The Public Meeting this date was to consider an application submitted by 3555 Highway 7 Development Ltd. c/o Brivia Group for an Official Plan and Zoning By-law Amendment to permit a mixed-use high-rise development consisting of two 40-storey and one 53-storey buildings at 3505 and 3555 Highway 7 East (Ward 8) File No. PLAN 21 106315.
The Committee Clerk advised that 2583 notices were mailed on September 15, 2021, and a Public Meeting sign was posted on September 10, 2021. There were 18 written submissions received regarding this proposal.
Melissa Leung, Planner I, gave a presentation regarding the proposal, the location, surrounding uses, and outstanding issues.
Melanie Hare, Urban Strategies, provided a presentation on the proposed development application.
The following deputations were made on the development application:
- Helen Li, resident residing on the north side of the subject lands, expressed concern regarding the height, density, and shadow impacts of the proposed development application. Ms. Li noted that the height of the proposed development is significantly higher than current Zoning By-Law permits.
- Fan Xu, resident residing on southeast corner of the subject lands, expressed concern regarding the height and traffic impacts of the proposed development, the disruption caused by the construction of the proposed development, and that the proposed development will block her view.
Audrey Thomas registered as a deputant, but decided not to speak.
The Committee provided the following feedback on the proposed development:
- Commented on the thoughtful design and layout of the proposed development;
- Suggested that the developer consider offering a shuttle service to residents living in the proposed development;
- Discussed the possibility of increasing York Region Transit, and Viva Rapid Transit service in the area;
- Requested that a presentation be made at the Development Services Committee on all the developments being proposed and in the works in this area of Markham Centre to help Members of Council conceptualize the development applications they are considering and the surrounding area; as well as an overview of key statistics including such matters as square footage; revenues and population generated and the types of uses proposed;
- Noted the importance of proposed developments connectivity, position, orientation, and height relative to one another in this area of Markham Centre;
- Noted that the design of the proposed developments in this area of Markham Centre should reflect a civic space, suggesting that the three proposed developments in this area be subject to an architectural competition;
- Questioned how many new units are being proposed in this area of Markham Centre (including this and other proposed developments in the area);
- Asked for clarification on the colour coding of the shadow study (i.e. what is the difference between the orange and gray shadows?);
- Suggested that the proposed development include affordable rental units;
- Questioned the size of the floor plate and if there will be a podium;
- Questioned how residents of the proposed development will access the development;
- Encouraged the applicant to think about including an automated waste system in its plans for the proposed development;
- Suggested that at public meetings a brief introduction of the proposed development and the surrounding area be given to provide residents with a greater understanding of the proposal (including a map with the location of the proposed development).
The following responses were provided to the inquiries from Members of Council and the Deputants:
Ms. Hare advised that the noise from the construction will be managed through a noise mitigation strategy (i.e. construction only be done at certain times of the day, and having a management agreement in place). Ms. Hare noted that the proposed development was designed to protect the views of residents living in existing nearby building as much as possible, with good separation distances between the proposed towers, which are also lined up on a north south axis. Ms Hare committed to seeing if there is an interest in having a shuttle bus service as part of the proposed development. Ms. Hare advised that access to the parking garage will be from a private road located on the south side of the proposed development, and that applicant is considering ways that it can design the buildings so that it could be hooked up to an automated waste system in the future if the opportunity arises.
Stéphane Lalonde, Brivia, provided an overview of the construction schedule, advising that construction of the first tower will commence 2 to 3 years from when approvals are granted, and will take approximately 3 years to build. Construction will likely start with Tower B, followed by Towers A, then C.
Ross Carter-Wingrove, Lemay, advised that there are two podiums, and that the applicant is working with City staff to try and mitigate the height and align them with active uses.
Stephen Lue, Development Manager, Central District, advised that the Preliminary Concept Plan for the Markham Centre Secondary Plan permits a height between 5-16 stories, noting that staff are considering increasing the height permitted in this area. Mr. Lue further advised that there is approximately 8927 new units being built in this area of Markham Centre.
Ron Blake, Senior Manager of Development, advised that staff can have a discussion with YRT and Viva Rapid Transit in regards to enhancing transit services in this area of Markham Centre. Mr. Blake further advised that only preliminary reports are being brought forward to the Development Services Committee at this time. Furthermore, staff are not bringing forward any recommendation reports for Markham Centre until the Secondary Plan for Markham Centre is approved by Council in order to ensure all development application are treated equitably.