Resident Concerns Dominate Development Debate - Planning and Development Committee - March 23, 2026

The Planning and Development Committee held a lengthy meeting to review multiple development applications across the city. The session was dominated by resident concerns about a proposed conversion of institutional land to high-density residential use, school overcapacity issues affecting multiple wards, and traffic safety concerns related to several development proposals. Staff presented numerous applications requiring official plan amendments and rezoning, with several items deferred for further review.

Topics Discussed

School Capacity Crisis Across Multiple Wards

Schools in several areas are severely overcrowded, creating significant concerns as new residential developments are proposed. Castlebrook School currently has 1,600 students in a facility designed for 1,500, while Ambrosic Catholic School has 1,500 students with capacity for only 1,200. At Castle's Public School, students were unable to go outside for recess for two months (January-February) due to lack of space, and staff are forced to park in children's play areas because portable classrooms occupy parking lots. Councillor Powers noted that "there's a massive amount of children that get bussed all the way to Ward 7 because we don't have enough schools in that area." Despite these capacity issues, the school board has not raised red flags about new developments, with staff suggesting demand is "cyclical" and can be managed with temporary portables.

Institutional Land Conversion Controversy - 9281 Goreway Drive

A proposal to convert church-owned institutional land into a high-density mixed-use development with four towers (16-20 stories) and 649 residential units sparked significant opposition. Resident Andre Vilante argued that "institutional lands are not interchangeable with other land uses. They are a limited and essential resource that support schools, community services, in some cases, healthcare facilities, and other long-term public needs." He warned that "once institutional land is converted, it is very difficult to replace within established communities such as ours." MDA Space, whose global headquarters is located nearby, also opposed the rezoning, with Senior Director Melissa Cass stating the company chose the location after their previous site "was overcome with heavy industrial transportation and distribution." The proposal would change the area from "high prestige corporate R&D" to allow "heavy industrial warehousing."

Commercial Plaza Opposition - 3288 Countryside Drive

A proposal for a two-story commercial plaza with 14 retail units and 113 parking spaces on land currently zoned for single-detached housing faced overwhelming community opposition. Ryan Coho presented a petition with 350 signatures from over 200 households against the plan. Residents raised serious safety concerns about the proposed entrance on Landscape Road, which one resident described as "very dangerous" - located approximately two car-lengths from a park walkway entrance. The narrow two-lane road already creates hazardous conditions, with one resident stating: "I have had to myself get off that parkway, walk away from the park and wait a good two, three minutes just to be able to cross that street." Residents also noted that children from the neighborhood cross this area to reach Mount Royal Public School, creating "an increased risk I feel of kids getting run over."

Employment Lands Designation Dispute - Block 40-5 Secondary Plan

A significant disagreement emerged over employment land forecasting methodology that could affect residential development permissions for multiple property owners. Patrick Pearson of Glen Art Associates argued that Watson Consulting's technical memo excluded Maple Lodge Farms' large land holdings from employment land supply calculations, despite these lands being currently designated as employment and at least partially vacant and developable. The exclusion was based solely on one landowner stating they had "no immediate need or intent to develop or sell." Multiple property owners who purchased land with existing residential permissions are now facing proposed redesignation to employment uses. The matter was deferred back to staff for further review.

Infrastructure Planning Error - Heritage Heights Development

A critical discrepancy in regional water and wastewater infrastructure planning was identified that could delay development on the west side of Heritage Road. Regional planning documents incorrectly classified the Heritage Heights west side project as "long-term" (2034), when construction is already underway and the project should be classified as "midterm" (2028-2033). A council member stated, "we have infrastructure projects that are currently being done at the region appeal and yet there was a little bit of a hiccup on one of the appendices." Council passed a motion to send corrections to regional council before their Thursday meeting.

Motions

• Motion to approve Item 7.3 (Blackthorn Development Corp. application to amend official plan and zoning bylaw) - Passed (despite resident opposition regarding school capacity)
• Motion to approve Item 7.4 (Temporary use bylaw at 10590 Highway 50 for industrial warehouse with truck/trailer storage) - Passed
• Motion to defer Item 8.1 (Bram West staff report) - Passed
• Motion to send corrections to regional council regarding water and wastewater infrastructure plan for Heritage Heights - Passed unanimously
• Items 7.5 and 7.6 - Deferred at applicant's request
• Item 6.1 (Official Plan Amendment - Clerical Corrections) - Public meeting adjourned with no public attendance
• Item 6.10 (Major Mixed-Use Development - Heritage Road) - Adjourned, no presentation requested

Attendees

The transcript does not provide a complete list of councillors present. Mentioned participants include: - Councillor Powers - The Chair (name not specified) - Deputy Mayor (name not specified) - Mayor (referenced but not named)

Multiple city staff members presented including David Vanderberg (Manager, Development Services), Andrea Zen, Raj Lamishani, Alice Lewis, and Maria Jones.