Density clash: redevelopment in Richmond Hill

NRU
Feb. 22, 2017
By Andrew Cohrs

Seeking to unlock redevelopment potential while protecting historic charm, Richmond Hill is proposing increased density and height as well as public realm amenities in its historic downtown. However, a local councillor is concerned that the proposed secondary plan pits neighbours against one another and could cause the city to lose control over development approvals with an increase in OMB appeals.

“The concern I have...is that it’s going to lead to conflict. The conflict is going to be the difference between those that are wanting a quaint community versus those that are looking for vibrancy [and intensification] and those two worlds are clashing.” Ward 2 councillor Tom Muench told NRU.

The proposed downtown secondary plan area is focused on Yonge Street between Harding Boulevard to the south and Levendale Road to the north. To guide redevelopment and intensification the plan identifies three districts with varying build forms: uptown, civic and village. Mid- and high-rise developments are directed to the uptown and civic districts. Smaller low-rise built forms are directed to the village district to complement its historic character and “niche market main street shopping” opportunities.

“[The plan] will hopefully be one of the first steps to help unlock the potential of our downtown area...In the [civic and uptown] areas we are planning for higher densities...so you could see anywhere from six and 15 storeys, whereas in the village, just five storeys. It definitely is an [increase in density and height for all the areas],” senior planner Michelle Dobbie told NRU.

Dobbie described the existing built form in the downtown as typical of an older small town: generally twostorey commercial properties.

Larger redevelopment opportunities exist north and south of the historic downtown in the civic and uptown districts, which feature larger lots and underutilized plazas, some with vacancies. The proposed plan introduces densities for each district, including a finer grain density at the development block level. While the civic and uptown districts have an overall maximum density of 2.5 fsi, densities in select blocks can be up to 4.0 fsi. Policy planning manager Sybelle Von Kursell told NRU these densities can accommodate buildings over 10 storeys. She said the civic district is designed around the relocation of the municipal offices.

The village district’s maximum density is 2.0 fsi. This lower maximum density will serve to protect the scale of the historic downtown, while still making room for modest development. A maximum density of up-to-1.25 fsi is assigned to properties that border low-rise residential neighbourhoods, to ensure sufficient transition from Yonge Street.

The plan also calls for 25 per cent of all housing units within the secondary plan area to be affordable, however there is no requirement on a per development basis. Instead, Von Kursell said that the amount of affordable units will need to be monitored as the plan is implemented.

The plan also lays the foundation for a network of connected courtyards behind properties that front onto both sides of Yonge Street, which is a fairly narrow road at this point. Using easements, these publically accessible, privately owned courtyards are intended to increase pedestrian access as well as accommodate delivery or service vehicles downtown.

Dobbie likened the concept to laneways in Toronto’s Yorkville area, saying that such a pedestrian network contributes to making the area a destination.

“We have plans for a linked systems of courtyards. This is a really unique and interesting feature that we think can become a sort of destination within the town and perhaps the broader region.”

In trying address development pressures while maintaining a small town feel, Muench is concerned that the plan will eventually lead to conflict and appeals at the OMB, placing control over development out of the town’s hands. Citing setbacks, angular plan requirements and maximum densities, Muench contends that the plan is too restrictive and may inhibit redevelopment. He said that landowners have told him they will be unable to make a profit on redevelopment projects given the constraints.

“Hard development targets and density numbers could, I submit likely [will], lead to conflict including OMB challenges and lead one property owner against a neighbouring property owner. This effectively takes the decision making away from the municipality,” Muench said.

Ward 6 councillor Karen Cilevitz disagrees. She told NRU that secondary plans need to include specific development policies as a way to indicate what development can potentially happen in a given area.

“This is a necessary secondary plan, which was compiled and constructed following extensive stakeholder consultation over years, and it will, without question, help to protect and define the manner in which this area could or should be developed.”

Nevertheless, Muench points to several OMB appeals, past and pending, concerning disputes about where and how much density or height should be permitted downtown. For example, there is a pending appeal of Robert Salna Holdings and Pennytech’s proposal for an eight-storey mixed-use development at 10217 and 10225 Yonge Street in the village district.

Under the secondary plan only buildings up-to-five storeys would be permitted, which is already an increase from what is currently allowed.

The secondary plan was considered by the committee of the whole last night and will be before council at its meeting March 27. Once approved, a zoning by law review and a community improvement plan for the downtown will follow.