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Observations . ... Dec. 5, 1963 Etobicoke Council approved the Sherway plan. An Onâ€" tario Municipal Board hearing would have to be held to make the byâ€"law legal. June 25, 1964 + Lawyer, â€" John Conlin said that under the planning act, the Metropolitan Toronto Planâ€" ning Board is obliged to make a study of the social aspects of the proposed centre. "The Board has been negligent in leaving to municipal employees the responsibility of ironing out details that had received only perfunctory â€" consideration â€" in principle." (Continued from page 30) Toronto township had not reâ€" ceived any approvals from said local government "Mr. Conâ€" lin‘s argument is well founded especially with Toronto Townâ€" ship," replied Reeve John Macâ€" eth. *()onuouer Murray Johnson said he could not‘ imagine that Planning director George Muirâ€" head had not been in touch with Toronto Township. Oct. 24, 1963 Planning _ Director â€" George Muirhead confirmed as true antiâ€"Sherway _ faction _ repreâ€" sentative John Conlin‘s remark that Etobicoke had not made any formal requests to Toronâ€" to township or Metropolitan Toronto regarding roads reâ€" lated to Sherway. ® Industrial â€" Commissioner, Stan Eckersley (also township clerk) _ had â€" previously _ had Council set aside $350,000 for preliminary servicing of Sherâ€" way lands. ®@ In the spring of 1963 established firms had comâ€" plained of flooding. Residents in the Glen Agar area had suffered flooding also. Lawyer John â€" Conlin â€" charged _ that money for the alleviation of these situations was being unâ€" fairly diverted to fulfill Sherâ€" way necessities. ® Up to this time road studies had been prepared exâ€" elusively by pro and antiâ€"Sherâ€" way groups. Conlin suggested to Council that an independent group should make a study for the Etobicoke Planning Departâ€" ment. Regarding a proposed road pattern presented to Council by pro Sherway factions for @pproval, Council Dave Lacey said, "If we pass this report we are acting blindly." Conlin pointed out to the Metro Board that its first obâ€" ligation was to determine the need for a shopping centre of "Etobicoke Planning Board said it is not capable of makâ€" ing a survey of this magniâ€" tude." he added. Conlin observâ€" ed that the scheme would ultiâ€" such magnitude. The ultimate cost to Etobicoke and Metro should be considered, he added. Conlin noted that the study was pingâ€"ponged back and forth between the Metro and Etobicoke Planning Boards and ultimately ended up back at Etobicoke. ®@ At this point Council would be putting_ many of its eggs ® It is rather immoral to not patronize those who pay your wages, and by not correcting this situation council would be undoubtedly slighting their emâ€" ployers, or at least some of them. ® By approving the plan, Etoâ€" bicoke Council broke all faith with those who expected staâ€" bility in the zoning plan. in one basket, thereby deprivâ€" ing many things taken for granted in a community from residents . . . such things as paved roads, storm sewers, etc. ® As Councillior Dave Lacey predicted, council did act blindâ€" ly. the theory of g'ood planning and creating unstable feeling in the minds of those who want to build in the area. Th explanat Gordon Harvey, president of New Toronto‘s hundred member Businessmen‘s Association uses different words to present New Toronto‘s case, but he arrives {st the same conclusion. Appearing at a recent council meeting, he warned the town iathers that the Sherway centre would force many merchants to close shop which would mean a loss in assessment to the comâ€" munity and also create second rate businesses moving into a first \business community. "When the merchandise starts The feeling among Lakeshore merchants is to the effect that the proposed Sherway Shopping Centre will not get off the draftâ€" ing board to become part of reality. They reason: there is too much t» lose. In fact the president of the Long Branch Businessâ€" men‘s Association said that some of the members are predicting that if Sherway centre is apâ€" proved by the Ontario Municipal Board it will be the "death blow" t« many long established Lakeâ€" shore merchants. "The recent wstablishment of other shopping centres has already hurt the Lakeshore business community," he said, "but the Sherway Centre will likely be the final death mately pass without any planâ€" ning board complying with the statutes. Aug. 20, 1964 Etobicoke Council gave first and second reading to a byâ€" law which would authorize an agreement with the Sherway owners on services. Councillor John Allien was the only opâ€" ting owners ship at the tion. Peel County Council advised the Ontario Municipal Board that it would not engage in its program of the Quensway exâ€" tension until such time as norâ€" mal residential growth in Toâ€" ronto _ township â€" necessitated same. ® If the cenire fails to comply with the agreement it it must forfeit $100,000 and pay all costs incurred by the townâ€" ship up to the limit of $750,000. ® Charges for the services may be charged to the abutâ€" ting owners or the whole townâ€" The OMB hear take place in October. LOSE ASSESSMENT Some Sept. 1 the township ng is slated to he middle of 1964 d Council made the decision to oppose the Sherway centre last November following .the Busiâ€" nessmen‘s plea for help. Council passed a clearly written resoâ€" lution opposing application for "the development of a major thopping centre at the northâ€"west corner of the Queen Elizabeth Way and Highway 27 having an area in excessof 100 acres and containing retail store space, inâ€" cluding both Eaton‘s and Simpâ€" While most businessmen and women in the Etobicokeâ€"Lakeâ€" shoreâ€"Toronto Township â€" areas are strenuously opposed to the coming of the proposed 102â€" acre therway Plaza, which may outâ€" r.val the huge Yorkdale, there are a few who favor the project. At this point council took the ball over, Councillor Pat Keaâ€" veney declared the whole Lakeâ€" shore area is involved in this thing, homeowners as well as the shopkeeper. He said if merâ€" chants left town many owners conceivibly would too so that they would be close to desirable shopping areas. It was for this reason he was supporting the town‘s resolution (which was carried unanimously) to oppose the Sherway application at the October 13 OMB hearing. Others are of the opinion that you can‘t stop ‘progress‘ and ergue that the inevitable might as well be accepted gracefully. One Queensway merchant says Etobicoke generally should be proud that two such fine firms «s Simpson‘s and Eaton‘s should want to come to the municipality. Another contends people are plazaâ€"shopping _ conscious _ and opir Alf Davis Men Queensway : "I definitely thir the Queensway an area. It will pull nther places and b Harvey said, "I won‘t have to describe the type of merchants it would attract." Councils Oppose Plaza hev on Here 11 The Queenswa SHOWS JUDGMENT ple ght as Etobico inother DECISION > nitiate the o the municipality. tends people are conscious _ and plazas and hence well visit a bir mewhat _ alike busit s Wear Few Favor Sherway will help yal York ess from feel son‘s, of approximately 1,200,000 spuare feet. The resolution also said . . . "If such amendments are made (rezoning the Sherway land from industrial to commercial) and said shopping centre is developed st this location the retail stores in the Town of New Toronto could be seriously affected and there is a reasonable probability that the result would be a loss of commercial assessment .. . to the detriment of the town as & whole." A copy of the resolution was sent off to the Minister of Muniâ€" cipal Affairs, Etobicoke Council and the Metro Planning Board. going out onto the main street," A committee of the whole was reld by town council last week and council discussed their case with Brampton lawyer James Beatty who agreed to act on ‘he town‘s behalf. New Toronto clerk Joe Miller said the next dey that he was not authorized to divulge the discussions which took place other than say council retained counsel to oppose the palitic Dave ance I beral c D UE uld nal WILL STIMULATE ire b ADDITIONAL OPPORTUNITY compet ke â€"resi e in 1963â€"standing fo ce Council, Ward 1, i h, municipal election.) PP ild OPPOSE want t o be Alderwo« for Ont Metr but inessmar life d (L 1d urt If Al he In fact, said Andy Goldstein, | former president of the Mimico Businessmen‘s Association, which broke up two years ago, the blow He saiq he could not underâ€" stand Etobicoke council ("supâ€" posidly representing the taxâ€" payers‘ interests") using funds collected from the township taxâ€" payer to pay for roads and serâ€" vices for a huge merchandising corporation. | "It is totally unbelievable that x municipal and provincial govâ€" ernment could provide grants ior the benefit of big business at the expense of small business. As far as can be ‘reasonably escertained, Mimigo, like Long Branch, is not going to make v1y official representation at ile OBM hearing. A poll of the merchants shows there is little doubt that Sherway would be a majorâ€" upheaval to the 50 or 60 dry goods merchants in town. to Mimico would be greater than it would to New Toronto, because of New Toronto‘s strongâ€" er pulling power. in other municipalities. "Progress has got to go on. People are swinging to the plazaâ€" type shopping and how are you yoing to stop it? If someone else wants to build a legitimate store in Etobicoke, Sherway application choice. From the Township point of view, I don‘t think officials should give preference of one over the other. "They should not help the mall over the big or viceâ€"versa. feel that most of the people ho would shop at Sherway are resently going to other plazas : shop anyway, like Yorkdale, "I think Sherway would afâ€" et the Clovrdale Mail and e Dixie Plaza more than the mall â€" local â€" businesses." Why cross your bridges till mu come to them?" urse look forward to the adâ€" tional opportunity of a greater mparison of consumer goods, ving â€" a â€" greater â€" purchaser Mrs. Alice Maxwell, Queens ay Smoke Shop, 1118 Queens must have an equal right th the existing businessman." don‘t see how it can do u: harm down here. Our busi BUSINESS LOCAL UNBELIEV ABLE around, here, locally, 1 can‘t help wondering why they would do this at the exâ€" pense of the Etobicoke taxâ€" payer," he explained. According to Don. Jowett, president of the Long Branch Businessmen‘s Association, some members are optimistic while cthers are pessimistic about the bherway application being apâ€" proved. The issue among the Leng Branch group seems to be: "Will the opposition be strong enough to defeat the ‘powerful interests in the apâ€" \peal before the Ontario Muniâ€" | cipal Board? spread the shopper‘s dollar so thin that no one would profit. Like Mr. Goldstein. he believes the drygoods merchandisers are going to be hurt the most. He coes not tthing the impact would be so bad for businessmen who deal in the services trade. Mr. Jowett is a drycleaner. Possibly the biggest factor beâ€" bind the resurgence of the 87 member Long Branch Associaâ€" ‘ion is the fact they are now confronted with an issue which will have a serious social and economic impact on many of chem, minds that the Sherway intenfl.’ snd Etobicoke will present a strong case. However they are also aware that the New Toâ€" ronto Businessmen and the town, plus other shopping centres will be putting up a solid opposition front and hence the optimistics. At a meeting, last week, they decided the best stand they could Jo would be to write New Toâ€" ronto asserting their unanimity in opposing the Sherway centre. They did not receive much supâ€" port from Village Reeve Leonard Ford or Deputy Reeve Bill Chaâ€" pin. They told the merchants that it was their belief that Council should not put up the money to present & strong and quare Mr. oJwett said he f f the recent upsurg early every Long hant demands ti There is ® Road branching off to the top left crossing Etobicoke eveek is completely unnecessary, exâ€" cept only for Sherway. If industrial developâ€" ment was carried out it would not be required. ® At present the West Mall ends at Dundas St. (running south). It would not have to be exâ€" tended underneath the Dundasâ€"Highway 27 cloverleaf as indicatéd if the zoning stayed as is. Since the West Mall is presently a residential area heavy traffic would be generated onto this road. & The extension of Roydon Dr. in a southern direction to Evans Ave. in Alderwood is comâ€" pletely unnecessary except for servicing Sherâ€" way. Once Roydon is North of Dundas St. it services primarily a residential area. Therefore it is not needed for commercial traffic. ® Notice that the heavy black line does not conâ€". nect with the Queen Elizabeth Way at all. Therefore it cannot be said this road is necesâ€" sary to aid industry. Even without Sherway projided the Department of Highways thakes the changes to the Queen Elizabeth Wayâ€"Highâ€" way 27 intersection as depicted here, industrial traffic would still have to make a circuitous route to get on either of these major arteries.‘ ® To extend Roydon Dr., it is necessary to cut through buildings and businesses. This would cost thousands of extra dollars. ® To facilitate Sherway, the Queensway will have to be extended from Highway 27 westward into Toronto Township. ® Peel County has said it will not extend The Queensway until such time as normal residenâ€" tial growth in Toronto Township warrants it. ® By carrying ofut these works just to service Sherway, many major projects in Etobicoke will grind to a halt. ® Fewer sidewalks will be built. Fewer roads will be paved. Needed storm sewers will not be laid. ® Heavy black lines indicate major roadwork directly related to Sherwav. ®© If Sherway becomes a reality normally or re« latively quiet residential streets will cease to be such. SPREAD THIN recent upsurg plexe no question in their OMB unless Branch merâ€" at they do. llage should *Those who built w plazas did so in view areas that were apparently z for such development ‘but way area was neither open nOF apparent. f Area .. {Continued from page 30) "We in Applewood Acres ha‘ rothing to gain and all to flose "All the surrounding plaze deâ€" velopment was done on the basis of the Etobicoke zoning, which was expected to remain as & protection. "Therefore we were crossed up by the change in the Etobicoke official plan. "Sherway will have a severe ef« fect on existing shopping plazas and shopping strips. If the cxisting places lose 30 per cent business, they simply cannot "I do not think that it is right for the large, wealthy companies to be subsidized by extra taxes to pay for roads and other servicesâ€"services paid by the bardâ€"earned tax dollars of the smaller businessman. "Some of these taxes could mmount to $28 or $30 per year for almost the entire life of some of these men. "By services I mean widening roadways, overpasses and subâ€" ways. If they widen the Queensâ€" way and Dundas and Highway expensive subways. "These will place a debt on Toronto Township and Port Credit without any tax revenue iike Etobicoke, which will make out all right. CV hen the smaller man §0#% out and builds up an area over many years, I do not thing it is at all fair for the big boys with thousands and thousands of colars to some in and deprive them of business they have earned M "Sherway will frighten off deâ€" elopers, for years, who intended o build other shopping plazas n Toronto Township. "Sherway will also do harm 3 the Kingsway us there is no he W W am not so worried about extra competition as about tax load. Municipal councils newspapers have failed to the public adequate inforâ€" on about the costs of extra ces to the property taxâ€" Wear PORT CREDIT im â€" Allan, Port Credit al require at will also do harm sway us there is no development around ch to draw business it must get it from least four