DEVELOPMENT
SERVICES COMMITTEE
2002-11-05
Meeting No. 18
PART
A -
11:00 a.m. - Canada Room
PART
B -
1:00 p.m. - Council Chamber
Attendance
|
Councillor
A. Chiu (A- 3:30)
|
J. Livey, Chief Administrative
Officer
M.F.Turner, Commissioner of
Development Services
J. Baird, Acting Commissioner of
Development Services
V. Shuttleworth, Acting Director
of Planning
T. Lambe. Manager, Policy and
Research
A. Arbuckle, Manager,
Infrastructure and Capital Works
P. Watt, Manager, Development
Engineering
R. Blake, Senior Project
Coordinator
B. Karumanchery, Senior Project
Coordinator
D. Clark, Town Architect
B. Milne, Urban Design
M. Urquhart, Senior Planner
L. Wheeler, Senior Planner
N. Surti, 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 # 22, the proposed development by Rodeo Fine Homes Inc., located at 348
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.
1. THE
FRANCIS BUTTON HOUSE, LEO AND MARILYN KLUG
9221 WOODBINE AVENUE, DESIGNATION UNDER PART IV
OF THE ONTARIO HERITAGE ACT (16.11.3)
RECOMMENDATION:
That Heritage
Markham's recommendation to designate the Francis Button House at 9221 Woodbine
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 this
property.
2. WOODBINE
MACKENZIE DEVELOPMENTS LIMITED
(AZURIA), NORTH EAST QUADRANT WOODBINE AVENUE AND
MAJOR MACKENZIE DRIVE, PHASE 1, DRAFT PLAN 19TM-01002
EAST CATHEDRAL COMMUNITY
REQUEST FOR STREET NAME APPROVAL, FILE PL 02 114752 (10.14)
The Committee had before it, a staff
memorandum dated November 5, 2002, amending the proposed street names.
RECOMMENDATION:
That the staff memorandum from Ron
Blake, dated November 5, 2002, to amend the proposed street names, be received;
And that
the following street names be approved for use in Phase 1 of the Woodbine
Mackenzie Developments Limited (Azuria) Subdivision, Draft Plan 19TM-01002,
located in the north east quadrant of Woodbine Avenue and Major Mackenzie Drive
in the East Cathedral Community:
- Hazelton Avenue
- Larkmead Boulevard
- Vine Cliff Boulevard
- Spring Mountain Trail
- Haywood Drive
- Stony Hill Drive
- Harry Swingler Drive (Veterans
name)
- Sequoia Grove Drive
- Adastra Crescent
And that
the following street names be approved for future use in Phase 2 of Draft Plan
19TM-01002:
- Artisan Crescent
- Pillar Rock Road
- Winter Creek Road
3. ACCEPTANCE FOR MAINTENANCE OF
RESIDENTIAL
SUBDIVISIONS ( REGISTERED PLAN NUMBERS 65M-3379,
65M-3038, 65M-3055, 65R-22181AND 65M-3142 ) (10.7)
RECOMMENDATION:
That
the services in Subdivision, Registered Plan Numbers 65M-3379, 65M-3038, 65M-3055,
65R-22181 and 65M 3142 be accepted;
And
that by-laws be enacted by Council to accept these subdivisions and to
establish each of the roads within the residential subdivisions as a public
highway of the Town of Markham;
And
that the Community Services Commission assume the responsibility for operating
and maintaining the infrastructure within the Subdivisions as part of the
Town’s system;
And
that acceptance of the Subdivisions be taken into consideration in future
operating budgets;
And
that the by-law to amend Schedule ‘12’ of Traffic By-law # 106-71, by including
compulsory stop to the indicated streets, be approved;
And
that the by-law to amend Schedule ‘A’ of the Speed By-law # 105-71, by
including a maximum speed of 40 kilometers per hour to the streets indicated,
be approved;
And
that the by-law to amend Schedule 1 of the Parking By-law # 336-88, by
including no parking on the streets indicated be approved;
And
that the Mayor and Clerk be authorized to execute the necessary releases from
the terms of the Subdivision Agreements subject to confirmation from the
Director of Engineering that the final two year guarantee periods have been
completed.
4. TENSTONE DEVELOPMENTS INC.,
NORTH OF HIGHWAY 7 BETWEEN TOWN CENTRE BOULEVARD,
HYDRO ONE CORRIDOR, AND COX BOULEVARD:
PRECINCT PLAN AND OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS TO PERMIT A MIXED
USE DEVELOPMENT
(PRECINCT PLAN, OP 01 109197, ZA 01 107910) (10.3, 10.5)
The Committee had before it a
memorandum from Jim Baird, Acting Commissioner of Development Services, dated
November 4, 2002, providing an update on the Staff Report for Tenstone
Developments Inc.
Staff outlined revisions to the site
plan since it had first been presented, and discussed phasing, water
allocation, Markham Centre principles, performance measures, and Markham Centre
Advisory Committee reviews. It was explained that parkland dedication will be
2.7 acres, with a shortfall of 1.3 ha., because some of the parkland is being
retained in private ownership with public easements due to issues relating to
landscaping and underground parking.
Staff confirmed road calming measures
will be the responsibility of the developer. A tree study is to be undertaken,
and compensation for the trees that must be removed will be considered in the
site plan process. Committee expressed concern for massing of buildings on this
significant corner in Markham.
Mr. Stephen Upton of Deltera Inc. and
Mr. Peter Turner, Architect, representing the applicant, were in
attendance. Mr. Upton displayed elevations and original and current precinct
plans, identifying changes. In response to questions from the Committee, he
advised that there will be a maximum of 1.5 parking spaces provided per unit,
and that the applicant is committed to hooking up to Markham Energy.
Mr. Upton stated there are 440 units
in the first phase. The applicant hopes to work with the Town to resolve water
issues so that the first 70 units can be sold in the near future, and Phase I
can be built out by next summer (2003). It was noted that the developer wishes
to start marketing next month, yet water allocation cannot be confirmed until
next year. Staff advised the applicant has indicated that if water allocation
can be provided for the first phase, the developer will agree to not pre-sell
the rest of the development until water is allocated. Committee stated that no
pre-selling should occur prior to confirmation of water allocation. Council has
the authority to determine the allocation, however, the importance of the
Developers Group's role was noted. Staff will attempt to provide a response
from the Developers Group with respect to water allocation at the Council
meeting scheduled for November 12, 2002. A staff report on water issues is
scheduled for the Development Services Committee meeting of December 3, 2002.
The staff memorandum dated November 4,
2002, was reviewed. Committee suggested the signalization at Cox Boulevard
should coincide with development of Phase I. Concern for on-street parking was
expressed, and it was suggested that a minimum of 1.5 parking spaces per unit
be required for the first phase, with a review of the requirements being done
as rapid transit becomes available. Committee requested a comparison of the
parking standards for development at Bullock Drive and Austin Drive be
provided. Committee noted that the applicant had requested deferral of
construction of the north/south road until a later phase of the development,
but the Committee requested the south side of the road be constructed to
coincide with construction of Phase I. Staff agreed to review this aspect.
Consideration of this application was
deferred to the Council meeting scheduled for November 12, 2002, with staff
providing information on requested items at that time:
- how many trees will be removed
- response from the Developers Group
with respect to water allocation
- comparison of the parking standards
for development at Bullock and Austin Drive
- construction of the south side of
the north/south road to coincide with construction of Phase I
- enforcing/ensuring that pre-selling
does not occur prior to water allocation.
RECOMMENDATION:
That the memorandum from Jim Baird,
Acting Commissioner of Development Services, dated November 4, 2002, providing
an update on the Staff Report for Tenstone Developments Inc., be received;
And that the
deputations by Mr. Stephen Upton of Deltera Inc. and Mr. Peter Turner,
Architect, representing the applicant, Tenstone Development Inc., be received;
That staff be directed to provide
information at the Council meeting scheduled for November 12, 2002, on matters
discussed relating to:
- how many trees will be removed
- response from the Developers
Group with respect to water allocation
- comparison of the parking
standards for development at Bullock Drive and Austin Drive
- timing of construction of the
entire north/south road to coincide with construction of Phase I
- options for ensuring that
pre-selling does not occur prior to water allocation;
And that consideration of the
following recommendation be deferred to the Council meeting scheduled for
November 12, 2002:
"That the report dated November
5, 2002, entitled, “Tenstone Developments Inc., North of Highway 7 between Town
Centre Boulevard, Hydro One Corridor and Cox Boulevard: Precinct Plan, Official
Plan Amendment (OP 01109197) and Zoning By-law Amendment (ZA 01107910), to permit a Mixed Use Development,” be received,
And that the Precinct
Plan, Official Plan Amendment (OP 01109197) and Zoning By-law Amendment (ZA
01107910) applications be approved as follows:
(i) That the
Precinct Plan dated October 21, 2002 (Figure 5) be approved;
(ii) That
the Secondary Plan Amendment incorporating revisions to the Central Area
Planning District, PD 33-1 (OPA 21), for Tenstone Phase II (south of Cox
Boulevard), as set out in Appendix A to this report, be adopted;
(iii) That
the Zoning By-law Amendment, as set out in Appendix B to this report, be
enacted to permit the proposed development subject to a Holding provision that
requires execution of an overall Development Agreement for the entire site and
a site plan agreement for each phase of development, and water being allocated
prior to the Hold being lifted for each applicable phase of the development;
(iv) That
the revised Development Phasing Plan be approved prior to site plan approval
for any phase of this development;
(v) That water allocation to this
development, in the context of the overall water allocation to the Markham
Centre (OPA 21) Secondary Plan area, be addressed to the satisfaction of the
Town, prior to any site plan approval being granted. The owner is put on
notice that there are constraints on the Town’s overall water supply pending
Region of York infrastructure
improvements currently scheduled to be completed by early 2006. The Owner is required to obtain water
allocation from the Town for residential units in this project, and should not
engage in any residential sales activity until water allocation has been
confirmed by the Town for any units proposed to be sold;
(vi) That
the applicant enter into a Development Agreement with the Town, prior to the
execution of any individual site plan or condominium agreements, to provide the
framework for the delivery by the applicant of the key elements of public
infrastructure to support this development, including:
- parkland construction and maintenance in private ownership, with
provision for public access and use;
- timing of installation of interim and final landscaping on parkland,
to correspond to phasing of underground garage construction;
- provision for payment of cash in lieu of parkland dedication;
- road dedication and construction;
- roadway improvements and other traffic study measures;
- construction traffic
- compensation for the removal of trees due to underground garage
excavation
- provision for future signalization of the intersection of the new
public road and Highway 7;
- urbanization by the applicant of the Highway 7 frontage of the subject
lands, to the satisfaction of the Town and the Region of York;
- dedication now or in future of any lands required for the proposed
Highway 7 rapid transit corridor and/or station locations;
- municipal services and water
allocation; and,
- phasing of development.
- provision
for signalization of the intersection of Cox Boulevard and Town Centre Boulevard;
(vii) That the provisions of the Development
Agreement be incorporated into the future site plan and condominium agreements
for each phase of the project, as applicable. The Owner is put on
notice that if the Development
Agreement and corresponding site plan and condominium agreements are not
executed by the Owner in a form
satisfactory to the Town, that the Town reserves the right to require a
plan of subdivision (and subdivision agreement) to create the parcels, dedicate
the public road and provide for other matters outlined in condition (vi) above;
and,
(viii) That the Owner acknowledge that Markham is
currently undertaking a financial strategy for Markham Centre which will
contemplate amongst other techniques, designating the area as a community
improvement district, pilot tax incentive zone and/or special tax assessment
zone and agree to support, in principle, this undertaking.
5. MICHAEL AND VERONICA LARKIN
APPLICATION FOR ZONING BY-LAW AMENDMENT TO IMPLEMENT PHASE 4 OF DRAFT PLAN
19T-95009, BERCZY VILLAGE COMMUNITY
(ZA.02-112485) (10.5)
RECOMMENDATION:
That the
report entitled “Michael and Veronica Larkin – Application for Zoning By-law
Amendment To Implement Phase 4 of Draft Plan 19T-95009, Berczy Village
Community,” be received;
And that
the application to amend zoning by-laws 304-87 and 177-96 be approved and the
implementing by-laws be enacted without further notice.
6. VILLAGES OF FAIRTREE - FOREST BAY HOMES LTD.
NORTH OF STEELES AVENUE, EAST OF MARKHAM ROAD
ZONING BY-LAW (ZA.01-119053)
(10.5)
RECOMMENDATION:
That the report entitled “Villages of
Fairtree – Forest Bay Homes Ltd. (ZA.01-119053)” be received;
That Council determine, as per Section 34(17) of the Planning
Act, that no further notice is required with respect to the proposed
zoning by-law;
And that the application to amend zoning
by-law 90-81, as amended, be approved and the implementing by-law be enacted
without further notice.
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Other
matters considered by the Development Services Committee on November 5, 2002:
7. AIRPORT
ZONING REGULATIONS, TRANSPORT CANADA (13.1)
Town of Markham staff, and Ms. Sharon
Thomas and Mr. Keith Riley of Transport Canada, gave a presentation regarding proposed Airport Zoning
Regulations, relevant to a possible airport in Pickering. They advised no
decision has been made regarding the airport, or what type it would be.
Transport Canada staff displayed a model showing allowable heights and buffer
zones for flight paths, and discussed the impacts of zoning restrictions with
respect to height and hazardous uses, such as a landfill site that may attract
flocks of large birds. Enforcement of the regulations will be a Federal
responsibility.
Committee requested further
information on the issues discussed, and requested a map be provided showing
the noise contours within Markham and specific recommended uses within the
noise contours, as well as providing general flight patterns and height
mapping. Discussions included the enactment process and public information
process. Staff was directed to provide a copy of these discussions to Transport
Canada, for their response.
RECOMMENDATION:
That the presentation by Town of
Markham staff, and Ms. Sharon Thomas and Mr. Keith Riley of Transport Canada, regarding proposed
Airport Zoning Regulations, be received for information;
And that Transport Canada be
requested to hold a Public Meeting in the Town of Markham, with respect to zoning,
structured as a Public Meeting with a presentation and question and answer
session, and properly advertised in the Markham Economist and Sun and Toronto
newspapers.
8. MARKHAM
AGRICULTURAL ASSEMBLY LANDS/ORC LANDS (5.15.2,
13.5.2)
Staff gave a presentation regarding
Markham agricultural assembly lands/ORC lands, and advised that discussions
with ORC had been postponed. Three optional directions were provided to deal
reactively or proactively with Provincial lands in Eastern Markham.
Option:
1. Status
Quo - monitor events
2. Undertake
a Town Structure Review and advise the Province of Markham's preference
3. Undertake
a scoped review, and advise the Province accordingly
Estimated time frames are one year
for Option 2, and several months for Option 3. It was noted that the Province
should be notified of the Town's intention and be requested not to take any
action in the near future, noting concern for the results of tenant-purchase
actions in Durham Region. Staff advised that EA and survey processes may take
as long as two years to complete before the Province can proceed, and that the
Town needs to prepare in order to respond to the Province. It was suggested
that forming a Committee may be the best way to coordinate an approach to the
issues in East Markham. Committee discussed several additional options at great
length.
Committee discussed factors that will
significantly influence the future structure of Markham, as well as current and
pending initiatives of the Town, such as the Engage Markham 21st
Century strategy and corporate goals - in particular "managed
growth". It was clarified that "managed growth" does not assume
growth.
A draft resolution was provided for
review, and the Committee discussed the proper wording to ensure the Province
gets the right message - that the Town wants the Provincial lands retained in
public ownership, while not limiting options for the land until the Town's
Strategic Review is completed.
Staff was directed to provide a
preliminary report on a Strategic Review of East Markham, and to prepare Terms
of Reference for the proposed new Committee to coordinate an approach to the
issues in East Markham, for the next Development Services Committee meeting.
Committee also requested staff to
follow-up on a previous Committee request for options to protect farmland.
RECOMMENDATION:
That the staff presentation regarding
Markham agricultural assembly lands/ORC lands, be received for information;
And that consideration of the
Markham agricultural assembly lands/ORC lands be deferred and referred to the
Development Services Meeting scheduled for November 19, 2002;
And that staff be directed to
provide, on November 19, 2002, a preliminary report on a Strategic Review of
East Markham, and prepare Terms of Reference for the proposed new Committee to
coordinate an approach to the issues in Eastern Markham.
9. PRESENTATION OF SERVICE AWARDS (12.2.6)
The following employees were presented with service awards:
David Blizzard, Fire Prevention
Officer, Fire Department - 25 years
Frederick Watt, Works Inspector,
Engineering - 20 years
Eardley Adams, Manager, Business
Operations, Capital Assets - 15 years
Gwen Fletcher, Administrative
Assistant II, Recreation Services - 15 years
Judith Kosch, Administrative
Assistant IV, Financial Services - 15 years
Peter Michaud, Sewer Flusher/Camera Operator, Waterworks - 15 years
Wanda Stover, Applications
Administrator, Building Services - 15 years
Clayton Williams, Draftsperson I,
Planning - 15 years
10. HERITAGE MARKHAM COMMITTEE MINUTES
- October 9, 2002 (16.11)
RECOMMENDATION:
That the minutes of the Heritage Markham Committee meeting,
held October 9, 2002, be received.
11. REPORT ON INCOMING PLANNING APPLICATIONS
FOR THE PERIOD OF SEPTEMBER 28, 2002 TO OCTOBER 15, 2002 (10.0)
RECOMMENDATION:
That
Committee receive the report entitled “Report
on Incoming Planning Applications for the period of September 28, 2002 to
October 15, 2002” and direct staff to process the applications in accordance
with the route outlined in the report.
12. THE
JOSEPHUS REESOR HOUSE AND THE JOSEPHUS REESOR
TENANT HOUSE, 7447 AND 7449 9TH
LINE
DESIGNATION UNDER PART IV OF THE ONTARIO HERITAGE ACT(16.11.3)
The Committee
received a request from Roy Mason of KLM Planning Partners Inc., representing
the property owner of 7447 and 7449 9th Line, to defer consideration
of the designation of the Josephus Reesor House and the Josephus Reesor Tenant
House, so that the applicant can seek advice from a Heritage Consultant.
Mr. Harry Snape,
tenant of 7449 9th Line, requested the Committee's assistance in delaying
eviction from the dwelling, and in preventing the property owner from blocking
the driveway.
Committee advised
that the Town supports occupation of Heritage dwellings as it helps to preserve
the structure, however, the Town has no jurisdiction over tenant-landlord
issues.
RECOMMENDATION:
That the deputation by Mr. Harry Snape, tenant at 7449
9th Line, with respect to the designation of the Josephus Reesor House and the
Josephus Reesor Tenant House, be received and referred to staff;
And that consideration of the following recommendation be
deferred until December 3, 2002, at the latest:
"That
Heritage Markham's recommendation to designate the Josephus Reesor House and
the Josephus Reesor Tenant House at 7447 and 7449 9th Line 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."
13. WISMER
COMMONS COMMUNITY PHASE 3/4
- WISMER MARKHAM DEVELOPMENTS INC 19TM-02008,
- DANVEST WISMER INVESTMENTS LTD/DOVCOM REALTY INC 19TM-02009
- BRAWLEY MANOR CORPORATION 19TM-02010
- THE BRIDGE/16TH & MCCOWAN HOLDINGS LIMITED 19TM-02011
- IBRANS DEVELOPMENT LTD. 19TM-02012
PRELIMINARY REPORT: APPLICATIONS FOR APPROVAL OF
DRAFT PLANS OF SUBDIVISION AND REZONINGS (10.5, 10.7)
RECOMMENDATION:
That the Planning Department report entitled “Preliminary
Report, Applications for approval of Draft Plans of Subdivision and Rezonings,
Phase 3/4, Wismer Commons Community” for applications submitted by Wismer Markham
Developments Inc. 19TM-02008, Danvest Wismer Investments Limited/Dovcom Realty
Inc. 19TM-02009, Brawley Manor Corporation 19TM-02010, The Bridge/16th
& McCowan Holdings Limited 19TM-02011 and Ibrans Development Ltd.
19TM-02012 dated November 5, 2002, be received as information for
consideration at the public meeting.
And that a Public Meeting be held to consider the
applications submitted by Wismer Markham Developments Inc. 19TM-02008 (SU 02 113757, ZA 02
113879), Danvest Wismer Investments Limited/Dovcom Realty Inc. 19TM-02009 (SU
02 114206, ZA 02 114202), Brawley Manor Corporation 19TM-02010 (SU 02 115478, ZA
02 115483), The Bridge/16th & McCowan Holdings Limited
19TM-02011(SU 02 115896, ZA 02 115894) and Ibrans Development Ltd. 19TM-02012
(SU 02 116539, ZA 02 116538) for subdivision approval (Phase 3/4) and
implementing zoning by-law amendments.
14. BARWIN LIMITED PARTNERSHIP, 55 HARVEST
MOON DRIVE
APPLICATION FOR ZONING BY-LAW AMENDMENT AND SITE PLAN APPROVAL TO PERMIT A
RESTAURANT USE (ZA 01 113977 & SC 01 115415)
(10.5, 10.6)
Correspondence
was received from Laureene and Stanley Lee, 68 Harvest Moon Drive, Markham, in
objection to the application by Barwin Limited Partnership, 55 Harvest Moon
Drive.
Staff
reviewed the amendments made to the application to address the residents'
concerns. The request for a second restaurant use has been dropped, and the
proposal now seeks to recognize the one existing restaurant. The applicant has
agreed to construct an indoor garbage enclosure, and the applicant advised that
although the current tenant cannot be required to install an ecologizer, any
future tenants will be required to do so.
Committee
expressed concern that the residents have not been advised of the amendments to
the application, and directed that a Public Information Meeting be held as soon
as possible, prior to being brought back to the Committee for a decision.
Committee
directed staff to follow-up on a request for a report on the
notification process.
RECOMMENDATION:
That the
correspondence from Laureene and Stanley Lee, 68 Harvest Moon Drive, Markham,
in objection to the applications (ZA 01 113977 & SC 01 115415)
submitted by Barwin Limited Partnership for a zoning
by-law amendment and site plan approval to permit a restaurant use at 55
Harvest Moon Drive, be received;
And that the report entitled “Barwin Limited
Partnership, Application for Zoning By-law Amendment and Site Plan Approval to
permit a restaurant use at 55 Harvest Moon Drive, File No ZA 01 113977 and SC
01 115415”, be received;
And that consideration of this
application be deferred to a future Development Services Meeting, following a
Public Information Meeting.
15. 1107656 ONTARIO LTD., LEITCHCROFT
COMMUNITY
LOTS 1,2,3,4, 6, REGISTERED PLAN 65M-3575, AND
BLOCKS 41, 42, 43, REGISTERED PLAN 65M-3226
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS
(OP 02-112639, ZA.02-112690) (10.3, 10.5)
Staff reviewed the applications for technical amendments,
further to Official Plan and Zoning By-law amendments that had already been
approved for this proposal.
Mr. Jim Kirk of Malone Given Parsons, was in attendance to
represent the applicant, 1107656 Ontario Ltd. He advised additional water
allocation is required for 75 units.
Committee reviewed parkland dedication, and stated that
cash-in-lieu should not be accepted, as there is a shortage of parkland.
RECOMMENDATION:
That the
report entitled “Preliminary Report: Application by 1107656
Ontario Ltd. for Official Plan and Zoning By-law Amendments to permit water
allocation for an additional 650 residential units, to delete requirements for
at-grade commercial uses along street frontages and to incorporate technical
amendments to By-law 177-96 on Lots 1, 2, 3, 4, and 6 Registered Plan 65M-3575
and Blocks 41, 42, 43 Registered Plan 65M-3226, Leitchcroft Community (File
Nos. OP 02 112639 and ZA 02 112690)” be received;
That a Public Meeting be
held to consider the proposed Official Plan Amendment and Zoning By-law
Amendments;
And that the Public
Meeting be scheduled when staff is satisfied that the issue of parkland
conveyance, and proposed revisions to the site plan for Lot 4 Plan 65M-3575, have
been adequately resolved to the extent that they can be addressed in zoning
terms.
COMMUNICATIONS
16. TORONTO
AND REGION CONSERVATION AUTHORITY,
SEPTEMBER
16, 2002 "Annual Report for 2002" (13.0)
(Copy of
report available in the Clerk's Department)
-
Receive
17. YORK
REGION, OCTOBER 17, 2002
"Telecommunications
Trenching" (13.4)
- Receive
18. YORK
REGION, OCTOBER 17, 2002
"Peat
Extraction" (13.4)
- Receive
19. YORK
REGION, OCTOBER 17, 2002
"Highway
7 Corridor Employment Land Analysis" (13.4)
- Receive and refer to staff for
consideration in context of
the
Town's review of policies for the Highway 7 Corridor.
20. LAURIER
HOMES, OCTOBER 21, 2002
"Amber
Plains Investments Marketing Handout" (10.0)
(Marketing
Handout will be circulated at the meeting)
- Receive
………..………………………………………
The Committee recessed In-camera at
5:10 p.m. to discuss a confidential property matter, and reconvened at 5:15
p.m. to report.
……………………………………………….
21. CONFIDENTIAL PROPERTY MATTER (5.15.2, 13.5.2)
RECOMMENDATION:
That consideration of the
confidential property matter be deferred to the Development Services Committee
meeting scheduled for November 19, 2002.
Public
Meeting
Attendance
|
Councillor
J. Heath
|
J. Baird, Acting Commissioner of
Development Services
R. Blake, Senior Project
Coordinator
K. Bavington, Committee Clerk
|
The Development Services Committee
convened at the hour of 7:10 p.m. in the Council Chamber with Councillor G.
McKelvey in the Chair.
22. 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) (10.4, 10.5)
Councillor J. Virgilio disclosed an interest with respect to
the proposed development by Rodeo Fine Homes Inc., located at 348 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 Chair advised that the subject
of the Public Meeting this date was to consider application Files OP.02-110493
and ZA.02-110495, submitted by Rodeo Fine Homes Inc. for Secondary Plan and
zoning by-law amendments to permit townhouses at 348 Steeles Avenue East and 2
Valloncliffe Road.
Committee was advised that 268
notices were mailed on October 16, 2002, and two public meeting signs were
posted on October 16, 2002. Committee received correspondence from:
1. Donald M. Biback of Beacon Group Real
Estate Services, 60 St. Clair Avenue East, Toronto - with concerns;
2. Gloria
Wong, 151 Bestview Drive, North York - in objection;
3. George
Swartz, 1 Huckleberry Lane - with concerns.
Staff gave a
presentation regarding the proposal, explaining the location, surrounding uses,
proposed uses and density of the subject property. Staff discussed the issues
of concern, being: refinements to ensure compatibility and no adverse impacts
on surrounding uses; tree and vegetation study; and, traffic impact study. Both
studies have been submitted by the applicant and are currently being reviewed
by staff. Visitor parking is not a zoning requirement, however, four spaces
have been provided on the site.
Mr. David Butler of
The Butler Group, representing the applicant, Rodeo Fine Homes Inc., advised
that two Public Information Meetings have been held in conjunction with the
ward councillor. Mr. Butler suggested the proposal had merit and would not have
any negative impacts.
The following members of the public
spoke in opposition to the proposal:
1. Ms.
Ronnit Mamber, 3 Huckleberry Lane
2. Mr.
Donald Sklar, 21 Seinecliffe Road
3. Mr.
Basil Haynes, 344 Steeles Avenue E.
4. Dr.
Sol Laski, 19 Seinecliffe Road
5. Mr.
Allan Ebedes, 29 Limcombe Drive
6. Mr.
Irving Wolkowicz, 3 Valloncliffe Road
7. Mr.
Donald Biback, 23 Valloncliffe Road
8. Mr.
George Swartz, 1 Huckleberry Lane
9. Ms.
Margaret Kwok, 1 Valloncliffe Road
10. Mr.
Mark Sibilia, 4 Huckleberry Lane
Their concerns included:
- increased density is not
compatible with surrounding uses and there is no transition between densities
- decreased property values for
surrounding properties
- loss of landscaping and mature
trees, and resulting loss of sound buffer - a landscaping plan is required
- increased noise
- traffic congestion and hazards at
Steeles Avenue intersection - a possible right-in/right-out turn was suggested
- safety concerns for children on
the street from increased traffic
- insufficient visitor parking and
resulting parking congestion on the streets
- location of garbage and snow
storage
- possible future extension of the
development onto the property to the west
- significant reduction of setbacks
are not compatible with neighbouring standards
- disruption of lifestyle and loss
of privacy
- headlights from the proposed
laneway will shine in the windows of the house facing the development
- objection to the business
principles that make money at the expense of others
Committee and staff discussed
Secondary Plan policies, the planning process and appeal rights. It was
suggested that one unit be eliminated to allow for additional parking, and that
improvements or signalization at the intersection be reviewed. It was noted
that if there is currently a problem with illegal overnight parking on the
street, By-law Enforcement should be notified. Caution was given against speed
humps or other traffic measures that may exacerbate the problem of headlights
shinning in windows.
The Chair advised members of the
public that staff will prepare a report addressing the issues raised, which
will be presented to the Committee with a recommendation in the new year.
Anyone wishing notification was requested to leave their name with staff.
RECOMMENDATION:
That correspondence from Donald M.
Biback, Gloria Wong, and George Swartz, in objection to the application Files
OP.02-110493 and ZA.02-110495, submitted by Rodeo Fine Homes Inc. for Secondary
Plan and zoning by-law amendments to permit townhouses at 348 Steeles Avenue
East and 2 Valloncliffe Road, be received;
And that the
deputations by Mr. David Butler of The Butler Group, representing the
applicant, Rodeo Fine Homes Inc., and by the following people in objection: Ms. Ronnit Mamber, Mr. Donald Sklar, Mr.
Basil Haynes, Dr. Sol Laski, Mr. Allan Ebedes, Mr. Irving Wolkowicz, Mr. Donald
Biback, Mr. George Swartz, Ms. Margaret
Kwok, and Mr. Mark Sibilia, be received;
And that the Development Services
Commission report dated October 8, 2002 entitled "Preliminary Report,
Application by Rodeo Fine Homes Inc. for Secondary Plan and Zoning By-law
Amendments to permit a Block of 10 Townhouses at 348 Steeles Avenue East and 2
Valloncliffe Road, OP.02-110493 and ZA.02-110495" be received;
And that the record of the Public
Meeting held on November 5, 2002, with respect to the proposed amendments to
By-law 1767 and the Thornhill Secondary Plan be received;
And further that the proposed
amendments to By-law 1767 and the Thornhill Secondary Plan be referred back to
staff for a report and recommendation.
ADJOURNMENT