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Appropriate development for Vaughan That's how Vaughan Town Solicitor Tom Fraser summed up the Maple area theme park situation at the Ontario Municipal Board (OMB) The theme park would reduce local water rates. The developer would pay for all the traffic im- provements except for a length of Rutherford Road the town would be improving anyway. hearing ternoon “The citizens will benefit from taxes and employment, traffic improvements, tourist industry expansion and an inflow of US. dollars “The project will round out and complement other attractions around Maple. It will be a useful additional resource.“ “This is a very ap- propriate development for Vaughan." Even now the whole property could be used for an institution or for Town Solicitor Fraser said an expert planner testified the proposed use was very suitable for the site. Hydro §ervihe Would be improved. The theme park proposed in Vaughan would have a “leap- frogging effect“ pushing development pressure northward, the Ontario Municipal Board (0MB) was told last week. Summing up three weeks of evidence as the OMB hearing concluded at Maple Thursday, ratepayers' lawyer John Richardson asked the board to withhold ap- C-8 â€"- THE LIBERAL. Wednesday. November 23. 1977 Opposing the Park THE VALUE IS THE PRICE IS 'THE TIME IS THE DEAL IS Lic. HTN 807, miles 48,076 4 cyl., auto., buckets, consul, radio‘ Blue with matching blue interior. 2 door Hardtop, automatic power steering 8 brakes, rear defroster. 2 dr. Hdtp. 8 cyl., auto., P.S., P‘B. radio Lic. ARC 127. 1974 MUSTANG I| Automatic, 2 door hardtop deluxe sound package, power windows, fender skirts, power steering 8 brakes, factory air condi» tioning. 3 door model, red exterior with contrasting interior, automatic transmission, oower steerinq. Lic. KVR 244. Only 17875 miles. Your lineal/r Mercury, Ford Truck Dealer 10801 YONGE STREET senvmgismssa WWHLLLW SALES 884mg Lg 1977 MARQUIS BROUGHAM 1977 COUGAR 2915 RECONDITIONED CARS Amusement park would push development pressure. nerthflw 1976 GREMLIN 1972 TORINO TUNE-UP Wednesday af- ‘2995°° 1 445°° 39":6 He argued there “are sufficient controls to prevent spin-off development in the vicinity. N0 RESTRICTION Fraser said there is nothing in region or town policy that restricts Drirne farm land to agricultural uses. Evidence showed there was doubt as to the agricultural value of the land without extensive and expensive drainage work‘ Fraser said. “Until the province develops a policy allowing the farmer on such expensive land some allowance enabling him to continue farming, there will be no provincial policy against such changes in land use," he said. recreation Nearby 1,200 similar acres were just recently zoned for industry. Most of the land for some distance northward is owned by non-farmer companies leasing to farmers. The decision on this belonged to the province, and the province had no applicable policy. proval of the town‘s theme park legislation. Solicitor Richardson said urban development further south is proceeding north in an orderly fashion. Evidence \of the ratepayers‘ expert wit- ness showed the proposed use wouldn‘t be apâ€" propriate and the plan shouldn‘t be recom- mended for approval. he said‘ Automatic, 2 dr., hardtop power steering 8 brakes electric rear defroster, Ian dau roof. 2 dr. Red with contrasting interior, auto., radio, Lic. DWY 079. Miles 64,623. 1822°° 8 cyl., stick, radio. Finished in green with beige interiori Lic. H 43409. Automatic, 4 door AMIFM radio, power antenna, fac- tory air conditioning, rear window defroster, fender skirts, power steering 8 brakes, in stock. Lic. HSA 993. Miles 66,942 4 speed, radio, light green matching interior. 1977 COUGAR XR7 SHOCKABSORBEIS mm.- 29" :1...“ 1977 MARQUIS BROUGHAM 1974 CHEVROLET 1/2 TON PICK UP 1972 VOLVO 142-5 1973 NOVA mm Traffic noise now ab- sent on weekends in Maple would be extended to seven days a week under the plan; The Maple community accepted the notion of growth to 7,500 people, but not the kind of growth the park would mean. The Toronto-Centred Region plan zone boun- daries were never in- tended to be sharp edges. The park property at west side of Highway 400 at Major Mackenzie Drive was near the boundary of (urban) zone one. he argued. Richardson said the park plan was unique. Canadian planners had no precedent upon which to draw. TESTING GROUND Maple was being proposed as a testing grounds for theories that relate to theme parks. particularly as to traffic and economic impact. The project was clearly a use of some size. since 85 to 90 acres of parking are included. The average daily attendance of 18,000 people would be twice what the final Maple population will grow to in 20 years. Saturday at tendance would be four times that. Maple population. If theme park traffic had trouble returning ' in addition. there would be more than 2,000 em- ployees. The 17,500 Saturday vehicle movements meant a car entering the park every two seconds. If a proposed bypass around Maple isn‘t built. park traffic would simply be added to today‘s truck traffic. There would be pressure for widening of Highway 400 and for alternative use or spill-off onto local roads. Since no widening of 400 was planned. traffic would likely exit 400 onto local roads. Automatic, 2 door hardtop power steering Er brakes, flight bench seats, spon instrumentation, group electric rear window, factory air conditioning. Towne Sedan, coach roof, opera windows, loaded, rust inhibited. Must be driven to appreciate. Lic‘ KSZ 760. Miles 33,361. Lic. ARR 270. Miles 39,105 P.S., P.B., 351, V8 1977 COUGAR XR7 Lic. KYT 002. Miles 15,695 Auto, P.S., P.B., 6 cyl. Well equipped for work or pleasure. ALIGNMENT 73 GRAN TORINU SOUIRE WAGON ’ ONLY 6 1977 PICK UPS LEFT 1976 VALIANT 1976 LINCOLN would »r widening 400 and 1 use or spill- ~0ff onto Highway 400 due to congestion or accidents, regional roads would be used. Nobody had done a particular study of High way 400 spill on regional roads. said Richardson. Richardson argued the projected economic benefits weren‘t as clearly defined or as certain as they might be. Taking into account recent fluctuations in the Canadian dollar and effects on tourism, there was some question as to whether the park would mean a significart [influx of US dollars. Anu’V/Q‘” 18 per cent of park tendance was expected to be from the US. “The public good as presented isn't certain don‘t forget the private good sought by the developer.“ said the lawyer for Maple Ratepayers Inc. and Even though evidence showed projected traffic on Maple area roads would not exceed the acceptable level in terms of capacity, there was more to it than that. There would be in- creased interference with local traffic. There would also be an annoyance factor, interference with weekend peace and quiet. Farm Vvehicle liaffic would also be interfered with. . J) ' Pric “78 pick the best/,2: No‘ Kraft PEANUT BUTTER BEE MAID HONEY SOCKEYE SALMON Paramount Sliced, 60% or ‘0099 Whole Who“, Cracked Wheat 1 Grlde‘ 24‘ z::‘2'°'79¢ JANE PARKER BROWN BREAD V CANADA PACKERS ‘ RANCH STYLE BACON ‘ronmod 7% iar 2-lb lar Sensible Vaughan (S.A.V.E From an energy con- servation standpoint the park could better be located on 3 GO transit line. There were significant gaps in the studies done, he said. Under the province's Strategy for Preservation of Ontario Food Lands, recreation uses were to be put on poor land rather than on prime farm land like that around Maple. N0 INFORMATION The impact would be on more than the site's 300 farm acres. but rather would be on some 1,200 acres including adjacent prime farm land. “It seems desirable to have some more certain basis than the com- parison with experience in Cincinnati. Ohio where we have no information as to competing at- tractions and disposable income," said the citizens‘ solicitor. He said there were uncertainties as to exactly what the economic performance of the project will be while the town and region assume the park will pay for services built. Canadian experience might be different from that in the U.S., Richardson said. 1.59 1.29 1.59 Action Prizedl Action Pritedl Approach to Environment JELL-O POW DERS Assorted Flavoursâ€"Dessert Palanda, Crushed, Tidbits or SLICED PINEAPPLE Dixie Home, Apple, Blueberry, Cherry 8;: CA MEL Efiflflms 3/l.00 WARF’éRs JANE PARKER CAKE DONUTS 5 9,! That‘s how lawyer J.F. McCallum Thursday ended the argument at the OMB hearing for developer Family Leisure Centre‘s proposed theme park. “The public interest far outweighs any private harm caused to residents of Maple." “Despite recorded and well-heard objections. all three levels of govern- ment (town. region, province) charged with acting in the public in- terest, have come down in favor of the project. Hearing evidence showed theme parks to be the fastest growing in- dustry in the US. and ()ntario’s need to compete transcended any Mapie private interest. All of Vaughan, of region and of province would benefit, he said. “Apart from' this ap- plication. the residents are certain to lose their non-city atmosphere. “They found the public interest outweighs the private harm.“ said McCallum‘ Not a single provincial ministry recommended against approval. All were satisfied the park proceed. after certain recommended modifi» cations were made. Defending the Park MITCHELLS PURE APPLE JUICE Plain, Sugar, Cinnamon l9-flâ€"oz 4/39¢ 2/99,! Public interest outweighs harm to Maple residents 48 OZ. TIN Eg'ffiia'g'fif | 8190 BAYVIEWAVE. MAPLE FABRIC “What we have seen is a demonstration of the private interests of certain residents of Maple. “All referred to quality of life: traffic, noise pollution. non-city living. “They (the objectors) have failed to show this project by itself will so harm the public interest that the proposal for having the park must be denied,“ said McCallum. “Every one of those factors is growing and changing. There‘ll be even faster growth and change from the pits. “Their quality of life is a situation of change," said the theme park firm‘s lawyer. He said it was proven the land isn‘t good for farming in the light of all the circumstances. “The fabric of Maple life is made up of the airport. truck traffic. Highway 400 traffic, CN yards and the march north of the total (Metro) industrial complex. Capacity is provided inside the park for all the feared spin-off from the development. Spin-off to the surrounding area just wouldn‘t happen because “They've got to cope with growth and with industry. It's coming. GREEN ‘2“ GIANT CORN Efl'fiPBE/ifi‘B/LOO Eé'fl'pzs 5/I.OQ Fancy Craam Style or Whole Kernel 3 Varieliu Guy Dunn 12-51431 2/89¢ “339° 49¢ EflXKnpoo Monday Tuesday Wednesday Thursday Friday Saturday “The peak flow seen for park traffic on Major Mackenzie Drive is no greater than that counted on Wednesday morning in 1975. McCallum said all the objectors showed was that Maple residents might have trouble getting home and Maple may become a less at- tractive place to live. DON'T LIKE IT McCallum's associate John Chipman sum» marized the evidence on traffic impact, land use planning and need. it was contained within the site. “That doesn‘t add up to such a presentation of harm to these residents that you should feel compelled to deny this application." he said. “There is no evidence refuting the planning desirability of the park. The people only ex- pressed concern, saying they didn‘t like it. “The future bypass may allow theme park traffic to go around Maple altogether. ‘ ‘ T h e M a p l e ratepayers' main concern is trucks going to the gravel pit areas. That is a very separate matter from the movement of private automobiles to Aclion Prlcodl Tom-lo or Veg-ubi- Action Prludl Johnson I. Johnwn (Bonus Puck) Action Pricodl McCain, Frozen, Funcy, Punch Style GREEN BEANS BABY 9 am. 9 am. 9 am. 9 am. 8:30 am. 8:39 am. “The project land is in the Toronto-Centred Region plan‘s zone one. Therefore the project is an appropriate urban use requiring urban ser- vices." the theme park He said the hearing showed tourism to be Ontario‘s second or third largest industry. depending on the means of measurement used. It would help, rather than hurt. other facilities. NEW ATTENDANCE Evidence showed Canadian National Exhibition attendance rose 500.000 while other new attractions (Metro Zoo, CN Tower. Ontario Place. Blue Jays) at- tracted 6,000,000 in new attendance. The park would con- tribute 2.000 student jobs toward Ontario‘s target of 10,000. said Chipman. The province had a hugetoufisn1deficfi.The theme park would fill a vacuunmin the range of facilities in the Metro area. Of the 200 permanent jobs, 90 per cent would go to Canadians at first. Virtually all the jobs would eventually go to Canadians. the developer‘s associate lawyer said. ’rcnch Style Action Friend] ‘3‘? 3/I.00 1.99 6 pm. 6 pm. 9 pm. 9 pm. 9 pm. 7 pm.