Minutes
Development Services Public
Meeting
September 19, 2017 - 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
|
Ron Blake, Senior Development
Manager
Daniel Brutto, Planner
Sally
Campbell, Manager, East District
Richard Kendall, Manager, Central
District
Stacia Muradali, Senior Planner
Kitty Bavington, Council/Committee Coordinator
|
Regrets
The Development Services
Public Meeting convened at 7:08 PM in the Council Chamber with Councillor Don
Hamilton in the Chair.
DISCLOSURE OF PECUNIARY INTEREST
-
None Declared
Report
The Public Meeting this date was to
consider an application submitted by World Tech Construction Inc. for
Zoning-By-law Amendment to facilitate a severance to create one additional
single detached residential lot at 221 Helen Avenue (ZA 17 140058).
The Committee Clerk advised that 316 notices were mailed on August 30, 2017,
and a Public Meeting sign was posted on August 17, 2017. One written submissions
was received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Alan Young, representing the applicant
was in attendance to answer any questions.
The Committee referred to correspondence received, and expressed
concern for the potential loss of the mature trees on the site. Mr. Young
advised that some trees are close to the driveway, but the applicant will work
with staff to preserve the trees, if possible. The Committee directed that this
issue be resolved prior to the Zoning By-law being passed.
There were no comments from the audience with respect to this
application.
Moved by: Councillor Alex Chiu
Seconded by: Councillor Logan
Kanapathi
1)
That the written submission from Flora Ip, regarding the application
by World Tech Construction Inc. for 221 Helen Avenue, be received; and,
2) That the report dated September 11,
2017 titled “PRELIMINARY REPORT, Application by World Tech Construction Inc.
for a Zoning By-law Amendment to facilitate a severance to create one
additional single detached residential lot at 221 Helen Avenue (File No. ZA 17
140058)”, be received; and,
3) That the Record of the Public Meeting
held on September 19, 2017, with respect to the proposed Zoning By-law
Amendment by World Tech Construction Inc. to facilitate a severance to create
one additional single detached residential lot at 221 Helen Avenue (File No. ZA
17 140058), be received; and,
4) That the application by World Tech
Construction Inc. for a Zoning By-law Amendment to facilitate a severance to
create one additional single detached residential lot at 221 Helen Avenue (File
No. ZA 17 140058), be approved; and,
5) That the proposed amendment to Zoning
By-laws 304-87 and 177-96, as amended, be enacted without further notice; and
further,
6) That Staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
2. PRELIMINARY REPORT
BOXGROVE RESIDENTIAL EAST INC.
APPLICATIONS TO AMEND THE
OFFICIAL PLAN AND
ZONING BY-LAW TO PERMIT
RESIDENTIAL DEVELOPMENT
AT THE NORTH-WEST CORNER OF
DONALD COUSENS PARKWAY
AND COPPER CREEK DRIVE (PART
OF BLOCK 1, 65M4141); WARD 7
FILE NOS: OP/ZA 17 150349 (10.3, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by Boxgrove Residential East Inc. for
Official Plan and Zoning By-law Amendment to permit residential development at
the north-west corner of Donald Cousens Parkway and Copper Creek Drive (Part of
Block 1, 65M4141) OP/ZA 17 150349.
The Committee Clerk advised that 185 notices were mailed on August 30, 2017,
and a Public Meeting sign was posted on August 30, 2017. Five written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
John Genest of Malone Given Parsons Ltd., representing the applicant,
gave a presentation to provide additional details of the proposal and displayed
conceptual drawings. Dave Stewart of TACC was also in attendance to answer any
questions. The applicant’s Transportation Engineer provided an update on proposed
improvements to regional roads in the area. Staff advised that the applicant’s
Traffic Impact Study has been submitted and is currently being reviewed.
The Committee discussed past
and ongoing efforts for road widening in the area; traffic congestion,
particularly at the intersection of Steeles Avenue and Ninth Line; the
viability of the live-work component; and, the unsuccessful efforts by the
applicant and their leasing partner, Smart Reit, to secure commercial tenants.
Heather Cooper spoke in support
of the development as it that would increase the range and mix of housing
supply.
Angelica Gutierrez spoke in
support of the development and discussed the impacts of rapid growth in the
area, suggesting that residential use would be preferable with respect to
generating less traffic. Ms. Gutierrez had a concern for the potential of a
15-storey office building, and staff advised that it would not be likely at
this location.
Tom Farrar spoke in support of
the application and of the uncertain future of commercial uses, and encouraged
the City to continue to work with the applicant.
Ernesto Imbrogno spoke in
support of the development and requested the proposal include provision of
parkland in the community, more retail uses, and traffic solutions.
Stefan Barrans spoke in
support of the proposed uses but expressed concern for traffic congestion and the
need for road improvements.
Nick Fovargue spoke in objection
to the current proposal and in support of the original proposal for the site
that had included more retail uses of a suitable nature that would serve the
residents. Mr. Fovargue expressed concern for the incompatibility with the
existing neighbourhood with respect to density, busy roads, and the location of
the mid-rise condominium, in terms of proximity to existing residences.
Nimisha Patel spoke of
concerns regarding the need for uses such as a seniors home, a gas station, and
retail uses, as well as more greenspace. Ms. Patel suggested moving the condo
building to north-east corner to have closer access to main roads, and the
provision of traffic lights. In discussions with other residents, Ms. Patel
advised that if retail uses cannot be found, residential use is preferable to industrial
or office uses, which are permitted under the current zoning.
The Committee discussed the
following issues:
- a
high school will not be built in this neighbourhood
- public
parkland development is under way, improvements to the proposed private
parkettes was recommended
- the 4.5 m wide lot frontages were suggested
as being too small, however, the applicant advised that this built form is well
received in the market
- double
car garages are provided in the live-work units
- double
vs. single car garages were debated with respect to balancing the need to accommodate
household storage, vehicular parking and the effect on affordability
- the
applicant advised that relocating the condo is not feasible; this is the best
location as it will be closer to transit and there will not be any shadowing
impacts
- it
was suggested a second condo building could be located at the north-east corner
of the subject lands to shift the density from the existing single detached
dwellings
- the
proposed units will be valued at market rate and will not be adjusted to meet
affordable housing thresholds
- concern
that this may set a precedent to change more commercial areas to residential
- most
residents appear to be supportive, with tweaks to the site plan
- the
proximity of the condo building to the potential gas station site should be
reviewed
- enhanced
landscaping around the perimeter of the condo building was recommended and high
quality paving and finishes.
Moved by: Councillor Logan
Kanapathi
Seconded by: Councillor Amanda
Collucci
1)
That the written submissions from Dharan Prakash, Yolanda Ye, Jarie
Justo, Mandarin Restaurant, and Joseph Longo on behalf of Longo Brothers Fruit
Market Inc., regarding applications by Boxgrove Residential East Inc. on Donald
Cousens Parkway, be received; and,
2)
That the deputations by Heather Cooper, Angelica Gutierrez, Tom Farrar, Ernesto
Imbrogno, Stefan Barrans, Nick Fovargue, and Nimisha Patel regarding
applications by Boxgrove Residential East Inc. on Donald Cousens Parkway, be
received; and,
3) That the Development Services
Commission report dated September 11, 2017 and titled “Preliminary Report,
Boxgrove Residential East Inc., Applications to amend the Official Plan and
Zoning By-law to permit residential development at the north-west corner of
Donald Cousens Parkway and Copper Creek Drive (Part of Block 1, 65M4141); Ward
7, File Nos: OP/ZA 17 150349”, be received; and,
4) That the record of the Public Meeting
held on September 19, 2017, with respect to the proposed Official Plan and
Zoning By-law Amendment applications submitted by Boxgrove Residential East
Inc. to permit residential development at the north-west corner of Donald
Cousens Parkway and Copper Creek Drive
(OP/ZA 17 150349), be received; and further,
5) That the Official Plan and Zoning
By-law Amendment applications (OP/ZA 17 150349) submitted by Boxgrove
Residential East Inc. be referred back to Staff for a report and recommendation.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 9:37 PM.
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