New development plan calls for 450 units on old Hartwick Farm property

After a decade of reinventing itself, the West Ridge on the Lake development now calls for 450 units on the old Hartwick Farm property, located west of Bruce County Road 23 (B-line), just north of the Kincardine hospital.
 

An open house and public meeting were held last Wednesday (Feb. 10), just prior to the Kincardine council meeting at the municipal administration centre.
 

During the open house, planning consultant Nicola Mitchinson and other technical staff connected to the project, were on hand to answer questions about the proposal which is awaiting Ontario Municipal Board (OMB) approval. The next OMB hearing is March 3.



Revised plan for West Ridge on the Lake
 

The property has a significant history since the proponent first submitted applications for a draft plan of subdivision, and amendments to the Kincardine Official Plan and zoning bylaw, in 2005. Originally, the proposal was for 800 units on the property with high-density buildings on the lake side, and low-density beside the B-line. That was refused by Kincardine council, prompting developer Angelo Orsi to appeal to the OMB.
 

Bruce County planner Leah Barrie explained that the original application was actually deferred until Kincardine's Official Plan was adopted in 2006, and then approved by Bruce County in 2007.
 

In 2008, the proponent of West Ridge on the Lake appealed portions of the new Official Plan to the OMB on the basis of a non-decision by council.
 

In December, 2010, a revised concept plan, based on an entirely new design, was presented by Parataxis Design of Toronto. This was a phased-in, 550-unit subdivision, with a traditional neighbourhood design and an emphasis on pedestrian traffic.
 

That plan went nowhere, and in December, 2013, Mitchinson Planning and Development Consultants Inc. submitted a revised draft plan in an ongoing effort to address concerns to date. That 2013 plan framed the policy basis which ultimately resulted in resolution of the proponent's outstanding appeal of the Kincardine Official Plan in August, 2015.
 

In November, 2015, Mitchinson submitted a revised draft plan of subdivision application and zoning bylaw amendment application, incorporating site-specific land-use policies of Kincardine's Official Plan as approved by the OMB in October, 2015.



Planning consultant Nicola Mitchinson (R) talks with a property owner about the West Ridge on the Lake project, during the open house, Wednesday, Feb. 10, at the Kincardine municipal administrative centre
 

Barrie said a large crowd attended the public meeting last Wednesday night, and those concerns will be addressed by the developer.
 

She emphasized that no decision would be made by council at that meeting. “The plan is suitable for draft approval and for zoning amendment,” she said.
 

Mitchinson said she has been involved with the project since 2011-12.
 

“It's been a frustrating process,” she said. “We are bringing forward a plan that is more comfortable for the residents in the area.”
 

She said the land is within the urban boundary of the Municipality of Kincardine and the former Town of Kincardine. Unfortunately, the original application was aggressive and did not get far. The 2010 plan was ambitious, proposing 1,000 units on the property.
 

“After years of consideration, we drew up a new plan that was a hybrid of the others, providing preservation of the wooded area, and putting high- and medium-density along the B-line, and low-density along the bluff.”
 

Mitchinson said the revised draft plan of subdivision proposes 373-443 dwelling units overall, representing a density between 15-18 units per hectare. The dwelling units include 209 single-detached homes; and 164-234 medium- and high-density units, such as triplex, quadraplex, eight-plex, row housing, three- and six-storey apartments, retirement and nursing home accommodation, and accessory support uses.
 

The plan also includes open space and parkland, as well as lake view corridors, for passive and active recreational uses; protected natural features; and infrastructure features, such as stormwater management facilities, walkways/service corridors, and public roads.



Bruce County planner Leah Barrie (L) talks to Doug Martyn of Ripley, whose family owns property near the West Ridge on the Lake project
 

During public comments, Jim Bagshaw of Riggin Crescent, asked if the current sewer servicing can handle this new project or would upgrades be required to the Connaught Park pumping station and infrastructure? He also asked if this would be a cost to the West Ridge on the Lake developer or the taxpayers?
 

Councillor Maureen Couture said the Connaught Park upgrades need to be done before this development can come on-line, and that is part of the development agreement.
 

“We have development charges and we have sewer reserves,” she said. “They are all possibilities for funding these improvements and upgrades.”
 

Deputy mayor Jacqueline Faubert asked about the impact of this development on the proposed trails network, slated to run west of the B-line.
 

“That issue just came up today so we will consider it,” said Mitchinson.
 

“The trail is to be on the county road allowance which is outside the plan of subdivision,” said councillor Laura Haight. “But some support to the Kincardine Trails Association would help smooth that along.”
 

Couture added that future residents of the development should be made aware there is a municipal airport just east of the property.
 

“I'm cautiously optimistic about this plan,” said Haight.
 

Mitchinson said it can still come to council for minor revisions, even after OMB approval.



Kincardine mayor Anne Eadie (C) talks to planning consultants about the West Ridge on the Lake project