HomeMy WebLinkAbout05/16/1989
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PLANNING COMMITTEE MEETING MINUTES
TUESDAY, MAY 16, 1989 - 7:30 P.M.
PRESENT:
Mayor vJ. Arthurs
COUNCILLORS:
M. Brenner - Chairman
D. Dickerson
R. Johnson
B. Mitchell
B. Morgan
K. Van Kempen
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ALSO PRESENT:
B. Taylor
T. r1agi
T. t1elymuk
K. Heritage
- Town Clerk
- Director of Planning
- Manager - Policy and Information Division
- Planner
(I) ADOPTION OF MINUTES
Regular Meeting of June 14, 1988.
(II) MATTER FOR CONSIDERATION
1.
HIGHWAY #2 - WHITES ROAD
NORTHEAST QUADRANT STUDY
FILE NUMBER - B 3100
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In Planning Report P2l/89, it is recommended that the
Official Plan Amendment to the Pickering District Plan,
Woodl ands Communi ty Pl an - Part B, Hi ghway No. 2 - vJhi tes
Road Northeast Quadrant Study be approved.
Referred back to the Director of Planning to study the
incorporation of some retail/commercial uses with the
office component
Mr. Kevi n Heri tage, Pl anner, provi ded an overvi ew of the
Hi ghway No. 2 - Whi tes Road Northeast Quadrant Recommended
Land Use Plan and pointed out the features of the Plan.
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Mr. Gary Templeton, Planning Consultant, representing
Dinnerex Developments Inc. and S. Boseovski, stated that he
submitted an Official Plan amendment and rezoning
application to permit a 13,000 square foot commercial
building on the Boseovski lands and a 70,000 square foot
mixed office, retail and restaurant building on the
Dinnerex lands. The study area is small and has an unusual
configuration. It is surrounded by significant roads which
places constraints on residential development. The study
area is not large enough to constitute a neighbourhood,
there is very 1 itt1 eland for parks and the surroundi ng
roads are too busy for children to cross to school. On the
south side of Kingston Road, there is a 70,000 square foot
plaza and auto dealership which is serviced by a signalized
intersection. The development he is proposing for his
clients' lands would be compatible with the development on
the south side of ~ingston Road and would also be serviced
by the signalized intersection. There is already a 7-11
variety store and gas bar under construction on the
northeast corner of Whites Road and Kingston Road which
will impact on the proposed residential uses. It would be
difficult to shelter the proposed residential uses from
noise from traffic on Highway #2, Highway #401 and the
existing plaza and auto dealership. The low density
residential designation should remain on the south side of
Sheppard Avenue in order to provide a buffer to the
residential lands to the north. He submitted a market
study to the Planning Department which indicates that there
is a need for commercial uses in this area and which
indicates that his proposal is less than what can be
accommodated. The proposed internal road in the Plan
serves no purpose and he proposes that hi s c1 i ents 1 ands
wou1 d be servi ced by a dri veway whi ch is a 1 i gned with the
signalized intersection. The Board of Education has
objected to the commercial uses but he sees no merit in the
Board's objections.
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~1r. Murray Evans, Seni or P1 anner, representi ng the owners
of 1475 and 1485 Whites Road, stated that he has submitted
an Official Plan amendment and rezoning application to
permit a 40,000 square foot office and retail building on
his clients' lands. The medium density residential uses
are not appropriate for this area because traffic volumes
on Whites Road 3nd Highway #2 is not condusive to
residential development. It would be difficult to
incorporate office uses along with residential uses on his
clients' property because the site is so small. With
proper site plan techniques, office uses \'iou1d be
compatible with the surrounding area and the amount of
traffic on the surrounding roads would make office and
commercial uses viable. He has submitted a marketing
report to the Pl anni ng Department which states that there
is sufficient demand for office uses.
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Mr. McConachie, representing the owners of 760 and 770
Ki ngston Road, stated that the study area shou1 d provi de
for commercial development and feels that the existing
trees do not have to be preserved. His parents bought
their property as an investment for their retirement.
Students from the two school s on Whites Road are a1 ready
drawn to the p1 aza at the southeast corner of Whi tes Road
and Kingston Road and would be safer if they could go to a
commercial area across the street. The buffer to the
existing residential lands on Sheppard Avenue should be mid
way between Sheppard Avenue and Ki ngston Road and Ki ngston
Road should not be used as a buffer.
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Mr. Peter Van Loan, Pl anni ng Consultant, representi ng
Portcullis Gate Inc., stated that he has submitted an
application to permit the development of a three storey
office and retail building on his client's lands. If
single family dwellings were not already existing on
Sheppard Avenue, there would be no problem with designating
the subject lands for commercial uses. His clients' lands
are far from Sheppard Avenue and would not affect the
present residential development. His clients' proposed
bui 1 di ng is ti ered and wi 11 be attracti ve. Offi ce uses can
only be viable if retail uses are also allowed. There is a
desire to buffer the existing residential development from
the noise on Highway #2 and #401 but the solution, that is
to allow medium density residential development in the
study area, will only create new problems because more
people will be closer to the nuisance. Rear lot lines make
better buffers than an increase in popul ati on. Although
there is a compel 1 i ng case for 1 and assembly to encourage
orderly development, there is no incentive for the land
owners to do so at the moment.
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Mr. Zambioros, representing Dinnerex Developments Inc.,
stated that hi s company only develops and occupi es
restaurants; they do not develop land. His firm has
constructed restaurants in several locations where they
abut residential land. His building \'iould be aesthetic in
appearance and would support the community.
Lydia Dobbin, 1495 Whites Road, asked why the hydro
sub-station on Sheppard Avenue is designed as low density
residential. Where there are office uses, some retail and
restaurant uses are needed to service the employees.
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Mrs. Irene Moult, 838 Sheppard Avenue representing the
Whites/Sheppard Community Association, stated that she
represents 60% of the residents on Sheppard Avenue between
Whites Road and Fai rport Road. Al though she wou1 d prefer
to see the study area to remain designated for low density
development, she would accept the lands being designated
for medium density residential development with restricted
office uses in order to ensure that the impact of
developMent to the existing residents is kept to a
minimum. Any development should be aesthetic because the
study area is the western gateway to the Town and chi 1 d
safety must al so be considered. No retail or restaurant
uses should be permitted because of the noise, traffic and
odours that would eminate from such uses. Special Policy
Area lie" should be designated for low density residential
development in order to conform to the present development
on Sheppard Avenue.
tks. Carolyn Bailey, 842 Sheppard Avenue, agrees \"lith the
low density residential designation along Sheppard Avenue
but felt that Special Policy Area "e" should have a similar
designation. Because of the high land in Special Policy
Area "C", medium density development would be an intrusion
on the pri vacy of the exi sti ng resi dents. The 1 ands upon
which the Dunbarton School is located should also be
designated for low density residential development.
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Mrs. Witt, 744 Sheppard Avenue, stated that she agrees with
the staff's pl an for the study area. An access road or
dri veway onto Whi tes Road wou1 d not be necessary if there
is an i nterna 1 road 1 eadi ng off from Ki ngston Road. The
properties along Sheppard Avenue should all be designated
as low density residential including those properties in
Speci a 1 Study Area "C".
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(III)
The Meeting adjourned at the hour of 11 :15 p.m.
Da ted
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~lrs. Sylvia Spencer, 771 Sheppard Avenue, stated that a
portion of her property is in Special Study Area "B" and
fel t thi s area shoul d be desi gnated as low densi ty
residential as should Special Study Area "C". Her property
is fifteen feet lower than Whites Road and she was
concerned that commerci a 1 development coul d add to a water
run-off problem. Retail uses are not required in the study
area because there is already suffi ci ent commerci al
development in the area.
ADJOURN~lENT