DEVELOPMENT
SERVICES COMMITTEE
2003-04-08
Meeting No. 8
PART
A -
11:00 a.m. - Canada Room
PART
B -
1:00 p.m. - Council Chamber
Attendance
|
Councillor
A. Chiu
|
J. Livey, Chief Administrative
Officer
J. Baird, Commissioner of
Development Services
C. Conrad, Town Solicitor
V. Shuttleworth, Director of
Planning
J. Wright, Director of Building
Standards
D. Clark, Town Architect
T. Lambe, Manager, Research &
Policy Division
P. Watts, Manager, Development
Engineering
R. Kendall, Coordinator, Markham
Centre
L. Duoba, Senior Project
Coordinator
D. Cheng, Planner
K. Bavington, Committee Clerk
|
The Development Services Committee
convened at the hour of 11:10 a.m. in the Canada Room with Councillor G.
McKelvey in the Chair.
DISCLOSURE OF INTEREST
Councillor J. Virgilio disclosed an interest with respect to
Item # 4, the proposal by Rodeo Fine Homes Inc. at 248 Steeles Avenue and 2
Valloncliffe Road, by nature of representing the applicant, and did not take
part in the consideration or discussion of or vote on the question of the
approval of such matter.
Councillor K. Usman disclosed an interest with respect to
Item # 7, Tridel/Tenstone development, by nature of owning a couple of units in
the building, and did not take part in the consideration or discussion of or
vote on the question of the approval of such matter.
1. GATES OF BAYVIEW, SOUTH-EAST CORNER OF
STEELES
AND BAYVIEW, CITY OF TORONTO
(10.20)
Committee had before
it a Peer Review by Nick Poulos of Poulos and Chung, Transportation Consultant,
with respect to the traffic study submitted by the Gates of Bayview, Toronto.
Staff summarized that
the review concludes there are no negative traffic impacts as a result of the
proposal, and that there is no need to oppose it at the OMB.
RECOMMENDATION:
That the presentation
Peer Review by Nick Poulos of Poulos and Chung, Transportation Consultant, with
respect to the traffic study submitted by the Gates of Bayview, Toronto, be
received;
And that staff be
directed not to attend the OMB hearing with respect to the Gates of Bayview at
the south-east corner of Steeles and Bayview in the City of Toronto.
2. DESIGNATION UNDER PART IV OF THE
ONTARIO HERITAGE ACT
4165 19th AVENUE "THE JAMES BOWMAN HOUSE" (16.11.3) Weblink
RECOMMENDATION:
That
Heritage Markham’s recommendation to designate the
James Bowman House at 4165 19th Avenue under Part IV of the Ontario Heritage
Act be approved;
And
that the Clerks Department be authorized to:
- publish and serve Council’s Notice of
Intention to Designate as per the requirements of the Act; and,
- prepare the Designation By-law for
these properties.
3. DESIGNATION UNDER PART IV OF THE
ONTARIO HERITAGE ACT
"THE CLENDENNEN CEMETERY", SWAN LAKE HOLDINGS,
BLOCK 104, DRAFT APPROVED PLAN OF SUBD 19TM-93005
(16.11.3) Weblink
RECOMMENDATION:
That Heritage Markham’s recommendation to designate the Clendennen Cemetery
located on Part Lot 17, Concession 8 (Block 104, Draft Approved Plan of
Subdivision 19TM-93005
Swan Lake Holdings Inc.) under
Part IV of the Ontario Heritage Act be approved;
And that the Clerks
Department be authorized to:
- publish
and serve Council’s Notice of Intention to Designate as per the
requirements of the Act; and,
- prepare
the Designation By-law for this property.
4. RODEO FINE HOMES INC.
348 STEELES AVENUE EAST AND 2 VALLONCLIFFE ROAD
SECONDARY PLAN AND ZONING BY-LAW AMENDMENTS TO
PERMIT TOWNHOUSES (OP.02-110493, ZA.02-110495, SC.02110496)
(10.4, 10.5) Weblink
Councillor
J. Virgilio disclosed an interest with respect to the proposal by Rodeo Fine
Homes Inc. at 248 Steeles Avenue and 2 Valloncliffe Road, by nature of
representing the applicant, and did not take part in the consideration or
discussion of or vote on the question of the approval of such matter.
The Committee had before it the
Minutes from the Thornhill Subcommittee meeting held March 28, and the Notes
from the Thornhill Subcommittee meeting held without quorum on April 8, 2003.
Mr. David Butler, representing the applicant, Rodeo
Fine Homes Inc., reviewed the changes that had been made to the proposal as a
result of public and staff concerns. He stated that the outstanding issue
appears to be the massing of the two buildings.
Mr. Basil J. Haynes, 344 Steeles Avenue E., property
owner to the west of the subject site, questioned the westerly setback, and
asked if access would be available to his property via the proposed laneway, in
the event of future development of his property. He was advised the westerly
setback would remain the same, and Mr. Frank Mauro, applicant, indicated he was
in agreement to the requested access.
Ms. Ronnit Mamber, 3 Huckleberry Lane, advised that
her property backs onto the subject site, and that her concerns regarding
additional traffic and people impacting her back yard, have not been addressed.
Mr. Sol Lasky, 19 Seinecliffe Road, expressed
concerns for the shortage of visitor parking, the increased traffic congestion,
and for the headlights shining into the windows of the dwelling opposite the
proposed laneway. He suggested that an entrance/exit be located on Steeles
Avenue.
Mr. Manny Blicker, 14 Seinecliffe Road, stated his
opposition to anything other than a single-family dwelling, as it would set an
unwanted precedent.
Mr. Donald Sklar, 21 Seinecliffe Road, stated that
justification has not been provided for the nine units, and suggested the
current Steeles Avenue access be utilized. He requested that the neighbourhood
be protected from the diverse decisions of joint owners.
Committee discussed the means to ensure cooperation
of owners with respect to maintenance and future repairs to the free-hold
structures. The Town Solicitor suggested a shared facilities agreement could be
a condition of site plan approval.
Committee reviewed the work that has been done on
this proposal, and the development transition that the area is going through.
It was stated that there is still an opportunity for the neighbours to
contribute to improvements to the plan, with respect to buffering and site plan
details.
RECOMMENDATION:
That the Secondary Plan and Zoning By-law Amendment
applications, Files OP.02-110493, ZA.02-110495, SC.02110496, submitted by Rodeo
Fine Homes Inc. to permit Townhouses at
348 Steeles Avenue East and 2 Valloncliffe Road, be approved, as revised;
And that staff meet with the applicant and the
neighbouring residents to discuss improvements to the plan;
And that staff complete the list of conditions, to
include a provision for a Shared Facilities Agreement, and a Hold Provision
added to the zoning by-law which would not be removed until a site plan
agreement is executed;
And that site plan approval not be delegated.
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* Amended by Council at its meeting
held April 15, 2003, to add the following:
And that the following additional conditions, be included
and approved:
1. a
7 foot high wood acoustical noise fence along the north property line and a
board on board fence along the west lot line
2. garbage
pick-up is from Steeles Avenue
3. 5
or 6 high branching trees in the 3 metre landscape buffer to block view from
units 2, 3, 4, 7 & 8
4. check
existing trees to remain on east side
5. landscaping
along the east side of the property should be a mix of materials and heights
6. shared
facilities agreement should include: fence, road and roof maintenance and snow
removal
7. architectural
design control should be registered on title
8. easement
over rear lane to Town for future access for the properties to the west and 0.3
metre reserve at west end of lane - to be obtained through site plan process
9. restrict
on-street parking on a portion of Valloncliffe Road and Huckelberry Lane - a
separate no parking by-law required.
5. a)
1107656 ONTARIO LTD. (TIMES)
BLOCKS 41, 42 AND 43, REGISTERED PLAN 65M-3226
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT;
b) TOWN-INITIATED, WEST SIDE OF SADDLECREEK
DRIVE
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS;
c) 1522233 ONTARIO INC. BLOCK 4
REGISTERED PLAN 65M-3575;
SITE PLAN APPROVAL FOR A RESIDENTIAL CONDOMINIUM
d) 1107656 ONTARIO LTD. BLOCKS 1 AND 3
REGISTERED PLAN 65M-3575
SITE PLAN APPROVAL FOR A CONDOMINIUM AND OFFICE BUILDING
OP 02 112639; ZA 02 112690; SC 02 109381 (BLOCK 4 REG. PLAN 65M-3575);
SC 02 109704 (BLOCK 3 REGISTERED PLAN 65M-3575);
SC 02 111034 (BLOCK 1 REGISTERED PLAN 65M-3575) (10.3, 10.5, 10.6) Weblink
Staff reviewed the
status of the Town- and applicant-initiated proposal on three separate sites,
and provided an analysis of options for the location of the park.
Committee debated the
options at length, expressing concern for the protection of employment lands.
Legal staff advised that the best way to protect the use of the land is to
designate it for that use. Planning staff advised that choosing an alternate
location for the park would not require a further Public Meeting.
Mr. Jim Kirk of
Malone Given Parsons, representing the applicant, 1107656 Ontario Ltd. and
1522233 Ontario Inc., indicated he could support Option # 3
RECOMMENDATION:
That the staff report dated March 25, 2003, regarding
applications by
1107656 Ontario Ltd., 1522233 Ontario Inc., and the Town of Markham for
Official Plan and Zoning By-law Amendments, site plan approval, and water
allocation, Files OP 02 112639; ZA 02 112690; SC 02 109381, SC 02 109704, SC 02
111034, be received;
And that Option 3 to locate the park at the south end of Block 45 west of
Saddlecreek Drive be endorsed, and that the
recommendations be revised accordingly;
And that the application by 1107656 Ontario Ltd. for Official Plan
Amendment to revise water allocation policies and to revise the distribution of
townhouse and apartment units be approved;
And that the application by 1107656 Ontario Ltd. for Zoning By-law Amendment
to delete requirements for at-grade commercial along street frontages; revise
townhouse parking standards and revise zoning boundaries on Blocks 41, 42, and
43 Registered Plan 65M-3226 be approved;
And that the application by 1107656 Ontario Ltd. for Zoning By-law
Amendment to permit an additional 585 residential units prior to securing
additional water allocation, be denied;
And that the request by 1107656 Ontario Ltd. for water allocation to
permit the 585 additional residential units required for full build-out of the
remaining residential units on the subject lands, be denied;
And
that staff revise the Town-initiated Official Plan and Zoning Amendments
attached to the staff report dated March 25, 2003 as Appendices 'A' and 'B', so
as to redesignate a 2.7 ha parcel of land in the
southern portion of Block 45 west of Saddlecreek Drive from Business Corridor
Area to Open Space, to permit a
neighbourhood park at this location, and to redesignate the remaining lands
fronting on Highway 7 between Saddlecreek Drive and South Park Road from
Business Corridor Area to Business Park Area;
And that the draft Official Plan Amendment, attached to the staff report
dated March 25, 2003 as Appendix ‘A’, and amended as necessary, be adopted;
And that the draft Zoning By-law Amendment, attached to the staff report
dated March 25, 2003 as Appendix ‘B’, and amended as necessary be
enacted;
And
that the neighbourhood park proposed on the south side of South Park Road west
of the Staybridge Suites Hotel remain as employment lands;
And that the application for site plan approval to permit a 112 unit
residential condominium and 12 townhouses at the north east corner of Galleria
Parkway and Saddlecreek Drive (Block 4 Registered Plan 65M-3575) be approved,
subject to the conditions set out in Appendix ‘D’ attached to the March 25,
2003 staff report;
And that the application for site plan approval to permit a six storey
office building at the south east corner of Saddlecreek Drive and Highway 7
(Block 3 Registered Plan 65M-3575) be approved, subject to the conditions set
out in Appendix ‘E’ attached to the March 25, 2003 staff report;
And that the application for site plan approval to permit a 131 unit
residential apartment and 10 townhouse units at the south west corner of
Highway 7 and Times Avenue (Block 1 Registered Plan 65M-3575) be approved,
subject to the conditions set out in Appendix ‘F’ attached the staff report
dated March 25, 2003;
And
that with respect to the changes to the proposed Official Plan and zoning
by-law amendments, Council hereby determines that no further notice is to be
given in respect of such changes, in accordance with Section 17 and subsection
34 (17) of the Planning Act;
And further that staff investigate mechanisms to protect the remaining
employment lands.
Public Meeting (to Council)
6. TECHNICAL
OFFICIAL PLAN AMENDMENT (MI.456) (10.3)
The Chair
advised that the subject of the Public Meeting this date was to consider the
Town-initiated Official Plan Amendment, File MI.456, for technical amendments.
Committee was advised that 17
notices were mailed on March 19, 2003, and a Public Meeting notice was
published in the Markham Page of the Economist and Sun on March 18, 2003. There
were no written submissions received.
There were no comments from the audience with respect
to this application, and the Committee had no concerns.
RECOMMENDATION:
That the Record of the Public Meeting held April 8,
2003, with respect to the proposed draft technical Official Plan amendment, be
received;
And that staff finalize the proposed technical Official Plan amendment
and forward it to Council for adoption.
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Other
matters considered by Development Services Committee on April 8, 2003:
7. MARKHAM
CENTRE
TRIDEL/TENSTONE MATTERS OF
INTEREST (10.8)
Councillor K. Usman disclosed an interest with respect to
Tridel/Tenstone development, by nature of owning a couple of units in the
building, and did not take part in the consideration or discussion of or vote
on the question of the approval of such matter.
Steve Upton, representing
Tridel/Tenstone, made a presentation regarding Markham Centre, displaying site
plans and elevations. Committee discussed the amount of public parkland and
maintenance of the Hydro lands to the west. Staff was requested to review the
space between the rows of townhouses, and to revisit building massing.
RECOMMENDATION:
That the presentation by Steve Upton,
representing Tridel/Tenstone, regarding Markham Centre, be received.
8. MARKHAM
CENTRE
LIBERTY DEVELOPMENTS (10.8)
Jim Kirk, representing Liberty
Developments, made a presentation regarding Markham Centre, along with Sol
Wassermuhl, Architect with Page & Steele, and Paul Nodwell, Landscape
Architect with PD3 Workshop. They displayed the master plan for the proposed
mixed-use community, and discussed the road patterns, streetscape, pedestrian
courtyards and walkways, building
heights, built form, and sustainability of a transit system.
Committee had questions regarding the
retail components and density, and noted that phasing must be tied to delivery
of the rapid transit system. Committee also noted that development should not
be illustrated to be on Town property.
RECOMMENDATION:
That the presentation by staff and
Jim Kirk, representing Liberty Developments, Sol Wassermuhl, Architect with
Page & Steele, and Paul Nodwell, Landscape Architect with PD3 Workshop
regarding the Liberty Developments proposal in Markham Centre, be received.
9. EASTERN MARKHAM STRATEGIC REVIEW UPDATE
(10.8)
The Committee had
before it the minutes of the Eastern Markham Strategic Review Committee meeting
held March 7, 2003. Staff provided an update regarding the strategic review and
the recent Public Forums.
RECOMMENDATION:
That the minutes of
the Eastern Markham Strategic Review Committee meeting held March 7, 2003, and
the staff update, be received.
10. SECOND
SUITES (10.0)
Staff made a
presentation regarding second suites, to address issues raised by the Committee
at a presentation on March 4, 2003 and to review the pros and cons of the four
options being considered.
Committee suggested
that options 2 and 3 be re-titled to refer to any Ward that supports the
option, and directed that further discussions be held on this matter.
RECOMMENDATION:
That the staff
presentation regarding second suites be received;
And that a further
Part A session be held regarding second suites.
11. ROUGE
PARK OFFICIAL PLAN (10.3)
Staff made a
presentation regarding the Rouge Park Official Plan. The draft document has
been released to the stakeholders, and the implementation manual is still being
developed. Comments must be received by staff by April 15, 2003, if they are to
be incorporated into the staff report being prepared. Staff anticipate the OPA
will be brought forward in May, however, there are still issues to be worked
on.
Committee discussed
using the ecological criteria vs. the 30 m buffer, and requested the Town
Solicitor to comment on applying the new criteria to new development within
OPA5.
RECOMMENDATION:
That the staff
presentation regarding the Rouge Park Official Plan be received.
12. HERITAGE
MARKHAM COMMITTEE MINUTES
- March 12, 2003 (16.11) Weblink
RECOMMENDATION:
That the minutes of the Heritage
Markham Committee meeting held March 12, 2003, be received for information.
13. 1237777 ONTARIO LTD., 7500 WOODBINE AVENUE
APPLICATION TO REZONE TO BUSINESS CORRIDOR (ZA. 03-107705)
(10.5) Weblink
RECOMMENDATION:
That a Public Meeting be held to consider a Zoning By-law
Amendment Application, (ZA 03-107705), submitted by 1237777 Ontario Ltd., to
rezone the property at the northwest corner of Woodbine Avenue and John Street
(7500 Woodbine Avenue) from Select Industrial and Limited Commercial (MC 50%)
to Business Corridor (BC), under By-law 108-81, as amended.
14. REPORT
ON INCOMING PLANNING APPLICATIONS
FOR THE PERIOD OF FEBRUARY 26, 2003 TO MARCH 19, 2003
(10.0) Weblink
A Committee member requested information regarding the location of
Markham Subaru, and if it is located north of 16th Avenue, that
information be forwarded to the Main Street Markham Committee.
RECOMMENDATION:
That Committee receive the report entitled “Report on Incoming Planning Applications for the period of
February 26, 2003 to March 19, 2003” and direct staff to process the
applications in accordance with the route outlined in the report.
15. AMENDMENTS
TO SIGN BY-LAW (A FRAME SIGNS) (2.16)
Weblink
The
Committee had before it correspondence expressing concerns from: Sam Orrico,
P.O. Box 24; Greg McCormick, Chair of Unionville BIA; and Douglas Worsley, of
Unionville Historical Society.
Committee
requested clarification with respect to:
- the
rationalization of the fee guideline;
- how the
permission for two 6-month sign permits complies with the Markham Heritage
District Guidelines;
- the issue
of signs on private property has not been addressed;
- inequity
for A-frame signs for businesses outside of the Heritage area, or without a
BIA.
A motion to
defer to a Part A session was made, and the Chair received confirmation that
the members of the public requesting to speak to this matter were in agreement
to the deferral of their presentations.
RECOMMENDATION:
That correspondence expressing
concerns from: Sam Orrico, P.O. Box 24, dated March 11, 2003 and August 20,
2002; Greg McCormick, Chair of Unionville BIA, dated April 7, 2003; and Douglas
Worsley, of Unionville Historical Society, dated April 8, 2003, be received;
And that
the proposed amendments to the Sign By-law (A-frame signs) be deferred to a
Part A session of Development Services Committee in 4 to 6 weeks.
16. SKATEPARK
DESIGN AND WORK SCHEDULE (10.0, 6.3)
Staff and Pat
Morello, Landscape Architect with PGM Design Associates, provided an update on
the Skatepark design and work schedule. Staff highlighted the spectator areas,
use of coloured concrete, safety features, and other details that will make
this a landmark project. Staff discussed the bidding process and construction
schedule, and advised a report will be presented at Finance and Administration
Committee in the near future.
Committee discussed
pre-testing in game format as part of the bidding qualification. Staff and the
Consultant were congratulated on the their accomplishment.
RECOMMENDATION:
That the update
provided by staff and Pat Morello of PGM Design Associates, regarding the
Skatepark design and work schedule, be received.
17. SITE
PLAN FOR MARKHAM MUSEUM RECEPTION CENTRE (6.7)
Staff and Consulting
Architects presented renderings of the proposed Markham Museum reception
centre. Discussions included access, signage, walkways, and preservation of
trees.
Committee expressed
concern for the exterior appearance of the structure, with respect to Heritage
design and details. Staff agreed to review the issue and provide more details
and options at a future meeting.
RECOMMENDTION:
That the staff
presentation regarding the Markham Museum reception centre, be received.
Public Meeting
7:00 p.m. - Council Chamber
Attendance
|
Councillor
A. Chiu
|
V. Shuttleworth, Director of
Planning
T. Lambe, Policy and Research
Division
M. Wouters, Senior Planner
E. Silva-Stewart, Planner
K. Bavington, Committee Clerk
|
The Development Services Committee
convened at the hour of 7:00 p.m. in the Council Chamber with Councillor G.
McKelvey in the Chair.
18. CLOVERWOOD ESTATES INC., 7577 MCCOWAN ROAD
PART OF LOT 4, CONCESSION 7, SUBDIVISION AND REZONING
APPLICATIONS TO PERMIT 29 SINGLE-DETACHED DWELLINGS
(ZA.02-118925, SU.02-118951) (10.5, 10.7)
The Chair
advised that the subject of the Public Meeting this date was to consider Zoning
Amendment and Plan of Subdivision applications, Files ZA.02-118925 and
SU.02-118951, submitted by Cloverwood Estates Inc., to permit 29
single-detached dwellings at 7577 McCowan Road.
Committee was advised that 211
notices were mailed on March 19, 2003, and a Public Meeting sign was posted on
March 17, 2003. Committee received correspondence from Sheldon Mecklinger,
representing 562207 Ontario Ltd., with concerns.
Staff
gave a presentation regarding the proposal, the location, surrounding uses, and
proposed uses of the subject property. Staff advised that the correspondence
received has been addressed, and that the
plan submitted by the applicant indicates backlotting along Denison but an application
for the lands along Denison has not yet been received.
The Committee had no other comments,
and there were no comments from the audience with respect to this application.
RECOMMENDATION:
That the correspondence from Sheldon
Mecklinger, representing 562207 Ontario Ltd., with concerns regarding the
zoning amendment and plan of subdivision applications by Cloverwood Estates, be
received;
And that the Record of the Public Meeting held on
April 8, 2003, with respect to zoning amendment and plan of subdivision
applications by Cloverwood Estates Inc. to permit 29 single-detached
residential units at 7577 McCowan Road (ZA.02-118925, SU.02-118951), be
received;
And that the zoning amendment and plan of subdivision applications by
Cloverwood Estates Inc. be referred back to staff for a report and
recommendation.
ADJOURNMENT
The Development Services Committee meeting adjourned at the
hour of 7:15 p.m.