The Public Meeting on this date was to consider applications submitted by Unionville Square Shopping Centres Ltd. for Official Plan Amendment and Zoning By-law amendments to permit a multi-phased, multi-building, mixed use development at 8505, 8601 Warden Avenue and 3760, 3828 Highway 7 E.
The Committee Clerk advised that 812 notices were mailed on June 1, 2022, and a Public Meeting sign was posted on May 31, 2022. There were 12 written submissions received regarding this proposal.
Stephen Lue, Senior Development Manager, provided a brief summary of the proposed development.
Dimitri Pagratis, Senior Planner, gave a presentation regarding the proposal, the location, surrounding uses, applicable Planning policy framework and outstanding issues/next steps.
Kate Cooper, Bousfields Inc., provided presentation on the proposed development.
Chris Caverson, SmartCentres, clarified that SmartCentres is not the landowner of this property, but that they are representing the landowner of the Unionville Square Shopping Mall at today’s meeting. Mr. Caverson spoke of the changing landscape of retail, and how many tenants are looking to downsize or move on. Mr. Caverson explained that to address this issue, SmartCentres is looking at ways to transform shopping centres into city centres.
Don Schmitt, Architect, presented revisions to the development application submission, including a reduction in height and density, and a revised shadow study, which reduces the shadow impacts on the existing low-rise homes to the east of the subject lands.
The following deputation were provided on the proposed development:
Christiane Bergauer-Free expressed the following concerns regarding the proposed development: that the density being proposed is greater than what is being contemplated in the Development Concept for the Markham Centre Secondary Plan Update for this location; that residents will park on existing local roads due to there being insufficient parking; that it will put pressure on local schools and existing community amenities; that it does not include enough greenspace; that it will increase traffic congestion on Highway 7 and on local roads; that the quality of life of existing residents will be reduced; and that there will not be enough police, firefighters, and hospitals to serve the population.
Bernard Mui spoke in strong opposition of the proposed development advising that he will be presenting a petition against the application to the Clerk’s Office. Mr. Mui expressed the following concerns regarding the proposed development: it will create traffic congestion; it does not include enough parking; and that a high density development proposal is not suitable for this location. Mr. Mui asked Members of Council to deny the development proposal as presented.
Haydon Poon provided the following feedback on the proposed development: liked that the retail is being situated on the proposed High Street rather than on Highway 7, but noted that it could make the street less pedestrian friendly if there are too many ramps to the underground parking from High Street; supported the reduction in parking, as it encourages residents to take transit; suggested that the Applicant consider having a direct pedestrian connection from the proposed development to the intersection of Warden and Highway 7.
David McBeth noted that the Applicant has addressed some of the residents’ concerns, such as reducing the density and shadow impacts, and providing a vision of the proposed development once fully built out. Mr. McBeth suggested that proposed development is still too dense, and that the density should be consistent with the density proposed in the Development Concept for the Markham Centre Secondary Plan Update. Mr. McBeth questioned where the staging of the site will be located, and if the underground parking will be expanded to address the parking needs of other phases of the development. Mr. McBeth spoke of the importance of keeping the proposed High Street open if the underground parking lot is expanded in future phases of the development. Mr. McBeth noted that trucks may have trouble accessing the site via Verclaire Gate, and questioned if the grocery store would have a large enough loading dock.
James Lin expressed concern regarding the density of the proposed development, as the local schools are already overcrowded. Mr. Lin suggested the proposed development should also include affordable housing units.
Peter Miasek questioned when a copy of the revised proposal would be made publically available. Mr. Miasek thanked the Applicant for the changes that they have made to date, recognizing that the reduction in the shadow impact is a major change.
Fangpeng Dong expressed the following concerns regarding the proposed development: the height and density; the impact it will have on traffic congestion; and that it does not include enough parking. Mr. Tong noted that the Viva Rapid Transit does not run east of Warden on Highway 7, and that traffic along Highway 7 is already very congested, therefore he could not support the application as he was concerned about the community’s safety.
Benham Zhang strongly objected to the proposed development as it threatens the quality of life of the existing community, and the high density being proposed does not reflect the character of existing low-rise community. Mr. Fang requested that Council deny this application and suggested that this type of development was not suitable for this location.
Voula Karakas spoke in opposition to the proposed development for the following reasons: the height and density is too aggressive, the impact it will have on traffic congestion; and it will negatively impact the quality of life of existing residents. Ms. Karakas suggested that this type of development application would be more suitable in downtown Toronto.
Bruce Zhu expressed concern that the proposed development will overcrowd local schools.
Jared Zhou expressed the following concerns regarding the proposed development: that young people in the community, including students from Unionville High School will not be able to shop at No Frills or go to McDonalds; that it may make it unsafe for young people to walk to and from school; and that the local schools will become overcrowded and students will need to attend class in portables. Mr. Zhou asked Council to deny the proposed development.
Michael Dong expressed the following concerns regarding the proposed development: the height and density, it does not include enough parking; that it situated too close to the existing low-rise development, that the shadow study was not conducted in the winter months; that it will worsen traffic congestion; that it will reduce his property value; that the community is no used to the retail format being proposed; and that No Frills may close.
Shihao Zong expressed the following concerns regarding the proposed development: that it will displace retail; that the condominiums will not be affordable; and the height and density being proposed.
The Committee provided the following feedback on the proposed development:
• Suggested that the Applicant should hold more meetings with residents on the proposed development so that they better understand the proposal and the issues at hand;
• Suggested that a 3D model of Markham Centre be created so that Members of Council and the community can better envision the proposed development once fully built out;
• Expressed concern regarding the density of the proposal;
• Suggested there may be an opportunity to fill a gap in the market and add other types of built form to the proposal, such as duplexes, triplexes, and midrise buildings (buildings between low-rise and high-rise);
• Thanked the Applicant for the changes they have made to the proposed development, but suggested that there is more work to be done;
• Asked the Applicant to include some affordable housing units in its proposed development;
• Noted that Markham Centre has been designated for intensification and that the City has to be respectful of the existing low-rise communities when contemplating density.
Ms. Cooper advised that a formal resubmission will be submitted to the City once all of the documentation has been revised, and that at this point the documentation will become part of the public record. Ms. Cooper further advised that the Applicant is open to discussing the inclusion of affordable housing units within the proposed development with staff.