The Public Meeting this date was to consider an application submitted by Newdev Investments Ltd. for Official Plan Amendment and Zoning By-law Amendments to permit 32 stacked back to back townhouse units with underground parking at 5305 & 5307 Highway 7 east (OP/ZA 18 139486).
The Committee Clerk advised that 133 notices were mailed on January 30, 2019, and a Public Meeting sign was posted on January 29, 2019.
The following five written submissions were received regarding this proposal:
- Mr. and Mrs. Ng., area residents – opposed
- Robert Trueman, area resident – expressing concern
- Alex Abernethy, area resident – expressing concern
- Audrey Harman, area resident – opposed and expressing concern
- Kevin and Andrea Jackson, area resident – opposed and expressing concern
Stephen Corr, Senior Planner gave a presentation regarding the proposal, the location, surrounding uses and outstanding issues.
The following comments from the audience were made with respect to this proposal:
1. Brian Holling, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The neighbourhood is not zoned for this type of density; and,
- The proposed height of the development is too high.
2. Ron Spina, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The loss of mature trees due to the development;
- The lot coverage being proposed is too dense;
- The loss of privacy due to the height of the townhomes and the rooftop terraces overlooking the adjacent backyards; and
- The impact the development will have on shadowing and noise.
3. Audrey Harmon, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The density of the proposal;
- The rezoning of the property;
- The impact the proposal will have on traffic and insufficient parking;
- The proximity of the proposal to the property line;
- The proposed location of the garbage room;
- The impact the development will have on noise;
- The loss of privacy due to the height of the townhomes and the rooftop terraces overlooking the adjacent properties backyards.
4. Andrea Jackson, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The loss of mature trees due to the development;
- The density and height of the proposal;
- The loss of privacy due to the height of the townhomes and the rooftop terraces overlooking the adjacent properties backyards;
- The impact the proposal will have on traffic, particularly at the intersection at McCowan and Highway 7;
- The rezoning of the property.
5. Ala Baker, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The density and height of the proposal;
- The rezoning of the property;
- The impact the proposal will have on property values.
6. Kim McKenzie, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The impact the proposal will have on property values and on the quality of life of residents in the neighbourhood;
- The impact the proposal will have on traffic congestion and safety, with particular concern regarding the intersection at McCowan and Highway 7.
7. Wonda Holling, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal being built in a conservation area of historical significance;
- The proposal does not fit the character of the neighbourhood;
- The height and density of the proposal;
- The rezoning of the property.
8. Deborah Moolman, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal being built in a conservation area;
- The loss of mature trees due to the development;
- The impact the proposal will have on traffic safety and congestion;
- The rezoning of the property.
9. Harvey Thompson, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The impact the proposal will have on traffic congestion and safety, with particular concern regarding the intersection at McCowan and Highway 7.
10. Elizabeth Chung, Markham Village & Sherwood Conservation Residents Association spoke in opposition to the proposal, expressing concern regarding the following:
- Increasing the density of an already busy area;
- The impact the proposal will have on traffic congestion and safety, suggesting a traffic analysis should be conducted prior to approving the development;
- That the development will set precedent for future developments.
11. Elizabeth Brown, Markham Village & Sherwood Conservation Residents Association spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal does not fit the character of the neighbourhood;
- The access to and from the proposed development, including emergency vehicle access and package delivery.
- The impact the proposal will have on traffic congestion and safety;
- The height and density of the proposal;
- The set-back from neighbouring properties;
- The lack of green space incorporated into the development proposal.
12. Alan Adams, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The height and density of the proposal;
- The set-back from neighbouring properties;
- The lack of parking;
- The impact of the development on the sewers;
- That units may be bought by speculators.
13. Doug Crocker, area resident expressed the following concerns regarding the proposal:
- The impact the proposal will have on traffic congestion and safety, with particular concern regarding the intersection at McCowan and Highway 7;
- The access to and from the proposed development.
14. Howard To, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The access to and from the proposed development;
- The impact the proposal will have on traffic congestion and safety;
- The loss of privacy due to the height of the townhomes and the rooftop terraces overlooking the adjacent properties backyards
- The impact the development will have on noise;
- The lack of parking in the development proposal;
- The proposed change to the zoning.
15. Aaron Cheung, area resident spoke in opposition to the proposal, expressing concern regarding the following:
- The proposal not fitting the character of the neighbourhood;
- The access to the proposed development, including emergency vehicle access.
- The impact the proposal will have on traffic congestion and safety;
- The design of the proposed development may foster neighborhood disputes;
- The impact the proposal will have on neigbourhood security.
16. Tupper Wheatley, area resident provided the following feedback on the proposal:
- The neighborhood’s zoning by-law does not permit the type of intensification being proposed;
- The proposal does not support the goals of the City’s Official Plan for this area;
- Suggested that the developer proceed with original development proposal for two single detached dwellings.
17. Frank Vignando, area resident expressed the following concerns regarding the proposal:
- The access to and from the proposed development;
- The design of the development being proposed.
Committee provided the following feedback on the development proposal:
- The amount of parking being proposed is inadequate for the number of units;
- The proposal does not fit the character of the neighbourhood;
- The impact the proposal will have on traffic;
- The proposal is too dense for the area;
- The City should maintain control over the access to Gladiator Road from the proposed development; and,
- The development is too dense and does not consider the existing low rise adjacency.
In Response to the comments, the Applicant indicated that this public meeting is part of the development review process to obtain community input, which is being considered. The applicant also advised:
- A Traffic Impact Study has been submitted and they intend to work with the Region of York to address traffic and access comments;
- That the tree preservation was considered, particularly with the design of the underground garage;
- That the development meets the City’s parking requirements;
- That as part of any approval, a construction management plan will be prepared to address construction concerns;
- That the terraces were placed in way to be mindful of adjacent residents;
- Alternative locations for the garbage collection room will be considered, potentially within the underground parking garage;
- That units fronting Highway 7 provide eyes on the street; and
- That a site plan application is required which will include the detailed design of building material and colours.
Councillor Karen Rea advised that she may hold another community meeting on the proposal.