Lots of questions and issues raised about subdivisions, answers to follow
By Bill Rea

Monday night was a time to ask questions and raise concerns about five subdivisions proposals slated for King City.

Answers are going to come later, via staff reports, after consultations between the Township and the developers.

That was the clearly stated purpose Monday night from five separate public information meetings, which were held one after another before Township councillors.

The proposed developments are all slated for the eastern portion of the village, and call for some 660 homes, both detached and townhouse units.

The proposal from King North Developments Inc. covers about 78 acres at lot 6, Concession 3, at the northwest corner of King Road and Dufferin Street, and it calls for 143 detached homes and 89 townhouses, along with a park, open space and a large mixed-use commercial area (envisioned right at the corner of the two roads).

King Dufferin Developments Inc. propose 160 detached homes on lots of varying frontages and four part lots, plus 25 townhouses on approximately 90 acres at Lots 4 and 5, Concession 3. Planner John Stevens, who has been retained by the Township to work on these applications, said the York Catholic District School Board has indicated it wants a school on the site. As well, the proposal calls for a park, environmental open space and buffers, and a connection with Warren Road to the west.

Kingshire Estates is seeking to develop the smallest of the five chunks of land, about 24 acres at Lot 4, Concession 3. It calls for 48 detached lots plus three part lots. It's also slated to include open space and environmental features.

The property to be developed by Hickory Hills Investments Inc., at Lots 2 and 3, Concession 3, is the biggest of the group, but with only about 38 acres actually being built upon, with 72 detached lots and three part blocks. The bulk of the site consists of environmentally protected open space, which contains, among other features, American sculptor Richard Serra's farm-field sculpture known as Shift.

Osmington Inc. is looking at developing about 93 acres at Lot 2, Concession 3, with 101 detached lots and four part blocks.

Addressing the King North Developments Inc. lands, Stevens pointed out they are just south of both the CN Rail line and a lumber mill. Noise issues are a major concern that's been raised. He said a high wall has been proposed to try and block the noise, but he didn't think the Township would be in favour of that.

He also said they are looking at the possibility of a pedestrian crossing of the train tracks.

Stevens couldn't say what kind of development would go into the mixed-use block, although he did say it would require proper zoning controls.

Local resident Bruce Craig, speaking on behalf of King City Preserve the Village (PTV), complimented the developers on having 30- metre buffers around environmental features. He thought the proposed storm water management area was larger than needed, and suggested the adjoining park could be expanded. He also observed a small landscaped buffer was proposed along King Road, almost in the middle of the southern boundary of the site. He wanted to see it extended to the west, to take in lands next to those proposed for townhouses. He thought that would help the local aesthetics.

Mayor Margaret Black liked that idea, pointing out she didn't want to see houses right up against the road, similar to what's happened with the north side of Davis Drive in Newmarket, opposite the Glenway Country Club.

Fiona Cowles, representing Concerned Citizens of King Township (CCKT), commented that tree planting is very important when it comes to protecting privacy, adding there are trees along a lane way on the site she said should be maintained. She also suggested bungalows might be considered where the townhouses are proposed as housing for seniors.

She also agreed that a big wall to block the noise from the lumber mill would be an eyesore, suggesting a large berm might be a better idea.

Stevens told councillor Cleve Mortelliti such a berm would take up a lot of space, and might squeeze out some lots.

There were a couple of residents who thought developments were coming on too fast. "To me, it's frightening," one man remarked, adding he was worried about the extra traffic that would be generated.

Another man raised the fears that King City is going to become another Maple. "Now that the sewers are here, I see what I feared happening,' he said.

Black said the cause of the traffic worries are really from the surrounding municipalities. "We are the hole in the donut of eight growing municipalities," she remarked.

Councillor Jane Underhill had concerns with the mixed-use block going at the intersection. "This is the entrance to our community," she remarked, adding it would be better to have lots of green there.

Addressing the King Dufferin Developments Inc. proposal, Ron Mitchell of CCKT pointed out there is a sizable forested area there, and he wanted as many trees retained there as possible.

He also pointed out the proposed lots are smaller than in neighbouring development, stating that should be addressed.

Mitchell also said King has an opportunity to be a leader in green development, but they have to start thinking in longer terms and encouraging green building practices for all homes. Such practices would be a benefit, as he pointed out they would reduce energy costs.

Black agreed with him, pointing out Township staff are working on such a program, and plan to meet with the developers and land owners, possibly in February, to discuss these issues.

There were also concerns expressed over York Region's plan to service the village with water from Lake Ontario. One woman wondered if there was enough water in the lake to meet all the demands.

Another man, living on Warren, made it clear he didn't like what he was hearing. "As far as I can see, we're developing every little chunk here," he charged, adding he expects council and Township staff to look out for the people who already live here, rather than the developers.

"It should be a treat for them to develop here," he declared.

A Patricia Drive man commented the King City Community Plan stipulates new development is to be compatible with existing lots, and he charged that was not the case with what he was hearing.

Craig was concerned that the proposed road layout didn't appear to be following the contours of the land, adding he thought there should be more respect for the environmental features. He also said subdivisions should be created with a character that's unique to King.

Addressing planting issues, Mortelliti wondered if having it take place in buffers could be stipulated in the subdivision agreements. Stevens told him there would have to be landscape plans, which would cover such issues.

Mortelliti was also puzzled by a proposal to relocate a wetland on the site. Stevens said that's been endorsed in principle by the Toronto and Region Conservation Authority. He added the authority has determined it's not a key natural heritage feature.

On Kingshire Estates issues, Underhill said there should be more green space. As well, there are no plans for park land on this site, and she didn't like that either.

The presence of the Shift on the Hickory Hills lands drew some public attention. Mortelliti said it's become significant to the community, arguing it should be possible to have the land containing the sculpture conveyed to the municipality, or at least have some sort of public access agreement.

Part of the Osmington Inc. lands consist of a special study area, and Mitchell stressed that needs protection from development.

Kettleby resident Bob Martin brought up a number of financial concerns, including whether the force main and collector sewers have been paid for, and who's picking up the related carrying charges. He also raised issues of development charges, wondering if the developers have ben told what their obligations might be.

In addition, Martin warned about the Township falling into debt, in light of current fears about the health of the North American economy.

"If we don't maintain control, we're faced with massive tax increases," he warned.