The Public Meeting this date was called to consider applications for an Official Plan Amendment application and Zoning By-law Amendment application, submitted by Scardred 7 Company Limited. The applications apply to lands located at 4038 and 4052 Highway 7 East.
The Committee Clerk advised that 1001 notices were mailed on November 10, 2021, and a Public Meeting sign was posted on November 1, 2021. There were 20 written submissions received regarding this proposal.
Dimitri Pagratis, Senior Planner, provided a presentation regarding the proposal, the location, surrounding uses, and outstanding issues.
Chis Pereira, MBPD, representing the applicant, provided a presentation on the proposed development.
The following deputations were made on the proposed development:
- Jeffrey Taylor, resident, Village Parkway townhomes, expressed concern regarding the impact existing and proposed developments are/will have on traffic congestion and safety in his neighbourhood. Mr. Taylor was particularly concerned that it was becoming unsafe to access Village Parkway from Alfredo Street. Mr. Taylor was also concerned that residents will take his townhouses private road to avoid traffic congestion creating unsafe conditions for families living in the townhouses. Mr. Taylor noted that it would be much more suitable to build townhouses on the subject lands.
- Daniela Chiculete expressed concern regarding the magnitude and density of the project, the built form and massing, the affect the project will have on traffic and pedestrian safety, the shadow impact of the proposed development, and that it is not compatible with the existing community. Ms. Chiculete also expressed concern that emergency vehicles may have difficulty accessing the proposed development, that there is no affordable housing units being proposed, that there is no parkland, that there are only two commercial parking spaces, and that there are limited community amenities. Ms. Chiculete suggested that proposed development should not be greater than 6 to 8 floors in height.
- Ashley Zhlyue, representing Fitzgerald Avenue Residents in Unionville, spoke in opposition to the proposed development application due to safety concerns, its density, the traffic congestion it will create, and the pressure it will put on existing infrastructure. Ms. Zayou did not support high density in this area of Unionville.
- Brian Li spoke in opposition to the proposed development. Li expressed concern that the proposed development will create traffic congestion on Ferrah Street, and on Highway 7. Mr. Li presented an alternative proposal where part of Ferrah Street remains closed off, which would still permit for the connectivity staff are trying to achieve. Mr. Li also expressed concern that his property would become a corner lot when Ferrah Street is opened up and that the permitted set-backs for his property may change. Mr. Li questioned if any special allowance could be permitted for his property, so that he does no loose usable space on his property.
The Committee provided the following feedback relative to the proposed development:
- Questioned if there is an opportunity to connect the proposed development to the cycling and pedestrian trail that goes to Unionville GO Station in an effort not to overwhelm the existing traffic network;
- Asked staff to investigate the road alignment proposed by Brian Lee;
- Requested the shadow study results from December and June;
- Expressed concern that there will be a constant shadow in the proposed community amenity space located in the middle of the U shaped buildings;
- Suggested the proposed development should included more open space;
- Suggested that the developer of the adjacent detached homes should advise buyers that an 11 storey building is being built adjacent to their detached homes;
- Expressed concern that existing parks will become overcrowded, and that there will be no new park for future residents to enjoy;
- Expressed concern that there is no transit that goes directly to the Unionville GO station from the proposed development;
- Questioned if the building was designed to be on a 45 degree angular plane from adjacent properties;
- Expressed concern regarding the proposed angular plane on the east side of the proposed development;
- Expressed concern regarding the height and density of the proposed development;
- Noted that there will be a lot of parkland on the other side of Highway 7 by the valley lands.
The following responses were provided to inquiries from the Committee and public:
Stephen Lue, Manager of Development, Central District, advised that staff are investigating the opportunity to include a pedestrian connection to the Unionville GO Station, noting that a separate environmental assessment would be required to complete this work. Mr. Lue further advised that staff continue to work with the applicant to refine the design of the building. Mr. Lue noted that it is his understanding that the developer of the adjacent lot is advising potential home buyers that their homes will front on to a 11 storey building. Mr. Lue clarified that staff support the opening of Ferrah Street, as it will help fire and emergency vehicles manoeuver, and traffic to flow.
Mr. Pereira agreed to provide Councillor Karen Rea with the Shadow Study results from June and December. Mr. Pereira was confident that there would be sufficient sunlight in the community amenity space located in the middle of the proposed U shaped buildings. Mr. Pereira confirmed that a 45-degree angular plane has been applied on the west side of the proposed development, but has not been applied on the east side of the proposed development, as it is a mid-rise structure and a 45-degree angular plane is typically applied to high-rise developments. Mr. Pereira suggested that the signalization at William Meleta Drive and Highway 7 will help manage the added density in the area, but noted that he is still waiting to receive staffs transportation comments.
Staff were directed to reach out to Brian Li to find out more information on the alternative route he was proposing.