Minutes
Development Services Public
Meeting
May 2, 2017 - 7:00 PM
Council
Chamber
Meeting No. 6
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
|
Councillor Alex Chiu (left at 9:00)
Regrets
|
Sabrina Bordone, Senior Planner
Daniel Brutto, Planner
Scott Heaslip, Senior Project
Coordinator
Biju Karumanchery, Director of
Planning and Urban Design
Richard Kendall, Manager, Central
District
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:03 PM in the Council Chamber with Councillor Don
Hamilton in the Chair.
DISCLOSURE OF PECUNIARY INTEREST
-
None Declared
1. PRELIMINARY REPORT
APPLICATION BY TUNG VAN LAM
FOR A ZONING BY-LAW AMENDMENT
TO FACILITATE THE SEVERANCE OF
26 OAKCREST AVENUE
TO CREATE ONE ADDITIONAL
BUILDING LOT
FILE NO.: ZA 16 134042 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Tung Van Lam for a Zoning By-law Amendment
to facilitate the severance of 26 Oakcrest Avenue to create one additional
building lot (ZA 16 134042).
The Committee Clerk advised that 198 notices were mailed on April 12,
2017, and revised notices were mailed on April 19, 2017, and a Public Meeting
sign was posted on April 12, 2017. No
written submissions were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Staff advised that the proposed severance and
lot frontage would conform with the provisions of the proposed zoning by-law.
Russ Gregory of the Gregory
Design Group, representing the applicant, was in attendance to answer any
questions.
There were no comments from the audience with respect to this
application.
Moved by: Councillor Logan Kanapathi
Seconded by: Councillor Alan Ho
1) That the report dated April 10, 2017
titled “PRELIMINARY REPORT, Application by
Tung Van Lam for a Zoning By-law Amendment to facilitate severance of 26
Oakcrest Avenue to create one additional building lot (File No. ZA 16 134042)”,
be received; and,
2) That the Record of the Public Meeting
held on May 2, 2017, with respect to the proposed Zoning By-law Amendment to
facilitate severance of 26 Oakcrest Avenue to create one additional building
lot (File No. ZA 16 134042), be received; and,
3) That the application by Tung Van Lam to
amend the zoning by-law to facilitate severance of 26 Oakcrest Avenue to create
one additional building lot (File No. ZA 16 134042), be approved; and,
4) That the proposed amendment to Zoning
By-laws 304-87 and 122-72, as amended, be enacted without further notice; and
further,
5) That Staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
2. PRELIMINARY REPORT
NATIONAL HOMES (OLD KENNEDY)
INC.
APPLICATIONS FOR DRAFT PLAN OF
SUBDIVISION
AND ZONING BY-LAW AMENDMENT TO
PERMIT SIXTY-NINE (69)
TOWNHOUSE UNITS
AND SEVEN (7) LIVE-WORK UNITS
AT 146 OLD KENNEDY ROAD
FILE NOS. SU/ZA 16 138057
(10.7, 10.5)
Report
The Public Meeting this date was to
consider an application submitted by National Homes (Old Kennedy) Inc. for
Draft Plan of Subdivision and Zoning By-law Amendment to permit sixty-nine (69)
townhouse units and seven (7) live-work units at 146 Old Kennedy Road (SU/ZA 16
138057)
The Committee Clerk advised that 626 notices were mailed on April 12, 2017,
and a Public Meeting sign was posted on April 11, 2017. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Billy Tung of KLM Planning Partners
Inc., representing the applicant, gave a presentation to provide additional
details.
Mr. Tung and City staff responded
to questions from the Committee regarding parking (one parking garage and
driveway parking space per unit); the 9 metre railway noise buffer consisting
of a landscaped berm and retaining wall; preserving as many mature trees as
possible within the proposed roadway to the west; there are options to
customize accessible units; snow storage locations are to be determined;
accommodating recycling/garbage bins within the garage; the proposed garage
sizes are average and are sufficient; there are potential opportunities for
railway crossings nearby; and, the potential future extension of Aldergrove
Drive.
The Committee suggested that
the density be reduced and that a parkette be provided. It was requested that the applicant install a
historic plaque or public art on the property to commemorate this as the former
site of Club 300.
There were no comments from the audience with respect to this
application.
Moved
by: Councillor Alex Chiu
Seconded
by: Regional Councillor Nirmala Armstrong
1) That the Development Services Commission report dated March
20, 2017, entitled “Preliminary Report, National Homes (Old Kennedy) Inc.,
Applications for Draft Plan of Subdivision and Zoning By-law Amendment to
permit sixty-nine (69) townhouse units and seven (7) live-work units at 146 Old
Kennedy Road, File Nos. SU/ZA 16 138057”, be received; and,
2) That the Record of the
Public Meeting held on May 2, 2017 with respect to the proposed Draft Plan of
Subdivision and Zoning By-law Amendment applications, be received; and,
3) That the applications by
National Homes (Old Kennedy) Inc., for a proposed Draft Plan of Subdivision and
Zoning By-law Amendment (SU/ZA 16 138057), be referred back to staff for a
report and a recommendation; and further,
4) That
staff be authorized and directed to do all things necessary to give effect to
this resolution.
CARRIED
3. PRELIMINARY REPORT
IDEAL (MS) DEVELOPMENTS INC.
APPLICATION FOR ZONING BY-LAW
AMENDMENT
TO PERMIT A HIGH DENSITY
RESIDENTIAL
MIXED-USE DEVELOPMENT ON THE
NORTH SIDE OF ENTERPRISE
BOULEVARD
WEST OF MAIN STREET UNIONVILLE
28 MAIN STREET UNIONVILLE
MARKHAM CENTRE (WARD 3)
FILE NO. ZA 16 119946 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Ideal (MS) Developments Inc. for Zoning
By-law Amendment to permit a high density residential mixed-use development on
the north side of Enterprise Boulevard, west of Main Street Unionville, 28 Main
Street Unionville, Markham Centre (ZA 16 119946).
The Committee Clerk advised that 2,457 notices were mailed on April 12,
2017, and a Public Meeting sign was posted on April 10, 2017. Twelve written submissions
were received regarding this proposal, and four written submissions were
received during the Public Meeting.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. David Butterworth of Kirkor Architects,
representing the applicant, gave a presentation to provide additional details.
In response to questions from the Committee, the revisions to the original
plan were outlined with respect to the number and placement of the buildings
and the addition of public parkland. Discussions included: the small area at
the west side of the woodlot that the TRCA requires to be preserved; the small
residual parcels along Enterprise Drive that have been obtained by the
applicant; access and traffic signals on Bill Crothers Drive; provision of
parkland or a parkette and a doggie park area; protecting the nearby trail
system; providing a safe student drop-off location; providing retail parking
along Enterprise Drive; compatibility of the proposed height with adjacent
developments; provision of Section 37 funds and public art; sustainability
features and working towards a LEED Gold level; 70 % of the units will be two
and three bedroom units; affordability; providing rental units for students; and,
parking will be located in six levels of the underground garage. Mr.
Butterworth agreed to look into the feasibility of using the Automatic Vacuum Waste
Collection system.
The Committee noted that this area is a key growth
centre, and this development is close to the Markham Centre Mobility Hub. The
population in this area is anticipated to increase significantly in the next
few years, and housing will be needed to accommodate York University students.
Improved transit service and providing a public park on the corner of
Enterprise Drive and Main Street are some of the trade-offs.
It was suggested that area development be considered in a comprehensive
manner; however, individual developments proceed on their own timelines, and
the City must respond to applications as they come forward.
Kathy Randall, representing the Rockport Group and the adjacent
Marleigh retirement residence, indicated overall satisfaction with the
proposal, but would like further discussion on the parking, shared driveway,
and access issues.
Steve Budgell spoke in
objection to the proposal, stating that Unionville is a jewel and the character
of the nearby heritage area needs to be preserved with appropriate
transitioning. Mr. Budgell prefers a holistic approach and low-rise structures.
Staff explained that the existing retirement residence and high school provide sufficient
transitioning from the residential area.
Steven Lan spoke in objection
to the proposal with respect to the impact of the tall buildings on the skyline,
and the increased traffic congestion. Mr. Lan understands the need for
university housing, but considers 15 stories to be tall enough for the proposed
buildings.
Paul Marsh spoke in opposition
to the proposal with respect to the proposed building height, and potential shadowing
impacts that will prevent solar collectors from being feasible for buildings to
the north. Mr. Marsh considers the transitioning between this and the nearby
residential and heritage areas to be insufficient, and that 15 stories is tall
enough for the proposed buildings.
David Butterworth displayed the shadowing study,
illustrating the impacts from the building heights. Staff were requested to
confirm that there will be no impact on the solar panels on the Pan Am Centre
building.
Christiane Bergauer-Free expressed concern about increased
pollution from traffic, disruption of telecommunications services caused by the
tall buildings, the impacts of this development on the high water table in the
area, shadowing impacts on wildlife habitat, and the impact of the towers on
the streetscape. Ms. Bergauer-Free questioned the ability of the Fire
Department to ensure safety and protection to the tall buildings, and the developer’s
contribution to services.
Moved by: Deputy Mayor Jack Heath
Seconded by: Councillor Logan Kanapathi
1) That the written
submissions from Maria Wong, Jean Capewell, Lynne Melnyk, Leanna
Matthews, Kathleen McDonell, Catharine Ross, David Lewis, Roger and Donna
Lambert, S. Bau, Jack Winberg, Rockport, President of Main Street Residence
(Unionville), Inc. Stanley Yau and Elizabeth Yip, Scott Cosens, Patrick Ng and
Shirley Bhu, Maria and Kye Leung, Delia and Danny Tse, and Willian Hui
regarding the application by
Ideal (MS) Developments for 28 Main Street Unionville, be received; and,
2) That the deputations by Kathy Randall,
representing the Rockport Group, Steve Budgell, Steven Lan, Paul Marsh, and Christiane Bergauer-Free, regarding the application
by Ideal (MS) Developments for 28 Main
Street Unionville, be received; and,
3) That the Development Services Commission report dated April
24, 2017, entitled “Preliminary Report, Ideal (MS) Developments Inc., Application
for Zoning By-law Amendment to permit a high density residential mixed-use
development on the north side of Enterprise Boulevard, west of Main Street
Unionville, 28 Main Street Unionville, Markham Centre, File No. ZA 16 119946”
be received; and,
4) That the Record of the
Public Meeting held on May 2, 2017 with respect to the proposed Zoning By-law
Amendment application, be received; and,
5) That the application by
Ideal (MS) Developments Inc. for a proposed Zoning By-law Amendment (ZA 16
119946), be referred back to staff for a report and a recommendation; and
further,
6) That
staff be authorized and directed to do all things necessary to give effect to
this resolution
CARRIED
4. SUPPLEMENTARY REPORT
1771107 ONTARIO INC. (TIMES
GROUP INC.)
SOUTH SIDE OF HIGHWAY 7, EAST
OF WARDEN AVENUE
APPLICATION FOR ZONING BY-LAW
AMENDMENT
TO PERMIT AN INCREASE IN THE
MAXIMUM PERMITTED NUMBER
OF DWELLING UNITS AND MAXIMUM
PERMITTED BUILDING HEIGHT
IN THE TIMES GROUP’S UPTOWN
MARKHAM DEVELOPMENT. (WARD 3)
FILE NO. ZA 16 164154 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by 1771107 Ontario Inc. (Times Group Inc.)
application for Zoning By-law Amendment to permit an increase in the maxium
permitted number of dwelling units and maximum permitted building height in the
Times Group's Uptown Markham Development on south side of Highway 7, east of
Warden Avenue (ZA 16 164154).
The Committee Clerk advised that 5,946 notices were mailed on April 12,
2017, and a Public Meeting sign was posted on April 10, 2017. Forty-six written submissions were received
regarding this proposal, and two submissions were received at the Public
Meeting.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Lincoln Lo of Malone Given Parsons, and Steven Kirshenblatt and David
Butterworth of Kirkor Architects, representing the applicant, gave a
presentation to provide additional details. Approval from Transport Canada and
Buttonville Airport will be required for the height proposal.
Discussions included the road network, the transfer of density from the
north to south side of Highway 7, impacts on people who have already purchased
units, and the proposed revised precinct plan. This application is only dealing
with the additional height on this building, and approval will be required from
Transport Canada and Buttonville Airport on this issue.
Christiane Bergauer-Free spoke
in opposition to the proposal with respect to potential impacts of the building
heights on shadowing of the valleylands habitat and disruptions to
telecommunications services, the ability of the Fire Department to
ensure safety and protection, and the developer’s contribution to this and
other services. Ms. Bergauer-Free
objected to the continuous requests from developers to amend the by-laws and for
additional height.
Luke Zhang, representing Hua Shen, lives adjacent to the development
and spoke in opposition to the proposal with respect to shadowing, noise, and
traffic, and questioned if additional parkland and public amenities will be
provided. Mr. Zhang spoke of checks and balances against continuous requests
for increased intensification. The Committee responded that the process itself
- staff reports and Council decisions - provide the checks and balances for
appropriate development.
The applicant’s representatives noted that there will be no shadowing
impacts, and that significant green space and public amenities are being
provided to the overall community, throughout the overall development. Staff
are working with the applicant to realign parkland throughout the community,
and for the provision of other benefits. Mr. Kirshenblatt confirmed that purchasers have been made aware of
possible height increases, and that none of the proposed units have been sold.
Reid McAlpine representing the Unionville Residents Association, was in
support of the density transfer, but suggested the community requires an overall
development plan to assess the traffic impacts on a cumulative basis, and that
the density increase should be closer to the mobility hub. Mr. McAlpine
questioned if the proposal addresses Markham’s affordability housing policies.
Jacqueline Seto spoke in opposition to the proposal with respect to the
intensification and overall growth of Markham Centre. Ms. Seto suggested that
the proposed units were being sold prior to approval. Staff explained that
Markham Centre is a long-term build-out dating back 10-15 years, that must
accommodate changes to policy regimes at provincial and regional levels. Markham
Centre has been planned comprehensively, and application processes provide a
framework for considering individual landowner proposals.
Beena Tandon spoke in
opposition to the proposal with respect to the potential impacts on local
schools, student drop-off locations, traffic congestion, and setting a
precedent for other developers to apply for increased height.
Mia Ma spoke in opposition to
the proposal and suggested that the units have already been sold, questioning
the Public Meeting and approval process, as well as the impacts to people who
have already purchased units in existing and approved phases of the
development.
Moved by: Deputy Mayor Jack Heath
Seconded by: Councillor Karen Rea
1) That the written submissions from Cassandra Chan, Ken
Wu, Chris Lau, Audrey Thomas John Poon and Rainbow So, Cindy, Martina Chan,
Susanna Wong, Charles Liu, Andrew Nguyen, Hoi Ki Ding, Eliza Cheng (Mo Hing
Cheng), Sidney Liao, Tomy Chan and Wing Yiu Wong, Betty Chinn, Joseph Chiu, Julia
Wang, Xiaofeng Wu, Ma Kin Hang Joseph Ma Sandy Kit Fun, Judy Ho, Philip Davson,
Xiangling Zhao, Janet Chiu, Wei-Hsin Lee, Henry Chan, Hart Broudy and Che Lan
Chan, Rita Wong, Jean Capewell, Lynne Melnyk, Leanna Matthews, Sylvia Zhu,
Kathleen McDonell, Han Fun Nancy Yu and Sai Man Chan, Ix, Catharine Ross, Cindy
Lai, David Lewis, Stacey Connors, Arina Nummi, Sultan Ghaznawi, Wendy Wong,
Sally and Charles Azim, Bob Katsavelos, Cindy Son-Cheu and Wayne Chan, Sumaira
Chang, Ben Mok, Scott Cosens, Sally Azim, and Shadi Aghaei of Times Group
Corporation, regarding applications by application by 1771107 Ontario Inc. (Times Group Inc.) (ZA 16 164154) for
15 and 25 Water Walk Drive, be received; and,
2) That the deputations by Christiane Bergauer-Free, Luke Zhang,
representing Hua Shen, Reid McAlpine, Unionville Residents Association,
Jacqueline Seto, Beena Tandon,
and Mia Ma, regarding applications by application by 1771107 Ontario Inc. (Times Group Inc.) (ZA 16 164154) for
15 and 25 Water Walk Drive, be received; and,
3) That the Development Services Commission reports dated
December 5, 2016 and April 24, 2017 regarding an application by 1771107 Ontario
Inc. (Times Group Inc.) for zoning by-law amendment to permit an increase the
maximum number of dwelling units and maximum building height in the Times
Group’s Uptown Markham development on the south side of Highway 7, east of
Warden Avenue, be received; and,
4) That the Record of the Public Meeting held on May 2, 2017
with respect to the proposed zoning by-law amendment to permit an increase in
building height and residential unit count of the Riverside Condominium, located at 15 and 25
Water Walk Drive, be received; and,
5) That the zoning by-law amendment application (ZA 16 164154)
to permit an increase in building height and residential unit count for
the Riverside Condominium,
located at 15 and 25 Water Walk Drive, be referred back to staff for a report
and recommendation; and further,
6) That staff be authorized and directed
to do all things necessary to give effect to this resolution.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 11:38 PM.
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