Minutes
Development Services Public
Meeting
May 22, 2018 - 7:00 PM
Council
Chamber
Meeting No. 6
All
Members of Council
Attendance
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Arvin Prasad, Commissioner of Development Services
Rick Cefaratti, Planner II
Regan Hutcheson, Manager, Heritage
Planning
Biju Karumanchery, Director of
Planning and Urban Design
Dave Miller, Manager, West District
Peter Wokral, Heritage Planner II
Kitty Bavington, Council/Committee Coordinator
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Regrets
The Development Services
Public Meeting convened at 7:05 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair.
DISCLOSURE OF PECUNIARY INTEREST
- None
Declared
1. PRELIMINARY REPORT
STIVER LANE INC.
PROPOSED OFFICIAL PLAN AND
ZONING BY-LAW AMENDMENTS
AND SITE PLAN CONTROL APPLICATIONS
FOR A DETACHED
MULTI-STOREY RESIDENTIAL
BUILDING AND A COMMERCIAL
ADDITION TO AN EXISTING
HERITAGE BUILDING
AT 206 MAIN STREET UNIONVILLE
WARD 3
OP 17 170770, ZA 17 170770
& SC 17 170770 (10.3, 10.5 & 10.6)
Report
The Public Meeting this date was to
consider an application submitted by Stiver Lane Inc. for Official Plan and
Zoning By-law Amendments and Site Plan Control Application for a detached
multi-storey residential building and a commercial addition to an existing
heritage building at 206 Main Street Unionville (OP 17 170770, ZA 17 170770
& SC 17 17-770).
The Committee Clerk advised that 85 notices were mailed on May 2, 2018,
and a Public Meeting sign was posted on April 30, 2018. Four written
submissions were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. George Ledonne, representing Stiver Lane Inc.,
gave a presentation to provide additional details, and discussed public consultation
and sustainability qualities.
Peter Miasek, representing the Unionville
Residents Association, spoke in support of the proposal and noted that the
Unionville Vision Plan supports this type of residential development. Mr.
Miasek commented on the building height and mansard roof style, and considers
them to be acceptable; however, he has a concern for the scale of the building
and suggested that it be broken into two structures.
Sam Reiss, property owner to the rear of
the proposed building, spoke in opposition to the proposal and stated his concerns
for the impacts to the enjoyment of his property and to the heritage district with
respect to the building height and increased traffic congestion, suggesting
that the proposal does not fit into the heritage area.
Christiane Bergauer-Free spoke in opposition
to the proposal and stated concerns for the building height and style, loss of
trees, added pollution, and the potential impact on future developments in the
heritage area.
Ian Free spoke in opposition to the proposal
and stated concerns for the height and mansard building style; the setback
adjacent to the park and baseball diamond; the proximity to the fire escape at
the arena; the lack of green space; provision of adequate parking spaces; storm
water runoff into the old storm sewer infrastructure; and, the potential of
setting a precedent for future development on the street.
Gord Cowan spoke in support of the proposal with
respect to the opportunity to revive Main Street, and for providing the people who
built the community with the prospect of remaining.
Tony Lamanna, Chair of the Unionville BIA,
spoke in support of the proposal and retail uses that would rejuvenate the
street in compliance with the Unionville Vision Plan.
Elaine Wilton spoke in support of the proposal
and expressed appreciation to the developer for working with the residents and
being sympathetic to the community.
Deborah Nesbitt spoke in support of the
proposal and the design, but stated a concern for the height, which she
considers an acceptable compromise.
Ken Lee spoke in support of the proposal and
expressed appreciation that the developer has been working with the community.
The Committee discussed:
- landscaping with respect to the adjacent arena and enlarging
the parkette;
- the importance of the sustainability initiatives;
- providing a laneway for secondary access when the street
is closed for events;
- it was suggested that the building height be lowered to three
stories with smaller units to achieve
the same number of units. The developer responded that the current proposal would maximize the solar component and
other initiatives;
- the guidelines provided by the Unionville Vision Plan;
- future
developments in the area should have warnings registered on title regarding the
potential laneway;
- warnings
should also be provided regarding the existing arena use that may create noise and disruption, as well as other potential
uses in accordance with the Vision Plan;
- Section
37 does not apply to this development.
In response to questions, Mr. Ledonne advised;
- the proposed unit
sizes;
- a laneway behind the
building is not feasible within the two-metre setback of the subject property, but may be achieved on the
adjacent property;
- the owner has agreed
to full disclosure
on title of occasional street closures;
- the construction schedule will be respectful of businesses
on Main Street and will be targeted
for the off-season.
Moved by: Councillor Don Hamilton
Seconded by: Councillor Colin Campbell
1)
That the written submissions from Mohamed Chebaro; Dina Idriss; Gwen
Broadmore; and Jack Valianes regarding the proposal by Stiver Lane Inc. at 206
Main Street Unionville, be received; and,
2)
That the deputations by Peter Miasek, representing the Unionville Residents Association; Sam Reiss;
Christiane Bergauer-Free;
Ian Free; Gord Cowan; Tony Lamanna, Chair of Unionville BIA; Elaine Wilton; Deborah Nesbitt; and Ken Lee, regarding the
proposal by Stiver Lane Inc. at 206 Main Street Unionville, be received; and,
3) That the Development Services Commission report dated April
30, 2018, entitled “Preliminary Report. Stiver Lane Inc., Proposed Official
Plan and Zoning By-law Amendments and Site Plan Control applications for a
detached multi-storey residential building and a commercial addition to an
existing heritage building at 206 Main Street Unionville (OP/ZA/SC 17 170770)”
be received; and,
4) That the Record of the Public Meeting held on May 22, 2018,
with respect to the proposed amendments be received; and,
5) That the application by Stiver Lane Inc. to amend the
Official Plan and Zoning By-law be referred back to staff for a report and
recommendation; and further,
6) That
the Owner undertakes to register on the title of units within the development,
an acknowledgement of the occasional closure of Main Street Unionville resulting
in no vehicular access in and
out of their properties, due to
festivals and other events; and that the development is adjacent to an active
arena and potential future uses as identified in the Unionville Vision Plan,
that may be disruptive to the building residents.
CARRIED
2. PRELIMINARY
REPORT
HCN-REVERA (GLYNNWOOD) INC.,
C/O THE PLANNING PARTNERSHIP
ZONING
BY-LAW AMENDMENT TO PERMIT
AN 8 STOREY EXPANSION TO THE
EXISTING
RETIREMENT RESIDENCE FACILITY
AT 7700 BAYVIEW AVENUE, (WARD
1)
FILE NOS. ZA 17
138727 AND SC 18 138727 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by HCN-Revera (Glynnwood) Inc., c/o The
Planning Partnership for Zoning By-law Amendment to permit an 8 storey
expansion to the existing retirement residence facility at 7700 Bayview Avenue
(ZA 17 138727 and SC 18 138 727).
The Committee Clerk advised that 710 notices were mailed on May 2, 2018,
and a Public Meeting sign was posted on April 26, 2018. Seven written
submissions were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Bruce Hall of the Planning
Partnership, representing the applicant, gave a presentation to provide
additional details.
The Committee discussed the following:
- the irregular property boundary with respect
to ownership of the storm water management pond.
Staff confirmed that the pond will remain in private ownership, and will
provide more details in the
final report;
- the timeframes for construction of this
project and the development at Shouldice;
- whether this project was premature in light
of the conflict with the proposed municipal storm
sewer, flooding concerns, and the road realignment;
- mitigating illumination and construction
impacts on the residents at Glynnwood;
- obtaining an access agreement with Shouldice
in the event the entrance to this property is blocked;
- obtaining a warranty to ensure the tree
planting and landscaping are completed and endure;
- courtyard wind studies due to the design of
building;
- noise from service vehicles and garbage
collection;
- deciduous trees would provide a better
year-round screening.
Ms. Ellison, representing the Ward One
(South) Thornhill Residents Inc., stated that they are not opposed to the proposal but are concerned
that it is too big, too high, has excessive exterior glass material, and the
impacts on residents from light pollution, traffic congestion, parking issues,
and construction trucks. Ms. Ellison noted that the project is within a
floodplain, and she displayed photos of flooding events in Thornhill.
Ed Gelernter, adjacent property owner, spoke
in opposition to the proposal as his property will be impacted by the relocation
of the entrance and the removal of mature trees that currently screen his view
of the building. Mr. Gelernter noted a concern that there is only one entrance
which may lead to problems in the future.
A representative of the developer explained
that the re-location of the roadway towards Mr. Gelernter's property is
necessary to provide amenity space within the building for the residents; to align with the existing driveway easement;
and to avoid a zero setback at the opposite lot line.
Victor Amend, President of the Glynnwood
Council, on behalf of the residents, stated that they are not objecting to the
proposal but are requesting more information, such as regarding garbage
collection. An initial meeting with the developer had occurred early in the
process, and a follow-up meeting at Glynnwood would be appreciated.
A resident of Glynnwood explained the past
flooding incidents at the residence, and questioned the impacts to the storm
water management pond.
Mansour Najifai, a nearby resident, spoke in
opposition to the proposal with respect to potential on-street parking issues,
as the new building will be replacing the existing parking lot, and he
expressed concerns for the size of the building and the increased traffic.
A nearby resident spoke in opposition to
the proposal with respect to removal of the mature trees that currently screen
his view of the existing and proposed concrete buildings, and the impacts on
their privacy and enjoyment of their property, as well as concerns for
construction dust, noise, and traffic.
Albert Go, a nearby resident, expressed
concern for the removal of the trees that will impact their privacy and
enjoyment of their property.
Ali Ashar, a nearby resident, expressed
concern for the building height, and for setting a precedent for other building
heights in the area.
Barry Nelson spoke in support of the concerns
expressed by the local Councillor, and referred to planning intensification in
Thornhill, the flood events, and the impact of the building height on adjacent
residents.
The Committee directed that the storm
water management pond be addressed. The Committee also requested that the
applicant hold another community consultation meeting and that all members of
Council be invited to attend.
Moved by: Councillor Valerie Burke
Seconded by: Deputy Mayor Jack Heath
1)
That the written submissions from Monsour and Hayedeh
Najifai; Kanizehn Patel; Betty Rozendaal; Joseph Go; Ed Gelernter; Allen Lam;
and Lila K. Sills, regarding the applications by HCN-Revera
(Glynnwood) Inc., for 7700 Bayview Avenue, be received; and,
2)
That the deputations by Ms. Ellison, representing the Ward
One (South) Thornhill Residents Inc.; Ed Gelernter; Victor Amend, President of
the Glynnwood Council; a resident of Glynnwood; Mansour Najifai; a nearby
resident; Albert Go; Ali Ashar; and Barry Nelson, regarding the applications by
HCN-Revera (Glynnwood) Inc., for 7700 Bayview Avenue, be received; and,
3)
That
the applicant be requested to hold another community consultation meeting with
the residents to provide an update and response to the issues, and to display
renderings; and,
4) That the report titled “PRELIMINARY REPORT, HCN-Revera
(Glynnwood) Inc., C/O The Planning Partnership, Zoning By-law Amendment to
permit an 8 storey expansion to the existing retirement residence facility at
7700 Bayview Avenue, (Ward 1), File Nos. ZA 17 138727 and SC 18 138727” be
received; and,
5) That
the Record of the Public Meeting held on May 22, 2018, with respect to the
proposed Zoning By-law Amendment to permit an 8 storey expansion to the
existing retirement residence facility at 7700 Bayview Avenue, (Ward 1), File
Nos. ZA 17 138727 and SC 18 138727” be received; and further,
6) That the applications by HCN-Revera (Glynnwood) Inc., C/O
The Planning Partnership, to amend Zoning By-law 2237, as amended, be referred
back to staff for a report and recommendation to evaluate the proposal, and that the storm water
management pond be addressed.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 9:48 PM.
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