Special Development Services Committee Minutes
November 21, 2017,
7:00 PM to 10:00 PM
Council Chamber
All
Members of Council
Development
Services Issues
Chair: Regional Councillor Jim
Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Councillor Alex Chiu (left, 8:30)
|
Andy Taylor, Chief Administrative
Officer
Brian Lee, Acting Commissioner of
Development Services
Ron Blake, Senior Development
Manager
Sally
Campbell, Manager, East District
Stephen Corr, Senior Planner, Planning & Urban Design
Regan Hutcheson, Manager, Heritage
Planning
Biju Karumanchery, Director of
Planning and Urban Design
Andrea Wilson-Peebles,
Assistant City Solicitor
Kitty Bavington, Council/Committee Coordinator
|
The Special Development
Services Committee convened at the hour of 7:07 p.m. in the Council Chamber
with Regional Councillor Jim Jones in the Chair.
At 11:57 p.m., a Motion was moved by Mayor Frank
Scarpitti, seconded by Councillor Amanda Collucci, and carried, to extend the
hour of the meeting beyond 12:00 a.m.
1. DISCLOSURE OF PECUNIARY INTEREST
-
None declared
2. COMMUNICATIONS
(CITY PARK (TOWN CRIER) HOMES INC. (10.7, 10.3
& 10.5)
Moved by: Councillor Alex Chiu
Seconded by: Councillor Valerie Burke
That correspondence from Margaret and Raymond Cowan, Lisa and
Bruce Campbell, Dianne More, Grant and Jill McBain, and a petition with 115
signatures submitted by Jacquie
Gardiner regarding the applications by City Park (Town Crier)
Homes Inc., be received.
CARRIED
3. RECOMMENDATION
REPORT
CITY PARK (TOWN CRIER) HOMES
INC.
PROPOSED DRAFT PLAN OF
SUBDIVISION 19TM-16007
OFFICIAL PLAN AMENDMENT AND
ZONING BY-LAW AMENDMENT
APPLICATIONS FOR UP TO
11 SINGLE DETACHED LOTS AND
ONE RESIDUAL LOT
AT 7 TOWN CRIER LANE (NORTH OF
HWY 7,
EAST OF MAIN STREET MARKHAM).
WARD 4
SU 16 175583, OP 16 175583 AND
ZA 16 175583 (10.7,
10.3 & 10.5)
Report
At the November 22, 2016 Statutory Public meeting, Committee requested
the above subject matter be brought forward at an evening meeting of
Development Services Committee for the benefit of the residents.
Ron Blake, Senior Development Manager, provided an
overview of the applications by City Park (Town Crier) Homes Inc., for 7 Town
Crier Lane.
John Zipay of Weston Consulting, representing the
applicant, provided details of the proposal and advised that they support the
staff recommendation with the exception of clauses 9 and 10, relating to
retaining the Dairy House in situ. Mr. Zipay reviewed the evolution of the
development in consultation with staff and residents, resulting in the current
proposal for 11 detached dwellings. Mr. Zipay advised that the access and roadway
has been designed to the satisfaction of the Markham Fire Department, and that
an agreement has been reached with the adjacent church for acquisition of land
to achieve the required entrance width.
Owen Scott, Heritage Consultant for the applicant, provided background and
his professional assessment of the Dairy House on the property, concluding that
it has no significant heritage value. Discussions included the salvaged
materials used in the building and the at-grade level that makes it prone to
flooding. The building is sited close to the proposed roadway and in Mr.
Scott's opinion, it is lacking in character and visual appeal. He indicated
that some other form of recognition would be the best approach.
Regan Hutcheson, Manager, Heritage Planning for the City of Markham,
displayed a photo of the Dairy House and dwellings, 1926-1944, and provided an evaluation
of the Dairy House as a Class A property/building. Historical background of the
buildings and of Carmen Lewis, the original owner, were also provided, as well
as a review of Markham's heritage policies.
The Committee discussed design details, lot sizes, proposed
dwelling sizes and comparable dwelling sizes on Elm Street and other nearby
areas, the cul-de-sac configuration, the revisions to the proposal that would
satisfy the concerns identified, and potential results if this matter is
appealed to the OMB. It was noted that the City had previously considered an
opportunity to purchase the property, and had declined.
It was suggested that Maple Street be extended to Parkway
Avenue to eliminate the cul-de-sac. It was also suggested that more dwelling
units could be accommodated on the property to avoid urban sprawl; however,
staff explained that in the heritage district neighbourhood context, 11
detached homes are more compatible than the previous proposal for 27 units.
Planning staff confirmed that the recommendations of Heritage
staff and Heritage Markham have been taken into consideration, and that Planning
staff can support the application as revised.
Michael Braithwaite, representing “Raising the Roof”
offered to work with the City and applicant to repurpose the heritage building
for affordable housing. In response to questions, Mr. Braithwaite confirmed
that he has not visited or assessed the building to determine its condition or what
is required.
Paul Cicchini supported preserving heritage buildings
in general, however, he noted that it is often achieved at great expense and
hardship to the owners, and as a result, there are many heritage buildings left
to deteriorate. Mr. Cicchini suggested that if the building is worth saving,
the City should consider purchasing it. The value of the property is more from
the community gardens and the spirit of the Dairy House owner, not the building,
and the owner is recognized in the Museum and the nearby park.
Ruth Winterfield lives in a nearby heritage house and
spoke in support of preserving the building and in opposition to the proposal
in the heritage district, suggesting that development should add to the
heritage character. Ms. Winterfield was concerned about the message that
approval of this application would send to others in the heritage district.
Laura Galati spoke in support of heritage preservation
and expressed concern for the density and added traffic congestion.
Cynthia Hiatt spoke of the historic significance of
Carmen Lewis and supported preservation of the Dairy House, and suggested that
the City and developer pay for restoration or relocation.
Stephan DiGiulio, spoke of his experience in the
planning and architectural profession, and presented an alternate plan that
would preserve the Dairy, with a total of 9 lots and larger houses, suggesting
that this alternate plan would provide an affluent nature to the development
that would suit the neighbourhood better. He supported adhering to the By-laws
and protecting heritage to avoid setting a precedent.
Stephen Burgess, adjacent property owner to Lot 1,
spoke of the impact of the development on his home, and supported preservation
of the Heritage District. Mr. Burgess suggested that the new monster homes
would not be compatible with the neighbourhood, would not meet the intent of
the Heritage District policies, and would set a negative precedent for heritage
communities.
Alexis Whalen discussed the potential outcome of an OMB
hearing, and questioned why the applicant cannot comply with the By-law, and
what benefits there may be for the City.
Barb Sampson, on behalf of Nancy Sampson and herself,
referred to Heritage Markham’s discussions regarding the future of the
community gardens, and its recommendation to hire an independent heritage
planner to work with the applicant. Ms. Sampson expressed concerns for tree
preservation, potential flooding, and houses that are too large.
Marianne Policelli, adjacent property owner, spoke in
opposition to the proposal and in support of heritage values, adhering to the Heritage
Design Guidelines, and preserving the neighbourhood character.
Anthony Schultz of Grace Church, Markham, provided an
update on discussions with staff and the applicant, confirming an agreement has
been reached for acquisition of land to achieve the required entrance width, conditional
on approval of the proposal. Mr. Schultz advised that their concerns regarding
grading, paving, etc., have been resolved. Staff provided information on the
Fire Department access requirements.
Jacquie Gardiner provided a petition with 115
signatures in opposition to the proposal, and spoke in support of the Heritage
Markham recommendations regarding the side yard setbacks and restricting the
houses to 4,000 ft2.
Joanne Sales spoke in opposition to the proposal.
John Webster, former owner of the subject property,
spoke of his Uncle, Carmen Lewis’s attempts in recent years to sell the
property to developers, and noted that he had never intended to preserve the
Dairy, which had been built in 1942 and sold in 1944, and had other uses
besides a dairy. There is very little heritage value in the Dairy, the value is
in 'Uncle Carmen'.
Mr. Webster explained:
- his efforts and expense over the years to maintain
the building, due to the cinder block construction and quality of the materials
- in his opinion, the building cannot be relocated as
it is built on a slab
- the trees are at the end of life and are starting to
come down naturally
- ongoing drainage issues that are being addressed
- the OMB may approve more units
- the community had not come forward to help preserve
the community gardens
- none of the surrounding properties are designated
heritage, only the homestead on this property - the property is on the easterly
edge of the heritage district, not in the heart of it
- a better approach to recognize the building is some
form of interpretation plaque.
Mr. Webster suggested higher density townhouses would
be beneficial, but that he had not wanted to see a townhouse development on the
lands; further, he had been informed that they would not be acceptable, and
that executive houses would be preferred.
The Committee confirmed that building heights have
been reduced and that compatible heritage building materials will be used. The
largest proposed house model is approximately 5600 ft2 including the
garage, and the Committee discussed a maximum gross floor area of 5,000 ft2 per dwelling, including the garage, and
a maximum of 3,000 ft2 for
the smallest lots – 1 and 4. With respect to impacts to the property adjacent
to Lot 1, it was suggested that the previous draft lot layout be reconsidered,
as well as a larger setback.
Other comments from the Committee included the need
for unique house designs, and preservation of mature vegetation. A public
through road instead of a cul-de-sac was suggested. It was also suggested that
an independent heritage assessment of the Dairy be obtained.
The Committee considered that Carmen Lewis has been
recognized in various ways and that preservation of the Dairy may not be
feasible given its method of construction. It was suggested that the applicant
investigate relocation and renovation of the Dairy on site for incorporation as
a garage or second suite or other use within the property.
The Committee consented to separate the clauses.
A motion moved by Councillor Karen Rea and seconded by
Councillor Valerie Burke to refer the Zoning By-law, Draft Approved Plan of Subdivision,
servicing allocation, the Markham Dairy /Carman Lewis Home, and heritage
easement (Clauses 4 to 10 on the
agenda), back to staff to work with the applicant, was LOST
Moved by: Councillor Karen Rea
Seconded by: Councillor Valerie Burke
1)
That the
deputations by Michael Braithwaite, Paul Cicchini, Ruth Winterfield, Laura
Galati, Cynthia Hiatt, Stephan DiGiulio, Stephen Burgess, Alexis Whalen, Barb
Sampson, Marianne Policelli, Anthony Schultz of Grace Church, Markham, Jacquie
Gardiner, Joanne Sales, and John Webster regarding the applications by City Park (Town
Crier) Homes Inc., be received; and,
2) That the report
entitled “Recommendation Report, City Park (Town Crier) Homes Inc., Proposed
Draft Plan of Subdivision 19TM-16007, Official Plan Amendment and Zoning By-law
Amendment applications for up to 11 single detached lots and one residual lot
at 7 Town Crier Lane, (north of Hwy 7, east of Main Street Markham) Ward 4,
Files SU 16 1755583, OP 16 175583 and ZA 16 175583”, be received; and
3) That the record of the Public Meeting held on November 22,
2016, regarding the applications for approval of Draft Plan of Subdivision
19TM-16007, and Official Plan and Zoning By-law Amendments, be received; and,
4) That the Official Plan Amendment application submitted by
City Park (Town Crier) Homes Inc., to amend the 2014 Official Plan (partially
approved by the Ontario Municipal Board in Oct 2015, May 2016, March 2017 and
April 2017), be approved, and that the draft Official Plan Amendment attached
as Appendix ‘A’ be finalized and enacted without further notice; and,
CARRIED
Moved by: Mayor Frank Scarpitti
Seconded by: Regional Councillor Nirmala Armstrong
5) That the Zoning By-law Amendment
application submitted by City Park (Town Crier) Homes Inc., to amend Zoning
By-law 1229, as amended, be approved and that subject to the
addition of a cap of 5000 ft2 on the maximum gross floor area for
each dwelling including garage, the draft by-law attached as
Appendix ‘B’ be finalized and enacted without further notice; and,
6) That
in accordance with the provisions of subsection 45(1.4) of the Planning Act,
R.S.O. 1990, c.P.13, as amended, the owner shall, through this resolution, be
permitted to apply to the Committee of Adjustment for a variance from the
provisions of the zoning by-law (Appendix ‘B’) within two years of its approval
by Council; and,
7) That Draft Approved Plan of Subdivision 19TM-16007 submitted
by City Park (Town Crier) Homes Inc., be draft approved subject to the
conditions outlined in Appendix ‘C’; and,
8) That the Director of Planning and Urban Design, or his
designate be delegated authority to issue draft approval, subject to the
conditions set out in Appendix ‘C’ and as may be amended by the Director of
Planning and Urban Design; and,
9) That the draft plan approval for Plan of Subdivision 19TM-
16007 will lapse after a period of three (3) years from the date of Council
approval in the event that a subdivision agreement is not executed within that
period; and,
10) That Council assign servicing allocation
for up to 12 single detached dwellings; and,
CARRIED
Moved by: Regional
Councillor Joe Li
Seconded by: Councillor
Colin Campbell
11) That the existing Class A heritage
building, formerly known as the Markham Dairy /Carman Lewis Home be approved for demolition; and further,
12) That Staff be authorized and directed to
do all things necessary to give effect to this resolution.
CARRIED
ADJOURNMENT
The Special Development
Services Committee meeting adjourned at 11:59 PM.
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