Minutes
Development Services Public
Meeting
November 22, 2016 - 7:00 PM
Council
Chamber
Meeting No. 9
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
|
Councillor Alex Chiu
Regrets
|
Ron Blake, Senior Development
Manager
Sally
Campbell, Manager, East District
Stephen Corr, Planner II
Gary Sellars, Senior Planner
Peter Wokral, Heritage Planner
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:01 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST – None declared
1. PRELIMINARY REPORT
WEMAT ONE LTD.
BLOCK 1, PLAN 65M-2665, SOUTH
SIDE OF HIGHWAY 7
BETWEEN HIGHWAY 404 AND
COMMERCE VALLEY DRIVE EAST
APPLICATION FOR OFFICIAL PLAN
AMENDMENT TO EXPAND
THE RANGE OF EMPLOYMENT USES
PERMITTED
FILE NO.: OP 13 113480 (10.3)
Report
The Public Meeting this date was to
consider an application submitted by Wemat One Ltd., Block 1, Plan 65M-2665,
South side of Highway 7, between Highway 404 and Commerce Valley Drive East,
for Official Plan Amendment to expand the range of employment uses permitted
(OP 13 113480).
The Committee Clerk advised that 118 notices were mailed on November 2,
2016, and a Public Meeting sign was posted on October 20, 2016. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. The watercourse along the north-east boundary was
identified. Michelle Charkow, WND Associates, representing the
applicant, gave a presentation to provide additional details and advised that
this is the last vacant parcel to be developed in the block and it is located
at a strategic gateway.
The Committee questioned the
change to the employment numbers for this site and requested further
information on the watercourse. The application conforms to the Regional
Official Plan. Staff
clarified that the permissions identified in the 1987 Official Plan are to be brought
forward into the new Official Plan designation as it applies to this property
and confirmed that a casino would not be permitted. However, the
employment designations in Markham’s new Official Plan are under appeal to the
OMB and this application cannot come into effect until the plan is approved.
The intent is to have the new designation come into effect on the day Markham's
New Official Plan comes into effect.
A draft concept site plan was
displayed. The Committee noted an excessive amount of parking spaces and
suggested that office buildings would be better oriented towards the highway.
The applicant advised that the lot grade is lower at the highway side of the
property and is more suitable for a parking structure. The site plan will
likely change significantly once Buttonville Airport is closed.
There were no comments from the audience with respect to this
application.
Moved by: Deputy Mayor Jack Heath
1) That the Development
Services Commission report dated November 7, 2016, entitled, “Preliminary
Report, Wemat One Ltd., Block 1, Plan 65M-2665, South side of Highway 7,
between Highway 404 and Commerce Valley Drive East, Application for Official
Plan Amendment to expand the range of employment uses permitted, File No.: OP 13
113480”, be received; and,
2) That the Record of the Public Meeting held on November 22,
2016, with respect to the application by Wemat One Ltd.,
for an Official Plan Amendment, be received; and further,
3) That staff be directed to further review and evaluate the
proposal and report back to the Development Services Committee.
CARRIED
2. PRELIMINARY REPORT
CITY PARK (TOWN CRIER) HOMES
INC.
PROPOSED DRAFT PLAN OF
SUBDIVISION,
OFFICIAL PLAN AMENDMENT AND
ZONING BY-LAW AMENDMENT APPLICATIONS
FOR 12 LOTS FOR SINGLE
DETACHED DWELLINGS
AT 7 TOWN CRIER LANE
FILES: SU 16 175583, OP 16 175583 AND ZA 16 175583
(10.7, 10.3 & 10.5)
Report
The Public Meeting this date was to
consider an application submitted by
City Park (Town Crier) Homes Inc. for Draft Plan of Subdivision 19TM-16007,
Official Plan Amendment and Zoning By-law Amendment for 12 lots for single
detached dwellings at 7 Town Crier Lane (SU 16 175583, OP 16 175583 and ZA
16175583).
The Committee Clerk advised that 176 notices were mailed on November 2,
2016, and a Public Meeting sign was posted on November 2, 2016. Four written
submissions were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. The property is within the Markham
Village Heritage Conservation District and contains a Class A heritage
dwelling. Several issues were raised at a community meeting held by the Ward
Councillor.
John Zipay, representing the applicant, reviewed
previous concept plans for the property that amended the proposal from 42 to 12
lots, as a result of consultation with staff, the Ward Councillor, and
residents. The heritage house was intended to be removed, but is now being
reconsidered. Mr. Zipay addressed lot size, snow removal, and the cul-de-sac
being used as a drop-off for the nearby school. It was agreed that the school access
could be fenced if necessary. Concept elevations were displayed. The applicant
is working with staff to design suitable houses at an acceptable height.
Discussions included the access onto Parkway Avenue, compatible lot
sizes, density, building height, garbage pick-up, snow removal, the size of the
heritage property, upgrading the sewer services to the adjacent manse, and tree
preservation. There was considerable discussion on the concerns of Heritage
Markham including density and building height. Cash-in-lieu of parkland will be
provided, as parkland dedication within the development is not suitable on a
private road and there is a large park nearby.
Harvey Thomson spoke in opposition to the proposal
with respect to the townhouse-style of the dwellings that are not sympathetic
to the heritage district.
Peter Cannon spoke in opposition to the proposal with
respect to the proposed large dwellings with small setbacks and inadequate parking
space, snow removal issues, and potentially difficult ingress and egress onto
Parkway Avenue.
Alexis Whalen spoke in appreciation of the community
garden that previously existed on this property, and spoke in opposition to the
proposal with respect to compatibility to the heritage district and the zoning by-law.
Ms. Whalen supported Heritage Markham’s recommendation but suggested that
relocation of the heritage house may be acceptable if a commemorative plaque is
installed. Ms. Whalen suggested that the City purchase the property to preserve
the village.
The Committee noted that the City had considered purchasing
the property but was unsuccessful.
Lisa Tabachnick spoke in opposition to the proposal and
discussed the impact from the loss of
open space and the ravine that had been enjoyed by the residents. Ms.
Tabachnick suggested building as few dwellings as possible on the property, to
minimize the traffic, noise, and loss of trees.
Nancy Malcolmson spoke in opposition to the proposal
and in support of preserving the heritage district with heritage-sympathetic designs.
Ms. Malcolmson discussed the narrow width of the private driveway, the impacts
of increased traffic on Parkview Avenue school crosswalks, and the need for a
park rather than cash-in-lieu payment, suggesting that Lot 12 be dedicated as
a parkette.
Louie Shoukas spoke in opposition to the proposal and
suggested that the key issues identified at the community meeting have not been
addressed: building size should comply to the by-laws; compatibility with
adjacent dwellings; the narrow private driveway should be regular size;
preservation of the trees; and the number, scale, and height of the proposed
homes. Mr. Shoukas advised that he had been required to conform to the by-laws
when he built his house on Elm Street, but had obtained a Minor Variance.
Craig Sugden, representing Grace Church, identified
the manse property and driveway, and discussed concerns regarding snow removal
and street parking that may impact the church property.
The Committee requested clarification on the property
boundaries and how the snow, servicing, and emergency vehicles will access
Maple Street and the manse, as well as ensuring walkability of the area and
through access to Maple Street.
Rev. Nicola Skinner of Grace Church advised that
discussions with the developer have been cordial, and indicated an interest in
connecting to City sewers. Flooding is often a problem and snow melting from
the new development may cause worse problems. The church parking lot is often used
by public and for service vehicles, however, there is a liability issue and the
church would appreciate help with repairs to their parking lot. Rev. Skinner
questioned if there is common law right
of access to Maple Street.
John Webster, former owner of the subject property,
spoke in support of the proposal and provided clarification on some of the
statements made. The roadway is not a public road but has been used by the
church and residents. They had worked with the church and the City to have a
bulb at the north end of Maple Street and access via Town Crier Lane through to
Parkway Avenue, as well as working for the church to connect to servicing, but
neither project was completed. They had also hoped to keep the community
gardens on the property. Many of the trees will remain. Flooding in the spring is
mostly from snow piled in the church parking lot but berms have been built to
control the flow. The heritage house may have cultural heritage value, but they
do not consider it to have heritage significance, and it should be removed due
to as its poor condition. The Websters will continue to live in their original
home fronting onto Parkview Avenue and are taking an active interest in the
development of the subject parcel. This is a preliminary concept plan, and
building height and size details can be revised, but it is important to avoid
the loss of control that may occur if the proposal winds up at the OMB. Mr.
Webster suggested that the fence issue be decided in the future by the condo
corporation, if it becomes an issue.
In response to questions, the applicant advised that the
laneway will be wide enough for two cars to pass, but not wide enough for a
standard road, and that the proposed lots are almost as deep as the lots
fronting on Elm Street.
The Committee discussed zoning, Committee of
Adjustment, and heritage issues. The narrow width of the roadway at Parkway
Avenue, and access to Maple Street have to be resolved, and there may be a
cooperative solution between the applicant and the church.
The Ward Councillor requested meeting with the
applicant, staff and other members of Council to resolve issues. The Committee
requested that this application be brought forward at an evening meeting of
Development Services Committee for the benefit of the residents.
Moved by: Councillor Karen Rea
1)
That the written submissions from Grant McBain (3) and Erich and Ilona
Lattner regarding the applications by City Park (Town Crier) Homes Inc., be
received; and,
2) That
the deputations by Harvey Thomson, Peter Cannon, Alexis Whalen, Lisa
Tabachnick, Nancy Malcolmson, Louie Shoukas, Craig Sugden, Rev. Nicola Skinner,
and John Webster
regarding applications by City Park (Town Crier) Homes Inc. be received; and,
3) That the record of the
Public Meeting held on November 22, 2016, with respect to the proposed Draft
Plan of Subdivision 19TM-16007, Official Plan Amendment and, Zoning By-law
Amendment submitted by City Park (Town Crier) Homes Inc., Files SU 16 175583 OP
16 175583 and ZA 16 175583, be received; and,
4) That proposed Draft Plan
of Subdivision 19TM-16007, Official Plan Amendment and, Zoning By-law Amendment
submitted by City Park (Town Crier) Homes Inc., Files SU 16 175583 OP 16 175583
and ZA 16 175583, be referred back to staff for a report and recommendation;
and further,
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 10:35 PM.
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