the Town of Kincardine on the 14th
day of June . 1989.
Amendment No. 1 to the
recommended, was adopted
Kincardine by By-Law No.
provisions of the Planning
of July . 1989.
Town of Kincardine Official
by the Corporation of the
1989-79 in accordance
Act, 1983, on the 20th
Plan, as
Town of
with the
day
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AMENDMENT NO. 1 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 - PLANNING DEPARTMENT REPORT
APPENDIX II - MUNICIPAL RECORD (contained in 'Original' only)
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PART A
PART B
PART C
THE PREAMBLE, does not constitute part of this
Amendment
THE AMENDMENT, consisting of the following
and Schedule "A" constitutes Amendment No.
the Official Plan for the Town of Kincardine
text
1 to
THE APPENDICES, do not constitute part of this
Amendment. Appendix I contains the Planning
Department Report. Appendix II contains the
Municipal Record pertaining to this Amendment.
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PART A
THE PREAMABLE
PURPOSE
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The purpose of this Amendment is to change the des1gnation of
certain lands from 'Highway Commercial' to 'General Commercial'
to permit the development of a shopping centre containing a range
of commercial uses.
LOCATION
The lands sUbject to this Amendment comprise Block "8" and part
of Block "K", Plan M-33, in the Town of Kincardine.
BASIS
The lands affected by this Amendment are presently designated
'Highway Commercial' on Schedule "A" of the Official Plan.
At the time the Official Plan was prepared, it was anticipated
that the areas designated 'General Commercial' within the
downtown core and within an existing shopping plaza at the north
end of the Town would be sufficient in size and level of services
to serve the Town of Kincardine and the surrounding area for some
years to come. The pOlicies of the 'General Commercial'
designation are designed to ensure that the downtown core area
remains the focal point for the commercial, business and
institutional activities within the Town and that new commercial
development does not adversely affect this area.
The Bruce County South Official Plan also contains pOlicies
designed to maintain and strengthen the existing downtown
commercial areas and to ensure that new commercial development
does not adversely affect these areas.
This Amendment is the result of an application on behalf of the
prospective owner. As part of this application the proponent,
has stated that the only vacant parcel of land presently
designated 'General Commercial' has limited potential for retail
development as the parcel could only accommodate approximately
1,400 square metres (1500 square feet) of retail space when
allowing for required parking. It was also stated that - due to
land assembly costs - the possibility of redeveloping existing
properties designated 'General Commercial' was not a viable
alternatiye.
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PART 8 - THE AMENDMENT
INTRODUCTORY STATEMENT
All of this part of the Amendment ent1tled Part B -
- consists of the fOllowing text and schedule
Amendment No. 1 to the Official Plan of the Town of
The Amendment
constituting
Kincardine.
1. Schedule "A" to the Official Plan of the Town of Kincardine
is hereby amended by redesignating those lands descr~bed as
Block "B" and part of Block "K", Plan M-33, in the Town of
Kincardine from 'Highway Commercial' to 'General Commercial'
as shown on Schedule "A" to this Amendment.
II
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AREA TO BE REDESIGNATED
TO 'GENERAL COMMERCIAL'
FROM I HIGHWAY
COMMERCIAL'
SCHEDULE 'A'
TO AMENDMENT No.
TO THE OFFICIAL PLAN
OF THE
TOWN OF KINCARDINE
M-33
I a 2
TOWN OF KINCARDINE
COUNTY OF BRUCE
PLAN
PART
1:4800
SUBJECT LANDS
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PART C - THE APPENDICES
APPENDIX I
PLANNING DEPARTMENT REPORTS
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that more spec1f1c 1nformat10n should be prov1ded bv the
appl1cant ,-egard1ng the type and Slze of the 1ntended
commerc1al uses: alternat1ve s1tes Wh1Ch were 1nvestlqated;
and an analvs1s of the 1mpactCs) of the sUbJect proposal on
the funct~on and v1ab1l1ty of the eXlst1ng commerc1al areas
1n the Town.
The Ontar10 Min1stry of Transport also commented that a
traffic study would be requ1red pr10r to the lssuance of any
access and land use and bUllding perm1ts WhlCh are needed 1f
the development 1S to proceed.
The appl1cant then addressed the Comm1ttee and stated that a
reta1l use of approx1matelv 5.000 square feet had to be
1ncluded 1n the development to ensure 1tS Y1ab~llty. The
appl~cant also stated that h~s stud1es of the eXlst~ng
commerc1al1y-zoned propert1es ln the Town 1nd1cated that the
subject slte was the only feas1ble locat10n for the proposed
development.
Subsequent to the prel1minary meet1ng, the developer engaged
the serv~ces of a consultant to complete the traff1c study
wh~ch 1S requlred by the M1n1stry of Transport.
CONCLUSIONS AND RECOMMENDATIONS;
As noted earlier, the bas~c obJect1ves of both the Town and
County Offic1al Plans 1S to promote and encourage the
Downtown Bus1ness Areas as the main focus of commercial
act1v1ty w1thin the Town. In th1S regard. 1t 1S suggested
that more spec1f1c 1nformat10n should be prov1ded bv the
appl1cants regard~ng the type and S1ze of the 1ntended
commerc1al uses; alternat~Ye 51tes Wh1Ch were 1nvest1Qated;
and an analvs1s of the 1mpactCs) of the sUbJect proposal on
the functlon and v1ab~lity of the eXlst~ng commerc1al areas
1n the Town. Th~s add1t10nal support1ng 1nformatlon would
perm1t a more accurate assessment of the mer1ts of the
proposals and 1tS conform1ty to the bas1c commerc1al
development obJect1ves of both the Town and County Off1c1al
Plans.
In add1t1on to the foreg01ng. 1t should be noted that the
development of the s~te reqUlres bUlld~nq and land use
perm~ts and access perm~ts from the Ontar1o Min1strY of
Transportat10n. The Mln1stry has commented that a traff1c
studY wll1 be requlred to assess the 1mpact of the
development upon the traffic patterns of the area. The
traff1C study w1l1 have to be completed pr10r to the
l$SUanCe by MTO of access and land use and bU1ld1nQ perm1ts.
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DATE:
FILE:
June l4. 19B9
Z-45-89.16
(CORA GROUP)
TOWN OF
KINCARDINE
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SUBMITTED TO:
Cha~rman. Donalda McLean. and Members of Plann1ng
Adv1S0ry Comm1ttee NO.4.
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SUBJECT:
Proposed Amendment to the Town of K1ncard~ne
Off1c1al Plan and ComprehenS1ye ZOn1nq By-Laws
(No. 4350 and 1988-1) for Block "B" and Part of
Block °K-. Plan M-33. Town of K1ncard1ne
SUPPLEMENTARY REPORT
Status of App1icat1on:
The appl1cant is prOPOSlnq to amend the Off1clal Plan
des~qnat~on on the sUbJect lands from >H~qhwaY Commercial'
to 'General Commerc1al': the appl~cant lS also proPos1nq to
amend the zon~nq on the subject lands from 'C3 - H~ghway
Commerc1al' to 'C2 - Shopp~nq Centre Commerclal'.
The proposed amendments would perm1t the development of a
shoPP1ng centre at the corner of H1ghway No. 21 and Broadway
Avenue.
Prior to Counc~l mak1nq the~r dec1s~on on such a change. a
publlC meet1nq must be held to lnform the publ1C of the
proposed chanqe: and, to cons1der any comments or concerns
of the publ1C. any aqency, or the appl1cant.
Th~s Comm1ttee has been establ1shed to hold the necessary
pub11c meet1nq; and. based upon the 1nformat~on rece1ved
from all concerned part1es. to make a recommendat10n to
Counc~l from a land use plann~ng perspect1ve ln order to
ass1st Counc1l 1n mak1ng the1r deC1S1on on the proposed
chanqe.
A prelim1nary publ1C meet1ng to d1SCUSS the proposal was
held on May 10. 1989. Dur~nq th~s meet~ng the Plannlnq
Report lnd1cated that the bas1c ob,ect~ve of both the Town
and County Offlc1al Plans lS to promote and encourage the
Downtown 8us~ness Areas as the ma~n focus of commerc1al
act1vlty wlthln the Town. In this regard, lt was suqgested
, "
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G1ven the above. It IS recommended
DEFERRED unt1l the matters out11ned
adequatelY aadressed.
.
that the appl1cat10n be
In th1S Report have been
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AREA TO BE REZONED FROM 'C3' TO 'C2'
ThIo i. SCHEDULE 'A' 10 By . law
No. passed IhIo_
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SU..lECT
LANDS
MAYOR
PLAN M-33
PART I a 2
TOWN OF KINCARDINE
COUNTY OF BRUCE
Af'PUCANT
CORA GROUP
SCALE FU NO.
1:4800
Q&T£
APRIL ....
DENItT1OÐOT
BRUCE COUNTY PLANNING DEPT.
CLERK
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AREA TO BE REDESIGNATED FROM
TO 'GENERAL COMMERCIAL I
I HIGHWAY
COMMERCIAL'
::ILAN
:> ART
TOW N OF
:OUNTY
M-33
I a 2
KINCARDINE
OF BRUCE
SCHEDULE 'A'
TO AMENDMENT No.
TO THE OFFICIAL PLAN
:)F THE
TOWN OF KINCARDINE
4800
SUBJECT LANDS
DATE:
FILE:
May 10. .1989
Z-45-89. 22
GROUP INC
KINCARDINE)
CORA
(TOWN OF
.
SUBMITTED TO: Chairman. Donalda McLean. and Members of Plann~ng
Adv~50ry Com.~ttee No.4.
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SUBJECT: Proposed Amendment to the Town of Kincardine Official
Plan and Comprehensive Zon~ng By-Laws (No. 4350 and
1988-1). for Block "B" and Part of 810ck "K", Plan M-
33. Town of Kincardine.
Origin and Nature of AøPlication:
The applicant is proposing to amend the Official Plan
designation on the subject lands from 'HighWay Commerc~al'
to 'General Commercial'; the applicant is also proposing to
amend the zoning on the sUbject lands from 'C3-Highway
Commercial' to 'C2 - Shopping Centre Commercial'.
The proposed amendments would permit the development of a
shopping centre at' the corner of Highway No. 21 and Broadway
Avenue.
Prior to Council making their decision on such a change. a
public meeting must be held to ~nform the public of the
proposed change; and. to consider any comments or concerns
of the public. any agency, or the apPlicant.
This Committee has been established to hold the necessary
Public Meeting; and, based upon the ~nformat~on received
from all concerned part~es, to make a recommendation to
Council from a land use planning perspeotive in order to
assist Council in making their dec~sion on the proposed
change.
Analysis:
(a) Site Evaluat~on: The subiect lands. which are
roughly reotangular in shape. are located at the
southwest corner of Highway No. 21 and Sroadwav Avenue.
The property has 205.6 metres (674.7 feet) of frontage
along Highway No. 21 and is approximately 1.7 hectares
(4.2 aores) in area.
-2-
.
The s1te. which 1S currently
elevat~on than the lands to
Although the land is fairlY
steeplY toward the resident1al
and HighWay No. 21 to the east.
vacant. is h~9her in
the west and east.
flat 1t slopes qU1te
development to the west
(b) Surrounding Land Uses: The Town's tourist inTormat10n
booth ~s located to the immediate north of the
property; a. residential subd1v~s~on is located
immediately west of the property; a hotel is located to
the south of the property; and. the land to the east of
the property is used for agricultural purposes.
(c) Roads/Services: The sUbject lands are currently
accessed via Highway No. 21 which is a paved road.
maintained on a year-round baS1S. An access Trom
Broadway Avenue is also proposed and there is an
exist~ng right-of-way from the site to Durham Avenue
(9.1 metres or 30 feet).
A sanitary sewer line currently extends to the western
property line and full municipal services are proposed
for the development.
(d) Potential Imøacts: Several impacts upon the Town OT
Kincardine and its residents could result Trom the
proposal. Firstly. the development will increase the
commercial assessment OT the Town and a variety OT
commercial enterprises could develop which could
increase the goods and services available to Kincard~ne
and the surrounding area.
Next, the pattern of retail/serv1ce commercial
development within the Town w111 change. Consequently
some retail/service commercial act1vit1es could shiTt
from other areas within the Town such as the Downtown
Bus~ness Area.
Also, the trafTic flow along Highway
affected and traTTic patterns with1n
change.
No. 21 would be
the Town may also
Further, the resident~al development to the west of the
site could be aTTected by the 1ncrease in activity
which would accompany the development.
,
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(e) Results o~ Circulation:
i)
Ontar10 Ministrv of Transport (MTO) Verbal
comments regarding the access to the property were
rece1ved. If the ex~st1ng access is to be up-
graded. MTO permiss10n 1S needed and a tra~~ic
study would be requ1red; further comments from the
MTO are pending.
.
ii) Ontar10 Min1stry o'f Natural Resources No
objection.
iii) Saugeen Valley Conservation Authority No
objection
iv) Town of Kincardine PUblic Utilities Commission-
No objection
v) Township of Kincardine - No objection
vi) Town of Kincardine Fire Chief - No objection
vii) Bruce County Health Unit - No objection provided
Mun1cipal services are provided
viii)Town of Kincardine Roads Superintendent No
cOßlØlent
ix) Town of Kincardine Chief Building Offic1al - No
comment
x) Ontar10 Min1strv of Mun~cipal Affairs - No comment
xi) Ontario Ministry of the Environment - No comment
EXISTING POLICY:
a)
O~~icial Plan: The sUbJect lands
designated 'Highway Commercial' in
Kincardine Of~ic1al Plan.
are currently
the Town o~
The 'Highway Commercial' designation. is 1ntended to
accommodate uses such as car sales, motels,
restaurants, bU1lding supply centres, which because of
space and parkinq demands are not compat~b1e w~th the
compact nature of the Downtown Sus1ness Area.
,
J
-4-
.
The app1ioant 1S propos~ng to amend the Offic~al Plan
designation to 'General Com.erc1al' whioh would permit
the development of a w1de range. of reta~l and servioe
commero1a1 uses.
New comøeroial development w11l be sUbJeot to the Site
Plan Controls of the Planning Aot; a nUmber of other
requirements of the Offic1al Plan. suoh as landsoap~ng.
bUffering and soreen1ng will also have to be addressed.
The basis of the current Coemerc1a1 Development
Polioies of the Town's Offic1al Plan 1S that the
Central 8usiness Area will play the major role in the
retail. office and institutional fabr~c of the
community and will be the main foous of commeroia1
aotivity in the Town. Consequently. one of the
speoific development po1ic1es established by the Plan
is to promote and encourage the development of a v~ab1e
downtown. Commerc~al development outside of the
downtown is reoognized by the Plan, provided that suoh
development does not detraot from. or compete on a
funotional basis with. the downtown and the existing
shopping oentre.
In addition to these looal Commercial Development
POlicies the subject lands are also affected by more
generally app1ioable Comqeroial Development Policies
contained in the Bruoe County South Official Plan.
These pOlioies deal with large soale commeroial
development proposals and are designed to ensure that
potential long term impaots on existing commero~a1
concentrations. espeoially the downtown core. are
adeQuately addressed.
b) Zoninq By-Law: The subjeot lands are presently zoned
'C3 - Highway Commercial' by the Comprehens1ve Zon1ng
By-Law for the Town of Kinoardine. The 'C3' zone
permits highway commero1al uses such as automobile
servioe stations and building supply centres.
The appl1cant is proþOs1ng to rezone the land to 'C2-
Shopping Centre Commeroia1'. The 'C2' zone would
perm~t a wide range of commercial enterpr1ses including
a shopping centre.
~
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CONCLUSIONS AND RECOHHENDATIONS:
.
In support of the sUbject proposa~, the app11cant has
indicated that the total proposal ~s 1ntended to accommodate
a mixture of tenants requ~ring 50,000 square feet of retail.
office and general commerc1al space. The app11cants have
further indicated that based upon the~r Studv and ana1vs1s
of the ex~st1ng c~rcia11Y zoned propert1es ~n the TONn,
the limited property sizes and assoc1ated land assembly
costs make the sUbject lands the only feasible locat~on in
their opinion.
As noted earlier, the basic objectives of both the Town and
County Official Plans is to promote and encourage the
DONntoNn Business Areas as the main focus of commercial
activity Nithin the TONn. In this regard, it is suggested
that more specific information shoUld be provided by the
applicants regarding the type and size of the intended
commercial uses; alternative sites which were investigated;
and an analysis of the impact(s) of the subject proposal on
the function and viability of the existing commercial areas
in the TONn. This additional supporting information would
permit a more accurate assessment of the merits of the
proposals and its conformity to the basic commercial
development object~ves of both the TONn and County Official
Plans.
In addition to the foregoing, it should be noted that the
development of the site requ1res building and land use
perm~ts and access perm1ts from the Ontar10 M~n1stry of
Transportat10n. The Ministry has commented, verbally, that
a traffic study w~11 be reQuired to assess the ~mpact of the
development upon the traffic patterns of the area. The
traffic studY will have to be completed pr~or to the
issuance by MTO of access and land use and bu~ld1ng permits.
Given the above, it is recommended
DEFERRED until the matters outlined
adequately addressed.
that the app11cat10n be
in this Report have been
'. .
'.
APPENDIX II
AMENDMENT NO. 1 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.1989-79
Adopting the Amendment
t_ '"
.
PART - 8
Statement by Municipal Employee
Regarding Public Notice
~
.
.
I, RONALD R. SHAW, 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.
NALD R.
4!' !"
PART - C
.
True Copy of All Submissions
Received Prior to Adoption of the Amendment