DEVELOPMENT SERVICES COMMITTEE
2001-01-09
Meeting No. 2
PART A
Presentations, Major Studies, and Issues
11:00 a.m. – Canada Room
Attendance
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J. Livey,
Chief Administrative Officer
M.F. Turner,
Commissioner of Development
Services
J. Baird,
Director of Planning
A. Brown,
Director of Engineering
D. Clark,
Town Architect
T. Lambe, Manager,
Policy Planning
L. Irvine,
Manager, Urban Design
M. Urquhart,
Planner
K.
Bavington, Committee Clerk
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The
Development Services Committee convened at the hour of 11:10 a.m. with
Councillor G. McKelvey in the Chair.
DISCLOSURE OF INTEREST – None declared.
1. INTERIM
CONTROL BY-LAW
WOODBINE CORRIDOR DESIGN STUDY, CONSULTANT PRESENTATION
(ZA.00-242140)
FILE 10.8 (Mavis Urquhart, ext. 2232;
David Clark, ext. 8340)
M.F. Turner, Commissioner of Development
Services, provided background information and a brief history of the Interim
Control By-law and the Woodbine Corridor design study. Consideration was
requested for the number and quality of hotels proposed.
Cal Brooks, of Brooks McElroy Architects,
Town consultants, made a presentation of their review and recommendations. He
identified the Highway 7 and Woodbine Avenue location as possibly the busiest
intersection in the Region, with strategic traffic and gateway-to- Markham
significance. Several scenarios for mix of retail and commercial uses were
displayed, and issues of setbacks, building heights, landscaping, streetscapes,
pedestrian use, facades, architectural control, parking options, and buffering
from residential sections, were discussed.
The Committee was generally agreeable to the
recommendations, and stated that hotel development applications would be
assessed individually as received. A suggestion was made that the ward
councillor meet with the residents with respect to the Corridor Design Study.
Further consideration should include the issues of Community Character, the
previous Traffic Signal review, and Lunar Crescent traffic problems.
2. EMPLOYMENT
LANDS STUDY (M1427)
FILE 10.8 (Tim Lambe, ext. 2910)
J. Baird, Director of Planning, and T. Lambe,
Planner, gave an overview of the Employment Lands Technical Study (ELTS),
identifying a need to provide 2,800 acres of land to accommodate 45,000
forecasted jobs. Phasing and timing were reviewed, with an open house
tentatively scheduled for February, 2001.
Mr. Robert Lehman and his team from The
Planning Partnership, made a presentation of the ELTS. They providing documents
for review, and gave recommendations regarding two potential locations to the
north of Markham. Transportation and existing traffic congestion, natural
heritage features system, stormwater management strategy, and buffering of
existing hamlets, were some of the main issues discussed.
The Committee questioned the timing for this
project. Arguments included pending amalgamation, infrastructure requirements,
the possible expansion of Rouge Park over some of the subject lands, whether
the proposed warehousing and manufacturing uses are desirable in Markham, and
that diversion of traffic will only fill other roads to capacity. It was noted
that a limited amount of land is available, and the Town needs to plan ahead in
order to protect the subject lands and hamlets, and avoid urban sprawl of
residences. Suggestions were made to
expand the study to include a plan for the whole town, and to include low
intensity uses, such as a University.
The Committee recognized the importance of
this issue, and directed further discussions to be scheduled for 11:00 am to
1:00 pm on January 23, 2001.
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The
Development Services Committee recessed at the hour of 1:00 p.m. and reconvened
at the hour of 1:10 p.m.
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PART B
Reports
1:00 p.m. – Council Chambers
Attendance
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J. Livey,
Chief Administrative Officer
M.F. Turner,
Commissioner of Development
Services
J. Baird,
Director of Planning
L. Irvine,
Manager, Urban Design
R.
Hutchinson, Manager, Heritage Planning
L. Duoba,
Project Co-coordinator
D. Clark,
Town Architect
K.
Bavington, Committee Clerk
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The
Development Services Committee convened at the hour of 1:10 p.m. with
Councillor G. McKelvey in the Chair.
DISCLOSURE OF INTEREST – None declared.
3. MARKHAM
CENTRE
PROPOSED TOUR OF NORTH AMERICAN CITIES
FILE 10.0 (Lilli Duoba, ext. 7925)
M.F. Turner, Commissioner of Development
Services, stated the importance of Council being well informed, with the
magnitude of pending billion-dollar development in the Town. To this purpose, a
tour of North American cities was suggested. The Committee indicated concern
for costs, but supported the proposal and requested staff continue to work on
the idea.
4. MEETING
NO. 1 OF THE DEVELOPMENT SERVICES COMMITTEE
DECEMBER 12, 2000 MINUTES
FILE 10.0
The minutes of the First Development Services Committee meeting, held
December 12, 2000, were confirmed.
5. UNIONVILLE
SUBCOMMITTEE MINUTES, NOVEMBER 21, 2000
TRAKS COMMUNICATION, 65 UNIONVILLE GATE (ZA.00-229285)
FILE 10.5 (Robert Tadmore, ext.
6810)
The
minutes of the Unionville Subcommittee meeting, held November 21, 2000, regarding Traks Communication, 65
Unionville Gate, were received.
6. HERITAGE
MARKHAM COMMITTEE MINUTES, NOVEMBER 15, 2000
FILE 16.11 (Regan Hutcheson, ext.
2080)
The minutes of the Eleventh Heritage Markham
Committee meeting, held November 15, 2000, were received.
7. HERITAGE
MARKHAM COMMITTEE MINUTES, DECEMBER 13 2000
FILE 16.11 (Regan Hutcheson, ext.
2080)
The
minutes of the Twelfth Heritage Markham Committee meeting, held December 13,
2000, were received.
8. COMMENTS
ON DRAFT GREENING STRATEGY
FILE 10.0
The Committee had before it the report dated January 9, 2001 from the
Development Services Commission regarding the York Region Greening Strategy.
The Committee questioned the 25% target, and staff advised it is the
overall target for the whole region, while Markham is lower. A strategy will be
developed to increase that amount. The Committee stated it “strongly” supports
the Greening Strategy, and directed that all other watersheds and the Oak
Ridges Moraine be identified as key environmental properties.
The Committee
requested staff make a presentation regarding the Natural Features Study at a
future meeting, and work on a Tree Preservation By-law. Staff agreed to provide
a time frame for the latter, at the next Committee meeting.
RECOMMENDATION:
As
recommended by the Development Services Commission report dated January 9,
2001, it be recommended to Council that the Town of Markham strongly supports
the York Region Draft Greening Strategy (September 2000).
* And
that a meeting of all members of Development Services Committee be held on the
greening initiative to set targets for forest cover in the Town of Markham.
And
further, that the Region of York be forwarded a copy of the Development
Services Commission report entitled “Comments on York Region Draft Greening
Strategy” dated January 9, 2001, with the additional mention of all other
watersheds, and the Oak Ridges Moraine also being key environmental properties.
__________________________________________________________________________
* Amended by Council on January 16, 2001, to
include this paragraph.
9. HELTER
INVESTMENTS LTD., 60 ESNA PARK DRIVE
SITE PLAN AGREEMENT (SC.00-244602)
FILE 10.6 (Geoff McKnight, ext. 4430)
RECOMMENDATION:
* As
recommended by the Development Services Commission report dated January 9,
2001, it be recommended to Council that application # SC.00-244602 submitted by
Helter Investments Ltd., to amend an existing site plan agreement to permit a
proposed building addition at 60 Esna Park Drive, be deferred pending
completion of a Class Environmental Assessment for the extension of Rodick Road
from Riviera Drive to Esna Park Drive.
___________________________________________________________________________
* Amended by Council on
January 16, 2001 to read as follows:
That the report of the Development Services
Commission dated January 9, 2001 with respect to application # SC.00-244602
submitted by helter Investments Ltd., to amend an existing site plan agreement
to permit a proposed building addition at 60 Esna Partk Drive, be deferred to a
February meeting of Development Services Committee.
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The
Development Services Committee recessed at the hour of 2:10 p.m. and reconvened
at the hour of 5:05 p.m.
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Public Meeting
5:00 p.m. –
Council Chambers
Attendance
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J. Livey,
Chief Administrative Officer
M.F. Turner,
Commissioner of Development
Services
J. Baird,
Director of Planning
G. Whicher,
Assistant Town Solicitor
B.
Karumanchery, Project Coordinator
B. Crews,
Manager, Special Projects
T. Kanji,
Planner
M. Seaman,
Planner, Heritage & Conservation
K.
Bavington, Committee Clerk
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The
Development Services Committee convened at the hour of 5:05 p.m. with
Councillor George McKelvey in the Chair.
DISCLOSURE OF INTEREST – None declared
10. VINEYARD
CHRISTIAN FELLOWSHIP
7771-7775 YONGE STREET, THORNHILL
APPLICATION FOR ZONING BY-LAW AMENDMENT TO
PERMIT A PLACE OF WORSHIP, ASSEMBLY HALL AND
RESOURCE CENTRE (ZA. 00242166)
FILE: 10.5 (Michael Seaman, ext. 7955)
The Chair advised that the subject of the
Public Meeting this date was to consider an application by Vineyard Christian Fellowship
to permit a place of worship, assembly hall and a resource centre providing
retail sales, library and meeting rooms at 7771-7775 Yonge Street, Thornhill.
Committee was
advised that a Public Meeting sign was posted on December 19, 2000, and confirmation
was executed on December 19, 2000. 197 notices were mailed on December 20, 2000
and 4 written submissions have been received.
M. Seaman, Heritage and Conservation Planner,
gave an overview of the application, displayed site maps and explained the purpose
and effect of the proposal. He advised a traffic study indicating no adverse
impacts has been prepared by the applicant, and is now being reviewed by the
Town.
Ms. Connie Nichols, representing the
applicant, reviewed the proposal, advising that the application is not to
develop the property, but to change the occupancy by permitting one additional
use. Ms. Nichols suggested the proposed use is more compatible than some of the
permitted uses. She stated the congregation would remain small, would only be
active on Sunday mornings, and there is no indication of adverse traffic
impacts. Ms. Nichols objected to what she considered the onerous site plan
requirements, such as the paving of the parking lot, and requested these items
be phased in.
The following people spoke in opposition to
the proposal:
That the following correspondence with
respect to the rezoning application by Vineyard Christian Fellowship, to permit
a Place of Worship at 7771-7775 Yonge Street, be received:
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Joan Chesley and Jean
Myers, 7811 Yonge St. Suite 401, expressing concerns
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Gail Voisin, 7811 Yonge
St., Suite 707, in objection
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Marie Cosgrove, 7811
Yonge St. Suite 502, in objection
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Ann Thompson, 7811 Yonge
St. Suite 403, expressing concerns
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Petition from M.
Cosgrove and residents of 7811 Yonge St., in opposition;
And that the record of the public meeting
held on January 9, 2001, with respect to the application to amend By-law 2150,
as amended, be received;
And further that the application be referred
back to staff for a final report and recommendation.
11. MADRID
DEVELOPMENTS, 5221 HIGHWAY 7
APPLICATION FOR ZONING BY-LAW AMENDMENT TO
PERMIT OFFICES, RESTAURANTS, AND RETAIL USE
(ZO.95-000025)
FILE: 10.5 (Teema Kanji, ext. 4480)
The Chair advised that the subject of the
Public Meeting this date was to consider an application by Madrid Developments
to amend By-law 1229, as amended to permit professional and business offices,
and additional restaurants and retail uses at 5221 Highway #7 at the southwest
corner of McCowan Road and Highway No. 7.
Committee
was advised that a Public Meeting sign was posted on December 20, 2000 and
confirmation was executed on December 20, 2000. 54 notices were mailed on December 20, 2000 and 5 written
submissions have been received.
T.
Kanji, Planner, gave a summary of the commercial proposal, and displayed site
plans. Parking and traffic issues were reviewed. Staff advised sufficient
parking is available, and that York Region has no concerns regarding the
McCowan Road and Highway 7 intersection. The applicant will be dedicating 2.6
acres of open space buffering adjacent to the river, to the Town.
Staff
indicated the floodplain boundaries on the site plan, advising the property is
designated Special Policy Area, and will require approval from the Toronto
Region Conservation Authority.
Mr. Ian Foulds, representing the applicant,
Madrid Developments, explained the history of this application, since its
submission in 1995. He advised that a joint comprehensive traffic study had
been done prior to the adjacent car dealership being developed, to the Town’s
satisfaction.
The following people spoke in opposition to
the proposal:
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Mr. James Kelley, 75
Walkerton Drive, Markham
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Mr. Alan Adams, 100
Southdale Drive, Markham
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Ms. Shelley Bourne, 17
Milne Lane, Markham
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Ms. Lesley Price, 14
Southdale Drive, Markham
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Mr. Tupper Wheatley, 9
Willowgate Drive, Markham
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Mr. Glen Lundrican, 76
Southdale Drive, Markham
Their concerns included: traffic congestion;
dangerous access at McCowan Road; excessive garbage; late night noise,
particularly from delivery trucks during times in contravention of the by-law;
loss of landscaping and mature trees when additional parking spaces are
created; site illumination that shines outwards; stability of the riverbank;
and sufficient setbacks. Mr. Adams also advised that he and some of his
neighbours had not received notice of this meeting.
Mr. Victor Labreche, representing McDonalds
Restaurants of Canada Ltd., stated support for the proposal, and submitted a
letter outlining their interest.
Mr. Bruce Hoppe, 874 Sinclair Road, Oakville,
Planner for Tim Horton’s, stated the franchise is a safe, family-oriented
business that discourages loitering, noise, and garbage, and they are willing
to commit to strong security measures.
He advised that the McCowan Road access and proximity to Highway 7 are
the main attractions for his client. Their busiest hours are 6 to 9 a.m, prior
to other retailers on the site being open, which avoids compounding the worst
of peak traffic congestion. Also, stacking is available for 11 cars behind the
building.
Mr. John Hurlburt, 370 Steeles Ave. West,
Thornhill, is the owner of Madrid Developments. He clarified there is only one
new restaurant being proposed. Efforts will be made to save some of the trees
on site. He pointed out that Madrid owns the McCowan Road access, and is forced
to let the other businesses use it. He felt legal action would be taken against
Madrid and the Town, if limitations were placed on the McCowan Road
access.
The Committee discussed traffic concerns,
including on-site issues, and questioned the adequacy of the buffering. It was
agreed that more review is required.
That the following correspondence with
respect to the application rezoning application submitted by Madrid Developments, to permit an
office/retail building and a Tim Horton’s at 5221 Highway # 7, be received:
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Dave and Irene Kneeshaw
59 Walkerton Drive, Markham, expressing concerns
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Marina Mooney, Southdale
Drive, Markham, expressing concerns
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Harry Leslie, 11
Grandview Blvd., Markham, in objection
-
J. Baxter, expressing
concerns
-
Victor Labreche, on
behalf of McDonald’s Restaurants, stating their interest.
And that the Record of Public Meeting held on
January 9, 2001, with respect to the proposed amendment to By-law 1229 be
received;
And further that the application by Madrid
Developments to amend By-law 1229 be referred back to staff for a report and
recommendation.
..……………………………
Mayor Cousens and Regional Councillor Landon
left the meeting at 8:00 p.m.
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12. ADULT
VIDEO OUTLETS
APPLICATION FOR ZONING BY-LAW AMENDMENT TO
PERMIT ADULT VIDEO OUTLETS (ZA. ADULT VIDEO, 2001)
FILE: 10.5 (Bob Crews, ext. 3600)
The Chair advised that the subject of the
Public Meeting this date was to consider proposed amendments to Zoning By-laws
# 2053, 165-80 and 108-81 to establish use permissions for Adult Video outlets
in the Town.
Committee was
advised that a Public Meeting Notice was published in the Markham Economist
& Sun and Thornhill Liberal on Tuesday, December 19, 2000. 20 notices were mailed on December 20, 2000.
One written submission has been received, from Jeffrey J. Wilker, Thomson
Rogers, dated January 9, 2001.
M.F. Turner,
Commissioner of Development Services, and B. Crews, Planner, provided an update
on the proposed by-law amendments, explaining the purpose and affected
locations.
Mr. Jeffrey
Wilker, of Thomson Rogers, Barristers & Solicitors, representing Adults
Only Video, expressed concerns regarding the proposed by-law amendments. In his
opinion, limiting the number of stores instead of limiting the locations, would
be the best way to achieve Council’s objective. He felt Council’s proposal
would result in unfair competition, by forcing adult video stores to locate
only in industrialized ghettos.
Mr. Wilker provided a report by
MacNaughton Hermson Britton Clarkson Planning Limited, dated January 8, 2001.
G. Whicher,
Assistant Town Solicitor, discussed the deferral of the court hearing scheduled
for January 16, 2001.
Discussions of
the proposed rezoning included the rationale behind the chosen locations, which
was to minimize the impacts of this land use, including locating the stores
where their advertising might have minimum impact on family travel patterns.
Mr. Wilker argued that whether adult videos are advertised on the outside of a
store, or are hidden away at the back inside a store, the result is the same as
it affects children and families. The Committee advised that a land use of this
nature has impacts that should be separated from other land uses, including
family travel patterns.
That the following correspondence with
respect to the proposed amendments to zoning by-laws # 2053, 165-80 and 108-81
to establish use permissions for adult video outlets in the town, be received:
- Jeffrey J.
Wilker, Thomson Rogers, dated January 9, 2001, expressing concerns on behalf of
Adults Only Video.
- MacNaughton Hermson Britton Clarkson
Planning Limited, dated January 8, 2001, on behalf of Adults Only Video.
That the Planning Department Report dated
November 21, 2000, entitled “Proposed Locations for Adult Video Outlets”, be
received.
And that the Record of the Public Meeting
held on January 9, 2001, with respect to the proposed amendments to By-laws
2053, 165-80 and 108-81, and the passage of a further general amendment to the
Town’s remaining urban and rural area zoning by-laws, as amended, be received.
And that the proposed amendments to By-laws
2053, 165-80 and 108-81, and the general amendment to the Town’s remaining
urban and rural area zoning by-laws, as amended, be enacted without further
notice.
ADJOURNMENT