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Home My WebLink About05/16/1989 1/89 - '- 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 ......., 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 ..... 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. "-" 1/89 2 '-" '-" 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. "...". ~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. .... 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. 1/89 3 ..... 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. -- 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. ..... 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. '-" 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". ....., .... -- '-" . (III) The Meeting adjourned at the hour of 11 :15 p.m. Da ted 1/89 4 ~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