Minutes
Development Services Public
Meeting
February 4, 2014 - 7:00 PM
Council
Chamber
Meeting No. 2
All
Members of Council
Development
Services
Chair: Regional Councillor Jim Jones
Vice-Chair: Councillor Don Hamilton
Attendance
Councillor Alex Chiu
Regrets
|
Stephen Chait, Director, Economic
Development
Scott Heaslip, Senior Project
Coordinator
Huyen
Hare, Senior Business Development Officer
Regan Hutcheson, Manager, Heritage Planning
Richard Kendall, Manager, Central
District
Rino Mostacci, Director of Planning
and Urban Design
Kitty Bavington, Council/Committee Coordinator
|
The Development Services
Public Meeting convened at 7:00 PM in the Council Chamber with Regional Councillor
Jim Jones in the Chair.
Disclosure of Pecuniary Interest – None Declared
1. PRELIMINARY REPORT
2310601 ONTARIO INC.
3912 AND 3928 HIGHWAY 7
APPLICATIONS FOR OFFICIAL PLAN
AND
ZONING BY-LAW AMENDMENT AND
DRAFT PLAN OF SUBDIVISION TO
PERMIT A
HIGH AND MEDIUM DENSITY
RESIDENTIAL DEVELOPMENT
SU 13 113228, OP 13 113228 AND ZA 13
113228 (10.3, 10.5, 10.7)
Report
The Public Meeting this date was to
consider an application submitted by 2310601 Ontario Inc. to amend the Official
Plan (Revised 1987, as amended), Zoning By-law Amendment and for Draft Plan of
Subdivision at 3912 and 3928 Highway 7, north side of Highway 7 between Village
Parkway and Verclaire Gate (SU 13 113228, OP 13 113228 and ZA 13 113228).
The Committee Clerk advised that 167 notices were mailed on January 15,
2014, and a Public Meeting sign was posted on January 14, 2014. Fifteen written submissions were received
regarding this proposal, and one additional submission was received at the
meeting.
Staff gave a presentation regarding the proposal, the location,
surrounding uses and outstanding issues: density comparison with OMB approvals
for Peak Gardens, Lee and Times; School Board requirements; park requirements;
compatibility with existing community; and, transportation.
The Committee discussed the transition of housing types in the
community, density, road alignment and connections at Buchanan Drive, orientation
of buildings, school requirements, the need for parkland, and the impact on the
parking requirements for St. Justin Martyr Church. Discussions included the
Planning application and consultation processes. The Committee requested a map
indicating the approved densities in the area and it was suggested that a
Master Plan for the area would be beneficial.
Michelle McCarthy and David Charezenka of Dillon Consulting Limited, and
members of the consulting team representing the applicant, made a presentation
providing additional details regarding the site plan, shadowing, and
elevations. The applicant will work with the church, School Board, community,
and staff to resolve issues.
Randy Thummel spoke in
opposition to the proposal with respect to the proposed density increase that
is not consistent with the OMB decision and the Official Plan, and the lack of
parkland. Mr. Thummel provided a written copy of his statement.
David McBeth spoke in
opposition with respect to the compatibility of the proposal with the existing
dwellings, parking issues relating to the church, and snow removal/storage
issues.
Ken Wightman spoke in
opposition to the proposal with respect to the provision of parkland, School
Board requirements, and increased density.
Chris Bergauer-Free spoke in
opposition to the proposal with respect to School Board and recreation facility
requirements, and preservation of trees and the environment.
Nalin Khosia spoke in
opposition to the proposal with respect to the provision of parkland, the
density, and the lack of improvements to the plan since the community meeting.
Mansourali Kara spoke in
opposition to the proposal, having bought his property with the understanding
the subject lands would be a park.
Ed Legere spoke in opposition
to the proposal with respect to the lack of parkland, and traffic concerns.
Tupper Wheatley spoke in
opposition to the proposal with respect to the provision of green space and
parkland.
The Committee directed that
staff prepare Master Plan concepts for Hildebrand, Peak Gardens, and Lee
Developments, for a review by the Unionville Subcommittee. The Subcommittee
will meet in the evening so that public can attend, and notice will be provided
to anyone who makes a written request to be notified.
Moved by:
Councillor Don Hamilton
Seconded
by: Councillor Colin Campbell
1)
That written submissions
from Karim Karmali, Emeka Okongwu, Peter Lee, Ken Wightman (2),
Carol Lancefield, Alexander Tse, Karen Gullason, Tom Zigomanis, Paul Kerys,
Mary Flynn-Guglietti of McMillan LLP (2), Winnifred Ng, Rev Joseph M. Singh of
St. Justin, Martyr Parish, Ira T. Kagan of Kagan Shastri LLP, and Randy Thummel, regarding 2310601 Ontario
Inc., 3912 and 3928 Highway 7, be received; and,
2)
That the
deputations by Randy Thummel, David McBeth , Ken Wightman, Chris Bergauer-Free, Nalin
Khosia, Mansourali Kara, Ed Legere, and Tupper Wheatley regarding
2310601 Ontario Inc., 3912 and 3928 Highway 7, be received; and,
3) That the staff report dated November 5, 2013 titled
“PRELIMINARY REPORT, 2310601 Ontario Inc., 3912 and 3928 Highway 7,
Applications for Official Plan and zoning by-law amendment and draft plan of
subdivision to permit a high and medium density residential development, File
NOS. SU 13 113228, ZA 13 113228 and SU 13 113228,” be received; and,
4) That the record of the Public Meeting held on February 4,
2014 with respect to the applications, be received; and,
5) That the applications be referred back to staff for a report;
and,
6) That staff prepare Master
Plan concepts for Hildebrand, Peak Gardens, and Lee Developments for a review by
the Unionville Subcommittee; and,
7) That appropriate parkland be achieved
for this development; and further,
8) That staff be authorized and directed to do all things
necessary to give effect to this resolution.
CARRIED
2. REQUEST TO REMOVE RESTRICTIONS
ON THE APPROVAL OF ADDITIONAL
RESTAURANT FLOOR SPACE
WITHIN THE COMMERCIAL CORE
AREA OF
HISTORIC UNIONVILLE
UNIONVILLE BUSINESS
IMPROVEMENT AREA (10.5)
Report
The Public Meeting this date was to
consider an application initiated by the City of Markham for amendment to the
Official Plan (Revised 1987, as amended) and Zoning By-law Amendment to remove
the restrictions on the approval of additional restaurant floor space within
the commercial area of historic Unionville and to permit additional uses in the
Core Area (OP 14 107181).
The Committee Clerk advised that 139 notices were
mailed on January 15, 2014, and notice was published in the Markham Economist
and Sun on January 16, 2014. Two written submissions were received during
the meeting, regarding this proposal.
Staff gave a presentation regarding the proposal for policy changes
that would permit additional restaurant floor space and additional uses within
the commercial core area of historic Unionville; the location; and outstanding
issues identified through public consultation and the Precinct Master Plan
Study: the planned function of Main Street Unionville; limitation of number of
restaurants; types of restaurants to be permitted; types of uses to be
permitted; and building size restrictions. Options and recommended amendments
to the Secondary Plan and Zoning By-law were reviewed.
Staff responded to several
questions from the Committee with respect to definitions and identifying the
types of establishments, particularly fast food vs. restaurant use, the types
of permitted uses, and maintaining the unique character of Main Street.
Brian Brewer, representing the
Unionville Ratepayers Association, advised that the Association has reviewed and
supports the proposed changes, but cautioned against restaurants outnumbering
retail uses, which will impact the character of Main Street. Mr. Brewer
recommended that the Main Street Unionville Committee continue to monitor and provide
annual status reports on restaurant uses, and that a marketing plan be
established to create the vision. Mr. Brewer also noted that this proposal precedes
the completion of the Precinct Master Plan study and may impact the study outcome.
Mr. Brewer thanked staff for their work on this project and provided a written
copy of his presentation.
Sharon Taylor Wood spoke in
support of the proposal to amend the By-law and suggested the review of the
50/50 provision is overdue.
Reid McAlpine, President of
the Unionville Villagers Association, noted that a committee of his Association
has had an opportunity to review the proposal and will be seeking input from
the full Association in the near future. Mr. McAlpine indicated the UVA
committee has no objection, subject to clarification on several issues,
including definitions for 'restaurant, fast food' and 'health centre'; the
distinction between 'restaurant' and 'tavern/bar'; allowing ground floor
business and professional offices; exclusion of 'adult goods'; and provisions
for restaurant parking. The UVA encourages the development of a retail vision
to improve the commercial health of Main Street. Mr. McAlpine provided a
written copy of his presentation.
Robert Kadlovski spoke in support
of this initiative, but expressed concerns for definitions, controls, and
clarity for the gray areas, such as fast food restaurants. Mr. Kadlovski
encouraged preserving the character of Main Street Unionville. He noted that
the successful Distillery District maintains a 50/50 policy and suggested best
practices such as: attracting other than 'local' businesses; an open-and-close /
hours of operation by-law; enforcement of signage and building standards;
additional patio seating; and hiring a specialist to bring the desired retail
to the street.
Chris Bergauer-Free referred
to the diversity of uses that used to operate on Main Street, and the intention
to return to that variety. Ms. Bergauer-Free suggested the Crosby Arena and
other facilities be included, to prevent the establishment of a supermarket at
that location; that patios be permitted; and to create and a place for young
people. Staff clarified options for variances through the Committee of
Adjustment.
Doug Denby spoke of the
uniqueness of Main Street Unionville, and challenges of modern businesses.
Mavis Smiley spoke of the successful aspects and
businesses on Main Street and the desire to again attract local people to the
street, and hoped it remained unique.
A representative of the Unionville BIA indicated 100%
support of the Board for removal of the restrictions.
The Committee indicated support for Option 3a – Removal of the Existing Policy/Addition of New Uses, and
any relevant sections of Option 2a - Allow
"Restaurants" associated with Retail Operations, with
clarification on the definitions from the Legal Department. The Committee directed that this matter come
back to Development Services Committee on February 25, and to Council on March
5, 2014.
The Committee thanked the community for its feedback
and the Ratepayer Associations for their presentations.
Moved by: Mayor Frank Scarpitti
Seconded by: Councillor Don Hamilton
1)
That the
deputations by Brian Brewer, representing the Unionville Ratepayers Association,
Sharon Taylor Wood, Reid McAlpine, Unionville Villagers Association, Robert
Kadlovski, and Chris Bergauer-Free regarding the removal of restrictions
on the approval of additional restaurant floor space within the Commercial Core
Area of Historic Unionville, be received; and,
2)
That the written
submissions by Brian Brewer, representing the Unionville Ratepayers Association, and
Reid McAlpine, President of the Unionville Villagers Association regarding the
removal of restrictions on the approval of additional restaurant floor space
within the Commercial Core Area of Historic Unionville, be received; and,
3) That the Development Services Commission report dated December
3, 2013, titled “Request
to Remove Restrictions on the Approval of Additional Restaurant Floor Space
within the Commercial Core Area of Historic Unionville, File No. 14 107181” be received; and,
4) That the Record of the Public Meeting held on February 4,
2014 with respect to the proposed amendments to the Official Plan (Unionville
Core Area Secondary Plan) and Zoning By-law 122-72, as amended, be received;
and,
5) That
the applications for a proposed Official Plan Amendment (OP14 107181) and
Zoning By-law Amendment (ZA 14 107181) initiated by the City of Markham, be
referred back to staff for a report and a recommendation to
Development Services Committee on February 25, for Option 3a and any relevant sections of Option 2a and clarification on
the definitions from the Legal Department; 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 11:15 PM.
Alternate formats for this document
are available upon request.