Ben Phillips, Manager, Official Plan Review Team, provided an overview of the Recommendation Report on Reimagining the Mall, which includes a report on comments received and revisions to the Official Plan Amendment Policies.
Councillor Saito expressed disappointment with the 10% affordable housing provisions and expressed concern that further to her request, the distance separation was not addressed, and noted that what staff are considering is not acceptable for two properties in her Ward and, further noted that a Meadowvale Character Study was conducted and recommended distance requirements. Councillor Saito advised that she would not support not having something in the Policy that relates to the distance as recommended in the Study and applied to the Erin Mills Town Centre and Meadowvale Town Centre.
Ben Phillips, Manager, Official Plan Review Team, explained that in the Official Plan distance requirements are not typically specified and that they are included in built form guidelines for future design, and noted that he would take direction from her to review.
In response to Councillor Saito’s inquiries regarding the three and two storey heights for the commercial area, and the reason that Erin Mills Town Centre and Meadowvale Town Centre are not considered as a major transit station areas, Ben Phillips, Manager, Official Plan Review Team, explained that the three and two storey heights apply to future developments, and further explained that a major transit needs to be a BRT or LRT.
Councillor Saito, moved a Motion to approve the Report Recommendations with an amendment to include the distance requirements as recommended in the Meadowvale Character Study.
Councillor Mahoney acknowledged the work the team has done and the flexibility in negotiations and consultations to find a middle ground, and looks forward to working on the projects moving forward.
In response to Councillor Fonseca’s inquiry regarding affordable and middle income housing benchmarks for Rathwood and Applewood, communities and whether the only way to achieve them is through Community Benefits, Ben Phillips, Manager, Official Plan Review Team we do have policies that encourage affordable housing, but given the numbers, it was felt that it wouldn’t be appropriate to ask for a minimum percentage for Rathwood and Applewood communities.
Councillor Fonseca, noted that moving forward there needs to be a continue focus on the affordable housing aspect of the Rockwood Mall site and the access from Dixie Road not spilling over to the resident streets primarily Bough Beeches Blvd.. Councillor Fonseca further noted that there were comments from the applicant regarding Hickory Drive and that, Hickory Drive is outside the community node, but would speak to staff offline regarding the comments.
In response to Councillor Ras’ inquiry regarding whether there is a plan to scale back the numbers with respect to density targets and rations of people and jobs per hectare, and further, whether new applications would have to wait a couple of years to request changes, Ben Phillips, Manager, Official Plan Review Team advised that there is no plans to change the numbers, and further advised that new applicants could resubmit a rezoning application.
The following persons spoke:
- Jim Levac, Partner, Glen Schnarr and Associates, noted that letters on behalf of Sheridan Park Inc. (Dunpar Developments) and Moguard Corporation, have been submitted to the Planning and Development Committee in advance of the meeting outlining concerns, specifically with the affordable housing policies and height and density limits, and take the position that there needs to be further dialogue on these two issues and requests that the Official Plan not be adopted in its original form.
- Jennifer Januczek, Planner, BILD noted that a letter outlining concerns has been submitted to the Planning and Development Committee in advance of the meeting. Ms. Januczek, identified and spoke to housing policies falls short of its achieving its intended objective for the delivery of affordable housing as it is inconsistent with the housing plans and lack of partnership models, the need to coordinate with the Regional housing efforts and requests the City defer the adoption of this policy until the Region has completed it work, and consideration of the effects of COVID-19.
Ms. Januczek, noted that BILD and Peel Chapter remains committed in its partnership with the City to work on solutions housing options.
- David Bronskill, Goodmans LLP, noted that letters on behalf of 1315 Bough Beeches Ltd and Calloway REIT, outlining concerns, has been submitted to the Planning and Development Committee in advance of the meeting and spoke to below market housing policies and how these policies relate to Inclusionary Zoning and; therefore, should not to be included as drafted in the Official Plan.
In response to Councillor Saito’s regarding staff’s advice that what we were including in the Official Plan is valid and permitted under the Planning Act, Ben Phillips, Manager, Official Plan Review Team confirmed that in several areas, throughout the Official Plan there is minimum requirements adding that to policies attached to affordable housing which is a priority for the City and the Province and that there appears to be a difference of opinion on the language used.
Councillor Saito spoke to Mr. Levac’s comments regarding heights and density, and noted that through the Meadowvale Character Study, heights and density have been set for the Meadowvale community and further noted she has met with Moguard Corporation regarding
Ben Phillips, Manager, Official Plan Review Team, provided an overview of the Recommendation Report on Reimagining the Mall, which includes a report on comments received and revisions to the Official Plan Amendment Policies.
Councillor Saito expressed disappointment with the 10% affordable housing provisions and expressed concern that further to her request, the distance separation was not addressed, and noted that what staff are considering is not acceptable for two properties in her Ward and, further noted that a Meadowvale Character Study was conducted and recommended distance requirements. Councillor Saito advised that she would not support not having something in the Policy that relates to the distance as recommended in the Study and applied to the Erin Mills Town Centre and Meadowvale Town Centre.
Ben Phillips, Manager, Official Plan Review Team, explained that in the Official Plan distance requirements are not typically specified and that they are included in built form guidelines for future design, and noted that he would take direction to review.
In response to Councillor Saito’s inquiries regarding the three and two storey heights for the commercial area, and the reason that Erin Mills Town Centre and Meadowvale Town Centre are not considered as major transit station areas, Ben Phillips, Manager, Official Plan Review Team, explained that the three and two storey heights apply to future developments, and further explained that major transit needs to be a BRT or LRT.
In response to Councillor Fonseca’s inquiry regarding affordable and middle income housing benchmarks for Rathwood and Applewood, communities and whether the only way to achieve them is through Community Benefits, Ben Phillips, Manager, Official Plan Review Team we do have policies that encourage affordable housing, but given the numbers, it was felt that it wouldn’t be appropriate to ask for a minimum percentage for Rathwood and Applewood communities.
Councillor Fonseca, noted that moving forward there needs to be a continued focus on the affordable housing aspect of the Rockwood Mall site and the access from Dixie Road not spilling over to the resident streets primarily Bough Beeches Blvd. Councillor Fonseca further noted that there were comments from the applicant regarding Hickory Drive and that Hickory Drive is outside the community node, but would speak to staff offline regarding the comments.
In response to Councillor Ras’ inquiry regarding whether there is a plan to scale back the numbers with respect to density targets and rations of people and jobs per hectare, and further, whether new applications would have to wait a couple of years to request changes, Ben Phillips, Manager, Official Plan Review Team advised that there is no plans to change the numbers, and further advised that new applicants could resubmit a rezoning application.
The following persons spoke:
- Jim Levac, Partner, Glen Schnarr and Associates, noted that letters on behalf of Sheridan Park Inc. (Dunpar Developments) and Morguard Corporation, have been submitted to the Planning and Development Committee in advance of the meeting outlining concerns, specifically with the affordable housing policies and height and density limits, and take the position that there needs to be further dialogue on these two issues and requests that the Official Plan not be adopted in its original form.
- Jennifer Januczek, Planner, BILD noted that a letter outlining concerns has been submitted to the Planning and Development Committee in advance of the meeting. Ms. Januczek, identified and spoke to housing policies falls short of its achieving its intended objective for the delivery of affordable housing as it is inconsistent with the housing plans and lack of partnership models, the need to coordinate with the Regional housing efforts and requests the City defer the adoption of this policy until the Region has completed its work, and consideration of the effects of COVID-19.
Ms. Januczek, noted that BILD and Peel Chapter remains committed in its partnership with the City to work on solutions housing options.
- David Bronskill, Goodmans LLP, noted that letters on behalf of 1315 Bough Beeches Ltd and Calloway REIT, outlining concerns, has been submitted to the Planning and Development Committee in advance of the meeting and spoke to below market housing policies and how these policies relate to Inclusionary Zoning and; therefore, should not to be included as drafted in the Official Plan.
In response to Councillor Saito regarding staff’s advice that what we were including in the Official Plan is valid and permitted under the Planning Act, Mr. Phillips, confirmed that in several areas, throughout the Official Plan there is minimum requirements adding that to policies attached to affordable housing which is a priority for the City and the Province and that there appears to be a difference of opinion on the language used.
Councillor Saito spoke to Mr. Levac’s comments regarding heights and density, and noted that through the Meadowvale Character Study, heights and density have been set for the Meadowvale community and further noted she has met with Morguard Corporation regarding the redevelopment of their site.