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“Need More Industrial Land To Balance Ratio" Before I begin, Mr. Chair- man, I would like to point out that under Section 10 of the Planning Act the proâ€" vince makes it mandatory that "the planning board shall investigate and survey the physical, social and eco- nomic conditions in relation to the planning area and . . . without limiting the generâ€" ality of the foregoing it shall . . . hold public meetings and publish information for the purpose of obtaining the participation and co-opcra- tion of the inhabitants of the planning area in determining the solution of problems or matters aflecting the deVel- opment of the planning area. My speech tonight is made in this light and should not be construed as having polit- ical overtones. After all, I am a professional architect - town planner - not. a politic- lan. "Why did the chicken cross the road?" . . . goes the riddle, with the usual obvi- oust simple answer being Following is the ad- dress given by Richmond Hill Planning Director Harold Decks to the Richmond Hill Rotary Club January 14. Mr. Decks has been planning director for Richmond Hill for 14 months. Prior to comingr here he was in the plan- ning branch of the pro- vlncial government. are you getting 4% on your savings account? Form 55 Adduu No. of Arrounl Nam .. Depou'fed by ........ Dan TELLEH'! INIYIAL Coins Cheques Coupons TOTAL $ You are. . . IF you save at National Trust. All savings accounts earn 4% interestâ€"calculated on the minimum haif-yearly balance. And this high rate of interest starts the moment you open your account. National Trust also gives you free chequing privilegesâ€"and orfice hours are longer for your convenience Open your 4% savings account at National Trust log. National Trust 10 20 50 100 How many chicks resulted of each color and sex? «And of these chicks how many more would grow up to cross the road for the same rea- son? Would there eventually be a need for a chicken crassâ€" walk across the road? If so, how much would it cost? Planning boards are by nature too curious about what makes things tick to let the matter rest so full of uncertainty. Like the scien‘ tist the planning board beâ€" lieves in basing its opinions on fact. For instance. if a planâ€" ning board were dealing with the same riddle about the chicken they would like- ly first try to establish whe- ther it was cui‘iOsity or hun- ger that led to the chicken crossing the road. If it was hunger - was it food or sex? If it was sex. then was she an attractive Plymouth Rock White or a pretty little Rhode Island Red? After all. council' must know the cost in order to esâ€" tablish their budget and set the tax rate. Eventually by- laws musl be passed accord- ingly. and implemented. So goes the process. V My poiht is that the reâ€" search process takes time . . . "to get to the other side. of course." While such an answer apparently satisfies most people. it would not satisfy a planning board. COMPANY. LIMITED NORTHTDWN SHOPPING CENTRE Safeguard your Valunblu Rent . SAFETY DEPOSIT BOX in our Vnult Our statistics show that daily there is a total of some 31,500 two-way vehicular movements going to. from and through Richmond Hill During the past six to eight months much data and material has been ‘thered together for the nniung board but there is still a great deal to accumulate. which will take more time - for there apparently are no easy solutions to the planâ€" ning problems of Richmond Hill. If there were. you pro- bably would have heard more from your planning board during the past six months. Most of you are aware that the traffic problem is becoming more and more serious. Already it seems that the Yonge Street pedes- trian in Richmond Hill now has the right-of-way only af- ter the ambulance picks him up. and patience - answers usu- ally lead to further questions which need to be answered. But eventually certain rela- tionships usually evolve from the cumulation of facts. one third of which go right It is upon these, rela- tionships or trends if you like that the plan- ning board expresses a well studied construct- ive opinion upon which council can act with rea- sonable confidence. HOS-3.! Two large “power paoked” heating elements are thermostatically controlled. ‘ The top element gives fast recovery when there is a heavy demand for hot water. The lower element provides storage for fu- ture use. Low cost Rental Plan $1.70 per month plus cost of power. Let Us Discuss Our Hot Water Service With You RICHMOND HILL HYDRO TU. 4 a 3511 Some of this will accom- modate local employment. such as professional offices, and part will be for head on”- fices and branch ofiices which do not require or de- sire proximity to downtown Metro offices. WHEN YOU NEED IT AUTOMATICALLY My purpose in detailing this movement of trafiic to‘ from and through Richmond Hill is to quickly give you a picture of how the Metro- politan Toronto complex daily dominates the routines of Newmarket and Aurora as well as of Richmond Hill. Richmond Hill itself gen- erates over 10.000 trips dal- ly between itself and Metro of which for every one trip between Richmond Hill and downtown Toronto two trips take place between Rich- mond Hill and Willowdale. At the present time some 4,000 trips daily are oriented about Richmond Hill’s busiâ€" ness area which is greater than for the three shopping centres combined. It would appear therefore that the Yonge Street business dis- trict is still very much alive and kicking in spite of all the talk to the contrary. With respect to future of- fice development about one third of new office space ex- pected for the Metropolitan Area during the next 20 years is expected to Incate in the fringe areas of which Richmond Hill is a part. Indications are that the trend of vehicular move- ments between the Newâ€" market-Aurora areas and Metro will .continue. Rich- mond Hill may expect some relief from through traffic on completion of Highway No. 404 running north-south to the east of to\vn. However. while Yonge Street will likely retain a significant volume on’ through traffic. oriented as we have seen on Willowdale and other areas. it will be- come more and more a short trip business route with an attendant increase in busi- ness activity. It is significant to note here that while the New- market-Aurora areas gener- ate some 8.000 trips daily though Richmond Hill only about 1.600 trips daily actu- ally involve a purpose such as business with Richmond Hill. The Inther trips are mainly Metro oriented. However. useful parking areas will be required in ad- dition to a free flow of traf- fic in all directions about and through the central bus- iness district. through the town. another third go between Richmond Hill and non-Metro commun- ities in all directions. the other third between Rich- mond Hill and Metro. HOT WATER Actually 25 per cent of the Richmond Hill Metro trips are Willow- dale oriented. But even of greater significance. these trips. apparently are predominately for business rather than shopping purposes. Long range develop- ment prospects for the Richmond Hill business area are bright. if ad- vantage ls taken of the trend. Adequate municipal ser- vices will also be required for development. Fire needs will require that the old water distribu- tion system originally orient- ed on the pumping station at the pond must have a new trunk system oriented on the more recent water plant facilities located as you all know in the eastern part of town - for in effect part of your tree like distribution system is being supplied through the branches instead of the trunk. Some quarters might. sug- gest a bypass route from Yonge Street via Essex-Ne“- kirk Road which involves over or underpasses at two points on the railway line. ll is evident that whatever solution is finally adopted the purchase of property and construction needs will cost Richmond Hill money. While the central area of Richmond Hill is a very in- teresting study in itself we should not confine ourselves tonight to any one particular aspect of the town. Let us see what is hap« peninig in one of the resi- dential areas, say the mast critical. the north-east qua- drant of town, BeVerlyv Acres and Skopits Subdivisions which are reputedly exâ€" tremely well planned. What do we find as we adjust our little microscope? a central business district contained by a ring road sys- tem which permits the free flow of traffic? Will Yonge Street be made into a pedestrian mall within Or will Yonge Street be- come a one-way street south- bound and Church Street ex- tended a one-way street northbound? Or will Yonge Street remain as it is with traffic being byâ€"passed via Lennox-Pugsley Avenue exâ€" tended? Naturally, of course. a storm sewer system of sufâ€" ficient capacity ls a must irl business densities are to in- crease extensively because water just doesn't soak through roofs and parking pavement. Can you pick out, a new school site of some four or five acres within the central area? How much will it cost? Will the location meet the needs of the school board? At the present time the area adjacent to the central business district is limited as to residential population density increases because of the lack of storm drainage facilities. So the population of some 5,681 persons seems to be continually in a state of flux. Some of the children from Beverly Acres go to the Crosby Heights .Public School but the remaining pupils attending the Beverly Acres Public School fill it to capacity We find that there are 0- ver 3,000 two-way vehicle movements to, from and through the area each day of which 70 per cent are Metro oriented. Once again 1 ask you to pick out a new school site of some four or five acres. How much will it cost? Will the location meet the needs of the school board? As a citiâ€" zen you can't duck the re- sponsibility. And council cannot thwart it; the law requires you to provide the school, Examination of the enrol- ment at the Beverly Acres School reveals there are nearly twice as many chil- dren enroled in kindergarten as there are in Grade 8. Our population statistics indicate there are now en- ough existing children in the area to keep the kindergart- en enrolment at. the same amount for at least fiva years. It doesn't take much imagination to realize that before too long two Beverly Acres public schools will be filled where there is now only one. "Life In The Hill" Will Be Found On Page I] This Week New residential pop- ulations of course also require school facilities. Already the McConaghy School is at capacity so that a new school will he required to service such a population. We find 1,207 dwell- lng units of which 1,187 are generally occupied. I say generally occupied because the population changes. There are 33 pupil changes on the av- erage every month at t h e Beverly Acres School. With respect to the town as a whole I would be some- lwhat remiss if I did not mention that the demand for new schools and school sites will greatly increase during the next 20 years. at a rate considerably greater than the rate of population growth. As a result of higher birth rates of the last decade. which are expected to con- tinue, the percentages of the total population which are school age, in particular high school age. will rise. In addition, a greater perâ€" centage of school age chil- dren are expected to attend school. again primarily in the high school age. Old schools naturally will require replacement or en- largement. All of which will cost you money. This tax in- crease could be substantially high in some years or low if the non-residential assessâ€" ment increase-s at a faster rate than would be required to provide for the school tax, Non-residential assessment includes industrial as well as commercial development. With respect to the long term industrial trend in- creased mechanization and automation which results in a greater floor area per worker; the use of horizontal conveyors and equipment which results in a preference for one storey structures re- quiring increased ground ar- eas; the need for adequate siting. service amd employee amenities, ‘and future ex- pansion will cumulatively mean that during the next 20 years there will be a gen- eral need by industry for dispersed low coverage sites capable for long term ex- pansion. The fringe areas about Metro can expect to benefit from this trend. Richmond Hill’s long term industrial prospect appear to be en- com-aging. Adequate storm drainage facilities would provide this community with a sufficient sewage treatment capacity to service future industrial re- quirements for over five years ahead. providing of course sewer trunk mains are also laid. lo the facts. You must be prepared to spend tax money not only on schools but also on the physical development of your community: storm sewers, sewer trunks, water mains, roads. and parking fa- cilities. At the present time the sewage treatment plant serv- ing Richmond Hill operates at two-thirds capacity ex- cept during those few days in the year when the sani- tary sewers are swollen with storm water resulting from inadequate storm drainage facilities within the com- munity. On the basis of the new well coming into operation this year Richmond Hill will have a sufficient water sup- ply to serve future industry and the community for some five to eight years ahead. It is possible therefore to at- tract the future industry. Right now Richmond Hill is like the young girl with a girdle so tight one eye was green and the otiher eye red from crying about it - her suitor didn’t know whether to stop or go ahead so she lost him. Gentlemen, don't lose the excellent future which can be Richmond Hill's. Wake up However. it, may be ex‘ pected that the existing small acreage sites within the present, town limits will prove inadequate to meet the needs of future industry. Nor is there enough industrial land to sub- stantially improve the residential - non resi- dential assessment ratio which now stands at ap- proximately 80 to 20 per cent, a situation hardly encouraging to long term future non-residen- tial development. The problem becomes quite ridiculous when one realizes that the zoning bylaw permits the entire Beverly Acres semi-detached housing to become apartment blocks which would mean a density of some 13,000 persons, not in- cludinx the Skoplts Sub- division. Sanitary sewage capa- city also leaves much tn he desired because of Insufficient storm drain- lge facilities in the Bev- erly Acres area. KEN 'l'A LS SALE PRICES ON TV AND STEREO HI-FI TV TOWERS - 40 ft. installed complete with all‘ wave antenna - $60.00 , Richmond Hill TV 34 YONGE SOUTH You must. be prepared to put up with the time it takes to plan and with the many zoning bylaw amendments that follow‘ You must be prepared for a modernization of the central business area through a planning process directed to: 1 Provide parking. 2 Relieve trafiic con- gestion and minimize hazards to pedestrians inside the centre. 3 Eliminate non-shop- ping land use within the centre. HAROLD DEEKS Planning Director 4 Replace THE LIBERAL, Richmond Hill. Ont. Thursday. Januafy 24, 1953 are you getting free chequing privileges? . ugliness Yes . .. IF you have a savings account at NationalTrust,you can write any reasonable number of cheques free of charge. National Trust also gives y0u 4% interest on your savings accountâ€"calculated on the minimum half-yearly balance. And the office hours are longer for your convenience. Open your 4% savings account at National Trust m. Television Rentals From $10.00 Monthly Silex Automatic Toaster $9.75 Filtro Electric Kettle $6.75 TU. 4-7456 with beauty through the co-operative action on redesign of signs and fa- cades and on provision of open space. 5 Protect adjacent neighborhoods by set- ting the centre apart from residential areas. providing adequate trafâ€" fic ways into the shop- Clearance Sale RECORD PLAYER AND TAPE RECORDER RENTALS NORTHTOWN SHOPPING CENTRE Ding area. and providing nmnle parking space within. You must be prepared to consider industrial annexa- tion. And you must as . community ini-tiate 1: integrated and all in‘cluslv. promotion plan. Well A V . 5-3756