MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
FEBRUARY 21, 2012 - 7:00 p.m.
Council
Chamber
Meeting No. 2
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
|
Regrets
|
Sabrina Bordone, Planner
Michael Fry, Planner
Linda Irvine, Manager, Parks and
Open Space Development
Biju Karumanchery, Senior
Development Manager
Richard Kendall, Manager, Central
District
Stephen Kitagawa, Senior Planner
Dave Miller, Manager, East District
Stacia Muradali, Planner II
Kitty Bavington, Council/Committee Coordinator
|
Councillor Alex Chiu
The Development Services
Public Meeting convened at 7:05 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST –
None Declared
1. JADE-KENNEDY
DEVELOPMENT CORPORATION
APPLICATION FOR ZONING BY-LAW
AMENDMENT
TO REZONE PORTIONS OF 102, 132
AND 138 HELEN AVENUE
TO CONSOLIDATE THE ZONING
ACROSS THE
NORTHERN PORTIONS OF THE
PROPERTIES
TO ADDRESS THE FUTURE DELIVERY
OF A
PROPOSED LANEWAY AND TO
FACILITATE A
FUTURE TOWNHOUSE DEVELOPMENT
(ZA 11 123127) (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Jade-Kennedy Development Corporation for
zoning by-law amendment to rezone portions of 102, 132 and 138 Helen Avenue to
consolidate the zoning across the northern portions of the properties to
address the future delivery of a proposed laneway and to facilitate a future
townhouse development (ZA 11 123127).
The Committee Clerk advised that 89 notices were mailed on February 1,
2012, and a Public Meeting sign was posted on January 31, 2012. One written submissions was received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Edward Mak, representing the applicant,
Jade-Kennedy Developments, was in attendance.
The Committee noted parkland issues relating to this
proposal and the application by Harry Cook Developments.
There were no comments from the audience with respect to this application.
Moved by: Councillor Don Hamilton
Seconded by: Mayor Frank Scarpitti
1) That the written submission by Glenn Baron, in objection to
the proposal by Jade-Kennedy Development Corporation, be received; and,
2) That the Development Services Commission report dated
January 17, 2012, titled “PRELIMINARY REPORT, Jade-Kennedy Development
Corporation, Application for zoning by-law amendment to rezone portions of 102,
132 and 138 Helen Avenue to consolidate the zoning across the northern portions
of the properties to address the future delivery of a proposed laneway and to
facilitate a future townhouse development, FILE NO.: ZA 11 123127” be received; and,
3) That the Record of the Public Meeting
held on February 21, 2012 with respect to the proposed draft Zoning By-law
amendment be received; and,
4) That the application by Jade-Kennedy
Development Corporation Inc. to amend Zoning By-law 177-96, as amended, be approved and the draft Zoning By-law
amendment be finalized and enacted; and,
5) That the proposed amendment to Zoning
By-law 177-96, as amended, be finalized and enacted without further notice; and
further,
6) That staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
2. HARRY
COOK DEVELOPMENTS INC.
PROPOSED DRAFT PLAN OF
SUBDIVISION
AND IMPLEMENTING SECONDARY
PLAN
AND ZONING BY-LAW AMENDMENTS
TO FACILITATE SINGLE-DETACHED
AND
TOWNHOUSE DWELLINGS, EAST OF
HARRY COOK DRIVE
BETWEEN HELEN AVENUE AND
CASTAN AVENUE
INCLUDING 304, 312 & 322
HELEN AVENUE
WITHIN SOUTH UNIONVILLE
(OP, SU & ZA 11 129105)
(10.7, 10.4, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by Harry Cook Developments Inc. for proposed
Draft Plan of Subdivision and implementing Secondary Plan and Zoning By-law
amendments to facilitate single-detached and townhouse dwellings, east of Harry
Cook Drive, between Helen Avenue and Castan Avenue, including 304, 312 &
322 Helen Avenue, within South Unionville (OP, SU & ZA 11 129105).
The Committee Clerk advised that 132 notices were mailed on February 1,
2012, and two Public Meeting signs were posted on January 27, 2012. Four written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. The Committee discussed parkland issues relating to the Secondary Plan. Overall
plans were displayed, identifying the various current and pending parks in the
area. Upon completion, three acres more than the required amount of parkland
will be provided in South Unionville.
Javaid Khan spoke of the
loss of open spaces and natural habitat to development over the years, and the
need to replace baseball diamonds and soccer fields. Mr. Khan requested development
in the area be put on hold until parks have been provided.
Amanda Godfrey read a written statement on behalf of
Chris Sauer, President of South Unionville Community Association (SUCA) and
submitted a copy of the letter. They are requesting that development in South
Unionville be halted until the current parkland and amenities deficit is
resolved. There is also a concern for safety regarding the proximity of
the South Unionville Drive access to the
school and crosswalk. Mr. Sauer requested information regarding the traffic
studies and Town standards for line of sight and mid-block crosswalks.
Amanda Godfrey spoke of concerns for the safety and
quality of life for the neighbourhood children. It is estimated over 800
students will be attending the local school in the near future, and there are
concerns with the playground deficit and the length of time it may take to correct
it. Ms. Godfrey suggested the access to South Unionville Avenue in too close to
the school crosswalk, and referred to a petition (not submitted) expressing concerns
for safety. Ms. Godfrey requesting that no new development occurs until these issues
are resolved.
Staff advised that traffic and intersection issues are
being reviewed and will be reported back to the Committee. The possibility of
relocating the crosswalk and providing a signalized intersection were
discussed. It was noted that the School Boards determine the school sites.
Tom Han, representing the South Unionville Residents
Forum (SURF) gave a presentation, examining the changes to parkland plans over
the years, and suggesting that the developers group has an obligation to
provide outstanding parkland but to date has been unable to do so. Mr. Han discussed
land costs and cash-in-lieu payments, and the calculations used for parkland
requirements. He requested a freeze for development
until the parkland deficit is resolved. A copy of the presentation was
provided.
Teresa Fung spoke of her concerns for traffic safety
and suggested the area development should be looked at as a whole package, not
piece-by-piece.
Flora Wen spoke of the need for parkland, community
areas, and activities, and the length of time it is taking to obtain them. Ms.
Wen also noted traffic concerns.
Cathy Innamorato spoke on behalf of family members who
own a parcel of land being considered for parklands, and identified herself as
a Realtor. She stated that the family is willing to provide the land for fair
market value. Ms. Innamorato suggested improvements and adding apparatus to
existing passive parks may improve the situation.
Shakir Rehmatullah of Flato
Management Inc., representing Harry Cook Developments, discussed the efforts
being made to resolve the current issues, and spoke of his achievements on
behalf of the South Unionville community in the past: removal of jog in Castan
Avenue; South Unionville Avenue link to the school; urbanization of Helen
Avenue; facilitate development of neighbourhood parks; etc. In response to questions
from the Committee, he confirmed that he would have no objection to closing the
laneways to South Unionville if there is a concern for safety. Mr. Rehmatullah
confirmed that the developers group has begun moving forward to acquire
parklands.
Staff provided clarification on the process
of determining parklands, and the requirement of past and current commercial
and residential developers to provide land or cash-in-lieu of parkland.
It was suggested that a Holding (H) provision be
placed on any approval of development to ensure delivery of parklands. Discussions
included the functioning of the intersection at South Unionville Drive, complications
of fragmented land ownership, and the consideration that delayed development
would not expedite parkland delivery. Staff recommended this matter be referred
back to staff, as there are other issues to be resolved besides parkland.
Moved by: Mayor Frank Scarpitti
Seconded by: Councillor Don Hamilton
1) That the written submissions from Tao Han; Danny Lui; Ken
Kwan; Jerry Li, Chris Sauer, President of South Unionville Community
Association (SUCA), and the presentation by Tom Han, representing the South
Unionville Residents Forum (SURF) regarding the application by Harry Cook
Developments Inc., be received; and,
2) That the deputations by Javaid Khan; Amanda Godfrey on behalf of herself and Chris Sauer,
President of South Unionville Community Association (SUCA); Tom Han, representing the South Unionville
Residents Forum (SURF); Teresa Fung; Flora Wen; Cathy Innamorato; and Shakir Rehmatullah of Flato Management Inc.,
representing Harry Cook Developments, regarding the application by Harry
Cook Developments Inc., be received; and,
3) That the Development Services Commission report dated
January 17, 2012, entitled “Preliminary Report, Harry Cook Developments Inc.,
Proposed Draft Plan of Subdivision and implementing Secondary Plan and Zoning
By-law amendments to facilitate single-detached and townhouse dwellings, east
of Harry Cook Drive, between Helen Avenue and Castan Avenue, including 304, 312
& 322 Helen Avenue, within South Unionville, File Nos. OP, SU & ZA 11
129105,” be received; and,
4) That the Record of the Public Meeting held on February 21,
2012 with respect to the proposed Draft Plan of Subdivision and implementing
Secondary Plan and Zoning By-law amendments, be received; and,
5) That the applications by Harry Cook Developments Inc. for a
proposed Draft Plan of Subdivision and implementing Secondary Plan and Zoning
By-law amendments (OP, SU & ZA 11 129105), be referred back to staff for a
report and a recommendation by the first meeting in
April, 2012; and further,
6) That staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
3. FOREST
BAY HOMES
ZONING BY-LAW AMENDMENT AND
SITE PLAN APPLICATION TO
FACILITATE RESIDENTIAL
DEVELOPMENT
AT THE SOUTH-EAST CORNER OF
MARKHAM ROAD
AND DENISON STREET
(ZA & SC 11 115754) (10.5,
10.6)
Report
The Public Meeting this date was to
consider an application submitted by Forest Bay Homes for Zoning By-law
amendment and Site Plan application to facilitate residential development at
the south-east corner of Markham Road and Denison Street (ZA & SC 11
115754).
The Committee Clerk advised that 157 notices were mailed on February 21,
2012, and two Public Meeting signs were
posted on January 24, 2012. Three written
submissions were received regarding this proposal, including a petition with 6
signatures.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
Sam Rao Malyala expressed concern for traffic
congestion and requested the installation of traffic lights.
Sanjay Varma, representing the Cedarwood Community Ratepayers
Association, stated concerns for increased traffic, speeding cars, and safety issues
for school children. Mr. Varma noted the overcrowding at the school and the
loss of green space resulting from the school expansion.
Moved by: Councillor Logan Kanapathi
Seconded by: Councillor Alan Ho
1) That the written submissions from Saeeda Khan, and Kwet Lo,
and the petition with six signatures regarding the application by Forest Bay
Homes at the south-east corner of Markham Road and Denison Street, be received;
and,
2) That the deputations by Sam Rao Malyala; and Sanjay Varma,
regarding the application by Forest Bay Homes, be received; and,
3) That the Development Services report
dated January 17, 2012, titled “PRELIMINARY REPORT, Forest Bay Homes, Zoning
By-law amendment and Site Plan application to facilitate residential
development at the south-east corner of Markham Road and Denison Street, File
Nos: ZA & SC 11 115754”, be received; and,
4) That the Record of the Public Meeting
held on February 21, 2012, with respect to the proposed amendment to Zoning
By-law 90-81, as amended, be received; and further,
5) That the application submitted by
Forest Bay Homes to amend Zoning By-law 90-81, as amended, be referred back to
staff for a report and recommendation.
CARRIED
4. FOREST
BAY HOMES
APPLICATIONS TO AMEND THE
SECONDARY PLAN
AND ZONING BY-LAW AND FOR SITE
PLAN APPROVAL
TO PERMIT A 5-STOREY
RESIDENTIAL CONDOMINIUM BUILDING
AT THE NORTH-WEST CORNER OF
MARKHAM ROAD
AND GOLDEN AVENUE
(OP, ZA & SC 11 115740)
(10.4, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by Forest Bay Homes to amend the Secondary
Plan and Zoning By-law and for Site Plan Approval to permit a 5-storey
residential condominium building at the north-west corner of Markham Road and
Golden Avenue (OP, ZA & SC 11 115740).
The Committee Clerk advised that 276 notices were mailed on February 1,
2012, and a Public Meeting sign was posted on January 24, 2012. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Staff confirmed the location of parking, and
the use as an entirely residential development. A four-storey condominium
building is located directly to the north. A traffic impact study has been
submitted and is being reviewed by staff. The access and pedestrian routes to
the local school were identified.
Sanjay Varma, representing Cedarwood Community Ratepayers Association
expressed concern for the safety of
school children, with respect to traffic congestion, access points, and
construction traffic. Mr. Varma questioned sustainability measurements and
requested a copy of the traffic impact study.
Hopelyn Carruthers, expressed concern for the entrance
at Golden Avenue, turning traffic at the intersection, and traffic flow between the adjacent
buildings. Ms. Carruthers suggested the parking spaces are not adequate and is
concerned for potential on-street parking on Angela Court, noting that people
often go through the fence at end of Angela Court to get to the main roads. The
Committee recommended the developer provide a stronger barrier to prevent
people from parking on Angela Court and using this short cut.
Dave DeSilva, representing the applicant, Forest Bay
Homes, responded to questions regarding access and vehicular and pedestrian
connections through the adjacent development to Golden Avenue and to the local
school. Mr. DeSilva advised that the parking spaces being provided exceed the requirements.
Net Zero and sustainability measures were discussed. Mr. DeSilva confirmed that
the rendering displayed is a preliminary concept, and the site plan will be
enhanced.
Moved by: Councillor Logan Kanapathi
Seconded by: Mayor Frank Scarpitti
1) That the deputations by Sanjay Varma, representing Cedarwood
Community Ratepayers Association; and Hopelyn Carruthers, regarding the
applications by Forest Bay Homes for the north-west corner of Markham Road and
Golden Avenue, be received; and,
2) That the Development Services report
dated January 17, 2012, titled “PRELIMINARY REPORT, Forest Bay Homes,
Applications to amend the Secondary Plan and Zoning By-law and for Site Plan
approval to permit a 5-storey residential condominium building at the
north-west corner of Markham Road and Golden Avenue, File Nos. OP & ZA 11
115740”, be received; and,
3) That the Record of the Public Meeting
held on February 21, 2012, with respect to the proposed amendments to the
Armadale East Secondary Plan (OPA 125), and Zoning By-law 90-81, as amended, be
received; and further,
4) That the applications submitted by
Forest Bay Homes to amend the Armadale East Secondary Plan (OPA 125), and
Zoning By-law 90-81, as amended, be referred back to staff for a report and
recommendation.
CARRIED
5. FOREST
BAY HOMES LTD.
APPLICATIONS FOR SECONDARY
PLAN AMENDMENT
DRAFT PLAN OF SUBDIVISION
APPROVAL AND
ZONING BY-LAW AMENDMENT
6350 STEELES AVENUE EAST
(OP.98-224937, ZO.98-224946
AND SU.98-224944) (10.4, 10.7,10.5)
Report
The Public Meeting this date was to
consider an application submitted by Forest Bay Homes Ltd. for Official Plan
Amendment, Draft Plan of Subdivision and Zoning By-law Amendment at 6350
Steeles Avenue East (OP 98-224937, SU 98-224944 & ZO 98-224946)
The Committee Clerk advised that 201 notices were mailed on February 1,
2012, and a Public Meeting sign was posted on January 24, 2012. One written submission was received regarding
this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. The Committee discussed solar power
options, servicing allocation, and the correspondence from Remington Group.
Tony Fernandes, representing the Cedarwood Community
Association, expressed dismay at the loss of the stormwater pond, which provides
a natural habitat for wildlife. The 400
units originally proposed in 1998 has been increased to 1,000 units, creating
heavier traffic and safety concerns. Mr. Fernandes requested to be kept informed
of the studies and discussions involving this development, and suggested a Working
Committee be formed to work through the issues.
Jessica Gurley, representing the Box Grove Community
Association, suggested that Dension Road be extended to Donald Cousens Parkway
to deal with the increased traffic, as Steeles Avenue is not likely to be widened.
Sanjay Varma, representing Cedarwood Community
Ratepayers Association, supported the objections previously stated regarding traffic
and school congestion, and safety issues.
Nappinder Dogra spoke of concerns for traffic, school
capacity, and the provision of parkland. He suggested the recordings of
community meetings could be presented to the Committee, rather than expecting
the residents to continue to attend late night meetings.
Ken Rahl, representing the Legacy Community Ratepayers
Association stated that the current traffic congestion will be worse when 1000
new residences are added. He recommended that
density be directed to areas where high speed transit service is
available.
Debbie Wong, representing the Rouge Fairways Residents
Association, supported the previous speakers, stating that traffic is the main
issue. Ms. Wong suggested the overall development should be considered, not
just one application at a time.
Sam Malyala stated that when he bought his property,
he was advised that the pond area was a conservation area. He has a concern for
traffic on Denison Road.
Dave DeSilva, representing the applicant, Forrest Bay
Homes Ltd., stated that the applicant is willing to cooperate and work on the issues.
The Committee discussed school capacity and potential
school sites, traffic solutions, and a connection to Donald Cousens Parkway. The
Committee noted the need for transit, and the possibility of rail transit stops
in the east end of Markham. It was suggested that this application be referred
to the Milliken Mills Subcommittee.
Moved by: Councillor Logan Kanapathi
Seconded by: Councillor Carolina Moretti
1) That the written submission by Randy Peddigrew, Remington
Group, regarding the applications by Forest bay Homes Ltd. for 6350 Steeles
Avenue East, be received; and,
2) That the deputations by Tony Fernandes, representing the
Cedarwood Community Association; Jessica Gurley, representing the Box Grove
Community Association; Sanjay Varma, representing Cedarwood Community Ratepayers
Association; Nappinder Dogra; Ken Rahl, representing the Legacy Community
Ratepayers Association; Debbie Wong, representing the Rouge Fairways Residents
Association; Sam Malyala; and Dave DeSilva, representing the applicant, Forrest
Bay Homes Ltd., regarding the applications by Forest bay Homes Ltd. for 6350
Steeles Avenue East, be received; and,
3) That the report dated December 6, 2011, entitled “Forest Bay
Homes Ltd., Applications for Official Plan Amendment, Draft Plan of Subdivision
and Zoning By-law Amendment, 6350 Steeles Avenue East, File Nos: OP.98-224937, SU.98-224944 and ZO.98-224946,
be received; and,
4) That the Record of the Public Meeting held on February 21,
2012, with respect to the applications by Forest Bay Homes Ltd., Applications
for Official Plan Amendment, Draft Plan of Subdivision and Zoning By-law
Amendment, be received; and,
5) That the applications by Forest Bay Homes Ltd. for Official
Plan Amendment, Draft Plan of Subdivision and Zoning By-law Amendment be
referred back to staff for a report and recommendation; and further,
6) That this application be
referred to the Milliken Mills Subcommittee
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 11:05 PM.
Alternate formats for this document
are available upon request.