Arvin Prasad, Commissioner of Development Services, advised that this item recommends approval of the Official Plan and Zoning By-Law Amendment applications submitted by 2310601 Ontario Inc. to permit an independent living retirement home complex consisting of 1,081 units. The Owner has been in a position to appeal the applications to the Ontario Land Tribunal since January 20, 2021.
Lincoln Lo, Malone Given Parsons, provided a presentation on the proposed development.
Christiane Bergauer-Free expressed the following concerns regarding the proposed development: the height of the proposed development; the shadow impacts it will have on the townhouses to the east; the impact it could have on the privacy of adjacent residents; the courtyard does not provide enough open space for the future residents of the retirement home; that existing infrastructure and systems may not be able to handle this and other developments being proposed in the area (i.e. library, community centre, road, sewers, hospitals, and emergency services); it does not include enough affordable housing units; and it does not include adequate parking. Ms. Bergauer-Free spoke in opposition to the high density projects that continue to be proposed in existing Markham communities.
The Committee discussed the following relative to the proposed development:
- Appreciated that the proposed development includes both rental and life lease tenures;
- Expressed concern that there may not be adequate parking, as many of the tenants may still drive as the proposed development is targeting seniors that are 50 years plus;
- Expressed concern that the courtyard would have a shadow over it at most times;
- Questioned if the Church had been consulted regarding the construction of the driveway to St. Justin Martyr Church to Mayor Roman Drive;
- Questioned how staff can ensure that proposed development is built as presented at today’s meeting;
- Noted some of the positive attributes of the proposed development, such as the park and school site;
- Requested that attention to the appearance of the building on Highway 7 be considered, suggesting that it needs to be less “boxy” and more animated;
- Questioned the difference between a life lease and a regular condominium;
- Questioned if the Owner is a charitable organization;
- Suggested that parking should not be an issue, as the retirement home will be located on Highway 7 close to transit;
- Questioned if the project was located within a major transit station area;
- Suggested that the proposed development should include 5% affordable housing;
- Expressed concern regarding the height of the proposed development.
The following responses were provided to inquiries from the Committee:
Mr. Lo confirmed that the church has been consulted regarding the construction of the driveway. Mr. Lo clarified that life leases provide buyers with the right to own the unit for their lifetime, and that the unit is transferable after they pass away, noting that the proposal includes this type of unit versus a regular condominium as it allows for restrictions to be made in regards to who can lease the unit (i.e. a requirement that the person must be over 50 years of age or older). Mr. Lo noted that amenity space, such as a yoga room, library, and cinema will face Highway 7 rather than the residential units. Mr. Lo clarified that the building has been designed to include various building step backs, particularly on north and east side of the proposed development to ensure the tallest buildings are located along Highway 7 and to minimize the impact to the townhouses to the east of the subject lands. Mr. Lo explained that he is currently working on the Site Plan with Staff.
Andrew Chan, Corebridge Development Corp., confirmed that the project is being built and operated by a non-profit charitable organization.
Sabrina Bordone, Development Manager, advised that the City has a commitment from the Owner to build the proposed development as approved by Council, and that a variety of measures are being put in place to ensure that proposed development is built to these specifications, such as: 1) By-Law 177-96 is being amended to limit the permitted uses of the subject lands to a retirement home and long-term care facility; and 2) the amending by-law puts holding provisions on the subject lands until certain conditions have been satisfactorily met, including but not limited to, execution of a Section 37 agreement, confirmation from the Archdiocese of Toronto that arrangements have been made for the construction of a driveway to St. Justin Martyr Church to Mayor Roman Drive, and submission of a Water Supply Analysis. Ms. Bordone clarified that the proposed development would be required to be brought back to the Development Services Committee if it deviated from the approved plan.
Arvin Prasad, Commissioner of Development Services, confirmed that the proposed development is not in a major transit station area.
The Mayor requested that Planning Staff consult with the City’s Legal Staff regarding if there are enough provisions in place to ensure that the proposed development gets built as presented.
The Committee thanked the Owner for working with City staff and for consulting with the Church on the driveway.
The Committee requested a recorded vote, which was permitted as delegated authority was being requested.