MINUTES
DEVELOPMENT SERVICES PUBLIC MEETING
OCTOBER 25, 2011 - 7:00 p.m.
Council
Chamber
Meeting No. 10
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Regrets
Councillor Alex Chiu
|
Andy Taylor, Chief Administrative
Officer
Jim Baird, Commissioner of
Development Services
Sabrina Bordone, Planner
Rick Cefaratti, Planner
Richard Kendall, Manager, Central
District
Stephen Kitagawa, Senior Planner
Joel Lustig, Treasurer
Dave Miller, Development Manager,
East District
Rino Mostacci, Director of Planning
and Urban Design
Kitty Bavington, Council/Committee
Coordinator
|
The Development Services
Public Meeting convened at 7:25 p.m. in the Council Chamber with Mayor Frank
Scarpitti in the Chair. Regional Councillor Jim Jones assumed the Chair after
Item # 1.
DISCLOSURE OF PECUNIARY INTEREST –
none disclosed
NEW BUSINESS
Moved by: Councillor Colin Campbell
Seconded by: Councillor Carolina Moretti
That the Committee consent to receive one deputation
regarding new business.
CARRIED BY 2/3
VOTE
1. NEW BUSINESS – DEPUTATIONS
OVER-DEVELOPMENT AND MULTIPLE
PROJECTS
AT HIGHWAY 48 AND 16TH AVENUE
AND
THE ISLAMIC SOCIETY OF MARKHAM
SITE PLAN APPLICATION TO
FACILITATE
A PLACE OF WORSHIP AT 6232
16TH AVENUE
(SC 10 124170) (10.0)(10.6)
Alex Hardy, on behalf of the ‘Markham’s Residents for
Responsible Community Planning’ group, presenting a petition with approximately
2500 on-line signatures, in opposition to the Mosque at 6232 16th
Avenue and excessive development in the area of Highway 48 and 16th
Avenue. He listed the concerns of the residents, including the public
consultation process, and noted an upcoming Ontario Municipal Board deadline.
Mr. Hardy requested that a moratorium be placed on construction in the area,
and that public meetings be held with all local residents.
Mayor Frank Scarpitti responded to the comments,
confirming that a meeting is being arranged in the next few days with several
resident representatives to discuss the issues. Staff clarified that there is
no OMB deadline, as the proposal does comply with the Official Plan and Zoning
By-law which have been in place for several years, and the site plan cannot be
appealed by the public.
Moved by: Councillor Colin Campbell
Seconded by: Councillor Carolina Moretti
That the deputation by Alex Hardy on behalf of the
Markham Residents For Responsible Community Planning, and the petition with approximately
2500 on-line signatures, in objection to development at 16th Avenue
and Highway 48 and the Mosque at 6232 16th Avenue, be received.
CARRIED
2. MACKENZIE
BUILDING AND DEVELOPERS LIMITED
5443, 5521 AND 5565 MAJOR
MACKENZIE DRIVE EAST, MARKHAM
DRAFT PLAN AND ZONING BY-LAW
AMENDMENT APPLICATIONS
(SU 02 116539 & AZ 11
113623) (10.7, 10.5)
Memo
The Public Meeting this date was to
consider an application submitted by Mackenzie Builders and Development Limited
for Draft Plan of Subdivision and Zoning By-law Amendment at 5443, 5521 and
5565 Major Mackenzie Drive East (SU.02-116539 and ZA.11-113623).
The Committee Clerk advised that 223 notices were mailed on October 5,
2011, and a Public Meeting sign was posted on October 3, 2011. No written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. There were no comments from the
audience with respect to this application.
Moved by: Councillor Carolina Moretti
Seconded by: Councillor Alan Ho
1) That the report dated October 25, 2011, entitled “Mackenzie
Building and Development Ltd., Applications for Draft Plan of Subdivision and
Zoning By-law Amendment, 5443, 5521 and 5565 Major Mackenzie Drive East, File
Nos: SU.02-116539 and ZA.11-113623, be
received; and,
2) That the Record of the Public Meeting held on October 25,
2011, with respect to the applications by Mackenzie Building and Development
Ltd., Applications for Draft Plan of Subdivision and Zoning By-law Amendment,
be received; and further,
3) That the applications by Mackenzie Building and Development
Ltd. for Draft Plan of Subdivision and Zoning By-law Amendment be referred back
to staff for a report and recommendation.
CARRIED
3. CORNERSTONE
CHRISTIAN
COMMUNITY CHURCH INC.
ZONING BY-LAW AMENDMENT
TO ADD ABUTTING LAND ALONG 9TH
LINE
FOR FUTURE PARKING
(za 09 129155) (10.5)
Notice
The Public Meeting this date was to
consider an application submitted by Cornerstone Christian Community Church
Inc. for Zoning By-law Amendment to add lands that formed part of the 9th
Line right-of-way to the east as part of the overall development proposal for
the place of worship/community centre (ZA 09 129155).
The Committee Clerk advised that 95 notices were mailed on October 5,
2011, and a Public Meeting sign was posted on October 4, 2011. One written submission was received regarding
this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. Staff responded to questions from the
Committee regarding the size of the building footprint, access locations, and
parking provisions. The proposal meets the parking requirements and has surplus
land available for expanded parking, if required in the future. It was
suggested that a peer review for the parking study be done. Staff will review
this matter. Mature trees will be preserved and the grading plan will be
reviewed.
There were no comments from the audience with respect to this
application.
Moved by: Councillor Colin Campbell
Seconded by: Councillor Carolina Moretti
1)
That the
written submission from Catherine Yip, with concerns regarding the application
by Cornerstone Christian Community Church Inc, be received; and,
2) That the Record of the Public Meeting held on
October 25, 2011, with respect to the revised zoning amendment application to
the Town of Markham’s Zoning By-law 304-87, as amended, to add lands that
formed part of the 9th Line right-of-way to the east as part of the overall development
proposal for the place of worship/community centre be received; and,
3) That the revised zoning amendment application by Cornerstone
Christian Community Church Inc., to amend the Town’s By-law 304-87, as amended,
to add the lands that formed part of the 9th Line right-of-way to the east as
part of the overall development proposal for the place of worship/community
centre be approved; and further,
4) That the revised zoning amendment application to the Town’s
Zoning By-law 304-87, as amended, be enacted without further notice.
CARRIED
4. 1232548
ALBERTA INC.
ZONING AMENDMENT TO PERMIT
THE DEVELOPMENT 7 DETACHED
DWELLINGS AT
6750 14TH AVENUE,
7784 9TH LINE AND 7790 9TH LINE
(za 11 112570) (10.5)
Report
The Public Meeting this date was to
consider an application submitted by 1232548 Alberta Inc. for Zoning By-law
Amendment to permit the development of 7 detached dwellings and the relocation
of an existing heritage dwelling at 6750 14th Avenue, 7784 9th
Line and 7790 9th Line (ZA 11 112570).
The Committee Clerk advised that 78 notices were mailed on October 5,
2011, and a Public Meeting sign was posted on October 5, 2011. Nine written submissions were received
regarding this proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues. A traffic study has been submitted and
is being reviewed by staff. Staff responded to questions from the Committee regarding
the front yard setback from 9th Line, the range of lot frontages
along 9th Line, and the placement of garages.
Wayne Westman spoke of concerns for the density, the potential loss of
mature trees due to the installation of services, the potential height due to
the grade levels, and stated that he is opposed to rear garages.
Dan McCombe stated his opposition to the proposal, suggesting five
houses including the heritage house instead of the proposal for eight houses on
the three lots, would be more compatible to the other properties in the
community. He requested that the trees be protected.
Robert Watt spoke in opposition to the proposed rezoning, stating that
Box Grove is one of the oldest hamlets in Markham, and should be preserved. He
spoke of his concerns regarding the sewer connections flowing into the Legacy
subdivision and drainage of the subject lands.
Helen Buell stated her concern for the proposed eight houses on three
lots, which would change the face of the hamlet, and suggested that five houses
would be agreeable. Ms. Buell suggested that the zoning should not change, and expressed
concern for the additions to the sewer systems.
Irene Alexander spoke in objection, stating that the proposal would not
improve Box Grove.
Ken Rahl, representing the Legacy Community Ratepayers Association
spoke of the Town’s efforts to relocate the Box Grove By-pass to preserve the
hamlet, and suggested that this proposal is not consistent with the character of
the hamlet with respect to the existing lot sizes. Mr. Rahl stated the
importance of preserving the mature trees and recommended fewer lots.
Staff responded to questions from the Committee regarding the context
of the area, and discussed the Box Grove Secondary Plan. New lots will have to
be sensitive to the existing character of the area, and staff will consider
this in further review. Staff also explained the servicing outfalls to the
street or to the back of the lots, and will consult with Engineering staff on
this issue. Staff also clarified that restrictions in the form of development standards
can be incorporated into the zoning by-law.
Martin Quarcoopome of Malone, Given, Parsons, representing applicant, acknowledged
the issues and concerns, and stated that they will work with staff to resolve
these issues. Their position is that although it is a hamlet, it is an area
transitioning into an urban setting. He indicated agreement with tree preservation
measures.
Peter Ziriada of 7S Group, the applicant, spoke about the area being in
transition with new residents looking for affordable housing in this area. He
discussed design aspects and advised it is their goal to preserve the trees,
the heritage flavor, and rural nature so that the development will fit into the
community. The Committee questioned the affordability of the dwellings being
proposed.
The Committee indicated support for the reduction of the proposal to
five dwellings and the protection of the trees, particularly during
construction. The Ward Councillor was requested to arrange a meeting with the applicant
and some of the residents on 9th Line prior to the recommendation report
coming to the Committee. With respect to the suggestion of a traffic light at
the intersection, the residents indicated they did not support it, and staff
will review this issue.
Moved by: Mayor Frank Scarpitti
Seconded by: Councillor Logan Kanapathi
1)
That the
written submissions from Helen E. Buell; James and Flora Bajari; Helen and Stan
Buell; Robert Watt; Irene Alexander; Andrew Kam; William Bassels; Tom Farrar;
and Tony and Lorraine Crivaro, regarding the proposal by 1232548 Alberta Inc.,
be received; and,
2)
That the
deputations by Wayne Westman, Dan McCombe, Robert Watt, Helen Buell, Irene
Alexander, and Ken Rahl representing the Legacy Community Ratepayers
Association, regarding the proposal by 1232548 Alberta Inc., be received; and ,
3) That the report titled
“INFORMATION REPORT, 1232548
Alberta Inc., Zoning
amendment to permit the development of 7 detached dwellings and the relocation
of an existing Heritage dwelling at 6750 14th Avenue, 7784 9th
Line and 7790 9th Line, File No. ZA 11 112570,” dated October 25,
2011 be received; and,
4) That the Record of the Public Meeting held on October 25,
2011, with respect to the proposed amendment to the Town of Markham’s Zoning
By-law 194-82, as amended, be received; and further,
5) That the application be referred back to staff for a report
and recommendation evaluating the proposal.
CARRIED
5. TRIBUTE
(UNIONVILLE) LIMITED
ZONING BY-LAW AMENDMENT
APPLICATION
TO PERMIT A MIXED-USE
COMMERCIAL-RESIDENTIAL
DEVELOPMENT AT 20 FRED VARLEY
DRIVE
(ZA 11 113101) (10.5)
Report Attachments
The Public Meeting this date was to
consider an application submitted by Tribute (Unionville) Limited, for a Zoning
By-law amendment to permit a mixed-use commercial-residential development at 20
Fred Varley Drive.
The Committee Clerk advised that 169 notices were mailed on October 5,
2011, and a Public Meeting sign was posted on October 5, 2011. The Ward Councillor also sent out 690
notices. One hundred and nine written submissions were received regarding this
proposal.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues.
Maria Gatzios, representing
the applicant, made a presentation explaining the revisions that have been made
to the proposal and the community consultation that has taken place. Ms.
Gatzios discussed Official Plan policies, enhanced landscaping, the pedestrian
connection along the adjacent strip of Town-owned land, the area context, and underground
parking. The Site Plan has not yet been prepared and the architecture is still
preliminary. Draft elevations were displayed showing four storeys of
residential and commercial mix and illustrating the massing. The flood hazard
issue will be addressed in the building design as approved by the Town and
TRCA.
Ms. Gatzios responded to
questions from the Committee regarding the height of the mechanical penthouse,
the parking provisions for the retail component, and marketing targets.
Dean Crosby of BA Group,
Traffic Consultant for the applicant, briefly reviewed the traffic report
findings regarding traffic volume on the street, intersections, servicing, and parking.
The Committee identified concerns with accommodating traffic on Main Street,
and the safety aspect for children walking to school. Mr. Crosby advised that
shifting the proposed driveway will help to resolve pedestrian issues.
Reid McAlpine, Chair of a
joint committee of the Unionville Ratepayers Association, the Unionville
Villagers Association, and the Unionville Business Improvement Area presented a
written copy of his statement. Although the community is in favour of the
redevelopment of the Varley Plaza, they have several concerns including:
consistency with the Official Plan and appropriate density; how the built form,
height, and massing study and intensification strategy of the Town apply to the
application; the minimum density required for financial feasibility; traffic issues
relating to increased traffic flow and safety of children; adverse effects from
dewatering; noise attenuation for garbage pick-up and heavy trucks; the 20-foot
high mechanical penthouse; parking accommodation for retail; ensuring LEED
standards; benefits to the community through Section 37 contributions; and
compatible heritage design. He suggested the applicant be requested to provide public
washrooms and storage facilities for the Millennium Bandstand.
The following people spoke in
opposition to the proposal:
-
Christiane Bergauer-Free
-
Larry Schultz
-
Marjorie Lang
-
Chiculete Gheorghe
-
Sanjay Cherian
-
Gary Cheng
-
Mark Scarrow
-
Elaine Wilton
-
Mark Swailes
-
Anoof Sharif, Parkview Council Vice-chair
-
Sandro Testa
Their concerns and comments
included:
-
the height does not fit into the area and has an adverse impact on the view
-
lack of parking for the retail component
-
increased traffic creating pollution and a safety hazard for school
children and seniors
-
potential flooding hazards and groundwater levels
-
preserving community character
-
impacts of high density and increased traffic congestion
-
the building takes up too much of the property
-
the proposal and design are not compatible to the heritage character and
does not fit into historic Unionville
-
potential loss of control over development that may occur if the zoning
changes
-
development should occur within the current by-law standards
-
the amount of density necessary for profitable development
-
no tangible changes have been made to the proposal or the number of
units and parking spaces as a result of consultation
-
semis/detached with commercial component, or a maximum height of two
storeys were suggested
-
additional traffic from the TACC Development should be factored in
-
residents of the proposed complex may object to noise from Main Street
events
-
the underground parking ramp is on the east fascade, facing the historic
district
-
a third party traffic analysis was recommended
-
local schools cannot accommodate any more students, and bussing to other
schools is not supported by the residents
A partial petition in
objection to the rezoning of 20 Fred Varley Drive, with 73 signatures, was
presented. The final petition will be submitted when it is completed.
The Committee thanked the
residents for their comments and suggested that more work is needed by the applicant
with respect to fitting in with the character of the community and reducing
impacts from traffic. The Committee and staff will continue to work with the
applicant.
Moved by: Councillor Don
Hamilton
Seconded by: Mayor Frank
Scarpitti
1)
That the one
hundred and nine written submissions and a petition with 73 signatures in objection,
received regarding the proposal by Tribute (Unionville) Limited at 20 Fred
Varley Drive, be received; and,
2)
That the
deputations by Christiane Bergauer-Free, Larry Schultz, Marjorie Lang, Chiculete
Gheorghe, Sanjay Cherian, Gary Cheng, Mark Scarrow, Elaine Wilton, Mark
Swailes, Sandro Testa, Anoof Sharif, Parkview Council Vice-chair, and Reid
McAlpine, Chair of a joint committee of the Unionville Ratepayers Association,
the Unionville Villagers Association, and the Unionville Business Improvement
Area regarding the proposal by
Tribute (Unionville) Limited at 20 Fred Varley Drive, be received; and,
3) That the Development Services Commission report dated June
28, 2011, entitled “Preliminary Report, Tribute (Unionville) Limited, Zoning
By-law Amendment to permit a mixed-use commercial-residential development at 20
Fred Varley Drive,” be received; and,
4) That the Record of the Public Meeting held on October 25,
2011 with respect to the proposed Zoning By-law amendment, be received; and,
5) That the application by Tribute (Unionville) Limited for a
proposed Zoning By-law amendment (ZA 11 113101), 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
ADJOURNMENT
The Development Services
Public Meeting adjourned at 10:55 p.m.
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