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King City East Development: story boards from open house

King City East Landowners gave the public an opportunity to understand their application to develop the southwest quadrant of 15th Sideroad/Dufferin.  This application has not been approved; in fact, the approval process is just beginning.  This development is significant:  a big piece of land (204 ha/500 acres); and requested deviations from the current Official Plan are significant. At this stage in my understanding of the project I have 1 significant concern:  the increase in density (on average, double that which is in official plan) and all the traffic which will come with that. I am also disappointed that the planned built form is predominantly single detached homes.  And I am far from being  comfortable about requested buffer reductions in a couple spots and will be looking for more information.

Below are links to the story boards shown at the March 6th open house.  Note: these story boards have been prepared by the developers to present their application.  For those interested to either simply (more…)

Public Meeting for Warren Road Application

As previously reported there is a public meeting at the start of Council on Monday February 8th in response to an application for an Official Plan Amendment (OPA) and a zoning by-law amendment which, if passed, will lead to a consent/severance application.  You can read the Staff report here. In addition to the very important question of a severance in an established 30+ year old subdivision which does not meet the Community Plan’s lot size requirement, there is also a request to amend the definition of how lot size is calculated. I do not understand fully the implications of the latter but it does worry me; I will be asking Staff about this.  I find the application to be very problematic as lot areas of the two lots is well below the minimum.

The public meeting is a necessary step in dealing with the application.  As is usual,there is not a Staff recommendation for Council.  This is the opportunity for public to learn more and to express their support or opposition.  As evident from Appendix A-F there has already been a lot of thoughtful public input.

Public Meeting to facilitate severance in King City

At Monday, February 8th Council there is a public meeting regarding an application for amendments to to Official Plan  (OP) and zoning by-law to enable a severance on Warren Street in King City.  The subject property is in one of the established neighbourhoods.  Severing the lot is not compatible with the King City Community Plan nor the current zoning by-law, specifically, lot area minimum is not being met; hence the application for amendments.  As always, no decisions are made at the Public Meeting; this is the opportunity express your support or opposition to the application.  Here is formal notice of the meeting. 

Review of Conservation Plans & Growth Plan

The much anticipated Report from the Advisory Committee for the co-ordinated review of the Growth Plan and the 3 conservation plans (Greenbelt (GB) , Oak Ridges Moraine (ORMCP), Niagara Escarpment was released in early December.  If you are interested in why the world you observe on day trips from King is evolving the way it is, the Report is a must read; and for sure if you wonder whether your grandchildren will have natural open spaces close to home, if your grandchildren will have access to local food this is an important Report. The review encompasses the Greater Golden Horseshoe.

To make a couple comments not related to the recommendations per se.  1st, its clear that the Panel really listened throughout their extensive outreach; as I read the Report I “heard” points that I had raised in my submissions; I “heard” comments made by others, including those not in agreement with mine.  2nd, the panel was cautious about not exceeding their scope and did not make recommendations beyond it.  But, when they had something of value to add, they did make “complementary recommendations.”  To me this speaks to their respect for the effort made by stakeholders to engage in the process.

Given this I feel very good about the process and as reviewed below there is much about which I am enthusiastic.  Now, we need to see what the Province does.  The Ministries have stated that they hope to (more…)

Kingscross Applications

Monday, December 7th Council meeting is the statutory public meeting in response to the applications made for an Official Plan Amendment and Zoning By-law Amendment to enable the creation of a new lot in Kingscross.  Earlier I posted the official notice for this meeting.  Here is the Staff report.

The fundamental purpose of this meeting is to hear the response from the community.  As is identified in the report the recommendation made to Council is to receive the report and to refer it back to Staff to consider input heard at the public meeting, in addition to assessing other information yet to be received from outside agencies.  There will not be a decision made about the applications.  Staff will table another report when they have completed their review; this could be in a couple months OR it could be many months later if it is determined that there is more work/analysis required.   If you have a point of view (more…)

Official Plan Phase 2: direction setting

Phase 2 of Official Plan Review is on Council agenda for 11/2.  Its a very  important report as this drives how the Township will evolve.  At this stage all the details are not yet being determined; but very significant policy directions are being determined such as:  intensification, specifically amount and in which village; possibilities for change in established subdivisions; densities in Greenfield sites.  Here is the report.  And if you want more background go here. As I review below I am very supportive of some elements but am not happy about others.

There are a couple recommendations which are in line with what I wanted to see.

  • Existing neighbourhoods are to protected; specifically new lot creation within them is to be prohibited and to some degree replacement houses will be regulated.    Note: In parallel to the OP review there is work underway to amend the zoning by-law; for this we have started with Nobleton but will be doing other villages next.  It is within the revised zoning by-law that neighbourhoods within the village will be determined and that the “right” regulation for new replacement houses will be determined. e.g. front yard setbacks may vary in different neighbourhoods in response to what is already in place.
  • There will be policies to address secondary units.  Intent will be to direct development of those to the appropriate areas and to ensure that they are safe.
  • Intensification targets are now proposed for each village, as opposed to a number for the whole Township. Overall target is same; but as reviewed in the report a servicing constraint in Nobleton means that more needs to be build in King City and Schomberg than might have occurred.  Clearly, the big question is where specifically; that will be determined in Phase 3.

I am not comfortable with the proposed average density for Greenfield sites.  (To clarify:  a greenfield (more…)

Official Plan Phase Two

The recommended policy direction for the King Township Official Plan (OP) is available here.  The public meeting is Thursday September 24 at the Township Office (2075 King Road) from 6:30-8PM with a formal presentation beginning at 7.

Most of the policy points presented for residential land use  flow from a conclusion that current plans for intensification and the greenfield sites in our villages (i.e. those lands planned to be developed and assigned certain densities but not yet approved not built) are not adequate to achieve the population target of 34,900 by 2031.

Given this the following are key policy directions proposed:

  • no additional intensification than currently planned across Township i.e. no more than 920 in total
  • shift some of the intensification to King City away from Nobleton because of servicing constraints in the latter
  • achieve intensification on regional roads and close to core and not in the established neighbourhoods
  • maintain character of established neighbourhoods with policies prohibiting new lot creation and  regulating development on the established lots.
  • higher densities in the greenfield sites

(more…)

Official Plan Review: phase 2

Thursday, September 24 th

6:30 PM  (presentation & discussion 7-8PM)

King Township Office, 2075 King Road, King City

We are well into this long over due review & update our Official Plan.  To quickly see what has transpired already I suggest you look at the Township summary.  And on the summary there are links to papers and presentations previously presented.  I anticipate that prior to the 9/24 meeting a draft version will be made available.  If you haven’t already got involved in this I urge you to do so now if you are interested in influencing how the Township evolves i.e. where businesses can locate, where agriculture is to conducted, boundaries of hamlets and villages etc. etc.

OPA Application: new lot on Keele

There will be a public meeting at Council on September 28 to hear an application for an Official Plan Amendment to enable the creation of a new lot on the east side of Keele north of King Road (specifically south of East Humber Drive.  Here is the public notice. The Staff report will be publicly available the middle of the preceeding week

OPA Application by Hickory Hills

There is a public meeting at Council on Aug. 24th regarding the Official Plan Amendment Application by Hickory Hills. (Here is formal notice of the meeting with some detail.) This application was initially presented in May 2011.  Given that much time has passed this public meeting is being held; for those following this effort to create 2 new lots, you will find that there have been some changes to lot sizes along with other things.  Here is the Staff report.