Meeting to be continued regarding proposed Front Road North development

By Ron Giofu

A proposed development on Front Road North is something that makes sense to the proponents, not so much for the neighbours and a public meeting will be continued.

Norbert Bolger, owner and president of Nor-Built Construction, and planners from Stantec Consulting presented a plan with a five-storey condominium and nearby semi-detached dwellings at 639 Front Road North. The site is known to long-time Amherstburg residents as the former Anderdon Tavern property.

A public meeting was held March 13, prior to the regular meeting of town council, but due to time constraints will be continued March 27. Shortly after 6 p.m., council decided to recess the meeting until March 27 instead of continuing it after the regular session of council.

Mayor Michael Prue noted if the regular meeting wasn’t started by 6:15 p.m., it could not be held and asked council how they wanted to proceed.

Moira Davidson, agent for the developer, and planner with Stantec Consulting, pointed out the site is approximately 2.32 hectares in size. She said they are only pursuing a zoning bylaw amendment at this time with a draft plan of subdivision once this process is complete.

Davidson said the land is currently vacant except for an adjacent property. The five-storey condominium complex would go on the land, if approved, with an additional six structures that would house duplexes and single family homes. She said it is high density residential in the Official Plan with the current zoning being residential type one with commercial neighbourhood zoning as well.

The proposed amendment conforms with the policies of the Official Plan, Davidson said. The zoning being requested would change the lands to a split zone of Special Provision Residential Multiple Second Density Zone on approximately the front of the property and Special Provision Residential Second Density on the rear 1.64 ha of the property.

The condominium structure would front Front Road North, have 28 units and 29 underground parking spaces. Davidson said it brings growth to a settlement area and increase a variety of housing options for the town. She also told council internal road networks were designed to connect with major road networks, such as Front Road North. She also believed it was consistent with

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RoseHill,St.JohntheBaptist adjacent properties of similar use.

Archeological assessments, environmental reports and a traffic impact study were done which the proponents believe support their request.

A number of letters opposing the development were read into the record by clerk Kevin Fox. Nick Minardi said he was “in strong opposition” to the proposed zoning bylaw amendment, listing several concerns ranging from lot coverage to reduced side yards and front yard depths.

Chris and Alicia Peltier said they weren’t fully opposed, but had drainage concerns noting a nearby drain had already collapsed before. They also cited traffic concerns, saying it is “difficult and dangerous” to leave their driveway now and worried it could be worse. Speeding is also an issue, and they wanted a traffic control signal at the entrance to the driveway at 639 Front Road North.

Gord Freeman also cited concerns over residential side yards and front yards, wanting to see a plan before it goes forward. He also asked about sewage capacity, noting a pumping station on Front Road North was “overwhelmed” in recent years and wondered who pays for corrective work if the proposed development causes issues again. A nearby stream and woodland setting should also be preserved, Freeman wrote.

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March31,2023

a five-storey condominium would be built near their home, they wouldn’t have put in an offer on the home.

Kisch said both of their homes are heritage and believed the condominium building “does not belong in our neighbourhood.” He said the neighbourhood is entirely residential and there have been accidents along that stretch of roadway already and “we are hoping this gets turned down.”

Annie Kisch cited traffic concerns.

“I pull out of that driveway I don’t know how many times and it’s incredibly dangerous,” she said. “I don’t think it would be safe even with a light. Those transport trucks going by don’t have to stop from Kingsbridge going to the next light as it is.”

Annie also brought up heritage concerns in the area.

David McDowall, another nearby resident, also said he has a heritage home and also had safety concerns.

“Traffic is difficult now. We’ve been in the neighbourhood for 22 years. It was fine when we first moved there but it’s now nearly impossible to get out,” he said.

A “blind corner” is there due to the curve in Front Road North and he didn’t believe a light would solve the problem.

Sherry Boxall said she also lives near the proposed development, stating the drain is “an ecological wonder.” There are a number of snakes and wildlife and “increasing the density next door is not going to do anything but destroy it.”

A few houses would be fine, but a condominium building with underground parking would negatively impact that, she believed. She added she bought on a highway “and that’s what I get” but she also bought a bush and wants to keep the environmental aspect.

Councillor Linden Crain asked staff if there are drainage concerns for that property. Manager of engineering Todd Hewitt said the naturalized area is the White Drain, which is protected by the Municipal Drainage Act and the developer has entered a request for maintenance on that drain.

“We will make sure everything is done as per the Drainage Act,” said Hewitt.

Hewitt said his research showed that in 2005, the outlet to the White Drain was replaced with a concrete pipe.

Bolger said the home already on the site will be part of the development. He added he also spoke with Freeman that morning at answered a lot of his questions. Councillor Diane Pouget thanked Bolger for speaking with Freeman, stating she also spoke with Freeman “and he was pleased with everything.”

Hewitt said the pumping station on Front Road North does not treat homes from Kingsbridge anymore due to the Edgewater diversion project.

Front Road North resident Mike Kisch said a number of residents oppose the proposed development, adding many residents were away on March Break and could not attend to express their concerns. He said his family had known

Bolger said they’ve done an environmental assessment and a four-foot chain link fence has to be put up along the drain so no one can access it. He said the construction of the condominium will not have any impact as the land will be protected. He added there is a perception that when issues like this come up, everything will be destroyed in the area but that can’t happen.

“It’s a very long process. We’ve been working on this for a year-and-a-half,” said Bolger. “We’ve done all the studies and most of the engineering.”

Bolger added when he originally approached administration about the project, he was told “this is an easy one” due to the Official Plan designation. The condominium is near the water so residents can enjoy the view. “We do go through all the channels, all the processes,” said Bolger. “As far as traffic, we had a traffic impact study that was submitted that said there will be virtually no impact. There will be 70 people there possible but not everyone is going to Walmart at the same time. Not everyone is going to work at the same time.”

There are traffic lights along Front Road North at both Kingsbridge Dr. and Texas Road and “another traffic light is definitely not necessary.”

“We’ve done all the studies and paid enormous amount of money for these studies and it shows everything makes sense.”