MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
MAY 4, 2010 - 7:00 p.m.
Council
Chamber
Meeting No. 5
All
Members of Council
Development
Services
Chair: Councillor J. Webster
Vice-Chair: Councillor D. Horchik
Attendance
|
Regrets
Councillor A. Chiu
|
J. Baird, Commissioner of
Development Services
B. Karumanchery, Senior Development
Manager
R. Blake, Manager, West District
S. Campbell, Senior Planner
B. Lee, Manager, Development
Engineering & Transportation
A. Tari, Committee Clerk
K. Bavington, Committee Clerk
|
The Development Services
Public Meeting convened at 7:00 PM in the Council Chamber with Councillor J.
Webster in the Chair.
DISCLOSURE OF PECUNIARY INTEREST
None disclosed.
1. SHOPS ON STEELES REDEVELOPMENT PROPOSAL
APPLICATION FOR OFFICIAL PLAN
(SECONDARY PLAN) AMENDMENT
2900 STEELES AVENUE EAST
FILE NO.: OP 07 130802 (10.0)
Report Attachments
Mr. Jim Baird, Commissioner of Development Services introduced the
planner on the file, Ms. Sally Campbell, Senior Planner. He pointed out that a recommendation report
has not been written for this application and that tonight’ meeting will play a
major role in that recommendation report. Tonight’s meeting is to obtain public input.
The Committee Clerk advised that 1198 notices were mailed on April 14,
2010, and a Public Meeting sign was posted on April 14, 2010. Notice of the Public Meeting was published in
the April 29, 2010 edition of the local newspapers. Twenty-seven written submissions were
received regarding this proposal.
The Mayor welcomed everyone and acknowledged Mr. Peter Shurman, MPP for
Thornhill and Toronto Councillor David Shiner who were in attendance. He briefly described the legislated process
that must be followed for all planning applications received by the
Municipality.
Staff gave a brief presentation regarding the proposal, the location
and surrounding uses. The presentation
also included the current zoning, current official plan designation and
Provincial and Regional Policy context.
Staff also provided a chronology of the working group process, and major
issues that have been identified to date.
Ms. Maria Gatzios, Gatzios Planning, addressed the Committee on behalf
of the applicant and provided an overview of their proposal that will include
retail, commercial and residential. She
also spoke about the Provincial and Regional policies and the Growth Plan and
how it relates to the proposal. She pointed
out that their site is identified as a major corridor.
Mr. Stephen Kirshenblatt, Kirkor Architects, delivered a PowerPoint
presentation providing some background history on the location. The presentation outlined the original proposed
site plan, the revised site plan following discussions with staff and Working
Group members, and the applicant’s vision of the proposed development. Mr. Kirshenblatt indicated that they intend
on designing a project that can be developed in phases and continue to maintain
the shops and amenities during the construction. He also presented the proposed
building elevations. Mr. Kirshenblatt provided
some shadow drawings.
Councillor Shapero acknowledged all the members of the Shops on Steeles
Working Group and briefly described the Working Group’s mandate which is
primarily to report back to Development Services Committee with a
recommendation.
Mr. Fred Webber, Shops on Steeles Working Group, delivered a PowerPoint
presentation providing the Working Group’s recommendation. He indicated that the focus of their
attention is primarily on the proposed residential. The group generally accepts
an upgraded retail mall. Mr. Webber
pointed out the following: the area is not on any potential intensification
map; too small and isolated for intensification priority; far down the
hierarchy for any intensification; predicated on higher order transit which is
unfunded and unforeseeable and intersection is congested. The residents’ vision is based on the guiding
principles that infrastructure must precede the proposal; and harmony with
local neighbouring communities. The
Working Groups’ recommendation include: a maximum height of 6 storey
residential buildings; Floor Space Index of no greater than one (FSI 1);
appropriate sized residential dwellings that will attract both families and
singles; the residential should be spread across the development; retail
parking spaces should not be fewer than what is currently there and the
applicant should achieve LEED Platinum buildings.
There was brief discussion comparing this site to the Liberty site in
Thornhill on Yonge Street. The Committee
inquired about the length of time remaining on the lease for the gas station at
this site. Mr. Kirshenblatt indicated
that there is approximately another 10 years remaining on the gas station
lease.
The Committee queried the estimated number of cars expected from this
proposed residential site and what the modal split would be. Staff advised that the normal parking
standard set out in the By-law is 1.2 spaces per residential unit. Staff indicated that the modal split is
dependant on the available transit.
Currently the proposed modal split is approximately 30%.
There was brief discussion regarding a corridor study (similar to the
Thornhill Corridor Study) and whether it would be beneficial for this
location.
The Committee discussed the importance of receiving adequate
infrastructure that will support any amount of growth in this area. Staff pointed out that funding is the main
issue and that staff will continue to work with the City of Toronto and the
Region of York with respect to infrastructure improvements.
The Committee inquired if the applicant has considered only upgrading
the retail and commercial on this site without any residential intensification. Mr. Kirshenblatt indicated that the
residential is required to support the retail and also assist in the cost to
upgrade the retail/commercial.
Toronto Councillor David Shiner addressed the Committee on behalf of
the Ward 24 Toronto residents. He
indicated that the original proposal in 2008 was based on the delivery of the
Don Mills Light Rail Transit (LRT) and he stated that the Don Mills LRT is not
one of the City of Toronto’s priorities.
He indicated that the Working Group members and Town staff had requested
the applicant to revise their applications to address the concerns and issues
raised at the meetings, primarily lowering the amount of residential and height
of buildings. When the applicant came
back with their revised plan it had increased the amount of residential units
on the site. Toronto Councillor Shiner
spoke of the importance of protecting the existing communities. He advised that
on April 27, 2010 he put forward a motion in relation to the City of Toronto
staff report related to this application and summarized the intent of that
motion. He presented the first proposed
plan for Shops on Steeles and pictures of a proposal of a six storey
development in Toronto off of Avenue Road.
Toronto Councillor Shiner presented a hand drawn sketch that includes 6 to 8 storey residential buildings
spread across the entire subject site with some commercial and retail buildings
as well. He indicated that he is here to
help in any way he can and greatly appreciates that Markham has included himself
and residents from the City of Toronto to participate during this process.
Ms. Eileen Liasi, German Mills Ratepayers Association addressed the
Committee and delivered a PowerPoint presentation regarding the traffic impact for
the subject site at Don Mills Road and Steeles Avenue. She requested that applicant provide the
shadowing details for December 21st also. Ms. Liasi requested that the current proposal
be denied and requested that an updated traffic study be considered.
Ms. Marsha Winton, Markham resident addressed the Committee regarding
the Shops on Steeles redevelopment applications and requested that the
applications be denied.
Mr. Edward Choy, Markham resident, addressed the Committee with respect
to the Shops on Steeles redevelopment applications and stated some concerns. He believes that this proposal will have
negative impacts on the existing communities.
Mr. David Slotnik, Willowdale Ratepayers Association, addressed the
Committee regarding the proposed Shops on Steeles redevelopment application and
spoke in strong opposition. He thanked
Councillor Shapero for including them in the process and expressed his
gratitude to the staff for their continued assistance and professionalism
throughout the process. Mr. Slotnik also
thanked the other Members of Council that participated during the Working Group
process and Town staff.
Mr. Barry, Simonston area resident, addressed the Committee to point
out the record of attendance for Councillor Shapero.
Ms. Eleen Lowcock, Toronto resident, addressed the Committee regarding
the Shops on Steeles redevelopment applications and spoke of the current
traffic congestion in this area. She is
in support of updating the retail and commercial component however, believes that
there needs to be a balance of retail and residential.
Mr. Shanker Saniel, Markham resident, addressed the Committee with
respect to the Shops on Steeles redevelopment applications and thanked the
Council for their support during the process.
Mr. Saniel stated his opposition to the proposal.
Mr. C.S. Leung, Richmond Hill resident, addressed the Committee
regarding the Shops on Steeles redevelopment applications pointing out the
importance of planning future communities with an urban transit system in place
prior to development.
Ms. Karen Cilevits, adviser to the Willowdale Group, addressed the
Committee and stated that the Shops on Steeles Working Group is to be commended
and applauded for their hard work throughout this entire process. She advised that the Willowdale Ratepayers
Association is strongly opposed to this proposal. Ms. Celevits spoke of Bill 26 and other legislated
regulations and how they relate to these proposed applications. She urged the
Committee to listen to the views of the current residents.
Mr. Arthur Green, Willowdale resident, addressed the Committee with
respect to the Shops on Steeles redevelopment applications and spoke in
opposition to the proposal.
Mr. Daniel Aufgang, Working Group Member addressed the Committee and thanked
Councillor Shapero for all her work related to the Shops on Steeles Working
Group. He presented the Committee with
pictures of Townhouses behind the subject lands and the next few streets and
pointed out the difference in scale between the existing communities and this
proposal. He stated his strong
opposition to the current proposal.
Mr. Yaron Mindel, Markham resident addressed the Committee with respect
to the Shops on Steeles redevelopment applications and spoke in
opposition. He believes that the proposed
residential density is too high; the residential building height is completely an
unacceptable scale compared to the existing communities; and will increase traffic
in an area that already has traffic congestion.
Mr. Brahm Satov, Markham resident, addressed the Committee regarding
the Shops on Steeles redevelopment applications and stated some concerns. He inquired if the owner has been part of the
Working Group process. Mr. Satov believes
that the applicant is not listening to the concerns raised by the existing
communities. He believes that
intensification should not be considered without a viable transportation
solution.
Mayor Frank Scapritti pointed out that the owner has attended many of
the Working Group meetings and was also in attendance earlier this evening.
Mr. Gary Kay, Markham resident, addressed the Committee with respect to
the Shops on Steeles redevelopment applications and spoke in opposition. He spoke of the current traffic congestion in
the area. Mr. Kay presented the
Committee with google maps of the subject area and the adjacent communities
pointing out the limited options of streets that can be used to get from Leslie
Street over to Woodbine Avenue.
Councillor Shapero thanked everyone for coming out to tonight’s’
meeting and again to all the Working Group members for time spent attending the
meetings and for the presentation that was received this evening with their
recommendation that she supports. She
also thanked Toronto Councillor David Shiner for the suggested proposal he
presented because it puts forward a plan that represents what the working group
would like to see developed there. Councillor Shapero spoke of the benefits of
obtaining the cross border collaboration and thanked all the residents from the
City of Toronto for their participation.
She stated her strong opposition to the current proposal. Councillor Shapero indicated that this
application is predicated on transit that is not being delivered in the near
future. Councillor Shapero pointed out
that the Town of Markham is approving intensification in areas that will
receive high order transit (subway, GO Train).
She suggested that the Town undertake a peer review of the traffic study
that has been submitted and that staff investigate the opportunity to link the
Site Plan Control to the Zoning By-law.
Councillor Shapero advised that she looks forward to reaching a more
reasonable agreement with the applicant on their proposal.
The Committee thanked all the Working Group members for their work
during the entire process, and for putting together the presentations outlining
their recommendations. The Committee
believes that the requests put forward by the Working Group are
reasonable. The Committee also thanked the
applicant suggesting that the plan did change, unfortunately not to the degree to
which they had expected. The Committee
suggested that the Working Group process should continue if the applicant and Working
Group members are in agreement. The
Committee also suggested that it might be beneficial to have some meetings with
a smaller group to focus on the main issues and the outcome of those meetings
would be reported back to the members of the Working Group.
Moved by Regional Councillor G. Landon
Seconded by Regional Councillor J. Jones
That the twenty seven written submissions be received.
CARRIED
Moved by Councillor E. Shapero
Seconded by Mayor F. Scarpitti
1)
That the Development Services
Commission Report dated March 2nd, 2010 entitled “Status Update –
Shops on Steeles Redevelopment Proposal, Application for Official Plan
(Secondary Plan) Amendment, 2900 Steeles Avenue East, File No.: OP 07 130802”
be received; and,
2)
That the Record of the Public
Meeting held on May 4, 2010, with respect to the proposed amendments to the
Thornhill Secondary Plan and By-law 2612, as amended, be received; and further,
3)
That staff be directed to
prepare a recommendation report for the application by Bayview Summit
Development Ltd. to amend the Thornhill Secondary Plan and By-law 2612, as
amended, with the recommendations presented by the Working
Group Members at the May 4, 2010 Statutory Public Meeting to be used as a basis
for discussions.
ADJOURNMENT
The Development Services
Public Meeting adjourned at 11:05 PM.
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