MINUTES
DEVELOPMENT SERVICES COMMITTEE
2005-04-05
Meeting No. 7
Development
Services Economic
Development
Chair: Councillor G. McKelvey Chair: Councillor J. Virgilio
Vice-Chair: Councillor D. Horchik
PART A - 11:00
a.m. - Canada Room
PART B - 1:00 p.m.
- Council Chamber
Attendance
|
Councillor A. Chiu
|
J. Livey, Chief Administrative
Officer
J. Baird, Commissioner of
Development Services
A. Taylor, Commissioner of Corporate
Services
C. Conrad, Town Solicitor
V. Shuttleworth, Director of
Planning and Urban Design
A. Brown, Director of Engineering
S. Chait, Director of Economic
Development
T. Northcott, Senior Economic
Development Officer
D. Clark, Town Architect
L. Irvine, Manager, Parks and Open
Space Planning
J. Bosomworth, Manager, Strategy and
Innovation
R. Hutcheson, Manager of Heritage
T. Lambe, Manager, Policy and
Research
R. Blake, Senior Project Coordinator
R. Kendall, Senior Project
Coordinator
B. Karumanchery, Senior Project
Coordinator
L. Duoba, Project Coordinator
N. Unsworth, Park Development
Coordinator
D. Cheng, Planner
K. Bavington, Committee Clerk
|
The Development Services Committee convened at the hour of 11:05 a.m. in the Canada Room with Councillor
G. McKelvey in the Chair.
DISCLOSURE OF INTEREST – none declared
1. ACCEPTANCE FOR MAINTENANCE OF
RESIDENTIAL
SUBDIVISIONS REGISTERED PLAN
NUMBERS 65M-3114,
65M-3175, 65M-3301, 65M-3468,
65M-3397, 65M-3574 AND 65M-3528
PHASES 1, 3, 3A AND 4, 2051,
2150 AND 3072 (ENG. FILE #: 2020) (10.7) Report
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That the memo from staff dated April 4, 2005, regarding amendments to
the staff report, recommendations, and draft by-law, be received;
That the services in
Subdivision, Registered Plan Numbers 65M-3114, 65M-3175, 65M-3301, 65M-3468,
65M-3397, 65M-3574 and 65M-3528 be accepted;
And that
by-laws be enacted by Council to accept these subdivisions and to establish
each of the roads within the residential subdivisions as a public highway of
the Town of Markham;
And that the
Community Services Commission assume the responsibility for operating and
maintaining the infrastructure within the Subdivisions as part of the Town’s
system;
And that
acceptance of the Subdivisions be taken into consideration in future operating
budgets;
And that the by-law to amend Schedule ‘12’ of
Traffic By-law # 106-71, by including compulsory stop to the indicated streets,
be approved;
And that the
by-law to amend Schedule ‘A’ of the Speed By-law # 105-71, by including a
maximum speed of 40 kilometers per hour for the streets indicated, be approved;
And that the
by-law to amend Schedule ‘F’ of the Speed By-law # 105-71, by including a
maximum speed of 50 kilometers per hour for the streets indicated, be approved;
And that the
by-law to amend Schedule 1 of the Parking By-law 336-88, by including no
parking in the streets indicated be approved;
And that
staff report back with the no parking by-law for Angus Glen upon completion of
the parking permit proposal;
And that the
Mayor and Clerk be authorized to execute the necessary releases from the terms
of the Subdivision Agreements, subject to confirmation from the Director of
Engineering that the final two year guarantee periods have been completed.
CARRIED
2. THE
PROVINCIAL SECONDARY
LAND USE PROGRAM
FOR HYDRO CORRIDORS (MI 475) (13.8)
Staff gave a brief explanation of the
Provincial Secondary Land Use Program for Hydro Corridors.
Moved by: Councillor K. Usman
Seconded by: Regional Councillor B. O’Donnell
That the staff report entitled “The
Provincial Secondary Land Use Program for Hydro Corridors” dated April 5, 2005,
be received;
And that the Province and Ontario
Realty Corporation continue to support and prioritize transportation and
infrastructure uses through and along the corridors to support planned growth
and improvements;
And that the Province and Ontario
Realty Corporation work in partnership with the Town and Rouge Park Alliance to
protect Rouge River
valley lands and associated buffers and promote ecological enhancements in the
Hydro Corridors;
And that the Town review further
opportunities for pedestrian linkages and bicycle trails through the proposed
Town of Markham Pathways Master Plan and proposed Cycling and Pedestrian
Advisory Committee and advise the Province and Ontario Realty Corporation
accordingly;
And that the Town negotiate with
Ontario Realty Corporation the long term protection and conveyance of the
portion of the eastern remnant parcel identified in the draft Greenbelt Plan
and identified as a potential Rouge Park linkage in the Eastern Markham
Strategic Review (2003);
And that staff be directed to review
and incorporate appropriate secondary use policies for hydro corridor lands in
the Official Plan, within the context of the next comprehensive Official Plan
review;
And that prior to the Town formalizing
any new arrangements for public uses within hydro corridors, further discussion
take place with authorized public agencies, and in particular the York Region
Medical Officer of Health, regarding issues of land use compatibility and
possible impacts of hydro transmission corridors, and any appropriate
conditions for use or notices to users;
And further that Ontario Realty
Corporation, Ministry of Municipal Affairs and Housing, Rouge Park Alliance,
Hydro One and the Region of York be forwarded a copy of the report.
CARRIED
Public Meeting – to Council
3. WORLD TECH CONSTRUCTION INC., 181 HELEN
AVENUE
ZONING BY-LAW AMENDMENT TO
PERMIT 6 RESIDENTIAL LOTS
SOUTH UNIONVILLE PLANNING
DISTRICT (ZA 05 006246) (10.5)
The Chair advised that the
subject of the Public Meeting this date was to consider the proposed Zoning By-law amendment (File ZA 05 006246)
submitted by World Tech Construction Inc., to permit 6 residential lots at 181 Helen Avenue.
Committee was advised that 37
notices were mailed on March 16, 2005, and a Public Meeting sign was
posted on March 11, 2005. There were no written submissions
received.
Staff gave a presentation
regarding the proposal, the location and surrounding uses. Staff will present
the by-law to Council for enactment once allocation is available.
There were no comments from
the audience with respect to this application.
Moved by: Councillor K. Usman
Seconded by: Councillor A.
Chiu
That the Development Services
Commission staff report dated March 1, 2005 entitled “Preliminary Report: World
Tech Construction Inc. Application to amend the zoning by-law to permit 6
residential lots, 181 Helen Avenue, South Unionville Planning District (ZA 05
006246)” be received;
And that the Record of the
Public Meeting held on April 5, 2005, with respect to the proposed
amendments to By-laws 304-87 and 177-96 be received;
And that the application by
World Tech Construction Inc. (Best Homes) to amend By-laws 304-87 and 177-96 be
approved;
And further that the proposed
amendments be enacted without further notice.
CARRIED
4. ARMADALE WEST INDUSTRIAL AREA
TOWN-INITIATED OFFICIAL
PLAN AMENDMENT (OP 01 102884) (10.3)
The Chair advised that
the subject of the Public Meeting this date was to consider the proposed
Town-initiated Official Plan Amendment
(File OP 01 102884) for the proposed Armadale West Industrial Area.
Committee was advised
that 585 notices were mailed on March 4, 2005, and Notice was published in the Markham
Economist and Sun on March 8 and March
22, 2005. Committee received one written submission from Geoff
Woods of CN Railway, stating concerns.
Staff gave a summary
presentation regarding the history of this initiative over the past four years.
Staff has considered the need for
viable industrial land, the recommendations of the
Resident’s Working Group and the comments of the landowners, and have revised
the proposed Official Plan Amendment to balance
these considerations. Appreciation was expressed to
participating Council members, staff, and the Residents’ Working Group for their work towards resolving this matter.
Frank Passafiume, 12442 McCowan
Road, Stouffville, stated that he owns 15 acres in
the proposed Amendment
area, and he also spoke on behalf of another property owner. Their concerns related to the impact of the proposed restrictions on use and design. The Chair
suggested Mr. Passafiume meet with staff prior to the Council meeting next
week.
Committee noted
the lack of public attendance at this meeting, and directed staff to ensure that Constantine Karbaliotis of
the Residents’ Working Group
is made aware of recent changes in the
provisions of the draft Amendment.
Moved by: Councillor K. Usman
Seconded by: Deputy Mayor F. Scarpitti
That the written
submission from Geoff Woods of CN Railway, stating concerns regarding the
proposed Town-initiated Official Plan amendment (File OP 01 102884) for the
Armadale West Industrial Area, be received;
And that the deputation
by Frank Passafiume with concerns regarding the proposed Town-initiated
Official Plan amendment (File OP 01 102884) for the Armadale West Industrial
Area, be received;
And that the Record of
the Public Meeting held on April
5, 2005, with respect to the proposed draft Official Plan amendment
for the Armadale West Industrial Area be received;
And that staff finalize the draft official plan amendment for the
Armadale West Industrial Area and submit it to Council for adoption;
And that the proposed Official Plan Amendment for the Armadale West
Industrial Area, as amended, be approved;
And that the proposed Official Plan Amendment for the Armadale West
Industrial Area, as amended, be enacted without further notice.
CARRIED
5. ELIZA WAI CHIU IN TRUST AND KU
CHU-SHING
EAST SIDE OF EUREKA STREET,
PLAN 335 PT LOT J
UNIONVILLE HERITAGE CONSERVATION
DISTRICT
ZONING BY-LAW AMENDMENT TO
PERMIT A NEW SINGLE
FAMILY HOME (ZA 04 258597, SC
04 258597) (10.5, 10.6)
The Chair advised that the
subject of the Public Meeting this date was to consider the proposed Zoning By-law amendment (File ZA 04 258597)
submitted by Eliza Wai Chiu in Trust and Ku Chu-Shing, to permit a new single
family home on Plan 335, Part Lot J, east side of Eureka Street.
Committee was advised that 53
notices were mailed on March 16, 2005, and a Public Meeting sign was posted
on March 14, 2005. There were no written submissions
received.
Staff gave a presentation
regarding the proposal, the location, surrounding uses, and outstanding issues. A site plan will be
required, and will be reviewed by Heritage Markham. A Hold provision can be
placed on the zoning until a site plan has been approved.
Jeanne Ker-Hornell, 33 Eureka Street, stated that she has lived on the
property to the north of the subject site for 35 years. Ms. Ker-Hornell
objected to the 4,500 sq. ft. dwelling proposed for the small lot, which will
result in a setback of six feet and a building height of 39 feet, with a
separate two-storey garage. Her concerns are for crowding of the lot and loss
of trees, and shadowing of her dwelling.
Staff advised that the
application meets all the zoning provisions except for the front yard setback.
There is a two-storey height restriction, and the garage will be a one-storey
structure. If the house is too large to
fit comfortably on the lot, it will be addressed at the site plan stage. The
site plan process is not a public process, but the input of adjacent property
owners can be taken into consideration. With respect to the protection of the
trees, staff advised that a tree survey has been done, and it concludes that there
are not any significant trees on the site warranting preservation. The site
plan can specify landscaping and planting requirements, and some can be
preserved for interim coverage.
Moved by: Councillor D. Horchik
Seconded by: Councillor A.
Chiu
That the deputation by Jeanne
Ker-Hornell with concerns regarding the proposed Zoning By-law amendment (File
ZA 04 258597) submitted by Eliza Wai Chiu in Trust and Ku Chu-Shing, to permit
a new single family home on Plan 335, Part Lot J, east side of Eureka Street,
be received;
And that the Development
Services Commission staff report dated March 1, 2005 entitled “Eliza Wai in
Trust and Ku Chu-Shing, Application for Zoning By-law Amendment to permit a new
single family home, East Side of Eureka Street, Plan 335, Part Lot J,
Unionville Heritage Conservation District (ZA 04 258597)” be received;
And that the Record of the
Public Meeting held on April 5, 2005, with respect to the proposed amendment to
By-law 122-72, as amended by 2003-67, be received;
And that the application by
Eliza Wai Chiu in Trust and Ku Chu-Shing for an amendment to By-law 122-72 as
amended by 2003-67, be enacted with a Hold provision
until a site plan is processed;.
And that the proposed
amendment to By-law 122-72, as amended by 2003-67, be enacted.
CARRIED
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Other matters considered by
Development Services Committee on April 5, 2005:
6. YORK
REGION BUSINESS MISSION TO CHINA
(10.0)
Deputy Mayor F. Scarpitti gave a presentation
regarding the recent York Region Business Mission to China
in January, 2005. The two-week mission was led by the Deputy Mayor and included
MPP Tony Wong and representatives of 20 businesses. They were joined during a
portion of the trip by Prime Minister Paul Martin. Markham
was the only individual municipality represented. The tour of seven cities included
Nanjing, Zuzhou, Hangzhou,
Shanghai, Beijing,
and Hong Kong.
The Deputy Mayor discussed the success of the trip
with respect to strengthening economic ties and opportunities, and he displayed
several architectural, design, and landscaping highlights. It was noted that
parks and open spaces are “ISO Certified” and staff was requested to look into this.
The Committee was provided with the York Region
Business Mission to China Report. A staff memo with documents from Daisy Wai,
President of Richmond Hill and Markham Chinese Business Association had been
previously provided to the Committee.
Moved by: Regional Councillor J. Jones
Seconded by: Councillor K. Usman
That the presentation by Deputy Mayor F.
Scarpitti, and documents submitted (York Region Business Mission to China
Report and memo with documents from Daisy Wai, President of Richmond Hill and
Markham Chinese Business Association) regarding the recent York Region Business
Mission to China, be received and referred to the Director of Economic
Development to evaluate some of the initiatives from the business mission and
review Markham’s role in the Chinese market.
CARRIED
7. UNIONVILLE
PLAYGROUND (6.3)
Staff reviewed the history of the proposal for a playground
in Unionville and the community involvement on this project, since 2002.
Council had approved a playground in 2003 with a budget of $75,000.
The community had indicated a preference for the Fred
Varley Parkette as the location, but is split on the specific east or west site
within this location. TRCA has evaluated the site and advised of constraints due
to the creek and 100-year flood levels. Staff displayed design proposals for
east and west options, both of which require over $100,000 in additional
funding. A bridge over the creek is possible, at an additional cost of $100,000
– $150,000.
Staff presented options regarding approval of the
additional funding and selecting a preferred location. Working drawings will be
finalized and construction will be tendered, with completion targeted for 2005.
Phasing can be considered.
Another option was presented, to prepare a Master Plan
for the site based on a more naturalistic approach with non-traditional play
experiences and compatible uses, to take advantage of this unique river valley
site. Additional community consultation will be involved, and this approach can
also be phased.
Reid McAlpine, 27
Victoria Avenue, stated that there is a real need
for a playground in the area. He supports the west site, and also supports the
Master Plan proposal.
Tracy MacKinnon, 154A Main
Street, representing the Unionville Villagers
Association and a member of the Fundraising Committee, objected to the
additional expenditures and requested that play equipment be installed as soon
as possible.
Committee commended the initiative of staff and the
fund-raising efforts of the community, and questioned if the specific location
of the park had been indicated during the fund-raising events. It was agreed
that a park should be established without any further delays. Discussions included whether the location
would be appropriate in such proximity to the Bandstand, or adjacent to the
plaza, and whether the creek on this site creates a hazardous situation.
Moved by: Councillor J. Virgilio
Seconded by: Councillor
J. Webster
That the staff presentation regarding the Unionville
Playground be received;
And that staff report back in two weeks with more
information regarding the option of a Master Plan based on a naturalized
approach, including short and long term phasing and cost options.
CARRIED
8. UNIONVILLE PARKING ADVISORY COMMITTEE
UPDATE (16.34, 10.8)
Staff
provided an update on the activities of the Unionville Parking Advisory
Committee, advising of the issues identified and solutions proposed. Marshall
Macklin Monahan, consultants, had been retained to review parking and access
options. Property owners and the School Board have been consulted.
Issues
and solutions include:
-
fence abutting the Bistro
(removed)
-
paving and snow plowing the lane
beside the Bistro (now on municipal maintenance list)
-
provision for public washrooms
(exterior door to be constructed at Crosby Arena)
-
parking on Main
Street (demark parking spaces; handicap spaces;
parking restrictions; amend parking by-law to allow only one vehicle per space)
-
access to west parking lots during
festivals (phased proposal)
Additional parking proposals include
integrating parking areas on the east side of Main Street, constructing a
parking structure as part of any future redevelopment of the Crosby Arena site,
and implementing a paid parking program to provide a funding source for the $
3,452,000 expenditures proposed.
A meeting is scheduled for April 7, 2005, with local businesses
and property owners and a Toronto BIA representative. An update will be
provided to Development Services Committee.
Committee
considered the public opposition to paid parking, and discussed that it may be
a long-term option. Cost sharing was also suggested as an option. Committee
suggested using signage that specifies only one vehicle per parking space, to help
address the motorcycle problem.
It was
suggested that disabled spaces in front of Starbucks and Timothy’s may not be
appropriate, given the nature of parking for these establishments, and staff
was asked to review this aspect. Staff was directed to continue working on a
town-wide parking strategy, and to arrange a Part A session for a presentation
from the Toronto Parking Authority.
With
respect to the public washrooms, Committee questioned the need for the Town to
provide this service, and requested further information regarding security
measures that will be put in place.
Moved by:
Councillor J. Virgilio
Seconded
by: Councillor S. Daurio
That the
staff update regarding the Unionville Advisory Committee be received;
And that the
construction of the external entrance to Crosby Arena for washroom access
be approved;
And that, after
further staff consultation with the community regarding locations, the
delineation of parking spaces on Main Street be
approved.
CARRIED
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IN CAMERA
Moved by: Deputy Mayor F. Scarpitti
Seconded by: Councillor A. Chiu
That the Development
Services Committee recess in-camera at 1:07 p.m. to consider a legal matter.
CARRIED
9. LEGAL
MATTER (8.0)
Moved by: Councillor S. Daurio
Seconded by: Councillor A. Chiu
That the Committee rise from in-camera at 1:25 p.m.
CARRIED
---------------------------------------------------------------------------------------------------------------------
10. PROVINCIAL
GREENBELT
PLAN (13.2)
This matter was deferred to the next scheduled
Development Services Committee meeting.
11. PLACES
TO GROW – DRAFT GROWTH PLAN (13.2)
This matter was deferred to the next scheduled
Development Services Committee meeting.
12. U.S.
LIFE STYLE TOUR (10.0)
Staff presented an update on the proposed Life Style
Tour by Committee and staff members, to the United
States. Several Councillors have indicated
an interest, and it was proposed that two groups be formed to view different
cities – the Great Lakes Tour and the Eastern Tour. The trip will be from May
11 to May 14, 2005, with a
draft budget of $45,000. Two developers have also been invited to attend at
their own expense. A formal budget and resolution will be provided to Council
on April 12, 2005.
Committee indicated acceptance of this proposal.
Moved by: Councillor J. Virgilio
Seconded by: Regional Councillor J. Heath
That the staff presentation regarding the U.S.
life style tour be received.
CARRIED
13. MARKHAM
PUBLIC ART ADVISORY COMMITTEE MINUTES
- February 21, 2005
(16.34) Minutes
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That the minutes of the Markham Public Art Advisory
Committee meeting held February
21, 2005, be received for information.
CARRIED
14. HERITAGE
MARKHAM COMMITTEE MINUTES
- March 9, 2005 (16.11) Minutes
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That the
minutes of the Heritage Markham Committee meeting held March 9, 2005, be received for
information.
CARRIED
15. MAIN
STREET MARKHAM COMMITTEE MINUTES
- March 16, 2005 (16.39) Minutes
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That the
minutes of the Main Street Markham Committee meeting held March 16, 2005, be received for
information.
CARRIED
16. REPORT ON INCOMING
PLANNING APPLICATIONS
FOR THE PERIOD OF FEBRUARY 19, 2005 TO MARCH 10, 2005(10.0) Report
Committee noted the parking constraints relating to the Synagogue
located on Green Lane,
and requested staff discuss parking issues with the applicant for Chabad
Lubavitch of Markham at 83
Green Lane.
Moved by: Regional Councillor B. O’Donnell
Seconded by: Regional Councillor J. Heath
That Committee receive the
report entitled “Report on Incoming Planning Applications for the
period of February 19,
2005 to March 10, 2005” and direct staff to
process the applications in accordance with the route outlined in the report.
CARRIED
17. DELEGATED APPROVALS UNDER
BY-LAW 2002-202
(DM 2001-03) (10.6) Report
Moved by: Regional Councillor B. O’Donnell
Seconded by: Regional Councillor J. Heath
That Council be advised that in
accordance with Delegation By-law 2002-202, and additional site specific
delegations authorized by Development Services Committee, the Commissioner of
Development Services or the Director of Planning and Urban Design have approved
applications listed in the report dated April 5, 2005.
CARRIED
18. 1297482
ONTARIO LIMITED, 7713 KENNEDY ROAD
ZONING BY-LAW AMENDMENT AND
SITE PLAN APPROVAL
TO PERMIT A 4-STOREY APARTMENT
BUILDING
(ZA 05 008482, SC 05 008498) (10.5,
10.6) Report
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That a Public Meeting be held to consider a Zoning By-law Amendment
application (File No. ZA 05 008482), and required Official Plan Amendment
application, by 1297482 Ontario Limited to permit a 4-storey apartment building
containing 18 units at 7713 Kennedy Road, after an application for Official
Plan Amendment has been received.
CARRIED
19. 1297482
ONTARIO LIMITED, SOUTH OF 14TH AVENUE,
EAST OF KENNEDY RD, AT THE
WEST END OF CHIAVATTI DR
ZONING BY-LAW AMENDMENT AND
PLAN OF SUBDIVISION
(19TM-05001) TO PERMIT 19
SINGLE DETACHED DWELLINGS
(ZA 05 008640, SU 05 008628) (10.5,
10.7) Report
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Webster
That
a Public Meeting be held to consider the Zoning By-law Amendment (ZA 05 008640)
and Plan of Subdivision (SU 05 008628) applications submitted by 1297482
Ontario Limited, and any Secondary Plan amendments that may be required to permit
19 single detached dwellings on lands located south of 14th Avenue,
east of Kennedy Road, at the west end of Chiavatti Drive.
CARRIED
20. 2005 FIRST QUARTER UPDATE
ON THE STREET NAME RESERVE
LIST (10.14) Report
Moved by:
Councillor A. Chiu
Seconded
by: Councillor J. Webster
That
Development Services Committee receive the updated street name reserve list for
the first quarter of 2005.
CARRIED
21. STRADA AGGREGATES INC., 350 YORKTECH
DRIVE
CONCESSION 4, PART 4 PLAN
22981 AND PART 1 PLAN 65R-22981
APPLICATION TO EXTEND A
TEMPORARY USE BY-LAW
(ZA 05-008335) (10.5) Report
Moved by:
Councillor A. Chiu
Seconded
by: Regional Councillor J. Heath
That a
Public Meeting be held to consider the zoning application (ZA 05-008335) by Strada Aggregates Inc.
to extend Temporary Use By-law 2002-139 for an additional three (3) years.
CARRIED
22. NEIGHBOURHOOD COMMERCIAL STRATEGY
FOR THE NEW URBAN AREAS (10.0) Report
Staff explained that the purpose of
this report is to give an update on the status of individual secondary plans.
Although there are opportunities within secondary plans for commercial uses, they
are not being utilized by developers, and it is necessary to find a way to
ensure they are developed in a timely fashion. Staff will report back on
potential financial incentives available.
Committee agreed this is an ongoing
concern and discussed possible solutions, such as broadening the tools used, and
considering municipal ownership – co-locate town facilities by combining small
commercial plazas or corner stores with a parkette or mailbox.
Staff will report back on strategy
options.
Moved by:
Councillor J. Virgilio
Seconded
by: Regional Councillor J. Heath
That
the report dated April 5, 2005, entitled “Neighbourhood Commercial
Strategy for the New Urban Areas”, be received;
And
that the Strategy described in the report be endorsed;
And that Development Services
Committee authorize staff to proceed with implementing the Neighbourhood
Commercial Strategy as outlined in this report;
And that Development Services Commission
staff, together with Finance staff, report back on the potential financial
impact of deferring development charges and cash in lieu of parkland, or other
financial incentives to support the implementation of the neighbourhood
commercial sites identified in the proposed Strategy.
CARRIED
23. LOBLAW PROPERTIES LIMITED
2938 MAJOR MACKENZIE DRIVE
EAST IN THE WEST
CATHEDRAL COMMUNITY, OFFICIAL
PLAN AND ZONING
BY-LAW AMENDMENTS TO PERMIT A
LARGE FORMAT
RETAIL PLAZA (OP 04 010924, ZA
04 010910) (10.3, 10.5) Report
Staff presented a review of this proposal and described the location,
surrounding uses and site characteristics. The presentation included an
explanation of the existing Official Plan and Cathedral Secondary Plan
designations and provisions and intent thereof, and the proposed Official Plan
and Zoning by-law amendments submitted by Loblaw Properties Ltd.
Staff stated their concern that the proposal does not comply with the
planned function of the Business Corridor Area designation, that the proposed
large format stores exceed the retail store size cap set out in the Official
Plan, and that the proposal will result in an unacceptable loss of employment
lands. Other issues of concern are poor urban design, woodlot protection, the
inclusion of the gas bars, provision for a northern extension of the Highway
404 northbound off ramp, provision of a Fire Hall on the eastern portion of the
site, and creation of an appropriate gateway for the Cathedral Community. Staff
is recommending denial of the application as proposed, and advised that further
consideration may be given to revisions to the plan within the context of the
issues staff raised in the report.
Committee discussed permitted uses within the Business Corridor Area designation,
and received further information from staff. Committee also discussed
preservation of the Regionally-significant woodlot, the extension of the 404
Highway off-ramp, and the potential location of a new Fire Hall.
Steven Zakem of Aird and Berlis, representing the applicant, Loblaw Properties
Limited, identified separate developers for portions of the site.
Mr. Zakem referred to an e-mailed submission to the Committee members, and
discussed the provisions of Business Corridor Areas with respect to Planned
Functions and Land Uses, and the issue of size limitation for retail uses. He
explained the various separate store departments proposed within the Loblaw
building, and compared this proposal to the Loblaw establishment located on Bullock
Drive.
Mr. Zakem reviewed the Community and Public Meetings held, which had
been well attended, and which identified the residents’ main concerns related
to the gas bars, traffic, and the impacts on the Cathedral Community. Mr. Zakem
suggested an alternate proposal that would eliminate the two gas bars and
include the off-ramp extension. With respect to design, he advised that until
the zoning is approved and the building size finally determined, it is
difficult to confirm the tenants and their design requirements. He stated that
the applicant is prepared to agree to a Hold provision on the zoning, until the
design details are approved.
Mr. Zakem summarized that the applicant has made a substantial
investment in Markham,
and he requested that the staff recommendation be denied and the alternate
proposal be referred back to staff. Mr.
Fatica and Mr. Thompson from Loblaw Properties Ltd., as well as their Planner
and Traffic Consultant, were also in attendance.
In response to Committee’s question, Mr. Zakem advised that the
applicant does not consider structured parking to be feasible on this site.
Staff reviewed the approval for the Loblaw store on Bullock
Drive, and advised that at the time the approval
was appropriate, however, the size of the development has increased twice since
then. Staff advised that while the Loblaw proposal was appropriate for the Bullock
Drive site, in hindsight it would have been
preferable to redesignate the property to Major Commercial rather than
attempting to permit it under the existing Business Corridor policies.
Committee members discussed the work of the Commercial Policy Review
Committee and the importance of the report by John Winter Associates with
respect to employment lands. Dismay was expressed that the alternate proposal
had not been made earlier and although the elimination of the gas stations is
appreciated, it does not improve the overall plan or reduce the extent of the
surface parking. Reference was made to the list of issues on Page 12 of the
staff report.
Discussions included the efforts and costs involved in developing the
Cathedral Plan, and the concession made by all parties to increase employment
lands as a crucial component of the Plan.
It was stated that urban design issues are important and should not be
dependant on the tenants. Committee expressed hope that the applicant will
continue to work with staff to make this location Markham’s
first Life Style Centre, and for Loblaw to use this opportunity to make it
their premier location in Canada.
Two motions were made to refer this matter to the Commercial Policy
Review Committee, or to the Unionville Subcommittee, and both motions were
withdrawn.
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IN CAMERA
Moved by:
Regional Councillor J. Jones
Seconded
by: Councillor D. Horchik
That the Development Services Committee recess
in-camera at 4:10 p.m. to consider a legal matter.
CARRIED
24. LEGAL MATTER (8.0)
Moved by:
Councillor S. Daurio
Seconded
by: Councillor A. Chiu
That the
Committee rise from in-camera at 4:54
p.m.
CARRIED
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Moved by: Councillor D. Horchik
Seconded by: Regional Councillor J. Heath
That the record of the public
meeting held December 7, 2004 with respect to the applications by Loblaw
Properties Limited for Official Plan and Zoning By-law Amendments be received;
And that the applications by
Loblaw Properties Limited for Official Plan and Zoning By-law Amendments to permit
a large format retail plaza development of 329,671 sq. ft. at 2938 Major
Mackenzie Drive East in the West Cathedral Community, as submitted, be refused;
And that before this
recommendation is presented to Council, the matter be referred to the Commercial Policy Review Committee for a meeting
with the applicant to discuss the matters set out in the staff report, and that
the CPRC try to report back to the Development Services Committee in two weeks.
CARRIED
25. GERALD CORBETT, 13 VECCHIA STREET
WITH CONCERNS REGARDING
COMMERCIAL PROPOSAL
BY IMPERIAL OIL LIMITED AT 550 BUR OAK
AVENUE
(ZA 04 027753, SC 04 027755)
(10.5, 10.6)
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Virgilio
That the
correspondence from Gerald Corbett, 13 Vecchia Street, with concerns regarding
the proposed Zoning and Site Plan Approval applications (Files ZA 027753, SC 04 027755) submitted
by Imperial Oil, to permit a gas station, car wash, convenience store and
drive-through restaurant at 550 Bur Oak Avenue, be received.
CARRIED
26. PASCAL TANG AND CINDERELLA LAU WITH
PETITION
OBJECTING TO THE COMMERCIAL
PROPOSAL BY
IMPERIAL OIL LIMITED AT 550 BUR OAK AVENUE
(ZA 04 027753, SC 04 027755)
(10.5, 10.6)
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Virgilio
That the
correspondence from Pascal Tang and Cinderella Lau, with 17-name petition in
objection to the proposed Zoning and Site Plan Approval applications (Files ZA 027753, SC 04 027755) submitted
by Imperial Oil, to permit a gas station, car wash, convenience store and
drive-through restaurant at 550 Bur Oak Avenue, be received.
CARRIED
27. BRIAN CONSTANS, COSINI PROPERTIES INC.
IN OBJECTION TO ZONING
APPLICATION BY PALMA
CARONA
FOR 165
LANGSTAFF ROAD EAST (ZA 04 026487) (10.5)
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Virgilio
That the
correspondence from Brian Constans or Cosini Properties Inc., in objection to
the proposed Zoning By-law amendment (File ZA 04 026487) submitted by Palma
Carona, to remove the “H” provision to permit
reconstruction of a building destroyed by fire at 165 Langstaff Road East, be
received.
CARRIED
28. PAUL WILLIAM YOUNG, 4137
HIGHWAY 7
REQUESTING THE NEW UNIONVILLE
HIGH SCHOOL BE NAMED
AFTER FORMER UNIONVILLE
RESIDENT ANDY GRANT (10.0)
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Virgilio
That the correspondence
from Paul William Young, 4137 Highway 7, requesting consideration be given to
naming the new Unionville High School after former Unionville resident, Andy
Grant, and with the York Region District School Board Minutes, dated September
28, 2004, attached, be received.
CARRIED
29. CORRESPONDENCE FROM YORK REGION
ADVISING OF WITHDRAWAL OF
TEMPORARY USE ZONING
BY-LAW APPLICATION BY YORK
REGION RAPID TRANSIT CORP.,
(ZA 05 006494) (10.5)
Moved by: Regional Councillor B. O’Donnell
Seconded by: Deputy Mayor F. Scarpitti
That
the correspondence from York Region, dated April 4, 2005, requesting withdrawal
of the application for a Temporary Use Zoning By-law Amendment (ZA 05 006494)
submitted by York Region Rapid Transit Corporation, for a temporary operations
facility at 2875 14th Avenue, be received and acknowledged.
PART C
Public Meeting
7:00 p.m. - Council Chamber
Attendance
|
Councillor
A. Chiu
Regrets: Councillor E. Shapero
|
J. Baird, Commissioner of
Development Services
V. Shuttleworth, Director of
Planning and Urban Design
S. Chait, Director of Economic
Development
T. Lambe, Manager, Policy and
Research
B. Karumanchery, Senior Project
Coordinator
G. Duncan, Heritage and Conservation
Planner
T. Kanji, Senior Planner
L. Wheeler, Senior Planner
D. Cheng, Planner
K. Bavington, Committee Clerk
|
The Development Services Committee convened at the hour of 7:00 p.m. in the Council Chamber with
Councillor G. McKelvey in the Chair.
30. MINTO MARKHAM PARTNERSHIP, LEGACY
COMMUNITY
NORTHWEST CORNER OF ROUGE BANK DRIVE & 9TH LINE
ZONING BY-LAW AMENDMENT TO
PERMIT 10 SINGLE
DETACHED UNITS (ZA 04 028827)
(10.5)
The Chair advised that the
subject of the Public Meeting this date was to consider the proposed Zoning By-law amendment (File ZA 04 028827)
submitted by Minto Markham Partnership, to permit 10 single detached units at
the northwest corner of Rouge Bank Drive and 9th Line.
Committee was advised that 62
notices were mailed on March 16, 2005, and a Public Meeting sign was
posted on March 15, 2005. Committee received one written
submission from David Rout, 7881 Ninth line, Markham, expressing concerns.
Staff gave a presentation
regarding the proposal, the location and surrounding uses, and outstanding
issues. A Secondary Plan amendment for this site has been appealed to the
Ontario Municipal Board by the applicant, and a hearing is scheduled for later
in 2005.
Don Hutchinson, 28 Trout Lily Avenue, on behalf of the Legacy Ratepayers
Association, supported single detached dwellings.
Ian Irvin, 16 Whitecedar Drive, spoke in support of single family
dwellings.
Robert Howe of Goodman’s,
representing the applicant, Minto Markham, spoke of the support from the
residents for this proposal. Mr. Howe stated that commercial use is not
feasible with the realignment of 9th Line, and he considers this to
be an infill situation. He will continue to work with staff and residents to resolve
outstanding matters.
Committee discussed the
neighbourhood commercial strategy and whether a commercial use is appropriate
at this location. The disposition of old 9th Line was also discussed
and staff advised that the Province has indicated that they are not prepared to
dispose of the lands at this time. Comments were made regarding back-lotting,
driveway illumination, and the median on Rouge Bank Drive inhibiting access to the property.
Staff will address these issues in the final report.
Moved by: Councillor J. Webster
Seconded by: Councillor A.
Chiu
That the written submission
from David Rout, expressing concerns regarding the proposed Zoning By-law
amendment (File ZA 04 028827) submitted by Minto Markham Partnership, to permit
10 single detached units at the northwest corner of Rouge Bank Drive and 9th
Line, be received;
And that the deputations by Don
Hutchinson and Ian Irvin, in support, and by Robert Howe of Goodman’s
representing the applicant, regarding the proposed Zoning By-law amendment
(File ZA 04 028827) submitted by Minto Markham Partnership, to permit 10 single
detached units at the northwest corner of Rouge Bank Drive and 9th
Line, be received;
And that the Development
Services Commission dated February 15, 2005, entitled “Preliminary Report:
Minto Markham Partnership, northwest corner of Rouge Bank Drive and 9th
Line, Zoning By-law amendment application to rezone the property to permit 10
single detached units, Legacy Community (ZA 04 028827)”, be received;
And that the Record of the
Public Meeting of April 5, 2005, with respect to a zoning by-law
amendment application submitted by Minto Markham Partnership be received;
And further that the
application be referred back to staff for a report and recommendation following
the Public Meeting.
CARRIED
ADJOURNMENT
The Development Services Committee meeting adjourned at the hour of 9:00 p.m.