​Developer proposes 322-unit subdivision south of Sobeys plaza in Kincardine

Bremont (Kincardine) Corporation is planning to build a 322-unit residential subdivision, east of Highway 21, and south of the Sobeys plaza in Kincardine.

The proposal came to Kincardine council during a public meeting, Wednesday night (June 11).

Bruce County planner Coreena Smith presented the report, stating the draft plan of subdivision application proposes a mix of townhouse units, quadraplex units and apartment units, with a commercial component.

The subdivision also includes blocks for walkway, stormwater management, reserve and cul-de-sac purposes. Three new streets are proposed with an intersection at Highway 21.

Smith said a local Official Plan amendment application has been submitted to re-designate the lands to Residential-Exception from Future Development. A zoning bylaw amendment application has been submitted to rezone the lands to Residential Three Special (R3) and Residential Four Special (R4) from Planned Development. These will facilitate the residential plan of subdivision.

The Natural Environment designation and Environmental Protection zone are proposed to remain primarily unchanged.

Smith said the purpose of the public meeting was to present the application and obtain feedback from council and the community. At a later date, staff will present a recommendation report which will also address comments arising from this meeting.

The proposal is on land east of Highway 21, between Kincardine Avenue/the Southline and the Sobeys plaza. The Penetangore River and its tributaries flow through the southern and northern portions of the property within well-defined, partially-wooded valley corridors. The central portion of the site consists of a field with scattered trees and a pond.

There are partially-developed business park lands to the north, highway commercial lands to the south and southwest, and residential lands to the west. There are two properties to the east currently used for agricultural purposes that are identified for future development. No planning applications have been submitted for those adjacent properties. The subject lands and the surrounding properties are within the Kincardine settlement area.

The proposed subdivision does not include the natural hazards and natural heritage features on the northern and southern portions of the property. The applicant is seeking a mix of residential uses with a local commercial component.

The development fronts onto Highway 21. Access is proposed through Bremont Way, a main road that would extend across the site from west to east. This road would provide access for the subject development but also additional development lands to the east owned by others. Central Living Drive is proposed as a secondary emergency access at Highway 21. A third street, Breda Court, is proposed at the east end of the site. All roads would be conveyed to the municipality.



A conceptual plan of the subdivision proposed for east of Highway 21, south of Sobeys plaza

The applicant initially proposed two full access points at Highway 21. However, the Ministry of Transportation Ontario (MTO) indicated support for a single access only.

Smith said public comment was received from a neighbouring landowner who expressed concerns with the increase in proposed vehicular and foot traffic and the lack of pedestrian infrastructure along Highway 21. The neighbour asked that safe, direct walking routes be provided to essential services. Connectivity within, and external to, the site is an important consideration for new residential development.

The applicant is required to provide sidewalks on one or both sides of each new street. A trail is conceptually proposed in the valley corridor to connect with the existing trail system on the west side of Highway 21. Any further improvements in the area would need to be discussed with the applicant, municipal staff and the MTO.

The development would be serviced with municipal water and sanitary sewers. The report identified that services do not currently exist on Highway 21 and require extension to the property. The Municipality of Kincardine is planning to extend the necessary infrastructure and there have been regular meetings with the area landowners to establish the details of this extension.

Generally, services would extend from Kincardine Avenue to the site along Highway 21. The director of infrastructure and development advised that servicing easements are almost secure. These services would then be extended along the roadways within the development site. The servicing would conform to municipal and provincial standards and would, ultimately, be assumed by the municipality.

A stormwater management system, including the proposed facility, would be designed to the satisfaction of the municipality and the Saugeen Valley Conservation Authority (SVCA), and ultimately, assumed by the municipality.

Rob Russell of Russell Planning, spoke on behalf of the applicant, stating that the proposal would see 21 hectares of open space left undeveloped. He added that the residential units would be separate from the commercial development, meaning there would be no apartments above stores.

He said the residential uses would include some rentals and some ownership.

Smith said the planning department will incorporate all the comments from council and the public and then bring back to council a report with a recommendation. The draft plan of subdivision, with the Official Plan amendment and zoning bylaw amendment then goes to the county for a decision.



Looking at the proposed subdivision site, southeast of Highway 21

As to the timeline, Russell said Highway 21 would be partially interrupted for the new road into the subdivision. The applicant is hoping for approval soon so marketing of the proposed units can begin late this year, and construction could potentially begin next spring.

Councillor Amanda Steinhoff-Gray said there is a need for alternate pathways and improved infrastructure in that area so pedestrians can walk to the Sobeys plaza.

Russell said that would be difficult with this proposal, given concerns from the MTO and the natural heritage areas on the property. “We would need to do further studies if we’re going to develop those environmentally-protected lands.”

“We need to look at alternate pathways,” said Steinhoff-Gray. “There are concerns about pedestrians on that highway.”

Councillor Bill Stewart said he likes the proposal, but noted the only concern would be working with the MTO.

As to the development, Russell said it would be phased in, with the 50 townhouses build first, followed by the 56 quadraplex dwellings, and then the 216 apartments dwellings.

“By GTA (Greater Toronto Area) standards, this is not a large project,” he said, “but by Kincardine standards, it’s significant.”

Council agreed to receive the application for the draft plan of subdivision, and the associated Official Plan amendment and zoning bylaw amendment, for information.