MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
MAY 22, 2012 - 7:00 p.m.
Council
Chamber
Meeting No. 5
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Councillor Alex Chiu
|
Sabrina Bordone, Planner
Dennis Flaherty, Director, Communications &
Community
Relations
Regan Hutcheson, Manager, Heritage
Planning
Biju Karumanchery, Senior
Development Manager
Richard Kendall, Manager, Central
District
Tom Villella, Senior Project
Coordinator
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:02 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST –
None Declared
1. SERRA
HOMES LIMITED
APPLICATIONS FOR OFFICIAL PLAN
AND
ZONING BY-LAW AMENDMENT – 8
TOWNHOUSES
23 WATER STREET, MARKHAM
VILLAGE (10.3, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by Serra Homes Limited for Official Plan and
Zoning By-law amendment to permit 8 Townhouses at 23 Water Street, Markham
Village (ZA 12-132315).
The Committee Clerk advised that 103 notices were mailed on May 2, 2012,
and a Public Meeting sign was posted on May 1, 2012. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
There were no comments from the audience with respect to this
application.
The Ward Councillor advised that the area residents
are generally supportive, and concerns that have been identified are being
addressed by staff.
Moved by: Councillor Carolina Moretti
Seconded by: Councillor Colin Campbell
1) That the Development Services Commission report dated May
1, 2012, entitled “Preliminary
Report Serra Homes Limited Applications for Official Plan and Zoning
By-law Amendment – 8 Townhouse – 23
Water Street, Markham Village” be received; and,
2) That the Record of the Public Meeting held on May 22, 2012,
with respect to the proposed amendments be received; and further,
3) That the application by Serra Homes Limited to amend the
Official Plan and the Zoning By-law be referred back to staff for a report and
recommendation.
CARRIED
2. MILLIKEN
DEVELOPMENT CORPORATION
AND MON SHEONG FOUNDATION
35, 67 & 73 OLD KENNEDY
ROAD AND
4550 & 4576 STEELES AVENUE
APPLICATIONS FOR OFFICIAL PLAN
AMENDMENT,
ZONING BY-LAW AMENDMENT AND
SITE PLAN APPROVAL
TO PERMIT FOUR SENIORS
BUILDINGS RANGING IN HEIGHT
FROM 6 – 24 STOREYS
(OP, ZA & 11 124399 &
SC 12 119834) (10.3, 10.5 & 10.6)
Report Attachment
The Public Meeting this date was to
consider an application submitted by Milliken Development Corporation and Mon
Sheong Foundation for Official Plan Amendment, Zoning By-law Amendment and Site
Plan Approval to permit four seniors buildings at 35, 67 & 73 Old Kennedy
Road and 4550 and 4576 Steeles Avenue (OP, ZA & 11 124399 & SC 12
119834).
The Committee Clerk advised that 287 notices were mailed on May 2, 2012,
and a Public Meeting sign was posted on May 1, 2012. Twenty-one written submissions were received
regarding this proposal. Presentations and written statements were received
during the Public Meeting.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Staff are continuing to review site
plan matters and technical studies and noted the City of Toronto has
jurisdiction over Steeles Avenue and will be providing comments.
The Committee discussed several issues:
-
revisions to the design with
respect to separation of the buildings
-
the large amount of glass being
used, which is not a sustainable choice
-
bird strike mitigation
-
parking for visitors and residents,
and whether seniors will require as much parking
-
the potential increase in height to
24 storeys for all the sections of the building
-
the future use of the remaining
parcel of land within the block; entire block should be developed collectively
-
potential additional uses that
would require the excess parking of 40 spaces
-
use of an individual property for
auto storage and possible contamination issues
-
correction of Thelma Avenue street
name
-
staff were asked to demonstrate
shadowing comparison for tower and slab sections and to look into illumination
issues
-
suggested the applicant work with
the Town Architect to refine the design
Eldon Theodore, MHBC Planning Limited, representing the applicant, introduced
Tim Kwan of Mon Sheong and several members of the Foundation and technical and
consulting team in attendance. Mr. Theodore made a presentation and provided
the following information:
-
background of the foundation,
currently operating four state-of-the-art facilities in GTA
-
details of the proposal and
modifications to the original plans, height issues, and transportation solutions
-
additional density is being
requested to meet the high demand for long term care, assisted living, and
independent living units for seniors
-
remainder of land in the block will
be owned separately by Milliken Development Corp. and the use has not been determined.
The three remaining undeveloped properties fronting on Old Kennedy Road have separate ownership
-
shadowing and traffic studies have
been submitted and are being reviewed
-
pedestrian connections include an
underground tunnel, but no bridge
-
parking requirements are exceeded
by 40 spaces and there are no plans for additional uses
-
the units will be life lease
purchase, and subsidized long-term care and assisted living
-
the policy is for a large
percentage of the units to accommodate Markham residents.
Staff advised:
-
the location of the extension of
Midland Avenue on east side of the site has not been determined
-
the green space section on the
east side of the site, illustrated on photos, will be mostly removed by the Midland
Avenue extension; much of it has already been removed for the adjacent condo
development
-
staff will work with the applicant
to reduce the amount of glass
Priti Sehgal stated that the residents of Milliken
Mills and Ward 8 welcome the Foundation to the area, but are concerned about the
change in height to 24 floors, and the resulting increase in staff and impacts
to surrounding residences. Concerns included on-street parking, traffic
congestion, pedestrian safety, illumination, and the proximity to the railway
with respect to effective emergency evacuation, if required.
Roberto Vinluan, representing the Milliken Mills East
Ratepayers, provided a presentation addressing the staff report and Official
Plan policies. Mr. Vinluan expressed concern that the facility will not be used
for Markham residents; the complex is not physically compatible to the
surrounding community and will impact the quality of life for existing
residents; the shuttle bus for staff is not realistic; and, charging visitors
for parking will result in on-street parking.
Rochelle Vinluan made a presentation regarding the
shadow study and demonstrated the extent of potential shadowing throughout the
day and seasons. Ms. Vinluan noted that the Town does not have a comprehensive
shadowing policy.
Mary Brawley spoke of concerns for privacy issues and
requesting a mature garden along the boundary line and increased setback.
Eileen Liasi addressed the traffic study and suggested
there are unanswered questions regarding turning lanes, necessary road
improvements, traffic signals, and noise attenuation from the traffic with
respect to the impacts on the seniors living in the facility. Staff advised
that they will submit Ms. Liasi’s presentation to the Engineering Department
for a response.
The Committee pointed out that most of the written
submissions are from non-Markham residents, and it was confirmed that a large
portion of the units will be available to Markham residents, with the
understanding that the admission process is under the jurisdiction of York
Region. Discussions included paid parking, on-street parking, peak visiting
times, emergency response and evacuation, lack of outdoor amenity space, and
shadowing.
The Committee indicated support for the facility in
Markham, citing the aging population and a great need in the community.
Moved by: Mayor Franks Scarpitti
Seconded by: Councillor Alex Chiu
1)
That correspondence
regarding the applications by Milliken
Development Corporation and Mon Sheong Foundation, 35, 67 & 73 Old Kennedy
Road and 4550 & 4576 Steeles Avenue, from: Kenneth Lai, Bernice
Chan, The Milliken Mills East Ratepayers Association, Catherine Ingram, Roberto
Vinluan, Anneliese Rao, Stephen Ma, Florence S. W. Wong, Bob YM Tang, Chi Banh
& the Banh Family, Margaret Hon, Tom Lo, Anne Cheung, Irene Wong, W. Yang,
Betsey Wai, Pauline Ma, Rebecca Tao, Elwin Law, Residents of Mon Sheong Court
Scarborough (26 signatures) and Petition (6 names), be received; and,
2)
That the
deputations regarding the applications by Milliken Development Corporation and Mon Sheong Foundation, 35, 67
& 73 Old Kennedy Road and 4550 & 4576 Steeles Avenue, from Priti
Sehgal, Roberto Vinluan, representing the Milliken Mills East Ratepayers,
Rochelle Vinluan, Mary Brawley, and Eileen Liasi, be received; and,
3) That the Development Services Commission report dated April
24, 2012, entitled “Preliminary Report, Milliken Development Corporation and
Mon Sheong Foundation, 35, 67 & 73 Old Kennedy Road and 4550 & 4576
Steeles Avenue, Applications for Official Plan Amendment, Zoning By-law Amendment
and Site Plan Approval to permit four seniors buildings ranging in height from
6 – 24 storeys,” be received; and,
4) That the Record of the Public Meeting held on May 22, 2012
with respect to the proposed Official Plan and Zoning By-law amendments, be
received; and,
5) That the applications by Milliken Development Corporation
and Mon Sheong Foundation for proposed Official Plan and Zoning By-law
amendments (OP/ZA 11 124399), be referred back to staff for a report and a
recommendation; and further,
6) That staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
3. PRELIMINARY
REPORT
PROPOSED AMENDMENTS TO ZONING
BY-LAW 28-97, AS AMENDED,
RESPECTING PARKING PROVISIONS IN THE TOWN OF
MARKHAM
ZA 12 107844 (10.0)
Report
The Public Meeting this date was to
consider proposed amendments to Zoning By-law 28-97, respecting Parking
Provisions in the Town of Markham and to correct the definition of
"Worship Area Capacity" in By-law 28-97 and By-law 2004-196 (ZA 12
107844).
The Committee Clerk advised that notice was published in the Markham
Economist and Sun, Markham Page on May 3, 2012. Two written submissions were
received. Additional written submissions and documents were received during the
Public Meeting.
Staff gave a presentation regarding the background of the Parking
Provisions, and the proposed amendments relating to Worship Area Capacity for
places of worship with no fixed seats. In response to questions, staff advised
that the Place of Worship at 6232 16th Avenue meets the parking
space requirements of the proposed Parking By-law Amendment and would not be
impacted, and explained the net floor area calculations of the facility.
Peeter Vankor noted concerns for access and traffic at peak worship
times with respect to a specific Place of Worship.
Rose Mittelholzer referred to the Building Code Act and questioned if a
review of proxy sites had been fulfilled for a specific Place of Worship.
Ms. Mittelholzer provided photos of on-street parking for a Place of Worship on
Denison Street and suggested that based on her observations, the parking study
assumption of four persons per vehicle would be inaccurate.
Remon Sheileib spoke of traffic and safety concerns, and referred to a
specific Place of Worship.
Donna Bush referred to the 2003 Places of Worship By-law and the
calculation of gross floor area and net floor area, and questioned the
requirements for a mortuary. Ms. Bush made reference to a specific Place of
Worship, enquiring if an Environmental Study had been done.
Joyce Ramer spoke of parking restrictions on Regional Roads, and
referred to a specific Place of Worship.
Phil Richardson, President of Markham Residents for Responsible
Community Planning (MRRCP), referred to the 2003 Place of Worship report and
by-law and suggested that four persons per vehicle is not accurate, and that
places of worship should be assessed similar to assembly halls. Mr. Richardson
referred to a specific Place of Worship.
Karen Rea submitted the Town of Markham’s 2003 Places of Worship study
for the Committee’s review, and discussed the net floor area definition and
on-street parking concerns, requesting that parking be strictly enforced on
high holidays. Ms. Rea had several questions that were submitted to staff for
response, and referred to a specific Place of Worship, questioning how many
facilities had been considered under the incorrect provisions.
Staff responded that one other Place of Worship has been approved since
2003 under the subject provisions.
Susan Zila spoke to the error in the by-law and referred to a specific
Place of Worship.
Annette Cacorovski spoke to the error in the by-law and referred to a
specific Place of Worship.
Bhupen Karia spoke to the definition of worship areas.
The Committee noted that this Public Meeting is to address an amendment
to the by-law, not for a specific Place of Worship. Clarification was provided
regarding the zoning, parking provisions, traffic study, worship area, and
buffering for the Place of Worship at 6232 16th Avenue, and policies
of the Town of Markham.
Discussions involved preventing overflow parking problems for all Places
of Worship, and providing a commitment to enforce parking.
The Committee requested the following information from staff, to be
provided when this matter goes forward to Council, if possible:
-
a detailed illustration of prior
and proposed parking requirements for the Place of Worship at 6232 16th
Avenue, and is there a capacity limit on the building.
-
verify the photographs submitted
by Ms. Mittelholzer with respect to permitted parking on the Dension Street and
Middlefield Road, and determine if there have been any complaints from the
plaza
-
compare the size of Denison Street
and 16th Avenue Places of Worship and their respective parking
provisions
-
status of the additional parking
agreement, and site plan revisions for 6232 16th Avenue
-
the possibility of no
parking/permit parking in this area, and potential improvements to the
intersection of Fincham Avenue and 16th Avenue
There was discussion regarding a temporary Place of Worship on Highway
48.
The Committee requested the by-law amendment be brought to Council as
soon as possible and that the information requested be provided at that time,
where possible.
Moved by: Mayor Frank Scarpitti
Seconded by: Deputy Mayor Jack Heath
1)
That the
written submissions by Ray Menzies and Peter K. MacLeod, and presentations made
at the Public Meeting regarding the proposed amendments to Parking Provisions
be received; and
2)
That the
deputations by Peeter Vankor, Rose Mittelholzer, Remon Sheileib, Donna Bush,
Joyce Ramer, Phil Richardson, President of MRRCP, Karen Rea, Susan Zila, Annette
Cacorovski, and Bhupen Karia regarding the proposed amendments to Parking
Provisions be received; and
3) That the Development
Services Commission report dated February 21, 2012 entitled “PRELIMINARY REPORT
– Proposed Amendments to Zoning By-law 28-97, as amended, Respecting Parking
Provisions in the Town of Markham, ZA 12-107844” be received; and,
4) That the record of the
Public Meeting held on May 22, 2012, with respect to the proposed Zoning By-law
Amendment to correct the definition of “Worship Area Capacity” in By-law 28-97 and By-law 2004-196 (ZA
12-107844-001) be received; and,
5) That the Zoning By-law
Amendment application (ZA 12-107844-001) to amend Zoning By-laws 1229, 1442, 1507, 1767, 1914, 2053, 2150,
2237, 2284-68, 2402, 2489, 2551, 2571, 2612, 11-72, 122-72, 77-73, 83-73,
84-73, 119-73, 151-75, 88-76, 127-76, 250-77, 145-78, 162-78, 163-78, 184-78,
72-79, 91-79, 118-79, 134-79, 153-80, 165-80, 72-81, 90-81, 108-81, 193-81,
221-81, 28-82, 194-82, 196-82, 47-85, 304-87, 19-94, 177-96, as amended by
28-97, as amended, and 2004-196, as amended, be approved; and
further,
6) That the proposed amendment to Zoning
By-laws 1229, 1442,
1507, 1767, 1914, 2053, 2150, 2237, 2284-68, 2402, 2489, 2551, 2571, 2612,
11-72, 122-72, 77-73, 83-73, 84-73, 119-73, 151-75, 88-76, 127-76, 250-77,
145-78, 162-78, 163-78, 184-78, 72-79, 91-79, 118-79, 134-79, 153-80, 165-80,
72-81, 90-81, 108-81, 193-81, 221-81, 28-82, 194-82, 196-82, 47-85, 304-87,
19-94, 177-96, as amended by 28-97, as amended, and 2004-196, as amended, be
enacted without further notice.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 11:50 PM.
Alternate formats for this document
are available upon request.