MINUTES
DEVELOPMENT SERVICES COMMITTEE
2005-02-15
Meeting No. 4
PART A – 9:30 a.m. - Canada Room
PART B - 1:00
p.m. - Council Chamber
Attendance
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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
D. Clark, Town Architect
T. Lambe, Manager of Policy and
Research
L. Irvine, Manger, Parks and Open
Space Planning
R. Blake, Senior Project Coordinator
R. Kendall, Senior Project
Coordinator
S. Heaslip, Senior Project
Coordinator
M. Boyce, Senior Policy Coordinator
K. Bavington, Committee Clerk
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The Development Services Committee convened at the hour of 9:40 a.m. in the Canada Room with Councillor G.
McKelvey in the Chair.
DISCLOSURE OF INTEREST – none declared
1. PROPOSED PUBLIC ART IMPLEMENTATION PROGRAMME
FOR 2005 (6.5,
12.1) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That
the report to Development Service Committee dated February 15, 2005
entitled “Proposed Public Art Implementation Programme for 2005” be received;
And
that, in accordance with the Town of Markham’s Public Art
Policy Framework, 2003, a consultant be retained to develop a
“Municipal Public Art Plan” in conjunction with relevant departments and the
Markham Public Art Advisory Committee, and that funding to a maximum of $25,000
be provided from Planning and
Urban Design’s
Capital Account #56-5350-5293-005, “Town Wide Public Art”;
And
that, a consultant/curator be retained to work with staff and the Markham
Public Art Advisory Committee to undertake an invited “Environmental Art Event”
in conjunction with the Town’s 2005 Communities in Bloom Program, and that
funding to a maximum of $20,000 be provided from Planning and
Urban Design’s
Capital Account #56-5350-5293-005, “Town Wide Public Art” for all costs
associated with administering and implementing the “Environmental Art Event”;
And
further that, staff provide regular updates to Development Services Committee
on the status of the municipal art plan and on the environmental art event.
CARRIED
2. SERVICING ALLOCATION (5.0) Report
Committee had before it correspondence from:
1. Joanne Barnett on behalf of Brawley
Manor Corporation, in support of the proposed 79 unit allocation for the
developer
2. Ira Kagan of Kagan Shastri,
representing Times Group, advising that they are satisfied with the current
allocation proposed for the Leitchcroft development.
Staff reviewed the extensive discussion and
negotiation that has taken place regarding the servicing allocation, and
referred to the series of letters attached to the staff report. It was
reiterated that the proposal is contingent on Regional approval, anticipated in
March, 2005. Staff will provide a regular update on the status of developments
so that Council can reassess allocation if necessary.
Nik Mracic, representing Metrus Development, suggested
that the allotment for the Wismer area be assigned in trust, to facilitate
completion of small pockets of development. Committee discussed the
infrastructure already in place in Wismer, and noted that reserves are
available for extra allocation where appropriate.
Committee considered the conditional time frame for
construction of the bridge in Angus Glen, and agreed to amend the wording of
the condition.
Committee also discussed the allocation for well
conversions. It was clarified that there is no time limit attached to this
allocation.
Moved by: Councillor A. Chiu
Seconded by: Regional Councillor J. Heath
That the correspondence from Joanne Barnett on behalf
of Brawley Manor Corporation, and from Ira Kagan representing Times Group, both
in support of the allocations, be received;
And that the deputation
by Nik Mracic, representing Metrus Development, be received;
And that the February
15, 2005
report entitled “Servicing Allocation,” be received;
And that York Region be
requested to approve Markham’s proposed flow control option, as outlined in
this report, at their March 2, 2005, Regional Transportation
and Works Committee Meeting;
*And that, Markham Council
assign servicing allocation for 4732 residential units as noted in Attachment
‘B’ to the original Council minutes in the office of the Clerk, upon Regional Council approval of
the additional allocation to Markham;
* And that Attachment ‘B’ be amended to grant the Angus
Glen allocation, contingent on construction of the bridge and collector road to
the satisfaction of the Town, to be determined at the time of draft plan approval;
And that the principles for
servicing allocation policies related to low/medium and high density
residential development, as outlined in this report, be endorsed in principle
with recommended policies to be presented to Markham Council for adoption once
York Region has confirmed the amount and timing of future servicing allocation;
And that the principles for a
“Use it or Lose it” policy, as outlined in this report, be endorsed;
And that staff report back to
Development Services Committee when the next round of servicing allocation is
available from the Region for assignment by Markham Council;
And that staff report back to Development
Services Committee on the number of houses in Box Grove, Cachet, and Jennings Gate
communities that have not converted from wells within 12 months;
And
that the Region be requested to exempt severance applications (3 new lots or
less) from servicing allocation restrictions;
And
that this report and its recommendations be forwarded to Bryan Tuckey,
Commissioner of Planning and
Development Services and Kees Schipper, Commissioner of Transportation and
Works, at the Region of York;
And that the cost to
implement, monitor and maintain the flow control option be assessed to the
benefiting 4099 residential units;
And
that the Director of Engineering be authorized to sole source a consultant and
contractor for the installation, monitoring and maintenance of the flow control
option;
And
further that the Engineering Department’s 2005 Capital Budget be revised to
include the flow control project at a cost of $300,000 to be funded by the pre
DCA Engineering Reserve and subsequently recovered from the development
industry.
* Amended
by Council on February
22, 2005, as follows:
-
Clause 5, delete “Attachment ‘B’ ” and substitute the words “Attachment ‘C’ ”
-
Clause 6, delete the word “grant” and substitute the word “indicate”.
Public Meeting – to Council
3. BAYVIEW COUNTRY CLUB, 25 FAIRWAY HEIGHTS DRIVE
ZONING BY-LAW AMENDMENT TO
PERMIT CONSTRUCTION
OF MAINTENANCE FACILITY (ZA 04
027819) (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 027819, submitted by Bayview Country Club to permit construction of a
maintenance facility at 25 Fairview Heights Drive.
Committee was
advised that 13 notices were mailed on January 26,
2005, and a
Public Meeting sign was posted on January 26, 2005. There were no written submissions
received.
Staff
gave a presentation regarding the proposal, the location, surrounding uses, and
proposed uses of the subject property.
There
were no comments from the audience with respect to this application, and the
Committee had no concerns.
Moved
by: Deputy Mayor F. Scarpitti
Seconded
by: Regional Councillor B. O’Donnell
That the
report from Development Services Commission dated January
11, 2005,
entitled “Preliminary Report: Application for Zoning By-law Amendment to permit
the construction of a maintenance facility” be received;
And that the
Record of the Public Meeting held on February 15, 2005, with respect to the
proposed amendment to By-law 304-87, as amended, and By-law 1767, as amended,
be received;
And that the
application by Bayview Country Club to amend By-law 304-87 as amended and
By-law 1767, as amended, be approved;
And that the
proposed amendment to By-law 304-87, as amended and By-law 1767, as amended, be
enacted without further notice.
CARRIED
4. STEPANOVA BALLET ACADEMY INC., ROWBRY
HOLDINGS LTD.
83 - 85 GLEN CAMERON ROAD, ZONING BY-LAW AMENDMENT
TO PERMIT A COMMERCIAL USE (ZA
04 022520) (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 022520,
submitted by Stepanova Ballet Academy Inc., to permit commercial schools at
83-85 Glen Cameron Road.
Committee was advised that 55
notices were mailed on January 26, 2005, and a Public Meeting sign was
posted on January 26, 2005. There were no written submissions
received.
Staff gave a presentation regarding
the proposal, the location, surrounding uses, and proposed uses of the subject
property. The only outstanding issue is finalizing parking provisions.
Glen Wellings of MHBC
Planning, representing the applicant, gave a brief presentation and discussed
parking details.
There were no comments from
the audience with respect to this application. Committee had no concerns and it
was suggested the application be forwarded to Council for enactment once staff
are satisfied with the parking provisions.
Moved by: Deputy Mayor F.
Scarpitti
Seconded by: Regional
Councillor B. O’Donnell
That the report from
Development Services Commission dated November 9,
2004,
entitled “Preliminary Report – 83-85 Glen Cameron Road, Stepanova Ballet Academy Inc.:
Application for Zoning By-law Amendment to permit a commercial school in the
existing building” be received;
And that the Record of the
Public Meeting held on February 15, 2005, with respect to the proposed
amendment to By-law 2237, as amended, be received;
And that the application by
Stepanova Ballet Academy Inc. to amend By-law 2237, as amended, be approved;
And that the proposed
amendment to By-law 2237, as amended, be enacted without further notice, once staff are satisfied with parking provisions.
CARRIED
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Other
matters considered by Development Services Committee on February 15, 2005:
5. MARKHAM CENTRE
REMINGTON GROUP RETAIL
PROPOSAL (10.8)
Rudy Buczolits of the Remington Group and Maxine
Morris of Morris and Company gave a presentation on the retail component of the
Remington proposal in Markham Centre, at the request of the Markham Centre Steering
Committee. Ms. Morris provided visualizations and elevations, and described the
downtown core shopping districts, pedestrian and vehicular traffic patterns,
and proposed categories of use. There will be approximately 450,000 sq. ft. of
retail space, which is not intended to include big box style retail.
The presentation emphasized the importance of a strong
identification for Markham Centre, using signature architecture and atmosphere
to create destination/hallmark anchoring features. The
plan identifies Markham Square
as the central public events venue, and proposes an entertainment district and
an upscale hotel/wellness spa.
Discussions included the phasing of residential and
commercial components. Mr. Buczolits confirmed that underground parking will be
utilized, and he estimated a 5 to 10 year build-out for the project.
Moved by: Councillor A. Chiu
Seconded by: Councillor J. Virgilio
That the presentation by Rudy Buczolits of the
Remington Group and Maxine Morris of Morris and Company regarding the retail
proposal for Remington lands in Markham Centre be received.
CARRIED
6. RETAIL IMPACT STUDY OF HIGHWAY 48 AND
MAJOR
MACKENZIE DRIVE, AND COMMERCIAL
INVENTORY
FOR MARKHAM (10.8)
Committee had before it the “Inventory of Markham Commercial Space,
2004” and “Highway No. 48 Markham Major Commercial Impact Study”, both reports
prepared by John Winter Associates Limited and dated December, 2004.
John Winter of John Winter Associates Limited made a presentation to
the Committee, advising that Markham’s
commercial floorspace inventory requirement per capita has not changed since
1992. Mr. Winter demonstrated the proportion of various retail/commercial
components, and advised that with the projected increase in population,
sufficient land is available to meet requirements until 2011.
With respect to the Highway 48 study, an additional 3.4 million sq. ft.
of commercial space will be required to meet the projected local population
increase of about 75000 residents by the time the area is built out to
capacity. Highway 48 is a prime arterial location for commercial development
serving the new communities being developed in the area.
Mr. Winter discussed the potential impacts of commercial development on
Highway 48 on Main Street Markham
and Main Street Unionville. He noted the reduced vacancy rates in both areas,
and advised that big box retail is not generally in demand, and he stated his
conclusion that as long as the population continues to increase there should be
no detrimental impacts on the Main Streets.
Committee discussed parking issues and the possibility of increasing
the boundaries of the Markham Main Street BIA. Staff advised that a Peer Review
is being undertaken for the reports, and that the Town has embarked on an Urban
Design Study for Highway 48.
Moved by: Councillor J. Webster
Seconded by: Councillor J. Virgilio
That the presentation by John Winter
of John Winter and Associates, Consultant, regarding the Retail Impact Study
and the Commercial Inventory, be received;
And that the Retail Impact Study and
the Commercial Inventory documents be received and referred to staff for a
report, following completion of the Peer Review.
CARRIED
7. AVANT INVESTMENT, ELLINGTON
PARK
LANDSCAPE PLAN (10.6)
Staff provided an update on the landscape plan for the
proposal by Avant Investment at Highway 7 and Verclaire Gate. The applicant has
appealed the site plan to the Ontario Municipal Board, and the hearing has been
adjourned to allow the Town to deal with site plan and servicing issues. The site
plan was recently endorsed by Committee, with the direction that enhanced
landscaping be provided.
Committee discussed the timing of Highway 7
reconstruction, and the provision of security by the applicant for streetscape
details. Staff noted that the applicant has agreed to the enhanced landscape
requirement and to costs associated with the tree review. Committee suggested
that the applicant make adjacent property owners aware of the proposal.
Moved by: Councillor
A. Chiu
Seconded by: Deputy Mayor F. Scarpitti
That the staff update regarding the landscape plan for
Avant Investment, be received.
CARRIED
8. BILL 26, PLANNING ACT AMENDMENT STATUS (10.0,
13.2)
Staff gave an update on the status of Bill 26, amending
the Planning Act, and provided an overview of the amendments and their impact.
Moved by: Councillor A. Chiu
Seconded by: Regional Councillor J. Heath
That the staff update regarding Bill 26, amendments to
the Planning Act, be received.
CARRIED
9. MARKHAM PUBLIC ART ADVISORY COMMITTEE
MINUTES
- January 17, 2005 (16.34) Minutes
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That the minutes of the Markham Public Art Advisory
Committee meeting held January 17, 2005, be received for information.
CARRIED
10. MAIN STREET MARKHAM COMMITTEE MINUTES
- January 19, 2005
(16.39) Minutes
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That the minutes of the Main Street Markham Committee
meeting held January 19,
2005, be received for information.
CARRIED
11. REPORT ON INCOMING PLANNING APPLICATIONS
FOR THE
PERIOD OF JANUARY 4, 2005 TO JANUARY 20, 2005 (10.0) Report
Moved by: Regional Councillor J. Heath
Seconded by: Councillor A. Chiu
That Committee receive the
report entitled “Report on Incoming Planning Applications for the
period of January 4, 2005 to January 20, 2005” and direct staff to process the
applications in accordance with the route outlined in the report.
CARRIED
12. DELEGATED APPROVALS UNDER
BY-LAW 2002-202
(DM 2001-03) (10.6) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
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 February 15, 2005.
CARRIED
13. HERITAGE WEEK 2005 (16.11) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That the report
entitled “Heritage Week 2005”, dated February 15, 2005, be received as information.
CARRIED
14. REMINGTON GROUP, WEST SIDE OF MARKHAM
ROAD,
NORTH OF STEELES AVENUE,
REZONING TO PLACE A HOLD
ON THE ZONING OF LANDS (ZA 05
007543) (10.5) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That a Public Meeting be
held to consider the zoning by-law amendment application (ZA.05-007543) by the Remington Group to place a Hold on the zoning of lands on
the west side of Markham Road, north of Steeles Avenue.
CARRIED
15. 1547155 ONTARIO LTD., 7751 YONGE STREET
OFFICIAL PLAN AND ZONING
BY-LAW AMENDMENTS
TO PERMIT A RESIDENTIAL
CONDOMINIUM WITH
GRADE-LEVEL RETAIL (OP 05
005462, ZA 05 005465)(10.3, 10.5) Report
Staff explained that although
there are issues that need to be addressed, and the Thornhill Yonge Street Study
and the Thornhill Heritage Conservation District Review Study need to be
completed prior to the Public Meeting being held, the application is being
brought before the Committee at this time due to processing requirements of the
Planning Act.
Nigel
Connell, 25 Colborne Street, stated his concern for protection
of the Heritage District, and he suggested that the seven-storey structure
would not be compatible.
Gerry
Grassby, 11 Eliza Street, had concerns for the preservation
of the mature trees, and for the potential impact of the proposed structure. He
requested the application be denied as it does not meet Heritage guidelines, or
the Thornhill Yonge Street Study guidelines. Mr. Grassby further requested that
if the Thornhill Yonge Street guidelines have been significantly
changed from what was presented to the public last fall, that further public
consultation take place.
Joseph
Ricciuti, 8 Eliza Street, neighbouring property owner,
stated that he is not against development of the site, but that collaboration is
needed by all stakeholders to ensure the vision for the area is achieved. Mr.
Ricciuti recommended a small steering committee be formed to coordinate the results
of the studies.
Marion
Matthias, 33 Colborne Street, expressed concern for the protection
of the Thornhill Heritage District, and reminded Committee of Markham’s motto
“leading while remembering”.
Clive
Levitt, 202 Strathearn Road, Toronto, Architect representing the
applicant, was in attendance to answer any questions.
Staff
reviewed the report, which outlines inconsistencies with the guidelines and recommends
deferral until the ongoing studies are completed. An update report will be
presented to the Committee in the future, and there will be an opportunity to
refer this matter to a Subcommittee, if Committee wishes to do so. The Ward
Councillor advised that he will hold a community information meeting when it is
appropriate.
Moved by:
Councillor S. Daurio
Seconded
by: Regional Councillor J. Jones
That
the report entitled “Preliminary Report – Application by 1547155 Ontario Ltd.
for Official Plan and Zoning By-law Amendments to permit a residential
condominium with grade-level retail at 7751 Yonge Street, southeast corner of Yonge
Street and Thornhill
Summit Drive – Thornhill Heritage
Conservation District. (File Nos. OP 05 005462, ZA
05 005465) be received;
And that a public meeting be held when
the following issues have been resolved to staff’s satisfaction:
·
Need to ensure
that the proposed development is consistent with the recommendations of the
Thornhill Yonge Street Study. As a
result, staff recommend that the public meeting for this application be
deferred until the final report for this study has been adopted by Council, and
any outstanding issues regarding the conceptual site plan have been addressed
to staff’s satisfaction;
·
Need to give
further consideration of the processing of this application within the context
of the objectives of the existing heritage conservation district plan and the
ongoing Thornhill Heritage Conservation District Review Study;
- Refinement
of the proposed building massing and design concept to better reflect the
heritage character of the Thornhill Heritage District;
- Adequacy
of the proposed transition between the higher density Yonge Street wing of
the building and the existing low density, low rise residences located to
the south and along the Eliza Street frontage of the site;
- Adequacy
of the proposed visual and noise buffering between the proposed
development and adjacent low density residences;
- Receipt
of a tree inventory and preservation plan;
- Resolution
of outstanding engineering issues including:
- Servicing
study;
- Stormwater
management study;
- Noise
impact study;
- Traffic
impact study;
- The
need for other studies as may be identified during the detailed review of
this application.
CARRIED
16. FOREST BAY HOMES LTD., EAST OF MARKHAM
ROAD,
NORTH OF STEELES AVE.,
VILLAGES OF FAIRTREE SUBDIVISION
REZONING TO PLACE A HOLD ON
THE ZONING OF LANDS
(ZA 05 006401) (10.5) Report
Moved by:
Councillor J. Virgilio
Seconded
by: Councillor A. Chiu
That a
Public Meeting be held to consider the zoning by-law amendment application (ZA. 05-006401) by Forest Bay Homes Ltd.
to place a Hold on the zoning of
certain lands within the Villages of Fairtree subdivision east of Markham
Road, north of Steeles
Avenue.
CARRIED
17. NEAMSBY INVESTMENTS INC. SOUTHEAST CORNER
OF
KENNEDY ROAD AND DENISON
STREET
REZONING AND SITE PLAN
APPLICATIONS TO PERMIT AN
APARTMENT DEVELOPMENT (ZA 04
028090, SC 04 014176)
(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 (ZA.04-028090) by Neamsby Investments Inc.
to permit an apartment development at the southeast corner of Kennedy
Road and Denison Street;
And that staff schedule a Public Meeting when the
issues outlined in the February
15, 2005 preliminary report have been sufficiently
addressed by the applicant.
CARRIED
18. L & P FINANCIAL GROUP INC., 31 OLD
KENNEDY ROAD
REZONING AND SITE PLAN
APPLICATIONS TO PERMIT A
STACKED TOWNHOUSE AND
MIXED-USE DEVELOPMENT
(ZA 04 027345, SC 04 027346) (10.5,
10.6) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That a Public Meeting be held to consider the zoning
by-law amendment application (ZA.04-027345) by L & P Financial Group Inc.
to permit 66 stacked townhouse and apartment units and 488m2
(5,253 sf) of commercial space at 31 Old Kennedy Road;
And
that staff schedule a Public Meeting when the issues outlined in the February 15, 2005
preliminary report have been sufficiently addressed by the applicant.
CARRIED
19. YORK REGION RAPID TRANSIT CORP., 2875 14TH
AVENUE
APPLICATION FOR TEMPORARY USE
ZONING BY-LAW
AMENDMENT TO PERMIT A
TEMPORARY OPERATIONS
AND MAINTENANCE FACILITY (ZA
05 006494) (10.5) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That
a Public Meeting be held to consider the temporary use zoning by-law amendment
application (File No. ZA 05 006494) submitted by York Region Rapid Transit
Corporation, to permit a temporary Operations and
Maintenance Facility, including bus storage, on the property
located at 2875 14th Avenue.
CARRIED
20. 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) Report
Moved by: Councillor J. Virgilio
Seconded by: Councillor A. Chiu
That a Public Meeting be held to consider the zoning
by-law amendment application (ZA.04-028827), submitted by Minto Markham
Partnership to rezone the property at the northwest corner of Rouge
Bank Drive and 9th Line
to permit 10 single detached units.
CARRIED
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IN CAMERA
Moved by: Councillor J. Virgilio
Seconded by: Councillor S. Daurio
That the Development Services
Committee recess in-camera at 3:35 p.m. to consider a legal matter.
CARRIED
21. LEGAL
MATTER (10.6)
Moved by: Councillor S. Daurio
Seconded by: Councillor A. Chiu
That the Committee rise from in-camera at 3:45 p.m. and report out at Committee of the
Whole on February 22, 2005.
CARRIED
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PART C
Public Meeting
7:00 p.m. - Council Chamber
Attendance
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|
V. Shuttleworth, Director of
Planning and Urban Design
B. Karumanchery, Senior Project
Coordinator
T. Kanji, Senior Planner
D. Miller, Senior Planner
T. Williams, 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.
22. RICHLEX INC., 7802 KENNEDY ROAD
ZONING BY-LAW AMENDMENT AND
SITE PLAN APPLICATION
TO PERMIT AN INCREASED FLOOR
AREA RATIO
(ZA 04 026959, SC 03 108320)
(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 026959,
submitted by Richlex Inc., to permit an increase in the floor ratio for the
construction of a two-storey office building at 7802 Kennedy Road.
Committee was advised that 99
notices were mailed on January 26, 2005, and a Public Meeting sign was
posted on January 24, 2005. There were no written submissions
received.
Staff gave a presentation
regarding the proposal, the location, surrounding uses, and proposed uses of
the subject property, and reviewed outstanding issues.
Committee discussed traffic
issues and was advised that a traffic study is required. A motion to approve
the application was lost.
There were no comments from
the audience with respect to this application.
Moved by: Councillor J.
Virgilio
Seconded by: Regional
Councillor B. O’Donnell
That the Development Services
Commission information report dated January 11, 2005, entitled “Richlex Inc.,
7802 Kennedy Road, Zoning By-law amendment application to permit an increased
floor area ration from 30% to 67% to accommodate the construction of a
two-storey commercial building (File ZA 04 026959)” be received;
And that the Record of the
Public Meeting held on February 15, 2005, with respect to the proposed
amendments to By-law 108-81 be received;
And that the application by
Richlex Inc. to amend By-law 108-81 be referred back to staff for a report and
recommendation.
CARRIED
23. SKY HOMES CORPORATION (FORMERLY CASTER
DEVELOPMENTS.), 8232 AND 8176
MCCOWAN ROAD
ZONING BY-LAW AMENDMENT AND
DRAFT PLAN OF
SUBDIVISION (ZA 04 009915, SU
04 009913)(10.5, 10.7)
The Chair advised that the
subject of the Public Meeting this date was to consider the proposed zoning by-law amendment and draft plan of
subdivision, Files ZA 04 009915, SU 04 009913, submitted by Sky Homes
Corporation for 8232 and 8176 McCowan Road.
Committee was advised that 242
notices were mailed on January 26, 2005, and a Public Meeting sign was
posted on January 25, 2005. Committee received written
submissions from:
1.
Li Su Hou, 8202 McCowan Road – in objection
2.
Hay Meng Hou, 8192 McCowan Road – in objection
3.
Chris Sauer – stating concerns
Staff gave a presentation
regarding the proposal, the location, surrounding uses, and proposed uses of
the subject property, and explained changes made to the proposal by the
applicant since the preliminary report was presented to the Committee. Staff
reviewed outstanding issues.
Committee received clarification
that the open space will be conveyed to the Town. Committee considered adding a condition of approval that
would ensure the demolition of the existing house. In response to concerns for
the preservation of trees, staff advised that a tree inventory will be done.
Discussions included the provision of parkland to address the shortage in South Unionville, and the possible inclusion of
commercial uses on the subject lands. Comments were also made with respect to
the width of Laneway A, and the possible requirement for privacy fencing along
existing lots on Annina Crescent.
Gary Templeton of Templeton
Planning Ltd., representing the applicant, made a brief presentation and
answered questions from the Committee.
Ming Chui, 8202 – 8192 McCowan Road, owner of adjacent lands, expressed
concerns for tree preservation and for the impact on his own lands with respect
to access. He requested the application be deferred.
Chris Sauer, 60 Annina Crescent, stated his concerns for the preservation
of the trees, and suggested Lot 31 be removed from the plan and used as public
open space. He discussed that the subject land is presently used by the
residents for baseball and recreation, and he encouraged the Town to work with the
developer to provide parkland within the community.
Doug Groat, representing the
adjacent Church, discussed parking issues and the proposed transfer of parcels
of land between the Church property and the subject lands.
Staff responded to comments
and advised that the issues identified will be addressed in a further report. Committee
suggested that Mr. Chui get in touch with staff with respect to plans for his
own property. It was noted that servicing allocation is required prior to
approval, and staff was requested to review if existing frontages on Annina Crescent have allocation that can be
utilized in this development.
Moved by: Regional Councillor
J. Heath
Seconded by: Deputy Mayor F.
Scarpitti
That the written submissions
from Li Su Hou, Hay Meng Hou, and Chris Sauer, stating concerns
regarding the proposed zoning
by-law amendment and draft plan of subdivision, Files ZA 04 009915, SU 009913,
submitted by Sky Homes Corporation, be received;
And that the deputations by Gary
Templeton of Templeton Planning Ltd., representing the applicant, and by Ming
Chui, Chris Sauer, and Doug Groat, with comments and concerns regarding the
proposed zoning by-law amendment and draft plan of subdivision, Files ZA 04
009915, SU 009913, submitted by Sky Homes Corporation, be received;
And that the Planning
Department report dated May 18, 2004, entitled “Caster Developments
Inc., 860152 Ontario Ltd. & 1147389 Ontario Ltd., 8232 McCowan Road, Draft Plan of Subdivision and
Zoning By-law Amendment, File Nos. SU 04 009913 and ZA 04 009915” be received;
And that the Record of the
Public Meeting for Sky Homes Corporation (formerly Caster Developments Inc.) held
on February 15, 2005, with respect to the proposed plan
of subdivision and amendment to By-law 304-87, be received;
And further that the
applications be referred back to staff for a report and recommendation.
CARRIED
ADJOURNMENT
The Development Services Committee meeting adjourned at the hour of 8:10 p.m.