By GPT-4 & Parth on 2025-10-30, City: Richmond Hill, View Transcript
The October 28 meeting centered on NEC’s North Elgen Center zoning bylaw amendment for a high-density, mixed-use project at 10993 Yonge Street, including removal of the Open Space overlay and holding provisions, with public input and technical studies still pending. Several motions were deferred pending additional information and consultations, while a motion to refer comments back to staff passed.
1) Zoning Bylaw Amendment, Open Space Overlay, and Holding Provisions - The core item involved removing the Open Space overlay and the holding provision to advance the high-density development, with site-specific development standards to be established. Public input and further technical review were highlighted as prerequisites for decision-making. - Key quotes: - Counselor Thompson asked for clarity: "Would I be correct in understanding that what the applicant is seeking is for the city to allow development closer to those areas that were previously meant to stay open or protected?" - Staff noted the hold removal details: "The conditions are identified of what needs to be achieved as part of the removal of hold." - Regarding environmental buffering: "The secondary plan allows for buffer reductions if supported by a natural heritage evaluation and approved by the conservation authority and the city." - File/bylaw context: Zoning Bylaw 111-17 is the existing framework referenced; no specific file number for the amendment was cited in this segment.
2) Phase One and Phase Two High-Density Development Plan - The proposal outlines a two-phase development with substantial height and unit counts, including underground parking and a future-proofed access plan. Phase one and phase two would bring multiple towers, with phase-specific density considerations. - Key quotes: - "The proposed development will incorporate two levels of underground parking and one level of structured parking." - Details cited included two phase buildings (18 and 24 stories in phase one; 33 and 20 stories in phase two) along with hundreds of residential units and non-residential space. - Public impact factors cited: fixed access locations for future development are intended to guide phased growth. - File/bylaw context: references to the KDA secondary plan and the need to align with it; no single new file number noted here.
3) Environmental and Greenway Considerations - The site sits along the Elgen East Channel, part of the Rouge River Rouge Greenway System and Natural Core; environmental constraints and buffer considerations are central to the amendments. - Key quotes: - "The secondary plan allows for buffer reductions if supported by a natural heritage evaluation and approved by the conservation authority and the city." - TRCA involvement noted: "The TRCA has agreed that there are no lands for the floodplain within the subject site... so we're asking for the removal of the OS." - Public input note: technical studies and environmental reviews are prerequisites for moving forward.
4) Public Participation and Input Process - Public engagement was emphasized as essential, with an opportunity to submit oral or written input during the process. - Key quotes: - Mayor West stressed appeal rights: "If a person or public body does not make submissions, they are not entitled to appeal a decision of the city council to the Ontario Land Tribunal." - A standing note on process: "Written submissions are also accepted as part of the consultation process." - Impact on residents: input will influence staff analysis and potential council decisions.
5) Leases, Access, and Infrastructure Affecting Timelines - A key dynamic is how existing leases (notably McDonald’s) and road/access approaches affect the development timeline and approvals. An easement plan and a private road concept are central to logistics and connectivity. - Key quotes: - "This is called a phase one easement plan... the red is the easement requirement to continue the connection to the senior's residence." - "The one thing that is impacting the ability of this application to proceed will be the decision as it relates to the committee of adjustment and the lease extension because that keeps the McDonald's building on the site." - On internal road design: "The private road will end as a turning circle with the west half of the site being used for temporary construction, staging, storage, and parking." - Public input connection: ongoing consultations and planning reviews will consider these factors before final approvals.
Notes: - The meeting sections reflect a broader, multi-part discussion around a single large development project and related zoning, environmental, and infrastructure considerations. Public input opportunities and the ongoing need for technical studies (including TRCA and Region of York coordination) are recurring themes driving deferred decisions.