Murray Evans, Agent
- application to amend the Zoning Bylaw and for draft plan approval to permit an employment or industrial plan of subdivision on the east side of Woodbine Avenue, south of Ravenshoe Road.
- flag-shaped property, 57 acres in size, narrow frontage on Woodbine Avenue, wider in the rear, Brouwer operation on west side of Woodbine Avenue
- perimeter of property overlaid on schedule of Keswick Business Park Secondary Plan. Plan for an industrial employment plan of subdivision for lands west of Highway 404 and within the Keswick Business Park Secondary Plan
- Draft Plan of Subdivision; four development blocks proposed, Block 5 is conveyance of road width for extension of Highway 404. For those lands to the east of the proposed Highway 404 extension, they are Greenbelt lands with no development plans and future ownership is intended to remain with landowner at this time. As Hwy 404 gets developed, those lands will become landlocked and the owner will need to work with the Ministry to provide access and the Province of Ontario as a property matter
- in south-east corner of block 4, a small triangular sliver represents the extent of the area of subdivision lands within the floodplain. This parcel is not intended for development and is within 14 metre protective buffer, it can be rezoned for no development or can be removed from the draft plan.
- immediately abutting that property is a 4-6 lane provincial highway; it is anticipated that through the design of the highway, drainage matters will be addressed by the Province and the small triangular parcel will most likely become incidental
- draft plan; proposing to introduce a collector road system in accordance with the Secondary Plan provisions. At the south part of the Keswick Business Park area, one of the owners of the 22 properties in this area will need to move forward first. His client's lands are located at the point where there is a collector road intersecting with Woodbine Avenue
- intention is to develop Blocks 3 and 4, client is the owner/operator of a trucking transportation business specializing in transportation of unusual, heavy oversized products such as power equipment, mining construction materials; this would be the company's home base. Scott Woods Transport, currently in Vaughan, is currently in three different locations and would like to own its own facility and consolidate. In this case, many of its staff live in this area, creating an employment community wherein staff actually lives in the community and utilizes Highway 404.
- last year, there was a matter before Council resulting in adoption of an Official Plan Amendment permitting interim private servicing to take place in the Keswick Business Park area. As there are currently no services in this area, the applicant is proposing to proceed on private well and waste disposal systems and as part of drainage control, Blocks 1 and 2 are intended to be held in reserve and used as stormwater management ponds to collect, contain, control and clean water before it is released under Woodbine Avenue. Hoping that infrastructure will be ready in 3 or 4 years so can hook up to full municipal facilities
- regarding the Maskinonge Wetland Area Complex, to the east of development lands, no intention to develop resulting in limited to no impact on wetland area
- Concept Plan for Blocks 3 and 4; an office, maintenance facility, storage/parking facilities for trucks and materials. Collector road system, matters such as road width that will house the operation, verify intersection of Street 'A' with Woodbine Avenue to be aligned opposite Garrett Styles Drive, access to and from Woodbine Avenue to be safe, approximately 25 employees, objective is to file a Draft Plan and Zoning Bylaw Amendment, will receive comments, require comments from Ministry of Transportation, file Site Plan Control application for Scott Woods Transportation terminal with next submission
- 57 acres of land in total, but only the front 17 acres are to be developed, remainder will remain vacant and easterly part is being requested to supply planting and restoration plans to ensure ongoing preservation and conservation of the wetland area
- draft Preliminary Road Pattern to indicate how the southern area could be developed; this is a step-by-step incremental development of the lands, eventually connecting to Glenwoods Avenue extension and internal road systems
- Engineering Plan indicates where storm and sanitary flows will eventually be located
- also working for adjacent landowner, approximately three weeks from filing another plan of subdivision including the abutting land to the north, indicating how the collector road system will hopefully proceed in the sooner rather than later future.
- through submission of these two plans of subdivision, coordination of developer's group for funding and coordination of collection of sewers, watermains, stormsewers and collector road system.
Connor McBride;
- applications are for draft plan of subdivision and zoning bylaw amendment on the east side of Woodbine Avenue, south of Glenwoods Avenue, north of Ravenshoe Road
- to the right east of the subject property is the Maskinonge Wetland Complex, a provincially significant wetland. The area subject to the Maskinonge Wetland Complex is not proposed to be developed, just to be remnant land, on east side of planned Highway 404 extension
- area to west of Maskinonge Wetland Complex is the area being referenced, will be primarily subject to the development proposal
- proposed draft plan of subdivision; fundamentally, the development has four distinct parts, remainder are proposed as infrastructure and remnant lands. Block 1 is proposed to have an interim stormwater management pond as well as Block 2.
- When the Keswick Business Park is developed sufficiently, stormwater management ponds will be removed from Blocks 1 and 2 and they can then be redeveloped.
- Blocks 3 and 4 proposed to be developed now, Block 3 to contain truck maintenance terminal, office, drive shed and outside truck storage and car parking. Block 4 immediately abuts planned extension of Highway 404, proposed to be truck storage for approximately 60 tractor-trailers, a supplement to Block 3. Block 5 meant to roughly encompass the planned extension of Highway 404 and Block 6 meant to encompass the remainder of the lands, the Maskinonge Wetland Complex with no development proposed thereon
- Development Concept Plan contains the proposed truck maintenance building, business and professional office and drive shed for indoor storage of trucks
- proposed to rezone various blocks within draft plan of subdivision to allow for wide variety of employment uses as contemplated in the Keswick Secondary Plan; proposed zones coincide with the Keswick Secondary Plan but it is premature to provide specific comments at this time
- received one interested party status request, no written comments
- Comments include;
- Lake Simcoe Region Conservation Authority indicated flood plain limits need to be delineated on the plan, proposed development is classified as major development and triggers a number of requirements under the Lake Simcoe Protection Plan
- Region of York included the alignment of Street 'A' with planned extension of Garrett Styles Drive, verification of street right-of-way widths, widening of Woodbine Avenue to achieve planned 36 metre planned width, integration of internal sidewalks and multi-use trails with existing facilities on Woodbine Avenue
- Development Engineering Division indicated the proposed roads within the plan need to be expanded to achieve 26 metres planned right-of way widths
- Ministry of Transportation comments not yet received
- recommend staff report back to Council following further assessment
Council;
- proposal to be initially developed on private servicing and if not connecting to full municipal services for a few years, a cost sharing arrangement will be required
Murray Evans advised that it is expected that through the subdivision agreement process, there will be text in documentation requiring the transfer from private services to full municipal services once available, with securities to be required upfront that will be refunded once connection to municipal services has occurred.
Council; enquired at what frequency the anticipated 100 trailers to be located at this location will be arriving and departing the location
Murray Evans; expecting between 10 and 20 trucks per day, used in traffic study. They are specialized vehicles, potentially dozens, frequently requiring escort vehicles, will assess the need for turning lands at both the entrance on the collector road and on the Woodbine arterial road to allow slow long vehicles to make turns in a safe manner.
Council; are traffic lights intended for Street 'A' at intersection of Woodbine Avenue, pending the extension to Garrett Styles Drive? The last traffic analysis determined there were 20,000 vehicles travelling along Woodbine Avenue per day and cannot imagine this amount of traffic being stopped dozens of times a day for trucks turning into and out of the development.
Murray Evans; Region has indicated there is no need for signalization at this road. As soon as the next development comes on board, then it would become signalized.
Council; enquired when to expect this application to return to them with the all additional work completed and concerns dealt with.
Murray Evans advised that he will be moving this application forward as the applicant is on a tight schedule to relocate.
Ryan Cronsberry; This is one of the top priorities for the Town along Woodbine Avenue.