Willow West residents continue to oppose development west of their subdivision

Residents of the Willow West subdivision continue to oppose a residential development, located west of the intersection of Kincardine Avenue and Fraser Drive, Kincardine.

A new proposal by developer Tom Kerr was presented at the public meeting last night (Jan. 18), during Kincardine council's planning and corporate services meeting. Deputy mayor Jacqueline Faubert chaired the meeting in the absence of the mayor.

Bruce County planner Mollie Kuchma presented the public information report, noting that a further report, with a recommendation, will come to the planning meeting in February.

She outlined the proposal which is to rezone a portion of the property to R1 special and R3 special, to permit the construction of two quadraplex dwellings (four units each for a total of eight units) and a semi-detached dwelling (two units), plus a detached accessory structure (four-bay garage) for use by the residents of the development.

The quadraplexes are to be built along the north side of the property and exit onto Fraser Drive, while the semi-detached building is to be built to the south, with an entrance along Kincardine Avenue, said Kuchma. The rezoning will also grant relief from required frontage setbacks.

The planner said there were some minor comments from Kincardine staff which were referred to the developer, plus numerous letters of opposition from the public.

She noted that the letters referred to the character of the area and proposed high-density development, insufficient parking and too much traffic, drainage issues on adjacent lands, outdoor storage, maintenance of property and garbage, and too many applications on the subject lands.

Kuchma said the three proposed dwellings actually represent low- and medium-density units, not high-density. The remaining concerns can be addressed through site plan control, she said.



“This is kind of like deja vu,” said Kerr, speaking to his proposed development. “A year ago, I was here with a previous application. The planning report submitted was favourable to my last application, but, unfortunately, you people (council) didn't see it that way. So, I had three options: walk away which was not an option, appeal the decision which takes time and money, or go back to the drawing board.”

He said he took into consideration the comments made last time and applied them to this application, reducing the number of variances to the zoning bylaw, to three from six or seven.

“You're going to hear others say that the space is too small for this development and that's there not enough parking,” said Kerr. “Last year, the word 'apartment” caused problems. So, I eliminated that and created a semi-detached dwelling. By doing that, I hope you will see it in a more favourable position. If not, then ...

"I don't write the rules, I just follow them. I hope you see it my way by approving the application. It's a good use of land.”

Faubert reminded him that there would be no decision made that night, regarding the application.

Jamie Hunsburger, a resident of Willow West since 1995, spoke against the proposal.

“We've been here before about this development,” he said. “We were here a year ago about the original proposal. We were here in September, 2016, talking about parking restrictions and sidewalks, and we were here in November, 2016, asking you to comment against an application to sever a semi-detached dwelling as it was work-around to get a four-plex by incorporating secondary suites.”

He stressed that the development is not consistent with the single family homes that dominate the Willow West subdivision.

“The original 1991 plan was for only single family homes,” he said. “Since then, 30 per cent of the immediate area residences are non-single family homes (semi-detached on Fraser Drive and condominiums on Kincardine Avenue). This proposal and the ones already undertaken by the developer on the adjacent lands, will see this change to at least 40 per cent (at least 18 additional rental units).”

Hunsburger added that 26 per cent (29 condominium units of 110) are rental units. “This proposal and the ones already undertaken, will see this change to at least 37 per cent. And note, that the developer/builder does not carry Tarion insurance; as such, these units cannot be sold to homeowners.”

He stressed that the overall development is not unlike the original proposal for 18 units. “Through the use of quadraplexes and secondary suite legislation, the owner/developer has been able to get the same resultant 18 residential units.”

Hunsburger said the development does not have sufficient parking, and there is a traffic safety concern at the access point from Fraser Drive.

He said the number of residents in attendance at this planning meeting is significantly less than last year because, for some residents, the main damage has already been done.

“Instead of 42 letters of objection, we have 15,” he said. “This isn't a regular homeowner asking for setback relief to build an addition or extend a garage where he will continue to live. This is a developer looking to maximize land use for rental property income.

“I suspect over the past year, most of you have received several E-mails from various residents about this development. Perhaps you see them as complaints. They are, in fact, driven by those of us who have pride in our community. Unfortunately, that pride is quickly slipping away.”

Lloyd Phillips, also a resident of Willow West, said the plan calls for a community garbage collection spot which he urged the developer to get rid of.

“Here we are again, trying to do what we tried to do last year,” he said. “We hope you (council) can do something for us this time.”

During questions from council, Kuchma explained that the public concerns would be addressed in the planning report coming forward with a recommendation in February. If the application were rejected by council, then a notice of decision would be sent to all those involved in the process. Either side could then launch an appeal to the Ontario Municipal Board (OMB).

Councillor Laura Haight asked if secondary suites can be built onto quadraplexes.

Kuchma said secondary suites are allowed only on a lot of record, and one that is on a Class 1 roadway. “The quadraplexes will have no secondary suites,” she said.

Haight asked whether Kerr had any plans to develop the retained parcel where the farmhouse still stands.

“The original farmhouse is sold,” said Kerr. “The new owner takes title in a couple of weeks.”