MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
JUNE 21, 2011 - 7:00 p.m.
Council
Chamber
Meeting No. 7
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
|
Councillor Alex Chiu
|
Biju Karumanchery, Senior
Development Manager
Steven Kitagawa, Senior Planner
David Miller, Manger, East District
Rino Mostacci, Director of Planning
and Urban Design
Stacia Muradali, Senior Planner
Gary Sellars, Senior Planner
Kitty Bavington, Council/Committee
Coordinator
|
The Development Services
Public Meeting convened at 7:10 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST –
None declared
1. LASSETER
DEVELOPMENTS INC.
BLOCKS 1-18 AND 33-36, DRAFT
PLAN 19TM-09001
BERCZY VILLAGE
ZONING BY-LAW AMENDMENT
APPLICATION
TO AMEND MINIMUM LOT FRONTAGE
AND
MAXIMUM HEIGHT STANDARDS
SOUTHWEST CORNER OF
MAJOR MACKENZIE DRIVE AND
MCCOWAN ROAD
(ZA 11 115270) (10.5)
Report Attachments
The Public Meeting this date was to
consider an application submitted by Lasseter Developments Inc. for a Zoning
By-law amendment to amend minimum lot frontage and maximum height standards,
Southwest corner of Major Mackenzie Drive and McCowan Road (ZA 11 115270).
The Committee Clerk advised that 148 notices were mailed on May 31,
2011, and a Public Meeting sign was posted on May 31, 2011. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
The Committee had questions
regarding the distance to McCowan Road, lot sizes, whether the garage is large
enough to accommodate a car, particularly for accessibility vehicles, and
access to the yard for maintenance.
Billy Tung, KLM Planning,
representing the applicant, advised that the Townhouses are within the permitted
maximum of eight units wide. The plan includes a mix of four and eight unit
blocks. Garages meet the width requirements, and a passageway from the garage
to the front door provides access to the yard. Accessibility issues were not
identified in the review of the plan.
Staff suggested that the
three-storey building is not targeted for accessibility-challenged residents
and buyers would be aware of constraints. With respect to maintenance of the
lawns, the Town can explore the possibility of a resident’s association
providing maintenance services.
Mary Caporucco spoke in opposition,
stating concerns for parking on the street, and landscaping and fencing between
the subject property and her street, Prince Charles Way.
Staff advised there will be no
open roadway between the two developments and there will be a landscape block
and fence provided by the developer. As the fence will be on the developer’s
property, maintenance of the fence will be the responsibility of the individual
home owners in the new development. Staff will contact Ms. Caporucco when
landscape plans are submitted. The Ward 4 Councillor requested to be involved
in discussions.
Staff were directed to continue
to work on fencing and landscaping conditions to the south, and the issue of
maintenance of the front yards with the possibility of incorporating an agreement
on title for overall maintenance
Moved by: Mayor Frank
Scarpitti
Seconded by: Councillor
Carolina Moretti
1) That the report
entitled “Preliminary Report, Lasseter Developments Inc., Blocks 1-18 and
33-36, Draft Plan 19TM-09001, Berczy Village, Zoning By-law Amendment
Application to amend minimum lot frontage and maximum height standards,
Southwest corner of Major Mackenzie Drive and McCowan Road, File No.: ZA 11
115270”, dated May 31, 2011 be received; and,
2) That the Record of the Public Meeting held on June 21, 2011,
with respect to the proposed amendment to Zoning By-law 177-96, as amended, be
received; and,
3) That the application by Lasseter Developments Inc. to amend
Zoning By-law 177-96, as amended, be
approved; and,
4) That the proposed amendment to Zoning By-law 177-96, as
amended, be finalized and enacted without further notice; and further,
5) That
staff continue to work with the applicant with respect to conditions for fencing
and landscaping adjacent to lands to the south, and with respect to maintenance
of the front yards.
CARRIED
2. HUMBOLD
GREENSBOROUGH VALLEY DEVELOPMENT LTD.
REZONING AND SITE PLAN
APPLICATIONS TO PERMIT A
TOWNHOUSE DEVELOPMENT ON THE
EAST SIDE OF
DONALD COUSENS PARKWAY, WEST
OF NINTH LINE
SOUTH OF MAJOR MACKENZIE DRIVE
(ZA 10 132122 & SC 10
132123) (10.5, 10.6)
Report Attachment
The Public Meeting this date was to
consider an application submitted by Humbold Greensborough Valley Development
Ltd. for Rezoning and site plan approval to permit a townhouse development on
the east side of Donald Cousens Parkway, west of Ninth Line, south of Major
Mackenzie Drive (ZA 10 132122 & SC 10 132123).
The Committee Clerk advised that 171 notices were mailed on May 31, 2011,
and a Public Meeting sign was posted on May 30, 2011. Three written submissions
were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
Ryan Mayor spoke in opposition, stating that he lives
across from the subject property and at the time of purchase, had paid a premium
price as he had been advised the subject lands would remain as an open space.
His objections related to the impact on his view, increased traffic, and noise
from traffic and trucks on Highway 48 bouncing off the new buildings.
Staff advised that the subject property is designated
as Community Amenity, which permits a mixed use. The secondary plan does
include open space areas, but not at this site.
Billy Tung, KLM Planning, representing the applicant,
responded to questions from the Committee, advising that noise mitigation
fencing will not be provided along Donald Cousens Parkway. The Committee
suggested staff review that requirement for Agreements of Purchase and Sale to acknowledge
the noise from the parkway. For existing houses impacted by noise, it was noted
that the Region can be requested to investigate noise levels and provide noise
attenuation measures if warranted. Staff are reviewing the block configuration
and layout. Houses backing onto the SWM pond will have a chain link fence.
The Committee discussed protection of purchasers and
the current requirement for developers to display maps that comply with approved
plans, as well as the obligation of lawyers to perform due diligence. It is
recommended that all purchasers check with the Town prior to purchase.
With respect to park space, current and proposed park
locations were identified. It was noted that the park on Appleview Road has not
been built; however, it will be done soon. It was suggested that a public path
around the storm water management pond be considered. Staff will pursue the
suggestion with the applicant. Parking requirements were also reviewed.
Rosanna Lamanna spoke in opposition, and expressed
concern for the trees on the site. The Committee discussed tree preservation,
as well as hiking and biking trails that will be available, and the proximity
of Rouge Park.
The Committee requested coloured elevations for the townhouse
designs, and directed that in future, area maps indicate park lands.
Moved by: Mayor Frank Scarpitti
Seconded by: Councillor Colin Campbell
1) That the Development Services Committee
report dated May 10, 2011, titled “PRELIMINARY REPORT, Humbold Greensborough
Valley Development Ltd., Rezoning and site plan applications to permit a
townhouse development on the east side of Donald Cousens Parkway, west of Ninth
Line, south of Major Mackenzie Drive, File Nos: ZA 10 132122 & SC 10
132123”, be received; and,
2) That the Record of the Public Meeting
held on June 21, 2011, with respect to the proposed amendment to Zoning By-law
304-87, as amended, and the proposed draft plan of subdivision, be received;
and further,
3) That the applications submitted by
Humbold Greensborough Valley Development (ZA 10 132122, SC 10 132123, & SU
11 118324) be referred back to staff for a report and recommendation.
CARRIED
3. OLYN INVESTMENTS LIMITED
OFFICIAL PLAN AND ZONING
BY-LAW AMENDMENT
APPLICATIONS TO PERMIT A THREE
(3) STOREY
COMMERCIAL BUILDING AT 9365
MCCOWAN ROAD
(OP 11 111490 & ZA 11
111491) (10.3, 10.5)
Report Attachment
The Public Meeting this date was to
consider an application submitted by Olyn Investments Limited for Official Plan
and Zoning By-law amendments to permit a three storey commercial building at
9365 McCowan Road, (OP 11 11490 & ZA 11 111491).
The Committee Clerk advised that 72 notices were mailed on May 31, 2011, and a Public Meeting sign was posted on May
31, 2011. One written submissions was
received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Joanne Barnett, representing the applicant, was
in attendance.
Sal Crimi, representing Olyn
Investments Limited, an area developer, spoke of their concern for recoveries
for services. Mr. Crimi requested the proposal be sensitive to massing, height,
use, lighting, and hours of operation, in consideration of the residents. The site
plan should ensure the loading areas are not adjacent to the east property
line.
The Committee questioned sustainability
initiatives, landscaping, and bird-friendly measures. Staff advised that these
issues will be addressed in the site plan application.
The Ward 4 Councillor advised
that a public consultation meeting had been held, and that concerns identified
will be reviewed by staff.
Moved by: Councillor Carolina Moretti
Seconded by: Councillor Alex Chiu
1)
That the Development Services
Committee report dated May 10, 2011 titled “PRELIMINARY REPORT, Olyn
Investments Limited, Official Plan and Zoning By-law amendment applications to
permit a three (3) storey commercial building at 9365 Mc Cowan Road, File Nos:
OP 11 11490 & ZA 11 111491”, be received; and,
2) That the Record of the Public Meeting
held on June 21, 2011, with respect to the proposed amendments to the Wismer
Commons Secondary Plan (OPA 37) and Zoning By-law 304-87, as amended, be
received; and further,
3) That the applications submitted by Olyn
Investments Limited to amend the Wismer Commons Secondary Plan (OPA 37) and
Zoning By-law 304-87, as amended, be referred back to staff for a report and
recommendation.
CARRIED
4. 2218942 ONTARIO LIMITED
OFFICIAL PLAN, SECONDARY PLAN
AND
ZONING BY-LAW AMENDMENT
APPLICATIONS
TO RE-DESIGNATE AND RE-ZONE
THE LANDS TO
PERMIT A STAND ALONE FINANCIAL
INSTITUTION AND
ASSOCIATED DRIVE THROUGH
FACILITY
CORNELL COMMUNITY, 9225 9TH
LINE
(OP 08-116248 AND ZA
08-113256) (10.3, 10.4, 10.5)
Report Attachment
The Public Meeting this date was to
consider an application submitted by 2218942 Ontario Limited for Official Plan
Amendment, Secondary Plan Amendment and Zoning By-law Amendment to redesignate
and re-zone the lands to permit a stand alone financial institution and
associated drive through facility, Cornell Community, 9225 9th Line
(OP 08-116248 & ZA 08-113256).
The Committee Clerk advised that 147 notices were mailed on May 27, 2011,
and a Public Meeting sign was posted on May 25, 2011. Six written submissions
were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
Debra Kakaria, MHBC Planning, representing the applicant, made a brief presentation and
discussed site plan details. Ms. Kakaria explained there has been no interest
in development of this property for residential use.
Debbi Accettura spoke in objection to the proposal, stating that when
she purchased her property she had confirmed with the Town that the subject
lands were residential. Ms. Accettura’s concerns included anti-idling and
property maintenance. She also noted that only a few residents had been invited
to a preliminary public consultation.
Staff clarified that the bank does not currently own the property and
is not responsible for maintenance. The Committee advised that By-law
enforcement would be contacted with respect to maintenance issues.
The Committee discussed traffic on the Ninth Line and the Cornell vision
which does not support commercial uses in this area.
Moved by: Councillor Colin Campbell
Seconded by: Regional Councillor Gord Landon
1) That the report dated May 10, 2011, entitled “Preliminary
Report, 2218942 Ontario Limited, Official Plan Amendment, Secondary Plan
Amendment and Zoning By-law Amendment applications to redesignate and re-zone
the lands to permit a stand alone financial institution and associated drive
through facility, Cornell Community, 9225 9th Line, File Nos: OP.08-116248 and ZA.08-113256.” be received;
and,
2) That the Record of the Public Meeting held on June 21, 2011,
with respect to the proposed amendments to the Official Plan, Secondary Plan
and Zoning By-law, be received; and further,
3) That the applications by 2218942 Ontario Limited be referred
back to staff for a report and recommendation.
CARRIED
5. GREAT
ELDIN DEVELOPMENTS LTD.
9560 HIGHWAY 48
DRAFT PLAN OF SUBDIVISION AND
REZONING APPLICATIONS TO
PERMIT
HIGH DENSITY MIXED-USE
RESIDENTIAL DEVELOPMENT
AND TOWNHOUSES
(SU 11 109000 & ZA 11
108999) (10.7, 10.5)
Report Attachment
The Public Meeting this date was to
consider an application submitted by Great Eldin Developments for Draft Plan of
Subdivision and rezoning application to permit high density mixed-use
residential development and townhouses at 9560 Highway 48 (SU 11 109000 &
ZA 11 108999).
The Committee Clerk advised that 151 notices were mailed on May 31, 2011,
and a Public Meeting sign was posted on May 30, 2011. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Harry Kohn of Khone Architects was in
attendance.
The Ward 4 Councillor advised
that a public consultation meeting had been held, and that concerns identified
will be reviewed by staff.
There were no comments from
the public with respect to this application.
Moved by: Councillor Carolina Moretti
Seconded by: Councillor Colin Campbell
1) That the Development Services report
dated April 12, 2011, titled “PRELIMINARY REPORT, Great Eldin Developments,
9560 Highway 48, Draft plan of subdivision and rezoning applications to permit
high density mixed-use residential development and townhouses, File Nos: SU 11
109000 & ZA 11 108999”, be received; and,
2) That the Record of the Public Meeting
held on June 21, 2011, with respect to the proposed amendment to Zoning By-law
304-87, as amended, and the proposed draft plan of subdivision be received; and
further,
3) That the application submitted by Great
Eldin Developments Ltd. to amend Zoning By-law 304-87, as amended, and
application for draft plan of subdivision, be referred back to staff for a
report and recommendation.
CARRIED
6. INFORMATION
REPORT:
UNIONVILLE VARLEY VILLAGE
INFILL HOUSING WORKING GROUP
(FILE NUMBER 10-118360) (10.0)
Report Attachments
The Public Meeting this date was to
consider amendments to the Town's Zoning By-laws to add provisions to the
existing zoning to more tightly regulate infill development in the Varley
Village Area (ZA 10 118360).
The Committee Clerk advised that 1122 notices were
mailed on May 27, 2011, and a notice was published in the local newspaper on
June 2, 2011. Sixteen written
submissions were received regarding this proposal. The following written
submissions were received at the Public Meeting:
-
Paul Free, in objection
-
Ian Free, in objection
-
Chris Bergauer-Free, in objection
-
Jim Clarke, in opposition
-
Petition with 17 names from Jeremy
Street, in objection
-
Petition with 38 names from Pomander
Road, Jeremy Street and Emily Carr Street, in objection
Staff gave a presentation regarding the proposal, the location, and
outstanding issues. An explanation of the Infill Housing By-law Study and the
findings were provided.
Ms. Free made a deputation, on behalf of herself and
her father, Paul Free, in objection to the potential impact on property values.
Tristan Bergauer-Free spoke in opposition, and discussed
the intention of the original Varley Village, how it has changed, and the impacts
on property values. He suggested there are numerous infractions to the zoning,
building, and driveway By-laws and that enforcement of the current by-laws
would be preferable to enacting new ones.
David Wakeham, spoke in support, as a resident and a
member of the Working Group. He suggested Varley Village is vulnerable to
disproportionally large homes that may adversely effect the character of the
community. He supports the proposed by-law that allows an increase to the
existing permitted size of homes but restricts oversized homes.
Jim Clarke spoke in objection with respect to the
impact on property values. Mr. Clarke suggested that this was initiated by a
few residents, not the Town, and is not fair to the majority of the residents. He
stated that the residents he petitioned do not want the proposed by-law.
Elaine Wilton spoke in support, stating her opinion
that the proposed by-law is being fair and balanced and protects existing homes
from the impacts of overdevelopment, such as shadowing, loss of privacy, and loss
of mature trees. Ms. Wilton suggested there are many other locations where
larger homes can be built.
Mark Scarrow spoke in support of the proposed by-law,
stating the existing houses are within the proposed by-law requirements and are
not close to the 33% coverage.
Steve and Anne Connell spoke in opposition, stating
that the proposed by-law will not be able to control the look of the house as
it does not have architectural control, and suggested that the houses being
displayed as detrimental examples are not actually part of Varley Village. They
stated that they do not want their rights taken away because of what might
happen. They also stated that they have a monster home built beside them and
don’t mind it, as it shows prosperity and adds value to their home. Mr. &
Mrs. Connell referred to a letter from Russ Gregory, a member of the Working
Group who is in opposition to the by-law. Photos were displayed of typical
houses that can be built.
David Hastings spoke in opposition, with respect to the
loss of property value.
Robert Blacklock spoke in opposition, stating he
considers the draft by-law confusing to understand with respect to the
provisions and its impact on renovations.
Barry Raine spoke in opposition due to the impact on
property values and presented a petition of residents on Jeremy Drive, in
opposition. He questioned the basement and garage being included in the square
footage calculation. Staff provided clarification of square footage
calculations.
Mike Voulgaris spoke in opposition, with respect to
the negative impact on home values. Mr. Voulgaris suggested that the character
of Varley Village is due to the wide variety of houses within it.
Jason McCauley, spoke in opposition. He stated that he
is an architect and is unable to understand the by-law. He suggested the
Committee visit another neighbourhood, where the canopy of trees, not the
houses, define the character, and that the focus should be on tree preservation
instead of decreasing house values.
William Calanchie spoke in opposition. He acknowledged
the current values of the homes are due to the efforts of Council. He also noted
that multiple families living together need more room and larger houses, and
that there are many places available to build smaller homes, but not larger ones.
Endel Mell spoke in opposition, suggesting the by-law is
difficult to comprehend, and he is not sure how it will impact his property.
Due to the hour, two speakers left before making
deputations, but left their names for the record:
-
David Lewis (in opposition)
-
Guy Gordon (in opposition)
The Committee requested staff review the by-law to
provide easier comprehension. Discussions included possible solutions involving
architectural control or other tools. It was suggested that the Working Group
be expanded to include other viewpoints.
Moved by: Mayor
Frank Scarpitti
Seconded by:
Councillor Don Hamilton
1) That the Development Services
Commission report dated March 29, 2011, titled Information Report: Unionville
Varley Village Infill Housing Working Group, ZA 10-118360, be
received; and,
2) That the Record of the Public Meeting
held on June 21, 2011, with respect to the addition of provisions to the
existing zoning to more tightly regulate infill housing in the Varley Village
area, be received; and,
3) That the proposal to add provisions to
the existing zoning to more tightly regulate infill housing in the Varley
Village area, be referred back to staff for a report and recommendation; and
further,
4) That the Working Group be expanded to
include 2 or 3 people from an opposing view.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 11:00 PM.
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