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Kincardine should throw out the West Ridge by the Lake project until the
developer has done his homework and addressed such issues as drainage,
slope stability and environmental protection.
That was the comment from Ned Janjic, a cottage owner on Samona Beach
Lane for many years, who is concerned that the plan to build over 300
residential housing units on the old Hartwick farm project, in the
former Kincardine Township on Bruce County 23 (B-line), will destroy the
ridge and severely damage his property below.
His comments were echoed by a crowd of residents affected by the
proposed project, which came up for discussion at Kincardine's planning
advisory committee meeting March 11.
This project is actually before the Ontario Municipal Board (OMB)
because it was initially turned down by Kincardine. The original plan to
build 800 units was considered major high-density development and not
good planning along the lakeshore. The developer appealed and that
hearing is slated for July 13 this year.
The OMB requested a further public meeting and a definitive position by
the municipality which was the basis for the March 11 meeting.
Bruce County planner William Hollo said West Ridge's revised draft plan
of subdivision has reduced the number of multi-family units to 200 from
488, but it still locates the high-density units along the ridge where
they are not permitted, based on the municipality's own policies for
this area. It also puts single-detached dwellings in the
Environmentally-Protected zone which is not permitted due to hazardous
lands.
In addition, the plan has eliminated the access for existing cottages at
the base of the bluff; and it includes discrepancies in lot layout,
questionable boundaries, and insufficient reports, said Hollo. Among the
outstanding reports are a stormwater management plan and Environmental
Impact Study update.
"The revised plan and supporting reports have failed to adequately
address the natural heritage features and hazards on the site,
preservation of the character of the adjoining neighbourhoods that can
be achieved by building 'like against like,' consistency with the
Official Plan, design of the internal road network including linkages to
existing neighbourhoods and the county road, or the proposed design of
the high-density blocks," Hollo said.
He recommended the application be refused because it is not in the
public interest, is premature, does not conform to the Official Plan, is
not compatible in its present form with adjacent lands, is not
consistent with the Provincial Policy Statement and the OMB should be
advised of this refusal.
Hollo also recommended, for the same reasons, that the proposed zoning
bylaw amendment be refused; and that council confirm that the Official
Plan, as it applies to the subject lands, represents good planning, is
consistent with the Provincial Policy Statement and should be approved
by the OMB.
He told council that the OMB will make the final determination on this
project, but Kincardine must make its position clear to the OMB.
Don Scott and Brandon Ward of Cuesta Planning, spoke on behalf of the
developer and tried to explain that the revised plan of subdivision
addresses many of the issues, including drainage, slope stability,
environmental protection, traffic and density. The new plan has reduced
the number of multi-family dwellings and readjusted single-detached
dwellings to provide more lot frontage; it has also changed accesses so
more traffic access the site by Wickham Cove Lane and the county road. (next column)
12/03/2009 11:06 PM
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"We've curtailed the flow-through traffic," said Scott,
"and made significant changes to the plan. I'm not sure if your planner
has received all the additional studies that were done. They've been
substantial. The slope stability, drainage and environmental issues have
all been addressed. It may be prudent for the municipality to withhold
any decision until after you get a full appreciation of what we've done
to address these issues. This is a public meeting. The municipality
should wait until all the information is reviewed by your planning
advisor."
About a dozen property owners voiced their objection to
the project, including planning consultant Richard Zelinka, speaking on
behalf of the Kincardine Shoreline Residents Association.
Many of their concerns had already been outlined by Hollo. However,
Zelinka stressed that the revised plan still does not address the
conflicts with the municipality's policies for that area, and remains
"fundamentally flawed."
Victor Rausch, also a cottage owner on Samona Beach Lane, asked what had
happened to the access to his property which has been wiped out in the
revised plan.
"You have a legal access now, you'll have a legal access then," said
Scott.
"Or they might force you to come in by boat," said Rausch. "If this is
the kind of attention to detail you've shown, I don't have much faith in
this project at all."
In total, Hollo received 17 letters and E-mails objecting to the
project.
Howard Thompson said the citizens opposing West Ridge by the Lake are
not against development. "They would like to see a development much less
dense, that blends in with the existing lot sizes and dwellings and with
amenities suitable for a model, lakefront community."
Brian Cooper said the developer is trying to impose major changes to
Kincardine's Official Plan. "The developer had every opportunity to work
with both of these groups (municipality and shoreline residents) in
crafting a solution to meet the needs of all parties but instead decided
to go another route. ... This developer is dismissive of all the
concerns we have expressed over the last few years and should not be
granted the right to change what has been agreed to by all parties over
an arduous and inclusive process, one that he chose not to participate
in."
Deputy mayor Laura Haight said the plan is incomplete and lacks details.
"How are we expected to approve something like this?"
"I'm surprised at the lack of science and aesthetics that has gone into
this plan," agreed councillor Kenneth Craig. "Now, we have more issues
to deal with. As for environmental concerns, urban sprawl doesn't
balance with the natural features along the shoreline. I don't see much
left but manicured lawns and a park, and a lot of water running down
through the middle of it."
He noted that this public meeting was held at the request of the OMB.
"This whole issue is out of our hands, whether we refuse or approve it.
I continue to refuse this application; it's not complete in any regard."
"We have a drainage problem in that area already, with the Huron Ridge
subdivision," said councillor Gordon Campbell. "We don't want that
problem extended."
In three recorded votes, council was unanimous in support of the
planner's (Hollo) recommendations.
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