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HomeMy WebLinkAboutInformation Report 01-0401. INFORMATION REPORT NO. 01-04 FOR PUBLIC INFORMATION MEETING OF January 15, 2004 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 06/03(R) IBI Group on behalf of 1334281 Ontario Limited Northwest corner of Whites Road and Granite Court (Part of .Street Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the applicant has amended their application and have submitted a revised development proposal for the subject lands; the subject lands are located on the west side of Whites Road, north of Granite Court; a property location map is provided for reference (see Attachment #1); the subject site is triangular in shape, currently vacant; that was previously owned by the Region of Durham as a potential extension of Bayly Street that was deemed surplus by the Region and sold; as the subject lands were previously reserved as a road right-of-way the site is vacant and flat with a similar elevation as Whites Road, although the western edge of the property does fall away to the abutting rail line; the property has frontage on both Whites Road and Granite Court; Bayly Street terminates at Whites Road in a "T" intersection at the northern portion of the subject lands; the subject site is a transitional piece of property in terms of surrounding land use; surrounding land uses are; north - Whites Road Highway 401 interchange; south - on the opposite side of Granite Court are residential dwellings constructed on reversed lots that front an internal street; east - on the opposite side of Whites Road, is a commercial plaza with a gas station and residential dwellings constructed on reserve lots that front an internal street; west .- CN/GO rail line and industrial uses west of the rail line. Information Report No. 01-04 02 Page 2 2.0 APPLICANT'S PROPOSAL the current proposal is a significant revision from the original development proposal which was an Official Plan Amendment and an amendment to the zoning by-law to permit two connected apartment building containing a total of 145 dwelling units; the applicant has withdrawn their application to amend the Official Plan and is now only pursuing their application to amend the zoning by-law in order to permit a retail food store with an associated seasonal outdoor garden centre; - the applicant's submitted revised plan is provided for reference (see Attachment #2); the applicant proposes a single tenant food retail store; the applicant has also requested that a seasonal garden centre, associated with the food retail store be a permitted use; the retail building is proposed to be sited in the south-west portion of the property with the service area located along the Granite Court frontage and the northern portion of the site used for surface parking; the buildings front facade and main entrance will be on the north face of the building; the building is proposed to be a single storey; - the proposed ingress/egress to the site includes: a left out only located at the northern portion of the site, opposite the Whites Road Bayly Street intersection; mid -property right -in / right -out along Whites Road; and, a full turning movement access on Granite Court; - the site has been designed so that all commercial delivery vehicles will only be able to enter and exit the site from Whites Road; the proposed vehicle access point off of Granite Court is for customers use only; 2.1 Development Detail The following is proposed development detail for the revised application: Durham Region Official Plan — Living Area designation City of Pickering Official Plan designation Zoning Uses Existing Proposed Existing Proposed - Mixed Use Area — Local Nodes - R3 (By-law 2511) — Appropriate to permit proposed development — Vacant land — Food retail store with associated seasonal garden centre Information Report No. 01-04 Page 3 03 Site area — 1.196 ha Building coverage — 23% Gross floor area — 2,802 m2 Parking spaces provided — 166 Frontage on Whites Road — 119 m Frontage On Granite Court — 107 m 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as within a Living Area; the Durham Regional Official Plan states that Living Areas are intended to be predominantly used for housing purposes while also permitting limited office and limited retailing of goods and services; - Community and Local Central Areas are also permitted in Living Areas subject to appropriate provisions and designation in the City of Pickering Official Plan; Local Central Areas shall be planned and developed similar to, but generally in a smaller scale than the Community Central Areas and shall serve the day-to-day needs of the residents of the surrounding Living Areas; the maximum gross leasable floorspace for retailing of goods and services in Local Central areas shall be 10,000 square metres; Whites Road is designated as a Type A Arterial Road and Bayly Street that comes to a "T" intersection at the northern portion of the subject site is also designated as a Type A Arterial Road in the Durham Regional Official Plan; - the applications appears to conform to the designation; 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands as Mixed Use Area - Local Nodes; permissible uses within this designation include, amongst others, a variety of residential uses including apartment buildings and the retailing of goods and services generally serving the needs of the surrounding neighbourhoods; Mixed Use Areas are intended to have the widest variety of uses and highest level of activities in the City; the Pickering Official Plan establishes a maximum gross leasable floorspace for retailing of goods and services of up to and including 10,000 square metres for development within an Mixed Use Areas — Local Nodes; - the Pickering Official Plan establishes a maximum Floorspace Index (FSI), being the total building floorspace divided by total lot area, of up to and including 2.0 FSI for development within an Mixed Use Areas — Local Nodes; the subject application has a FSI of 0.2; Information Report No. 01-04 Page 4 �4 the subject property is within the West Shore Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood; Schedule 11 of the Pickering Official Plan — Transportation Systems, designates Whites Road where it abuts the subject lands, and Bayly Street where it intersects with the subject land as a Type A Arterial Road and Granite Court as a Collector Road; Type A Arterial Roads are the highest order of Arterial Roads and are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 50 metres; Collector Roads provide access to individual properties and local roads are designed to carry greater volumes of traffic than local roads, and generally have a right-of-way width ranging from 20 to 22 metres; - the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.3 Zoning By-law 3036, as amended - the subject lands are currently zoned "R3" by Zoning By-law 2511; the existing zoning permits one detached dwelling on a lot having a minimum lot frontage of 18 metres; an amendment to the zoning by-law is required to implement the applicant's proposal; the applicant has requested an appropriate zone with appropriate performance standards that would permit the proposed development. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments this application was subject to a public consultation process for the original residential development and generated numerous public comments and objections; - the formal Statutory Public Meeting on the original proposal was held May 15, 2003, (see text of Information Report No. 14-03 and Meeting Minutes, Attachments #3 and #1); since the first Statutory Public Meeting the City struck and hosted a neighbourhood working group to consider the proposed development; - this neighbourhood working group has met twice with the applicant and discussed the concerns of the neighbours; - on December 3, 2003, the working group met so that the applicant could introduce the revised development to the neighbours and listen to initial comments from the neighbours; Information Report No. 01-04 Page 5 0 5 initial comments included concerns with traffic, access movements in and out of the site, construction activity, on-site traffic movements, building appearance, viability of the proposed use and lack of road improvements in the area; no formal written resident comments have been received to date on the revised application; 4.2 Agency Comments no comments from any of the circulated agencies have been received to date on the revised application; 4.3 Staff Comments in reviewing the revised application to date, the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; • the impact the proposed use / site changes may have on the character of the neighbourhood; • impact on the streetscape of Whites Road; • traffic generation, site access and on-site parking; • building location, massing, height and materials; • landscaping, fencing, and screening; • timing of the development, if approved, in relation to improvements to the abutting roads/intersections; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal the decision on the zoning amendment, you must provide comments to the City before Council adopts any by-law for this proposals; if you wish to be notified of Council's adoption of any zoning by-law amendment, you must request such in writing to the City Clerk. 0 6 Information Report No. 01-04 Page 6 6.0 OTHER INFORMATION 6.1 Information Received copies of the applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering has received the following technical information / reports on the proposed applications: • Whites Road / Granite Court Transportation Impact Study, prepared by IBI Group, dated October 9, 2003; 6.2 Company Principal - Zoning By-law Amendment application has been submitted by 181 Group on behalf of 1334281 Ontario Limited; - the principle of 1334281 Ontario Limited is Steve Margie. 0-00 P Ross Pym, MCIP, RPP Principal Planner - Development Review RP:Id Attachments Copy: Director, Planning & Development Lynda Taylor, MCIP; Manager, Development Review APPENDIX NO. I TO INFORMATION REPORT NO. 01-04 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date 07 08 A?TACHMENT# / TO INFORMATION REPORT# 0 I DRIVE AMPTON City of Pickering TWOOD 7M1111 114* LAYTON CRT 1111111111►� 11111111111ui CRESCENT -rtrIrl, 1.1 OKLAHOMA •'iiiiiouiiio BINGTON CRT. A '////1111111111111 IIP 111111111111f DOWNLAND DRIVE >� STONEBRIDGE 0' Planning & Development Department PROPERTY DESCRIPTION PLAN 401VI-1334, PT BAYLY STREET, RP 40R-18421, PARTS 1,2,3 OWNER 1334281 ONTARIO LTD. DATE APR. 23, 2003 DRAWN BY JB FILE No. OPA 03-001P; A 006/03 SCALE 1:5000 CHECKED BY Hp FOR DEPARTMENT USE ONLY PN -2 PA- INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN 133421 ONTARIO LTD. A 006/03 ATTACHMENT# Z TO INFORMATION REPORT# O! -14' 09 LANDSCAPED AREA PROPOSED RETAIL FOOD STORE SINGLE STOREY — 30,167.81 sqft Granite Court T THIS MAP F/AS PRODUCED BY THE CITY OF PICKER/NC PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, DECEMBER 1, 200J. 10 ATTACHMENT# 3TO ''! 'ORMATION REFORT#,,,. / a, INFORMATION REPORT NO. 14-03 FOR PUBLIC INFORMATION MEETING OF May 15, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Pickering Official Plan Amendment Application OPA 03-001P Zoning By-law Amendment Application A 06/03 IBI Group on behalf of 1334281 Ontario Limited Northwest corner of Whites Road and Granite Court (Part of Street Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located on the west side of Whites Road, north of Granite Court; a property location map is provided for reference (see Attachment #1); the subject site is triangular in shape, currently vacant; that was previously owned by the Region of Durham as a potential extension of Bayly Street that was deemed surplus by the Region and sold; as the subject lands were previously reserved as a road right of way the site is vacant and flat with a similar elevation as Whites Road, although the western edge of the property does fall away to the abutting rail line; the property has frontage on both Whites Road and Granite Court; Bayly Street terminates at Whites Road in a "T" intersection at the northern portion of the subject lands; the subject site is a transitional piece of property in terms of surrounding land use; surrounding land uses are; north Whites Road Highway 401 interchange; south on the opposite side of Granite Court are residential dwellings constructed on reserve Tots that front an internal street; east - on the opposite side of Whites Road, is a commercial plaza with a gas station and residential dwellings constructed on reserve lots that front an internal street; west - CN/GO rail line and industrial uses west of the rail line. Information Report No, 14-03 ATTACHMENT#_ LTO INFORMATION REPORT# 01-04 2.0 APPLICANT'S PROPOSAL the applications that are being considered are to amend the Pickering Official Plan and zoning by-law to permit the redevelopment of the subject property for a residential complex that will include two apartment building containing a proposed 145 apartment dwelling units; the applicant's submitted plan is provided for reference (see Attachment #2); - the apartment buildings are proposed to be sited along the street frontage of Whites Road and with surface parking proposed to be located in the interior of the site; - the apartment buildings have been designed to have a prominent face along Whites Road; - the apartment buildings will have a general massing of four storeys for the southern building and eight stores for the northern building; the initial design indicates the buildings are proposed to be connected; the proposed vehicle access point is off of Granite Court only; the majority of the parking will be accommodated in a proposed underground parking garage. 2.1 Development Detail The following is proposed development detail for this application: Durham Region Official Plan designation City of Pickering Official Existing Plan designation Proposed Zoning Existing Proposed Uses Existing Proposed Site area Building coverage Parking/driveway coverage Landscape coverage Frontage on Whites Road Frontage On Granite Court — Living Area - Mixed Use Area —Local Nodes — Mixed Use Area — Community Nodes — R3 (By-law 2511) — Appropriate to permit proposed development — vacant land — Residential development consisting of 2 apartment buildings containing 145 units - 1.196 ha - 22% - 34% - 44% — 119 m 107 m 12 Information Report No, 14-03 ATTACHMENT#.. ...: O 't "crwmATIAN REST# I vW Page 3 Number of apartment dwelling units, — 110 north building Number of apartment dwelling units, — 35 south building Total number of units — 145 Net density — 122 units/ha Gross floor area for northern building — 10,265 m2 Gross floor area for southern building — 3,297 m2 Gross floor area for site — 14,120 m2 Surface parking - proposed — 68 Underground parking - proposed — 200 Total parking provided — 268 3.0 OFFICIAL PLAN AND ZONING 3A Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as within a Living Area; the Durham Regional Official Plan states that Living Areas are intended to be predominantly used for housing purposes; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; in considering development applications .in Living Areas regard shall be had for, amongst other things, a compact urban form including residential and other uses along arterial roads, the use of good urban design principles and the provisions of convenient pedestrian access to public transit, education facilities and parks; Whites Road is designated as a Type A Arterial Road and Bayly Street that comes to a "T" intersection at the northern portion of the subject site is also designated as a Type A Arterial Road in the Durham Regional Official Plan; the applications appears to conform to the designation; 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands as Mixed Use Area — Local Nodes; permissible uses within this designation include, amongst others, a variety of residential uses including apartment buildings; Mixed Use Areas are intended to have the widest variety of uses and highest level of activities in the City; Information Report No. 14-03 AnActimr# 3 TD INFORMATION REPORT#d I.,.4.. - the Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Mixed Use Areas — Local Nodes; - the proposed development would provide a net density of 122 units per hectare; the subject lands would accommodate a maximum of 95 dwelling unit under the current Mixed Use Areas — Local Nodes designation; since the subject applications are proposing a density that is greater than permitted in a Mixed Use Areas — Local Nodes an application to amend the City's Official Plan has been submitted; - the application proposes redesignation of the subject land from Mixed Use Areas — Local Nodes to Mixed Use Areas — Community Nodes; the applicant's submitted Official Plan amendment is provided for reference (see Attachment #3); the subject property is within the West Shore Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood; Schedule ll of the Pickering Official Plan — Transportation Systems, designates Whites Road where it abuts the subject lands, and Bayly Street where it intersects with the subject land as a Type A Arterial Road and Granite Court as a Collector Road; Type A Arterial Roads are the highest order of arterial Roads and are designed to carry large volumes of traffic at a moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 50 metres; Collector Roads provide access to individual properties and local roads are designed to carry greater volumes of traffic than local roads, and generally have a right-of-way width ranging from 20 to 22 metres; - the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.3 Zoning By-law 3036, as amended the subject lands are currently zoned "R3" by Zoning By-law 2511; the existing zoning permits a one detached dwelling on a lot having a minimum lot frontage of 18 metres; an amendment to the zoning by-law is required to implement the applicant's proposal; - the applicant has requested an appropriate zone with appropriate performance standards that would permit the proposed development. Information Report No. 14-03 ATIMHIVIENTO 3 TO.• Page 5 14 IN1:ORMATION REPORT# I -� 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments as of the writing of this report 14 area residents have contacted the City to express concern with the applications or to seek additional information; 12 correspondence (see Attachments 4 to 15) have been received and the concerns identified are: • the traffic at the intersection of Whites Road and Granite Court is currently very heavy and adding an additional 145 dwelling units would make a existing bad condition worse; • lack of infrastructure in the area; • the existing maximum density on the site of 80 units per hectare should not be exceeded; • tenure of building is a concern if development is a rental apartment; • the development should provide outdoor amenity area for the inhabitants; 4,2 Agency Comments - no comments from any of the circulated agencies have been received to -date on the application; 4.3 Staff Comments - in reviewing the application to -date, the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; • the impact the proposed use / site changes may have on the character of the neighbourhood as compared to the uses permitted under the existing Official Plan designation; • impact on the streetscape of Whites Road; • traffic generation, site access and on-site parking; • building location, massing, height and materials; • landscaping, fencing, and vegetation preservation; • the review and consideration of the recommendations of the technical reports submitted with the applications; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. Information Report No. 14-03 AITACHMENT#,,. TO INFORMATION REPORT#- 01 -014 Page 6 5.0 PROCEDURAL INFORMATION 5.1 Official Plan Amendment Approval Authority the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval; 5.2 General written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal the decision on either the zoning or Official Plan amendment, you must provide comments to the City before Council adopts any by-law for these proposals; if you wish to be notified of Council's adoption of any official plan amendment or zoning by-law amendment, you must request such in writing to the City Clerk; if you wish to be notified of the decision of the Region of Durham with respect to the proposed amendment to the Official Plan, you must make a written request to the Commissioner of Planning, Region of Durham Planning Department. 6.0 OTHER INFORMATION 6.1 information Received - copies of the applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; - the City of Pickering has received the following technical information / reports on the proposed applications: • Environmental Noise Assessment, prepared by Valcoustics Canada Ltd., dated April 16, 2003; • Railway Vibration Analysis, prepared by Valcoustics Canada Ltd., dated April 16, 2003; • Transportation Impact study, prepared by IBI Group, dated March 12, 2003; • Planning Basis Report, prepared by IBI Group, dated March 12, 2003; 16 Information Report No. 14-03 ATTACHMENT# 3 TO Page 7 INFORMATION REPORT# 01 -O' , 6.2 Company Principal the Official Plan Amendment and Zoning By-law Amendment applications have been submitted by.IBI Group on behalf of 1334281 Ontario Limited; - the principle of 1334281 Ontario Limited is Steve Margie. 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Ross Pym, MCIP, RPP Lynda Taylor, MCIP, RPP Principal Planner - Development Review Manager, Development Review RP:Id Attachments Copy: Director, Planning & Development ATCA MENT#, 3 TO INFORMATION REFORM / APPENDIX NO. 1 TO INFORMATION REPORT NO. 14-03 COMMENTING RESIDENTS AND LANDOWNERS (1) Atul and Sima Sarvate, 1310 Gallant Court (2) Yvonne and Derek Sadler, 580 Eyer Drive (3) Janice Gunn, 580 Eyer Drive, Unit 96 (4) Wendy Bickers, 580 Eyer Drive (5) Cec and Jessie Turner, 600 Westshore Boulevard (6) Louise Guertin-Micallef (7) Stella Oates, 720 Yeremi Street (8) Paul Kudla, 730 Breezy Drive and Elizabeth Muzzeralf, 765 Oklahoma Street (9) Rob McCaig (10) Caroline Chamy (11) Lisa Smith, 508 Creekview Circle (12) Albert and Cora Verheij, 836 Sanok Drive COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date 17 Cali 4 ATTACHMENT #L70 _ Excerpts from t I TION PORT Statutory uE1c nformation Meeting Thursday, May 15, 2003 7:00 P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (III) PICKERING OFFICIAL PLAN AMENDMENT APPLICATION OPA 03-001/P ZONING BY-LAW AMENDMENT APPLICATION A 06/03 IBI GROUP ON BEHALF OF 1334281 ONTARIO LIMITED NORTHWEST CORNER OF WHITES ROAD AND GRANITE COURT (PART OF STREET PARCEL OF 40M-1334, NOW PARTS 1, 2 AND 3, PLAN 40R-18421) 1. Lynda Taylor, Manager, Development Review, provided an explanation of the application, as outlined in Information Report #14-03. 2. Jay Kleighan, IBI Group, advised that this land was purchased from the Region of Durham, consideration was given to building townhouses but this proposal did not suit the surrounding area. The Official Plan permits commercial and residential at this site which is the gateway into residential and industrial community. There are enough schools in the area to accommodate any children coming from this site as well as sufficient parkland. 3. Councillor Brenner, advised that he did not feel that the applicants had introduced themselves adequately to the community. Issues such as infrastructure, traffic and benefit to community must be addressed. He suggested that the applicants withdraw their application at this time and work with the area residents to agree on something that would be beneficial to their community. He emphasized the need to fix the existing traffic problem. 4. Jay Kleighan, IBI Group, advised that he would be happy to work with a community working group. 5. Paul White, representing the Fairport Beach Ratepayers Association, emphasized the need for the Whites Road traffic problem to be resolved. He requested the opportunity to review the traffic study. He stated that this development would have a major impact on the community and that they are not anti -development but would like to see proper planning. He questioned who is behind the numbered company. 6. Mark Hamlyn, 614 Atwood Cres., stated his concern with respect to the traffic congestion and the impact on the schools. 1 ATTACHMENT# TO irntaoATION REPORT Statutory Public C}, i -04 4 Excerpts from Information Meeting Thursday, May 15, 2003 7:00 P.M. 7. Leon Sowa, 487 Rosebank Road, stated that the signs advising of this proposal were up for only the minimum amount of time and more notification time is needed. He further stated that the area is already deadlocked and this development would increase the congestion. 8. Heather Pugh, 797 Hillcrest Rd., stated her concern with the increased traffic congestion, impact on schools and increased noise and dust level. 9. Ingrid Fielden, 792 Oliva Road, suggested that the zoning for this property be addressed, that residential is not appropriate. She stated her concern with respect to increased traffic congestion and the impact on local schools. 10. Mary Murray, 1311 Gallant Crt., stated her concern with respect to the possible decrease in their property values, the increased traffic congestion, air quality, diesel fumes and the increased density. 11. Peter Rappos, 630 Creekview Circle, stated his concern with respect to access of emergency vehicles to this site and the impact on local schools. 12. Jasmin Rauh -Munch, 532 Park Crescent, stated her concern with respect to the teens going north on Whites Road to the high schools, the increased traffic congestion, the impact on local schools, escape route if there is an emergency and danger to children from the traffic. 13. Craig Henry, 1240 Engel Crt., questioned how the residents of this new development could become part of the community when they are so isolated. This is a very dense piece of property and he questioned where the children would play. 14. Frank Horemans, 471 Broadgreen St., questioned how tractor trailers will turn. He stated his concern with respect to increased density, the closeness of the development to the railroad tracks and the wind from the railroad and the access and egress of the emergency vehicles. 15, Claude Gagne, 537 Downland Dr., stated his concern with how residents would exit the development, the increased traffic congestion and the speed and carelessness of drivers endangering residents. He further commented on the dust and danger of heavy equipment. 19 ATTACHMENT#LTO INFORMATION REPORT# D/ -Oil Excerpts from Statutory Public Information Meeting Thursday, May 15, 2003 7:00 P.M. 16. John Pizale, Web Offset Publications Ltd., advised that he is the voice of opposition from the industrial area and stated his concern with the increased traffic congestion. 17. Gary Comer, 610 Stonebridge Lane, advised that a development complimenting the neighbourhood is good, but this proposal does not suit the area. He stated his concern with the possible decrease in property value and the increased traffic congestion. 18. A resident of 1068 Moorelands Dr., suggested that the City purchase the land and develop a park. 19. Trudy Sharples, 580 Eyer Dr., Unit 68, advised that not only does the industrial use this road but many residential and traffic congestion already exists. 20. Jeff McMurter, 1046 Moorelands Cres., advised that this development would have a negative impact on the neighbourhood which is mostly single family dwellings. 21. Mary Zecchino, 695 Westshore Blvd., stated her concern with the increased traffic congestion. 22. Roland Hase, 470 Broadgreen St., stated his concern with the safety of the residents with respect to construction traffic. He questioned how an eight -storey building fits into a single-family neighbourhood. He further stated his concern with respect to noise, dust and diesel fumes and also speeding traffic. 24. Andrus Kung, 626 Atwood Cres., advised that the antennas on top of the buildings will bean eyesore. 25. Maryanne Lundrigan, 1311 Gallant Crt., stated her concern with an apartment building behind residential homes with a view to the backyards. 26. Councillor Ryan, thanked everyone for coming out to the meeting and suggested, as did Councillor Brenner, that the applicants withdraw this application until they have had an opportunity to work with the community. He further emphasized that the present problems at the Granite Court/Whites Road intersection must be addressed. 28. Jay Kleighan, IBI Group, once again, stated that they would be happy to work with the community, staff and Councillors. 3