THE FIFTH MEETING OF THE

THORNHILL SUBCOMMITTEE IN 2004

TOWN OF MARKHAM

Canada Room, Markham Civic Centre

June 17, 2004

MINUTES

Attendance

Thornhill Subcommittee

Mayor D. Cousens

Deputy Mayor F. Scarpitti (Chair)

Regional Councillor J. Jones

Other Council Members

Councillor G. McKelvey

Councillor J. Webster

Staff

J. Baird, Commissioner of Development Services

A. Taylor, Commissioner of Corporate Services

C. Conrad, Town Solicitor

B. Cribbett, Treasurer

S. Birrell, Town Clerk

S. Chait, Director, Economic Development

V. Shuttleworth, Director of Planning and Urban Design

R. Blake, Senior Project Coordinator

D. Ciastko, Economic Development Officer

K. Bavington, Committee Clerk

Applicants, representing 1107656 Ontario Inc.

Hashem Ghadaki, owner

Mohamad B. Ghadaki, owner

Saeid B. Aghaei, owner

Ira Kagan of Kagan Shastri

Jim Kirk of Malone Given Parsons

Others

Marion Matthias, Thornhill resident

The Thornhill Subcommittee convened at 3:30 p.m. with Deputy Mayor F. Scarpitti in the Chair.

SUBJECT: 1107656 Ontario Inc. (Times Group) - Leitchcroft Planning District

Dwelling units, park, and commercial uses

Blocks 45, 46, 49, 50 Reg. Plan 65M-3226 (OP 03 116474, ZA 03 116428)
- And-

Apartment buildings fronting onto Saddlecreek Dr. and South Park Rd.,

and townhouse blocks fronting Times Ave. (OP 03 116476, ZA 03 116428)

(10.3, 10.5)

1. Minutes

Moved by: Regional Councillor J. Jones

Seconded by: Councillor G. McKelvey

That the Minutes of the Thornhill Subcommittee meeting held May 19, be received.

CARRIED

2. Correspondence

a) Frederick Woo, 127 Pond Drive, May 4, 2004, requesting notice of all meetings, including Subcommittee meetings, with respect to the proposal in Leitchcroft.

b) Councillor David Cohen, Ward 3, Richmond Hill, with comments on the proposal.

c) Frederick Woo, June 6, 2004, with comments on the proposal.

Moved by: Regional Councillor J. Jones

Seconded by: Councillor G. McKelvey

That correspondence from Frederick Woo (2) and Richmond Hill Councillor David Cohen, be

received;

And that Frederick Woo be notified of future Thornhill Subcommittee meetings regarding

Leitchcroft.

CARRIED

3. Applicant's Summary

Ira Kagan advised that at the OMB pre-hearing conference held on June 14, 2004, strong support for the applicant was demonstrated by residents. A second pre-hearing meeting is set for July 26, 2004, as the Town has not yet determined its position. He urged the Town to make a determination by June 30, 2004.

Mr. Kagan summarized the applicant's proposal and advised that further amendments have been made to the proposed park, in the nature of adding 1.5 acres and including linkages to open spaces on both side of the park, a walking trail throughout, enhanced street landscaping, and "active" park features - tennis courts, splash pools, a gazebo with potential for band shell activities, an ice rink, and a building that will accommodate a community centre, daycare, indoor gymnasium, and a private school.

Mr. Kagan reviewed the benefits relating to fiscal impacts and transit support with the proposed high density residential use on the transit line. He considered that major business uses rather than industrial uses are more appropriate for this site, and that office lands should front on Highway 7, although in discussions with major office developers, they had indicated they would not be interested in the Highway 7 sites.

Mr. Kagan summarized that if Council supports the conversion of the use, that the OMB hearing would not be necessary, however, the OMB will have to deal with the concerns of other parties that are seeking status at the hearing.

4. Summary of Town Staff Position

The Commissioner of Development Services summarized the position of Town staff.

Fiscal Impact Analysis: Finance staff question the underlying assumptions of the applicant with respect to tax rates, assessment values, and long-term costs. Staff conclude that the proposal would, at best, break even financially, and that employment lands would provide positive net revenues.

Employment Land Needs: Only 240 acres of market-ready Business Park land is available in Markham, less that a three-year supply. There is also a shortage of market-ready and undeveloped Business Park land in the Town. The Town has an ample supply of vacant residential land. Residential development of the Leitchcroft lands is not necessary to meet the Town's housing requirements.

Market Considerations: There is a growing demand for office and prestige industrial land, and there are few market-ready sites available.

Land Use and Planning: The subject site is well suited for office use, and it is an opportunity for high-density office development. Conversion to residential would set a precedent for similar redesignation applications and is inconsistent with Markham's Engage 21^st Century strategic objectives. A balanced mix of residential/commercial/employment uses is more conducive to live/work combinations and to rapid transit support.

5. OMB Prehearing Update

The Town Solicitor provided an update regarding the OMB prehearing conference held on June 14, 2004. A second pre-hearing conference has been scheduled for July 26, 2004 and the appeal hearing has been set to start on November 24, 2004, despite both the applicant and the Town indicating to the Board that they did not want to proceed at this time. Other parties besides the Town and the applicant are involved and will be part of the negotiations, whether the Town approves the application and the applicant withdraws the appeal, or not.

The Town Solicitor did not recommend approval in principle, as issues need to be identified, and details need to be included. If the Town approves the application, as much detail as possible (such as maximum number of units, size of the park, and setbacks) should be in the resolution, otherwise, all the details will be entirely up to the Board. The Town could lose the right to negotiate, other than site plan issues.

6. Discussion

The following comments were made:

- overall proposed density is 90 units per acres (1,800 units)

- 407 frontage should be prime business park use, avoid setting a precedent for other developers to request the same conversion of use

- Regional figures indicate that York Region has the poorest live/work ratio -53.8% - and this area has become a residential area, through incremental amendments. The nature of the development in this area has changed, and more residential use should be considered

- assessment ratios for live/work areas is usually 70/30 (residential/non-residential) This provides an opportunity for a higher ratio, to avoid more residential units that would result in larger commuter numbers

- this matter was referred to the Thornhill Subcommittee to seek compromise, however, no compromises have been achieved

- Council does not have the benefit of a staff review or report on the proposal, including recent amendments to the plan such as the increase in the park size, to base an approval on. It would be difficult to make a decision dealing with parking, maximum number of units, rapid transit sites, and other details.

- the applicants indicated they are willing to work out details with the Town before the November hearing, as long as progress is made, such as the Town's approval of the application

- if the Town agrees with residential conversion, it was suggested the Town should deny the application and fight for the details at the OMB. If the Town adopts the amendment, the details will be worked out between the Board and the applicant.

- Committee requested tax revenue information for the IBM complex and other similar sites.

7. Recommendation

Moved by: Councillor G. McKelvey

Seconded by: Mayor D. Cousens

That the application by 1107656 Ontario Inc. (Times Group) - Leitchcroft Planning District

(OP 03 116474, ZA 03 116428, OP 03 116476, ZA 03 116428) be referred to Council on June 30, 2004, without a recommendation.

CARRIED

8. Adjournment

The Thornhill Subcommittee adjourned at 5:00 p.m.