Biju Karumanchery, Director of Planning & Urban Design, introduced the item.
Ron Blake, Senior Manager of Development Planning, addressed the Committee and provided a summary of the staff report. The report provides the City’s comments on the Minster’s Zoning Order (MZO) submitted by Tung Kee Investment Limited representing SOW Capital Limited to permit the development of a film studio.
David McKay, MHBC Planning Urban Design & Landscaping Architecture, representing the applicant, provided a presentation on the proposed development.
Committee provided the following feedback relative to the staff report:
- Supported the project as it is anticipated to bring many economic benefits to Markham (i.e. jobs, a new industry, and supports the development of Markham as a destination);
- Thanked the applicant for protecting the natural heritage features on the site and for maintaining the buffer;
- Inquired if the applicant was willing to build a trail in the natural heritage resources located on the site and connect it to Markham’s existing trail network;
- Discussed the future revenue the proposed development is anticipated to create and the timeframe for generating this revenue;
- Discussed the future of the Donald Cousens Parkway in this area;
- Expressed concern that the project will impact traffic congestion in the area, as there is currently minimal public transit servicing the area;
- Expressed concern that many development projects are proceeding through the MZO process, and questioned what the City is/has done to improve Markham’s planning process;
- Recognized that the project would not meet its target timelines without proceeding through the MZO process and that the City would likely miss out on this opportunity if it proceeded through the City’s regular planning process;
- Questioned if the applicant has a tenant lined up for the proposed film studio;
- Suggested that the City should find another location for the proposed Catholic Cemetery at 19th and Woodbine Avenue;
- Suggested that in the future, a GO station should be requested on the Stouffville or Richmond Hill line to serve this area;
- Noted that there may be some benefits to including a residential component to the proposed development;
- Suggested that the proposed film studio will help develop various types of employment in the new employment area and that it fits well with the vision for the area;
- Questioned if the proposed development will create high tech jobs for different age groups.
Mr. McKay responded to inquiries from the Committee, advising that the applicant has submitted the proposed development as an MZO due to the tight project timelines, and to seize the opportunity to build a film studio prior to producers looking elsewhere. The remainder of the project will include an office building and other ancillary uses, and proceed through the regular planning process. Mr. McKay noted that based on his experience working with York Region and the City of Vaughan, transit routes can be adjusted to address employment trends. Mr. McKay clarified that the original proposal included a residential component, but this component was removed from the project as it does not comply with the City’s Official Plan, noting there is substantial residential development being planned in the areas surrounding the development. It was also clarified that the film studio would use private servicing in the interim and that there is a potential tenant for the studio. Mr. McKay further advised that the proposed development will create a combination of high tech and low tech jobs for different age groups. Mr. McKay agreed to look into the timeframe the revenue forecast is based on, and into the possibility of enhancing/restoring the natural heritage feature on the site and developing a trail that connects to the City’s existing trail network.
Biju Karumanchery, Acting commissioner of Development Services advised that the City hired a consultant to review Markham’s planning process. The consultant has provided a list of recommendations of which some have already been implemented. An update on this matter will be brought forward to the Development Services Committee in the early fall. Mr. Karumanchery noted that development applications are processed quickly in Markham in comparison to other municipalities, but recognized the need to make continuous improvements to the process.
Mr. Karumanchery advised that it would take 2.5 to 3 years for the project to be completed through the regular planning process, as there is currently no secondary plan for this area. Projects that were able to be expedited in the past already had a secondary plan in place. Staff support the MZO approach, as the proposed development is a great opportunity for Markham. Staff have worked with the applicant to ensure that the proposed project would not seriously compromise City and Regional interests. Mr. Karumanchery further advised that a joint study by both City staff and York Region have in the recent past recommended that the Donald Cousens Parkway Extension is not necessary.