Minutes
Development Services Public
Meeting
June 20 and 21, 2017 - 7:00 PM
Council
Chamber
Meeting No. 8
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Councillor Alex Chiu
|
Daniel Brutto, Planner I
Rick Cefaratti, Planner II
Biju Karumanchery, Director of
Planning and Urban Design
Carlson Tsang, Planner I
Dave Miller, Manager, West District
Stacia Muradali, Senior Planner
Gary
Sellars, Senior Planner
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:01 PM in the Council Chamber with Regional
Councillor Jim Jones in the Chair. The Committee recessed from 9:05 to
9:15 p.m. and from 12:10 to 12:18 a.m.
DISCLOSURE OF PECUNIARY INTEREST
-
None Declared
1. PRELIMINARY REPORT
DIGRAM DEVELOPMENTS MARKHAM 2
INC.
ZONING BY-LAW AMENDMENT
APPLICATION
TO ALLOW TOWNHOUSES NORTH OF
CASTLEMORE AVENUE
ON THE EAST SIDE OF SWAN PARK
ROAD
IN GREENSBOROUGH, WARD 5,
(PART OF BLOCK 78, 65M3834)
FILE NO: ZA 16 113212 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Digram Developments Markham 2 Inc. for
Zoning By-law amendment to allow townhouses north of Castlemore Avenue on the
east side of Swan Park Road in Greensborough (Part of Block 78, 65M3834) ZA 16
113212.
The Committee Clerk advised that 211 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 31, 2017. Four written submission were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Alistair Shields from KLM Planning,
representing the applicant, gave a presentation to provide additional details,
advising that the plan has been revised in response to comments received. The
remediation of the adjacent wetlands area is being considered as part of the
proposal.
The Committee discussed future schools in the area, noting that the
site should be identified as a ‘potential’ school site on the plan, and the
potential for a walkway connection at the south end of the property. The
Committee questioned the amount of visitor parking and suggested that a minimum
of two parking spaces be provided in each driveway, and that additional parking
be provided near the woodlot, if possible. The Committee also suggested reducing
the amount of paving and night illumination, and ensuring a 10 meter buffer to
reduce impacts on the wetlands.
There were no comments from the audience with respect to this
application.
Moved by: Councillor
Colin Campbell
Seconded by: Councillor
Alex Chiu
1)
That the written submissions from
Me Lan Chung, Wai Man Chow, Rajiv Patel, and Tony An, regarding the application
by Digram Developments Markham 2 Inc., be received; and,
2) That the Development Services Commission report dated June
12, 2017 and titled “PRELIMINARY
REPORT, Digram Developments Markham 2 Inc., Zoning By-law amendment application
to allow townhouses north of Castlemore Avenue on the east side of Swan Park
Road, in Greensborough, Ward 5, (Part of Block 78,65M3834), File No: ZA 16
113212”, be received; and,
3) That the record of the Public Meeting held on June 20th,
2017 with respect to the Zoning By-law Amendment application (ZA 16 113212)
submitted by Digram Developments Markham 2 Inc. to allow townhouses north of
Castlemore Avenue on the east side of Swan Park Road (Part of Block 78,
65M3834), be received; and further,
4) That the Zoning By-law Amendment application (ZA 16 113212)
submitted by Digram Developments Markham 2 Inc. to allow townhouses north of
Castlemore Avenue on the east side of Swan Park Road (Part of Block 78, 65M3834)
be referred back to Staff for a report and recommendation.
CARRIED
2. PRELIMINARY REPORT
APPLICATION BY 2504373 ONTARIO
INC.
FOR A ZONING BY-LAW AMENDMENT
TO FACILITATE THE RENOVATION
AND
EXPANSION TO THE EXISTING SINGLE
DETACHED DWELLING
TO ACCOMMODATE COMMERCIAL USES
INCLUDING
MEDICAL OFFICE, RESTAURANT AND
RETAIL USES
NORTH OF ENTERPRISE
BOULEVARD/UNIONVILLE GATE
ON THE EAST SIDE OF MAIN
STREET
37 MAIN STREET (WARD 3)
FILE NO: ZA 16 178440 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by 2504375 Ontario Inc. for a Zoning By-law
amendment to facilitate the renovation and expansion to the existing single
detached dwelling to accommodate commercial uses including medical office,
restaurant and retail uses north of Enterprise Boulevard/Unionville Gate, on
the east side of Main Street (ZA 16 178440).
The Committee Clerk advised that 35 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 22, 2017. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Irene Gardpoit of Uufie Inc.,
representing the applicant, gave a presentation to provide additional details
and display concept drawings.
The Committee discussed the front yard parking area and the potential
use of an adjacent parking lot; the proposed restaurant and retail uses in
addition to the original dental office; snow storage; the unique built form
with a central courtyard and undulating roofline; tree preservation and
enhanced landscaping; and, flooding issues and TRCA requirements.
There were no comments from the audience with respect to this
application.
Seconded by: Councillor Don Hamilton
1) That the report dated May 23, 2017
titled “PRELIMINARY REPORT, Application by
2504373 Ontario Inc. for a Zoning By-law Amendment to facilitate the
renovation and expansion to the existing single detached dwelling to
accommodate commercial uses including medical office, restaurant and retail
uses north of Enterprise Boulevard/Unionville Gate, on the east side of Main
Street (File No. ZA 16 178440)”, be received; and,
2) That the Record of the Public Meeting
held on June 20, 2017, with respect to the proposed Zoning By-law Amendment to
facilitate the renovation and expansion to the existing single detached
dwelling to accommodate commercial uses including medical office, restaurant
and retail uses north of Enterprise Boulevard/Unionville Gate, on the east side
of Main Street (File No. ZA 16 178440), be received; and,
3) That the application by 2504373 Ontario
Inc. to amend the zoning by-law to facilitate the renovation and expansion to
the existing single detached dwelling to accommodate commercial uses including
medical office, restaurant and retail uses north of Enterprise
Boulevard/Unionville Gate, on the east side of Main Street (File No. ZA 16
178440), be approved; and,
4) That the proposed amendment to Zoning
By-laws 304-87 and 177-96, 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
3. PRELIMINARY REPORT
CADILLAC FAIRVIEW CORPORATION
LTD.
APPLICATION FOR ZONING BY-LAW
AMENDMENT
TO PERMIT A MOTOR VEHICLE
SALES ESTABLISHMENT
AND ACCESSORY MOTOR VEHICLE
SERVICE STATION
AND MOTOR VEHICLE REPAIR
GARAGE, AND INCORPORATE
PREVIOUSLY APPROVED MINOR
VARIANCES AT
MARKVILLE MALL SHOPPING CENTRE
5000 HIGHWAY 7 (WARD 3)
FILE NO. ZA 17 156158 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Cadillac Fairview Corporation Ltd. for
Zoning By-law amendment to permit a motor vehicle sales establishment and
accessory motor vehicle service station and motor vehicle repair garage, and
incorporate previously approved minor variances at Markville Mall Shopping
Centre, 5000 Highway 7 ZA 17 156158.
The Committee Clerk advised that 826 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 31, 2017. Three written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Lincoln Lo of Malone Given Parsons
Ltd., representing the applicant, gave a presentation to provide additional
details and to display concept drawings.
Mr. Lo explained the previously approved Minor Variances that could
accommodate potential future business and professional offices within the
entire site. The Committee discussed the Official Plan policy context for an
intensified mixed-use key development area.
Mary Caporusso, representing the Unionville Ratepayers Association,
spoke of safety concerns for the proposed use with respect to flammable and
combustible materials that would be on site, and transporting such materials on
local roads. Ms. Caporusso discussed the need for another access road,
compatibility of the architecture with the existing mall, and providing more landscaping
and a pedestrian walkway from the northeast corner. Mr. Lo confirmed body
repair and painting services would not be provided at the site.
Debbie Rolland spoke in objection to the proposal and noted the number
of car dealerships in Markham, increased traffic and night illumination, the loss
of parking spaces for the mall, and general incompatibility with the mall.
Reid McAlpine, representing the Unionville Residents Association, spoke
in opposition to the proposed use which is not compatible with adjacent
residential uses, and would be better suited to high-density residential
development. He recommended a comprehensive plan be prepared for the entire
site.
Alick Siu spoke in opposition to the proposal and suggested considering
more appropriate mixed uses such as residential.
The Committee discussed Fire Department and
environmental issues relating to the use; providing sufficient parking; snow
storage and removal; subdued night illumination; bird-friendly glass building; there
will be no outside storage; maintaining a clean interior and service bays;
environmental disposal of oil and materials; traffic impact study and
determining if a second access route is required; landscaping plans; providing
a safe pedestrian walkway; proximity to the GO Station; adding solar panels on
the roof; location to test-drive the cars;
creating a comprehensive plan for the area; and, adding a bus terminal.
Moved by: Councillor Don Hamilton
1)
That the written submissions from Theresa Winkler, Claudette Hughes,
Radoslaw Kalkowski, Mark Cardoza, Sona Lalwani, Francis, John and Linda Mark,
and Mary Caporusso of the Unionville Ratepayers Association, regarding the application by Cadillac
Fairview Corporation Ltd., Markville Mall, be received; and,
2)
That the deputations by Mary Caporusso of the Unionville
Ratepayers Association, Debbie Rolland, Reid McAlpine of the Unionville
Residents Association, and Alick Siu, regarding
the application by Cadillac Fairview Corporation Ltd., Markville Mall, be
received; and,
3) That the Development Services Commission report dated June
12, 2017, entitled “Preliminary Report, Cadillac Fairview Corporation Ltd.,
Application for Zoning By-law Amendment to permit a motor vehicle sales
establishment and accessory motor vehicle service station and motor vehicle
repair garage, and incorporate previously approved minor variances at Markville
Mall Shopping Centre, 5000 Highway 7 (Ward 3), File No. ZA 17 156158” be
received; and,
4) That the Record of the
Public Meeting held on June 20, 2017 with respect to the proposed Zoning By-law
Amendment application, be received; and,
5) That the application by
Cadillac Fairview Corporation Ltd. for a proposed Zoning By-law Amendment (ZA
17 156158) be approved and the draft Zoning By-law Amendment be finalized and
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
4. PRELIMINARY REPORT
KYLEMORE COMMUNITIES (YORKTON)
LIMITED
ZONING BY-LAW AMENDMENT
APPLICATION
TO PERMIT 132 TOWNHOUSE UNITS
AT 9350-9392 KENNEDY ROAD
AVENUE
(WEST SIDE OF KENNEDY ROAD AND
NORTH OF 16TH
AVENUE AT BECKETT AVENUE), WARD 6
FILE NO: ZA 17 154127 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Kylemore Communities (Yorkton) Limited for
Zoning By-law amendment to permit 132 townhouse units at 9350-9392 Kennedy Road
(West side of Kennedy Road and North of 16th Avenue at Beckett
Avenue) ZA 17154127.
The Committee Clerk advised that 228 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 30, 2017. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Michael Montgomery of Kylemore
Communities, representing the applicant, gave a presentation to provide
additional details and to display concept drawings. Staff and Mr. Montgomery responded
to questions from the Committee regarding land ownership, the road and pathway
networks, snow storage, and the building height.
There were no comments from the audience with respect to this
application.
Moved by: Councillor Amanda
Collucci
Seconded by: Councillor Alex
Chiu
1) That
the report dated May 23, 2017 titled “PRELIMINARY REPORT, Kylemore Communities
(Yorkton) Limited, Zoning By-law Amendment Application to permit 132 Townhouse
units at 9350-9392 Kennedy Road Avenue (West side of Kennedy Road and north of
16th Avenue at Beckett Avenue), Ward 6”, be received; and,
2) That the Record of the
Public Meeting held on June 20, 2017 with respect to the proposed Zoning By-law
Amendment application, be received; and,
3) That the application by Kylemore Communities (Yorkton) Limited for a
proposed Zoning By-law Amendment (ZA 17 154127) to increase the permitted building height,
reduce the minimum setback to a public street and to increase the maximum
permitted height of the finished first floor, be approved and the draft
Zoning By-law Amendment be finalized and enacted without further notice; and
further,
4) That
staff be authorized and directed to do all things necessary to give effect to
this resolution.
CARRIED
5. PRELIMINARY REPORT
FUNG LOY KOK INSTITUTE OF
TAOISM
378 STEELES AVENUE
WEST OF LAURELEAF ROAD
APPLICATION FOR A ZONING
BY-LAW AMENDMENT
TO PERMIT TAOIST TAI CHI IN
THE DRIVEWAY AREA UNDER
THE EXISTING CANTILEVERED
BUILDING (PLACE OF WORSHIP)
FILE NO.: ZA 16 124382 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by Fung Loy Kok Institute of Taoism for
Zoning By-law amendment to permit Taoist Tai Chi in the driveway area under the
existing cantilevered building (place of worship) at 378 Steeles Avenue, West of
Laureleaf Road ZA 16 124382.
The Committee Clerk advised that 147 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 28, 2017. Five written submissions
were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. It was noted that the OMB decision for
the prior Zoning By-law Amendment addressed potential noise concerns by the
residents.
Brian Finer spoke in opposition to the
proposal with respect to the original Zoning By-law Amendment being granted on
the basis that no outdoor activities would be permitted, in consideration of
the concerns of surrounding residents for noise; and with respect to an error
in the City’s parking requirements for Places of Worship.
Nicole A. Tenn-Lyn,
representing several property owners on Olive Villa Court, spoke in opposition
to the proposal with respect to the on-site parking displaced by outdoor
activities, increased traffic and on-street parking, disruptions to the peaceful
enjoyment of the neighbourhood, potential increase in commercial activities,
and, that there is no rational for the activity to be held outdoors. The neighbours have experience issues with
noise, chanting, and odours from the property.
Rong Lie Zhang, speaking on
behalf of her brother, an adjacent property owner, spoke in opposition to the
noise and music that currently comes from the subject property.
Cheo Tat (Tyson) Liu, adjacent
property owner, spoke in opposition to the proposal with respect to the noise,
chanting, and incense odours from the temple, and on-street overflow parking.
Harris Gratsias, adjacent
property owner, spoke in opposition to the proposal with respect to increased
on-street parking and the impact on the enjoyment of his home from the proposed
use.
Louis Koutsaris spoke in
opposition to the proposal with respect to noise, outdoor burning odours and religious activities, a lack of property
maintenance, and vehicular safety concerns.
Jason Lin, a resident opposite
the Institute on Steeles Avenue, spoke in opposition to the proposal with
respect to the impacts from increased noise and on-street parking.
Chris Farano and consultants, representing the applicant, provided
additional details and responded to comments. Mr. Farano explained the Tai Chi
operation, which would involve groups of 10 to 15 people, and advised that chanting
or music is not part of the activity, incense burning is for special
ceremonies, and it will not impact any parking spaces or be visible to the
neighbours. Mr. Farano advised that they have not received any complaints about
noise, odours, traffic, or on-street parking. Staff was requested to clarify
parking requirements, and to review any complaints received by the City.
The Committee questioned
whether Tai Chi is a religious or exercise activity. It was noted that
prohibition of outdoor activities was a condition of the OMB approval and is
included in the By-law; however, the applicant is entitled to apply for an
amendment.
A motion to deny the application was LOST
Moved by: Councillor Amanda Collucci
Seconded by: Regional Councillor Nirmala Armstrong
1)
That the written submissions from
Darren Tong, Xiaocheng He, Hon Sang Lee and Margaret Wong, Kenny Chan, and
Laurie and Brian Finer, regarding the application by Fung
Loy Kok Institute of Taoism, 378 Steeles Avenue, be received; and,
2)
That the deputations by Brian
Finer, Nicole A. Tenn-Lyn, Rong
Lie Zhang, Cheo Tat
(Tyson) Liu, Harris Gratsias, Louis Koutsaris, and Jason Lin regarding the
application by Fung Loy Kok Institute of Taoism, 378 Steeles Avenue, be received; and,
3) That the Development Services
Commission report dated March 20, 2017, entitled “Preliminary Report, Fung Loy
Kok Institute of Taoism, 378 Steeles Avenue, West of Laureleaf Road,
Application for a Zoning By-law Amendment to permit Taoist Tai Chi in the
driveway area under the existing cantilevered building (place of worship), File
No. ZA 16 124382” be received; and,
4) That the Record of the Public Meeting
held on June 20, 2017 with respect to the application for a Zoning By-law
Amendment, be received; and,
5) That the application for a Zoning
By-law Amendment (ZA 16 124382) submitted by Fung Loy Kok Institute of Taoism,
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
6. PRELIMINARY REPORT
14TH AVENUE
INVESTMENTS INC.
C/O BARRON PLANNING CONSULTING
ZONING BY-LAW AMENDMENT TO
PERMIT
A 3 STOREY OFFICE BUILDING AND
A 1 STOREY
INDUSTRIAL BUILDING AT 2875 14TH
AVENUE
SOUTH SIDE OF 14TH
AVENUE BETWEEN
WOODBINE AVENUE AND HIGHWAY
404 (WARD 8)
FILE NO. ZA 17 149540 (10.5)
Report
The Public Meeting this date was to
consider an application submitted by 14th Avenue Investments Inc.
c/o Barron Planning Consulting for Zoning By-law amendment to permit a 3 storey
office building and a 1 storey industrial building at 2875 14th
Avenue, south side of 14th Avenue between Woodbine Avenue and
Highway 404 ZA 17 149540.
The Committee Clerk advised that 167 notices were mailed on May 31, 2017,
and a Public Meeting sign was posted on May 31, 2017. One written submissions
were received regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Paul Barron of Barron Planning
Consultant, representing the applicant, gave a presentation to provide
additional details. Mr. Barron advised that the issue identified in the written
submission by Mr. Crupi, has been resolved.
Paul McGuigan, BRL Realty Limited, representing the property on the
southern edge of the subject property, spoke of servicing issues and requested
a comprehensive approach to servicing.
Moved by: Councillor Alex Chiu
Seconded by: Councillor Amanda Collucci
1)
That the written submission from
Cosimo Crupi regarding the application by 14th Avenue Investments
Inc., be received; and,
2)
That the deputation by Paul
McGuigan, BRL Realty Limited regarding the application by 14th
Avenue Investments Inc., be received; and,
3) That the report titled
“PRELIMINARY REPORT, 14th Avenue Investments Inc., C/O Barron
Planning Consulting, Zoning By-law Amendment to permit a 3 storey office
building and a 1 storey industrial property at 2875 14th Avenue,
south side of 14th Avenue between Woodbine Avenue and Highway 404
(Ward 8), File No. ZA 17 149540” be received; and,
4) That the Record of the Public Meeting held on June 20. 2017,
with respect to the proposed Zoning By-law Amendment to permit a 3 storey
office building and a 1 storey industrial property at 2875 14th
Avenue, south side of 14th Avenue between Woodbine Avenue and
Highway 404 (Ward 8), File No. ZA 17 149540” be received; and further,
5) That the applications by 14th
Avenue Investments Inc., to amend Zoning By-law 165-80, as amended, be referred
back to staff for a report and recommendation to evaluate the proposal.
CARRIED
ADJOURNMENT
The Development Services
Public Meeting adjourned at 12:40 AM.
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