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Kincardine okays apartments above the Bruce Inn

By Liz Dadson

Kincardine council

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Kincardine council has approved plans for 11 residential dwellings above The Bruce Inn in downtown Kincardine.

In planning advisory committee last night (Jan. 20), Bruce Stickney outlined the proposal for a zoning bylaw amendment which would permit the historical hotel on Queen Street to have individual rooms with cooking facilities.

The applicant, Jason Kirkconnell, wants to convert the vacant second and third floors into hotel rooms and/or apartments.

Stickney said the property is under-utilized. "The proposed redevelopment would continue the hotel use with cooking facilities in individual rooms, or for longer-stay apartment dwelling use, above the existing commercial uses on the ground floor," he said.

The plan would provide additional residential dwellings to help support the commercial activities in the downtown, said Stickney. "It's a good use of the upper floors."

He said Kincardine's chief building official has requested the project be placed under site plan control which is the proper procedure. He is concerned, however, about the lack of parking, with only 23 existing spaces. "With 11 new units, he would need 11 spaces dedicated, plus three additional spaces for visitor parking."

Stickney noted that council may want to enter into an agreement with the owner for payment of cash in lieu of parking, if the spaces cannot be provided.

Margriet Van Erp, president of the Kincardine Business Improvement Area (BIA), spoke in favour of the proposal because it reflects the BIA's pro-vitalization plan, recognizing residential opportunities in the downtown.

"We support this as it helps make the downtown a destination to shop, live and play," she said.

Councillor Kenneth Craig asked Stickney to clarify what's exactly required for parking.

Stickney said the parking is already deficient for the commercial use, let alone for additional residential uses.

"So, what's the preferred option here?" asked Craig. "We sign an agreement for 'X' amount of dollars or the applicant has to find parking?"

Chief building official Michele Barr said council could request payment in lieu but that could be done during the site plan process.

"I think this is a great thing to happen for the downtown," said Craig, "but parking is always an issue. We need a recommendation from the building and planning committee. What options are there? I have no desire to congest the downtown or a parking lot."

Councillor Guy Anderson said the payment in lieu would be about $1,500/space or the applicant must find off-site parking.

Barr said another option is to designate the rear parking lot for residential use, and have street parking for the commercial use.

Deputy mayor Laura Haight said the downtown is a place for people, not cars. "It's one area where you can walk to everything," she said. "If we demand high fees for parking, we're going to shoot any redevelopment in the foot.

"This is a good plan. Parking is not the main issue. People will find a spot to park or else they simply do not need a car. Is this development good for the downtown? I think it is and we should consider no charge for the additional parking."

Councillor Ron Hewitt, chairman of the building and planning committee, said that committee has been struggling with a policy to deal with this issue. "We need development downtown and we need people downtown."

"We still have bylaws to follow," said Anderson, "but you're right, we need to ensure development continues in the downtown."

Kirkconnell said the ultimate layout for the residential dwellings will be for apartments - for short-term or long-term stays. The rooms will be 550 square feet to almost 1,000 square feet in size.

"That's more like a New York apartment," quipped Haight.

Kirkconnell said there are two staircases in the building now, but he is looking at the possibility of an elevator.

Haight put forward a motion to have the parking payments waived for this development.

Council agreed and then approved the zoning amendment.

Staff was asked to check into whether the building or portions of it have a heritage designation. 

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Thursday, January 21, 2010