Arvin Prasad, Commissioner, Development Services, introduced this item as a recommendation report for the adoption of the Markham Road - Mount Joy Secondary Plan (“Secondary Plan”) which has been a multi-year process. Commissioner Prasad reminded the Committee that the initial draft of the Secondary Plan was presented to the Committee in June 2023 and at a public meeting in November 2023. Commissioner Prasad advised that one of the key updates in the Secondary Plan is the addition of a new policy to incentivize the development of affordable housing. He added that Staff are recommending that Council adopt the Secondary Plan and that it be forwarded to York Region for approval. Commissioner Prasad introduced Lily-Ann D'Souza, Senior Planner, Policy to deliver a presentation.
Lily-Ann D'Souza delivered a presentation.
Adam Layton, deputant, Evans Planning, on behalf of owners of 9999 Markham Road, expressed support for the Secondary Plan proceeding but noted concerns with the heights and densities identified on the Subject Lands and the ability to achieve them. Mr. Layton commented that a Developers’ Group is needed to deliver the vision for the Secondary Plan Area and requested assistance from the City to form one, noting that without a Developers’ Group approval may be premature at this point. Mr. Layton in response to an inquiry from Councillor Rea noted that the City seems to have capped heights for mid-rise buildings at less than 12-storeys, whereas other municipalities base the mid-rise designation on the width of the right-of-way. He added that there is a zoning by-law amendment application for a 12-storey building on a portion of the Subject Lands but the Secondary Plan only provides for a 10-storey building.
Ms. D'Souza clarified that the Secondary Plan takes a different approach to identifying maximum heights. The maximum heights identified in the Secondary Plan are separated from land use designations and based on the community structure established for the Secondary Plan Area. She noted that the maximum height for mid-rise is generally 8-storeys but there is some variation.
Rob Lavecchia, deputant, KLM Planning, representing owners of 9408 and 9426 Markham Road, expressed, further to their submitted letter, that a ‘High Rise’ designation would be more appropriate for the lands of these two properties, as high rise building types would better support nearby retail uses. Mr. Lavecchia added his belief that the proposed heights and densities in the Secondary Plan for these lands would not promote appropriate intensification for a Major Transit Station Area (“MTSA”) and requested that this be referred back to Staff for further consultation.
Elizabeth Brown, deputant, expressed support to daylight a portion of Mount Joy Creek and policies in the Secondary Plan related to the ravine lands. Ms. Brown expressed concerns about the population and employment growth anticipated in the Secondary Plan Area, and inquired why the numbers changed. Ms. Brown asked if the increased heights proposed would include affordable housing and purpose-built rental. Ms. Brown commented on the change from employment area to mixeduse neighbourhood area, commenting on the need for employment. Ms. Brown expressed concerns with railroad crossings through major and minor roads, expressing the need for a plan to manage and mitigate safety issues and traffic delays.
Darryl Lyons, Deputy Director, Planning & Urban Design, responded that the population and employment projections released early in the Secondary Plan Study were preliminary and would be further refined through subsequent analysis. He explained that the employment lands in the Secondary Plan Area are no longer identified as an employment area in the York Region Official Plan, however the lands are being retained for employment with expanded uses in the Secondary Plan.. Mr. Lyons added that the Secondary Plan includes targets for affordable housing, 25% outside the Mount Joy GO Station MTSA and 35% inside the Mount Joy GO Station MTSA. He also noted that there are policies within the Secondary Plan that provide flexibility in terms of heights and densities if affordable housing is included in a development. Loy Cheah, Senior Manager, Transportation, added with respect to railway crossings, that Staff would continue to look at and study improvements to the transportation network to meet the intent of the Secondary Plan.
The Committee sought confirmation on a Provincial policy preventing third-party appeals. Mr. Lyons confirmed that potential restrictions or limitations to third-party appeals is proposed in Bill 185, which has not yet come into effect, noting that Staff will be presenting an update in early May.
The Committee asked if there is a possibility for a municipal partnership with respect to lands owned by Metrolinx. Mr. Lyons advised that work is ongoing both with Metrolinx and with the City's Recreation department to determine what needs to be developed to service the surrounding community.
Stephen Edgell, deputant, expressed concerns with the proposed density, achievement of a mixed-use neighbourhood, lack of community amenities, ratio of jobs to residents, and the lack of currently available transit. Mr. Edgell asked about plans for a school on the site which currently houses a Home Depot and made comparisons to the North York Secondary Plan Area in the City of Toronto. Mr. Lyons clarified that the Secondary Plan establishes a vision to guide the development of a complete community with a mix of uses, schools and parks over the long term. He also clarified that while Staff endeavor to support the creation of as many jobs as possible, in areas without a planned subway, the ratio also needs to be reasonable based on the context. Mr. Lyons added that school boards have been engaged throughout the Secondary Plan process, and that the appropriate time to obtain lands for the new school sites will be determined based on population growth in the Secondary Plan Area.
Teresa Paz-Soldan, deputant, asked if there could be a session in the evening to provide an overview to residents on the Secondary Plan. Mr. Lyons advised that throughout the process there has been extensive consultation, including community meetings held in the evenings.
The Committee provided the following feedback:
- Expressed concern with the amount of congestion and traffic in the area, understanding that there are a number of infrastructure pieces critical to moving forward the Secondary Plan.
- Asked if the Treasure Hill application at the corner of Bur Oak Ave and Anderson Ave is now void as the area has been designated as employment. Ms. D'Souza advised that the need to maintain employment uses on these lands was identified through the Secondary Plan process, noting that there is flexibility within the policy framework that would allow for residential above employment uses. Giulio Cescato, Director, Planning & Urban Design, added that as the application was in prior to the Secondary Plan, the application would be measured against the policies in effect at the time of the application submission.
- Asked if Metrolinx seems open to conversations surrounding an additional GO Rail Station at Major Mackenzie Drive East. Mr. Lyons confirmed that there are ongoing conversations with Metrolinx about appropriate service levels. Frank Clarizio, Director, Engineering, advised that a working group and working framework have been developed, noting that Staff have been advocating for two additional stations on the Stouffville GO Railway Corridor (i.e., Major Mackenzie Drive East and Denison Street). Director Clarizio advised that the approval of the Secondary Plan is a key milestone, following which appropriate analysis would be undertaken to develop a ridership forecast.
- Expressed concerns with the proposed density and the end look of the area, noting that many of the infrastructure improvements are longterm. The Committee asked if only what is feasible in 2024 should be planned for, with future revisions to the Secondary Plan as transportation infrastructure is developed. Commissioner Prasad confirmed the importance of combining what is currently occurring and planning for the future. Commissioner Prasad emphasized the added costs to only planning infrastructure short-term.
- Asked if the working group with Metrolinx is only related to future stations or if it extends to infrastructure upgrades. Director Clairizio confirmed that the working group discusses existing and planned stations, and that once there is an indication of service upgrades or proposals, they then look at technical aspects for feasibility including grade separation.
- Asked if Metrolinx is committed to supporting the Secondary Plan. Director Clarizio confirmed that Metrolinx is enthusiastic about the Secondary Plan which will allow them to further explore and analyze infrastructure and servicing upgrades.
- Emphasized the need for a stronger connection between population projections and infrastructure with population caps tied to transit development, understanding that the instrument is the Zoning By-law and that holds would be placed.
- Asked how FSIs are tied to heights, noting that some of the indicated FSIs appear to make the indicated heights unachievable. Director Cescato advised that the FSIs do not need to be conformed to but are measures to guide development.