MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
APRIL 10, 2012 - 7:00 p.m.
Council
Chamber
Meeting No. 4
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Councillor Alex Chiu
Regrets
|
Ron Blake, Manager, East District
Sabrina Bordone, Planner
Geoff Day, Senior Planner
Brian Lee, Senior Manager,
Development Engineering & Transportation
Rino Mostacci, Director of Planning
and Urban Design
Rosana Punit, Planner I
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:03 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST –
None Declared
1. PRELIMINARY
REPORT GENTHORN DEVELOPMENTS INC.
ZONING BY-LAW AMENDMENT
APPLICATION TO ADD RESTAURANTS,
COMMERCIAL SCHOOLS AND PRIVATE
SCHOOLS TO THE
LIST OF PERMITTED USES AT 5
HILLCROFT DRIVE
(ZA 11 131295) (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Genthorn Developments Inc. for Zoning
By-law amendment to add restaurants, commercial schools and private schools to
the list of permitted uses at 5 Hillcroft Drive (ZA 11 131295).
The Committee Clerk advised that 305 notices were mailed on March 21,
2012, and a Public Meeting sign was posted on March 16, 2012. Two written submissions were received
regarding this proposal and one was handed in at the Public Meeting.
Staff gave a presentation regarding the proposal, the
location, surrounding uses and outstanding issues. Staff advised the maximum
size of a restaurant would be 43% of the building space, in accordance with
available parking.
Daniel Belli, representing the applicant, provided background
information on this property, stating there is a significant vacancy rate in the
plaza. The applicant is willing to work with staff and the community to address
concerns, such as garbage storage, delivery times, and type and size of
restaurant use.
Salman Khan, a local resident, suggested the uses
should provide services to the local residents; whereas schools and restaurant
uses may draw in non-local customers and increase the traffic. Mr. Khan
objected to uses that include serving alcohol.
Hubert D’Mello, a local resident, stated his concern
for the garbage containers that are located adjacent to his property, and he
suggested that a restaurant that serves alcohol may result in noise and
behaviour problems. He questioned what would happen if the property is sold to
a new owner who is not as concerned about being a good neighbour. Mr. D’Mello
provided a written copy of his statement.
Azam Khan, a local resident, suggested that a
restaurant use is not appropriate at this location, as there is only one access
point to the property and there are safety concerns for children. A convenience
store is the preferred use.
Mohamed Ladha, a local
resident, suggested the plaza is not an appropriate location for a restaurant,
as the parking lot is often full and there is only one access. He was concerned
for traffic congestion and potential illegal street parking.
Zakia Khan, a local resident, objected to restaurant
use, particularly one that serves alcohol, as there is not enough parking. A
convenience store is needed more.
Feroz Khan (also speaking for Heramany Khan), local
residents, spoke in objection to the proposed restaurant use, stating concerns
for parking and increased traffic. A bank or convenience store would be
preferable.
The Committee noted the importance of identifying
amenity spaces, and discussed the parking calculations. Staff will request the
applicant to delineate the parking spaces at the rear of the building to
clearly identify the spaces.
Mr. Belli questioned that the plaza parking lot is
often full, as there is a 40% vacancy rate, and he will investigate this issue
further. A concern regarding the inadequate snowplowing will also be investigated
during the coming winter. Mr. Belli agreed to provide a traffic study.
The Ward Councillor requested a community meeting be
held on this proposal, and that Police representatives be invited to address issues
associated with serving alcohol and other concerns of the residents.
Moved by: Councillor Alex Chiu
Seconded by: Councillor Don Hamilton
1)
That
correspondence from Gerard Pinto, Hubert D’Mello, and a petition with 25 signatures,
in opposition to the proposal by Genthorn Developments Inc., be received; and,
2)
That the deputations by Salman Khan, Hubert D’Mello, Azam Khan,
Mohamed Ladha, Zakia Khan, and Feroz Khan (also speaking for Heramany Khan), in
opposition to the proposal by Genthorn Developments Inc., be received; and,
3) That the Development Services Commission report dated March
6, 2012, entitled “Preliminary Report, Genthorn Developments Inc., Zoning
By-law Amendment application to add restaurants, commercial schools and private
schools to the list of permitted uses at 5 Hillcroft Drive,” be received; and,
4) That the Record of the Public Meeting held on April 10, 2012
with respect to the proposed Zoning By-law amendment, be received; and,
5) That the application by Genthorn Developments Inc. for a
proposed Zoning By-law amendment (ZA 11 131295), be referred back to staff for
a report and a recommendation; and
6) That the Ward Councillor
hold a Community Meeting regarding the proposal by Genthorn Development Inc.,
and that Police representatives be invited to attend; and further,
7) That staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
2. FRANGIAN
HOLDINGS LTD.
APPLICATIONS FOR OFFICIAL PLAN
AND ZONING BY-LAW AMENDMENTS
TO
PERMIT A HIGH DENSITY MIXED
USE RESIDENTIAL
AND COMMERCIAL DEVELOPMENT AT
7089 YONGE STREET AND
11 & 15 GRANDVIEW Avenue,
THORNHILL
(OP 10-131003 ZA 10-131004)
(10.3, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by Frangian Holdings Ltd. for Official Plan
and Zoning By-law Amendments to permit a high density mixed use residential and
commercial development at 7089 Yonge Street and 11 & 15 Grandview Avenue,
Thornhill (OP 10-131003 & ZA 10-131004).
The Committee Clerk advised that 122 notices were mailed on March 21,
2012, and a Public Meeting sign was posted on March 19, 2012. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
Eldon Theodore of MHBC Planning, representing the applicant, made a
presentation and explained the mixed use proposal for a 21-storey development including
ground floor retail, 136 apartment units, and townhouse and office components.
Mr. Eldon described the amenity spaces and the provision of 368 parking spaces,
including 348 underground spaces, and advised that the applicant is working
with staff to address on-street parking concerns. Mr. Eldon considers that the
proposal meets the provincial objectives for intensification along major
corridors and complies with the Yonge Street Corridor Study. The Project Architect,
Traffic Consultant, and other representatives of the applicant were also in
attendance.
Marilyn Ginsburg, representing the Grandview Area Residents Association
(GARA) and Ward One South Thornhill
Residents Inc., noted the proximity of this proposal to the new Liberty
development, for a combined total of 1,650 new households in this area. Although
it is an acknowledged major development corridor, Ms. Ginsburg suggested the
proposal is premature and that a Holding symbol be used to ensure an orderly
sequence of development, pending the completion of the Thornhill Secondary
Plan. Specific concerns were identified as: lack of transit system and
transportation solutions; the provision of adequate parklands; floor space
index (FSI) bonusing calculations; too many point towers being built; and, continuing
to apply the maximum intensification will impact traffic, storm sewers,
schools, and the social fabric and sense of community. Ms. Ginsberg will
provide a written copy of her statement to staff.
Marion Matthias, a local resident, referred to the three developments
already in progress in the area, and acknowledged that although intensification
is required, transit solutions are also required, and it is essential to obtain
parkland instead of cash-in-lieu payments.
Ernie Celsie, a local resident, urged the Committee to remember the
home owners in the area and to ensure a smooth transition is facilitated
between the new and existing developments with respect to the impacts on
property values and the lives of the residents. Mr. Celsie suggested a comprehensive
plan for the whole block is needed, and that an increase in density should be
implemented for existing homes as well so that impacts to property values are
mitigated.
Farhad Riazi, owner of the adjacent commercial property to the south, stated
that he has discussed joint development with the applicant in the past. He is concerned
about the impacts of the proposal with respect to limitations that may be put
on the future development of his own property.
Larry Joffe, a local resident, stated that this development is in the
heart of the residential neighbourhood, and will have a big impact on it. Mr.
Joffe discussed traffic congestion and the need for transit improvements, and
suggested the Town approach the province to find a solution.
The Committee discussed the need for transit and indicated a preference
for the expansion of the Yonge Street subway. The advantage of a comprehensive
plan for development of the entire block was also discussed. Staff was directed
to investigate the possibility of traffic signals at Grandview Avenue.
The Traffic Consultant for the applicant discussed Transportation
Demand Management (TDM) measures in relation to the advantages of a live/work/play
environment, and noted that the Yonge Street corridor has the highest modal
split in York Region. The traffic study is currently being reviewed by the
Town. Eldon Theodore confirmed that the applicant is considering providing free
transit passes to the residents in the new development.
The Committee thanked the residents for their input, and thanked the applicant
for cooperating with the Town.
Moved by: Councillor Valerie Burke
Seconded by: Councillor Howard Shore
1)
That the
deputations by Marilyn Ginsburg, representing the Grandview Area Residents
Association (GARA) and Ward One
South Thornhill Residents Inc., Marion Matthias, Ernie Celsie, Farhad
Riazi, and Larry Joffe, with concerns regarding the proposed development by
Frangian Holdings Ltd., be received; and,
2) That the report dated October 25, 2011,
entitled “PRELIMINARY REPORT Frangian Holdings Ltd. Applications
for Official Plan and Zoning By-law Amendments to permit a high density mixed
use residential and commercial development at 7089 Yonge Street and 11 & 15 Grandview Boulevard, Thornhill, File No’s: OP 10-131003 ZA 10-131004”
be received; and,
3) That the Record of the Public Meeting
held on April 10, 2012, with respect to the applications by Frangian
Holdings Ltd. for Official Plan and Zoning By-law Amendments at 7089 Yonge
Street and 11
& 15 Grandview Boulevard,
Thornhill, be received; and further,
4) That the applications by Frangian
Holdings Ltd. for Official Plan and Zoning By-law Amendments at 7089 Yonge
Street and 11
& 15 Grandview Boulevard, be referred back to staff for a final
report and recommendations.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 9:30 PM.
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