Development Services Committee Meeting Minutes

Meeting Number: 13

Tuesday, September 16, 2025 at 9:30 A.m. - 4:30 P.m.

Live streamed

Roll Call

• Mayor Frank Scarpitti
• Deputy Mayor Michael Chan
• Regional Councillor Jim Jones
• Regional Councillor Joe Li
• Regional Councillor Alan Ho
• Councillor Keith Irish
• Councillor Ritch Lau
• Councillor Reid McAlpine
• Councillor Karen Rea
• Councillor Andrew Keyes
• Councillor Amanda Collucci
• Councillor Isa Lee

Staff

• Andy Taylor, Chief Administrative Officer
• Trinela Cane, Commissioner, Corporate Services
• Morgan Jones, Commissioner, Community Services
• Claudia Storto, City Solicitor and Director of Human Resources
• Joseph Silva, Treasurer
• Giulio Cescato, Director, Planning & Urban Design
• Maggie Cheung-Madar, Assistant City Solicitor
• Frank Clarizio, Director, Engineering
• Eddy Wu, Director, Environmental Services
• Stephen Lue, Senior Manager, Development
• Rick Cefaratti, Senior Planner, West District
• Evan Manning, Senior Planner, Heritage
• Duran Wedderburn, Manager, Policy
• Pedram Mehraie, Senior Planner of Growth Forecasting and Data Analytics
• Lily-Ann D’Souza, Senior Planner
• Terence Tang, Technology Support Specialist II
• Rajeeth Arulanantham, Election & Committee Coordinator
• Anushrut Bharadwaj, Assistant to Council/Committee

​Alternate formats for this document are available upon request

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1.

CALL TO ORDER

INDIGENOUS LAND ACKNOWLEDGEMENT

We begin today by acknowledging the traditional territories of Indigenous peoples and their commitment to stewardship of the land. We acknowledge the communities in circle. The North, West, South and Eastern directions, and Haudenosaunee, Huron- Wendat, Anishnabeg, Seneca, Chippewa, and the Mississaugas of the Credit peoples. We share the responsibility with the caretakers of this land to ensure the dish is never empty and to restore relationships that are based on peace, friendship, and trust. We are committed to reconciliation, partnership and enhanced understanding.

The Development Services Committee meeting convened at 9:37 am with Regional Councillor Jim Jones presiding as Chair for all items on the agenda.

Regional Councillor Alan Ho left the meeting at 11:45 AM and did not return.

2.

DISCLOSURE OF PECUNIARY INTEREST

There were no disclosures of pecuniary interest.

3.

APPROVAL OF PREVIOUS MINUTES

3.1

DEVELOPMENT SERVICES COMMITTEE MINUTES - JULY 8, 2025 (10.0)

• Moved by Regional Councillor Joe Li
  Seconded by Regional Councillor Alan Ho
  1. That the minutes of the Development Services Committee meeting held on July 8, 2025, be confirmed.
  Carried

4.

DEPUTATIONS

There were deputations in relation to item 8.1. Please refer to the individual item for details.

5.

COMMUNICATIONS

5.1

COMMUNICATIONS, RECOMMENDATION REPORT, CF/OT BUTTONVILLE PROPERTIES INC., APPLICATIONS FOR OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT, AND

DRAFT PLAN OF SUBDIVISION TO PERMIT EMPLOYMENT USES ON THE LANDS LOCATED AT 2833 16TH AVENUE (WARD 2), FILE PLAN 23 128636 (10.3, 10.5, 10.7)

Note: Please refer to item 8.1 for staff report.

• Moved by Councillor Ritch Lau
  Seconded by Councillor Karen Rea
  1. That the written submissions from Alex Abdulnour (Peoples Christian Academy), Michael Manett (MPLAN Inc.), Philip Steward (Pound & Stewart Associates Limited), and Marianna Grasso (York Region Condominium No. 646) providing comments regarding the above subject matter be received.
  Carried

6.

PETITIONS

There were no petitions.

7.

CONSENT REPORTS - DEVELOPMENT AND POLICY MATTERS

7.1

VARLEY-MCKAY ART FOUNDATION OF MARKHAM MINUTES – MAY 12, 2025 (16.0)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the minutes of the Varley-McKay Art Foundation of Markham meeting held May 12, 2025 be received for information purposes.
  Carried

7.2

DOORS OPEN MARKHAM 2025 ORGANIZING COMMITTEE MINUTES - MAY 28 AND JULY 23, 2025 (16.0)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the minutes of the Doors Open Markham 2025 Organizing Committee held May 28 and July 23, 2025, be received for information purposes.
  Carried

7.3

HERITAGE MARKHAM COMMITTEE MINUTES – JUNE 11, JULY 9, AND AUGUST 13, 2025 (16.11)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the minutes of the Heritage Markham Committee meeting held June 11, July 9, and August 13, 2025, be received for information purposes.
  Carried

7.4

MOTION FROM THE JUNE 18, 2025 MARKHAM SUB-COMMITTEE SWAN LAKE MEETING - LONG-TERM MANAGEMENT PLAN FOR SWAN LAKE (16.11)

The Committee expressed willingness to move receipt of the motion and noted a concern regarding recommendation #8 and requested for staff input on whether the proposed 2025 initiation could be supported given available resources.

Eddy Wu, Director of Environmental Services, confirmed that the initiation and review of the long-term management plan for Swan Lake are on track to begin later this year, with consideration for an external workshop to gather feedback.

Development Services Committee consented to receive the following motion from the June 18, 2025, Markham Sub-Committee meeting:

• Moved by Councillor Andrew Keyes
  Seconded by Councillor Karen Rea
  1. That the minutes of the Markham Sub-Committee meeting held June 18, 2025, be received for information purposes; and,
  2. That the report entitled "Swan Lake - 2024 Water Quality Status and Updates" be received; and,
  3. That the consolidated report entitled "Swan Lake Flow Diversion Assessment" be received; and,
  4. That the presentation titled "Swan Lake - Annual Meeting with Markham Subcommittee" be received; and,
  5. That the deputation from Kathleen Noel be received; and,
  6. That Staff continue to implement the Long-term Management Plan for Swan Lake approved by Council in December 2021, including advancements previously made from Phases 2 and 3 of the Plan; and,
  7. That Staff report back annually on water quality results and evaluation of adapted Core and Complementary measures for consideration in Phase 2 of the Plan through the Markham Sub-Committee with the participation of the Friends of Swan Lake Park; and,
  8. That Staff consider findings and evaluations of chloride diversion options in Phase 3 of the Plan if required given future chloride levels in the Lake; and,
  9. That the Long-term Management Plan for Swan Lake review be initiated in 2025 with consideration for a workshop to review external feedback; and further,
  10. That Staff be authorized and directed to do all things necessary to give effect to this resolution.
  Carried

7.5

022-R-19 - AGREEMENTS WITH PROPERTY OWNERS FOR DESIGN, CONSTRUCTION AND FUNDING OF SERVICES RELATING TO THE VICTORIA SQUARE BOULEVARD RECONSTRUCTION PROJECT (10.0)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the report entitled “022-R-19 - Agreements with Property Owners for Design, Construction and Funding of Services Relating to the Victoria Square Boulevard Reconstruction Project” be received; and,
  2. That the Mayor and Clerk be authorized to execute agreements with property owners for the funding of design and construction of private services approved by the Director of Engineering within the construction limits of Victoria Square Boulevard Reconstruction Project, provided the form of such agreements are satisfactory to the City Solicitor and the Commissioner of Development Services; and,
  3. That the design and construction of services described in such agreements be included in the City’s design and construction contracts for the Victoria Square Boulevard Reconstruction Project (Phase 1 and Phase 2); and further,
  4. That staff be authorized and directed to do all things necessary to give effect to this resolution.
  Carried

7.6

RECOMMENDATION REPORT, AMENDMENTS TO DESIGNATION BY-LAWS TO CORRECT LEGAL DESCRIPTIONS AND STATEMENTS OF SIGNIFICANCE:

7265 HIGHWAY 7 (NOW 82 MARKHAM VETERANS STREET) AND 7323 HIGHWAY 7 (NOW 1 ALEXANDER DONALDSON STREET), WARD 5 (16.11.3)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the report, dated September 16, 2025, titled, “Recommendation Report, Amendments to Designation By-laws to Correct Legal Descriptions and Statements of Significance: 7265 Highway 7 (now 82 Markham Veterans Street) and 7323 Highway 7 (now 1 Alexander Donaldson Street), Ward 5”, be received; and,
  2. That the legal descriptions as contained within Council-adopted By-laws 2007-206 and 2006-103 be amended to reflect the current legal description of both properties, and that By-laws 2007-206 and 2006-103 be amended to ensure conformance with the Ontario Heritage Act, as amended; and further,
  3. That Staff be authorized and directed to do all things necessary to give effect to this resolution.
  Carried

7.7

RECOMMENDATION REPORT, AMENDMENT TO A DESIGNATION BY-LAWS TO CORRECT A LEGAL DESCRIPTION: 5933 14TH AVENUE (“GEORGE COWIE HOUSE”), WARD 7 (16.11.3)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the report, dated September 16, 2025, titled, “Amendment to a Designation By-laws to Correct a Legal Description: 5933 14th Avenue (“George Cowie House”), Ward 7”, be received; and,
  2. That the legal description as contained within Council-adopted By-laws 2008-190 & 2021-48 be amended to reflect the legal description as described in the deposited Reference Plan, and that By-laws 2008-190 and 2021-48 be amended to ensure conformance with the Ontario Heritage Act, as amended; and further,
  3. That Staff be authorized and directed to do all things necessary to give effect to this resolution.
  Carried

7.8

RECOMMENDATION REPORT, OBJECTIONS TO NOTICES OF INTENTION TO DESIGNATE – PHASE XVI AND XVII PROPERTIES (16.11.3)

• Moved by Councillor Isa Lee
  Seconded by Councillor Karen Rea
  1. That the Staff report, dated September 16, 2025, titled "RECOMMENDATION REPORT, Objections to Notices of Intention to Designate – Phase XVI and XVII Properties”, be received; and,
  2. That the written objection to designation under the Ontario Heritage Act as submitted on behalf of the property owner of 10224 Highway 48 (Ward 6) be received as information; and,
  3. That the written objection to designation under the Ontario Heritage Act as submitted on behalf of the property owner of 7635 Highway 7 East (Ward 5), be received as information; and,
  4. That Council affirm its intention to designate 10224 Highway 48 (Ward 6) under Part IV, Section 29 of the Ontario Heritage Act in recognition of its cultural heritage significance; and,
  5. That Council grant a 120-day extension of the deadline for designation of 7635 Highway 7 East (Ward 5) under Part IV, Section 29 of the Ontario Heritage Act; and,
  6. That the Clerk’s Department be authorized to place a designation by-law for 10224 Highway 48 before Council for adoption; and,
  7. That the Clerk’s Department be authorized to publish and serve notice of Council’s adoption of the designation for 10224 Highway 48 as per the requirements of the Ontario Heritage Act; and further,
  8. That Staff be authorized and directed to do all things necessary to give effect to this resolution.
  Carried

8.

REGULAR REPORTS - DEVELOPMENT AND POLICY MATTERS

8.1

RECOMMENDATION REPORT, CF/OT BUTTONVILLE PROPERTIES INC., APPLICATIONS FOR OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT,

AND DRAFT PLAN OF SUBDIVISION TO PERMIT EMPLOYMENT USES ON THE LANDS LOCATED AT 2833 16TH AVENUE (WARD 2), FILE PLAN 23 128636 (10.3, 10.5, 10.7)

Trinela Cane, Acting Commissioner of Development Services, introduced the staff report that recommends approval of applications to amend the Official Plan and Zoning By-law, along with a draft plan of subdivision, to permit employment uses on the former Buttonville Airport property. Commissioner Cane noted that the draft plan would also enable future extensions of Allstate Parkway and Renfrew Drive and with its proximity to existing business parks within a provincially significant employment zone, the proposal offers opportunities to expand employment and support economic growth in the City of Markham.

Lincoln Lo, Malone Given Parson, provided a presentation on the proposed development application for the subject property and Tom Woodhall, BA Consulting Group, provided additional context of the traffic considerations for this application.

The Committee heard the following deputations:

• Michael Manett of MPlan Inc., representing the owners of 60 Renfrew Drive and J. Addison School, addressed the committee to express concerns about significant truck traffic potentially impacting nearby schools and businesses. Mr. Manett requested for measures to be put in place to prevent additional traffic infiltration into the existing community, the inclusion of parkland contributions through a small public park, and the preparation of a comprehensive block plan to address phasing, land use, and transportation connections, including a direct link from 16th Avenue to Allstate Parkway. 
• Alex Abdulnour, representing People’s Christian Academy, addressed the committee to emphasize the importance of maintaining safety along Renfrew Drive, particularly near local schools. Mr. Abdulnour requested that truck and delivery access along Renfrew Drive be restricted to prevent large vehicles from using the road as a shortcut or through-route, prioritizing student and community safety.
• Phil Stewart of Pound and Stewart, proposed that the Buttonville Airport lands be reconsidered for a long-term vision as a medical, health, and science precinct anchored by a potential Markham-Richmond Hill hospital. Mr. Stewart emphasized that a secondary plan is needed to fully explore the site’s potential and ensure coordinated, innovative redevelopment aligned with the city’s strategic goals. Mr. Stewart also noted that the condominium board at 305 and 345 Renfrew Drive request Building 4 be re-oriented to face Renfrew Drive, minimizing industrial exposure to the nearby offices.

The Committee made the following comments on the item:

• Raised concerns regarding the increased truck traffic in the area considering the proximity to nearby schools, including People’s Christian Academy and J. Addison School.
• Discussed the possibility of implementing time-based truck restrictions specifically during student drop-off and pick-up hours.
• Expressed support for balancing economic and community interests but stressed student safety as a top priority.
• Expressed the need for a secondary plan to ensure the area’s long-term planning are properly coordinated.
• Discussed long-term transportation planning at the 16th Avenue and Highway 404 interchange.
• Confirmed whether sufficient land is being protected to accommodate future ramp improvements, including a northbound on-ramp from 16th Avenue and a corresponding off-ramp from Highway 404.
• Emphasized the importance of safeguarding adequate lands now to avoid future constraints and requested a copy of the preliminary interchange design for Council’s review.
• Highlighted the Buttonville site represents a strategically significant parcel within the GTA and questioned whether the proposed land-use permissions adequately reflect its potential.
• Expressed a preference for maintaining flexibility to accommodate a broader range of future employment, institutional, and innovation-based uses without requiring further rezonings. 
• Acknowledged the importance of mitigating traffic impacts but also noted that locating schools within an employment area inherently involves exposure to truck and business traffic.
• Questioned why Allstate Parkway was not proposed to extend fully to 16th Avenue as a continuous north-south connection.
• Expressed concerns regarding the proposed road network and grid configuration noting that it introduces multiple turns rather than a straight connection.
• Reiterated concerns about future connectivity, emphasizing the need to plan for the future and avoid missed opportunities to establish a direct major collector link between Allstate Parkway and 16th Avenue. 

Staff and the applicant responded to comments from the Committee.

The Committee acknowledged the importance of road connectivity and supported further dialogue between staff, the applicant, and Council members before final approval at Council.

• Moved by Mayor Frank Scarpitti
  Seconded by Councillor Ritch Lau
  1. That consideration of the recommendations outlined in the September 16, 2025 report titled, "RECOMMENDATION REPORT, CF/OT Buttonville Properties Inc., Applications for Official Plan and Zoning By-law Amendment, and Draft Plan of Subdivision to permit employment uses on the lands located at 2833 16th Avenue (Ward 2), File PLAN 23 128636", be deferred to the November 25, 2025 Council meeting to allow staff and the applicant additional time discuss the comments from Committee regarding this application.
  Carried
• The Development Services Committee had before them this original motion which was not voted on at this time:

  1. That the September 16, 2025, report titled, “RECOMMENDATION REPORT, CF/OT Buttonville Properties Inc., Applications for Official Plan and Zoning By-law Amendment, and Draft Plan of Subdivision to permit employment uses on the lands located at 2833 16th Avenue (Ward 2), File PLAN 23 128636", be received; and,
  2. That the Official Plan Amendment application submitted by CF/OT Buttonville Properties Inc., be approved and that the draft Official Plan Amendments, attached hereto as Appendix ‘A’ and ‘B’, be finalized and brought forward to a future Council meeting to be adopted without further notice; and,
  3. That the Zoning By-law Amendment application submitted by CF/OT Buttonville Properties Inc., be approved and that the draft Zoning By-law Amendment, attached hereto as Appendix ‘C’, be finalized, and brought forward to a future Council meeting to be enacted without further notice; and,
  4. That Draft Plan of Subdivision 19TM-23006 submitted by CF/OT Buttonville Properties Inc., be approved, in principle, subject to the conditions set out in Appendix ‘D’; and,
  5. That the Director of Planning and Urban Design or designate, be the delegated authority to issue Draft Plan Approval, subject to the conditions set out in Appendix ‘D’, as may be amended by the Director of Planning and Urban Design or designate; and,
  6. That Draft Plan Approval for Draft Plan of Subdivision 19TM-23006 will lapse after a period of three years from the date of Council approval in the event that a Subdivision Agreement is not executed within that period; and further,
  7. That Staff be authorized and directed to do all things necessary to give effect to this resolution.

8.2

COMMENTS ON THE PROPOSED UPDATES TO THE PROJECTION METHODOLOGY GUIDELINE (PMG) TO SUPPORT IMPLEMENTATION OF THE PROVINCIAL PLANNING STATEMENT, 2024 (13.2)

Trinela Cane, Acting Commissioner of Development Services, introduced item titled "Comments for the Province’s Proposed Update to the Projection Methodology Guidelines (PMG)", which was released for consultation by the Province on August 12, 2025. 

Pedram Mehrai, Senior Planner of Growth Forecasting and Data Analytics, delivered a presentation on the City of Markham's proposed response to the PMG.

Guilio Cescato, Director of Planning and Urban Design, welcomed Mr. Mehrai as a recent hire to the new Growth Forecasting and Data Analytics position and thanked him for his presentation and report to Committee.

The Committee made the following comments on the item:

• Raised concerns regarding discrepancies between Ministry of Finance (MOF), Statistics Canada, and York Region projections, questioning the implications for Markham’s 2051 growth planning.
• Emphasized the risk of over-planning based on inflated regional growth estimates and stressed the importance of establishing more accurate population baselines before further infrastructure and financial planning.
• Noted that Markham’s population already exceeds the MOF’s lower bound projection for 2031 and suggested the Ministry should update their projections to reflect actual population data.

Staff clarified that the MOF numbers are based on demographic modeling (births, deaths, migration) and do not incorporate infrastructure considerations. Staff also elaborated that they seek clearer provincial direction on integrating local inputs—such as transportation and servicing constraints—into forecast models to ensure realistic outcomes.

• Moved by Councillor Reid McAlpine
  Seconded by Councillor Isa Lee
  1. That the report dated September 16, 2025, titled “Comments on the Proposed Updates to the Projection Methodology Guideline (PMG) to support implementation of the Provincial Planning Statement 2024” be received; and,
  2. That this report, including Appendix A (City of Markham Comment Table), be submitted to the Province through the Environmental Registry of Ontario (ERO #025-0844) as the City of Markham’s comments on the proposed Projection Methodology Guideline, and forwarded to the Minister of Municipal Affairs and Housing for information; and,
  3. That the Province provide clear and accessible data sources for all inputs to the methodology through a centralized provincial portal; and,
  4. That the Province allow municipalities to cross-reference regional forecasts (e.g., York Region MCR) alongside MOF projections where these better reflect infrastructure and servicing realities; and,
  5. That the Province develop technical guidance for applying affordability, suppressed household formation, vacancy rate, and market contingency adjustments to ensure consistency across municipalities; and,
  6. That the Province provide guidance on incorporating hybrid/remote work and mixed-use centres having general employment into employment forecasts; and,
  7. That the Province provide benchmark density ranges for housing and employment forms (as in the 2020 LNA methodology) and clarify definitions of net density, gross density, and developable area; and,
  8. That the Province require transportation and servicing system capacity and sensitivity analysis as part of growth allocations to ensure the viability of forecasts; and further,
  9. That Staff be authorized and directed to do all the things necessary to give effect to this resolution.
  Carried

9.

MOTIONS

There were no motions.

10.

NOTICES OF MOTION

There were no notices of motion.

11.

NEW/OTHER BUSINESS

There were no new/other business.

12.

ANNOUNCEMENTS

There were no announcements.

13.

CONFIDENTIAL ITEMS

Development Services Committee convened into confidential session at 1:33 PM.

• Moved by Councillor Amanda Collucci
  Seconded by Councillor Isa Lee

  That, in accordance with Section 239 (2) of the Municipal Act, Development Services Committee resolve into a confidential session to discuss the following matters:

  Carried

13.1

DEVELOPMENT AND POLICY MATTERS

13.1.1

DEVELOPMENT SERVICES COMMITTEE MINUTES - JUNE 10, 2025 (10.0) [MUNICIPAL ACT, 2001, Section 239 (2) (e)]

The Committee confirmed the confidential minutes of June 10, 2025.

13.1.2

REQUEST FOR DIRECTION - ONTARIO LAND TRIBUNAL APPEAL -   CITY-INITIATED OFFICIAL PLAN AMENDMENT NO. 53, MARKHAM ROAD-MOUNT JOY SECONDARY PLAN

(LITIGATION OR POTENTIAL LITIGATION, INCLUDING MATTERS BEFORE ADMINISTRATIVE TRIBUNALS, AFFECTING THE MUNICIPALITY OR LOCAL BOARD;) [MUNICIPAL ACT, 2001, SECTION 239 (2) (e)] (10.3)

The Committee consented to place this item on a future Confidential Council Meeting Agenda for consideration.

13.1.3

UPDATE REQUEST FOR DIRECTION - ONTARIO LAND TRIBUNAL APPEALS OF THE OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT APPLICATIONS AT 5871 HIGHWAY 7 BY 648321 ONTARIO INC. (WARD 4)

(LITIGATION OR POTENTIAL LITIGATION, INCLUDING MATTERS BEFORE ADMINISTRATIVE TRIBUNALS, AFFECTING THE MUNICIPALITY OR LOCAL BOARD;) [MUNICIPAL ACT, 2001, SECTION 239 (2) (e)] (10.3, 10.5)

The Committee consented to place this item on the October 8, 2025, Confidential Council Meeting Agenda for consideration.

14.

ADJOURNMENT

• Moved by Councillor Isa Lee
  Seconded by Councillor Amanda Collucci

  That the Development Services Committee meeting adjourn from confidential session at 3:01 PM and not return to open session or report out on any matter.

  Carried