Vaughan developer wants approval for high-density project in ‘natural heritage’ area

He is making the request for the third time after it was rejected by the TRCA

Yorkregion.com
Sept. 21, 2020
Dina Al-Shibeeb

A 21-story apartment building with 530 units and seven levels of parking, containing 549 spaces for vehicles and 318 for bicycles, is the latest ambitious request by a Vaughan developer, who wants to make all of this happen at a “natural heritage” area.

Renee Nicolini, owner of the two detached dwellings at 150 Bruce St., who is also the head of 7553 Islington Holding Inc., submitted his application to rezone the area -- already designated as a conservation area -- from “open space” and “low-density residential” into a “high-density” land.

Nicolini’s request was made by Weston Consulting’s Ryan Guetter during a public hearing on Sep. 15.

However, the request isn’t new. Instead, it dates back to 2008 and 2016, when Nicolini previously submitted his ambitious plan.

It was rejected by York Region and the Toronto and Region Conservation Authority (TRCA), since this area is considered delicate.

Nicolini submitting a rather modified yet still “high-density” plan is frustrating neighbours, especially Elisa Testa, who made it clear that she is not against growth and welcomes any bids for building new homes to accommodate Vaughan’s increased population.

“I've spoken to everybody ... everybody I've spoken to has not supported it since 2008,” said Testa, who lives in the vicinity of the proposed intensification.

Testa said Mary Mauti, president of the Vaughanwood Ratepayers' Association, and another resident of Bruce Street, Marie Imposimato, are also objecting.

Testa said Nicolini's submission also includes an “access ramp to the parking facility from Bruce Street and an emergency access bridge onto Bruce Street 530.”

“This project is massive,” she added.

The resident also fears that this might set a “precedent” of developers building on areas designated as natural heritage or conservation, decimating trees and natural habitats.

Bruce Street is part of Ward 2, represented by Councillor Tony Carella.

After the public hearing, Carella said it’s the planning department which needs to decide if the location is within a flood plain.

However, with the backdrop of both York Region and TRCA previously rejecting the application, he said, these are “two big hurdles to climb over,” he said.

“I am not sure how easy it is,” he added, illuminating how TRCA’s disapproval weighs heavily on this.

After the technical report is ready, a committee of the whole meeting is expected to be scheduled early next year, he said.

In her deputation, Testa explained how despite the modification of the proposal for the third time, the land isn’t “developable” since it will be “hazardous” for people.

“The proposed land uses do not conform under these designations as they ask for a rezoning from low-density to high-density … and they are within a regional storm flood plain in a significant river valley of the Humber River watershed system; as such, the TRCA does not allow new development in a flood plain nor in areas designated as conservation,” she said.

She cited how, according to the TRCA’s Valley and Stream Corridor Management Program, “development shall generally be directed to areas outside of hazardous lands adjacent to riverbanks and inland lake systems which are impacted by flooding and erosion hazards.”

Testa also reminded the council that communities around the world that were built on flood plains have experienced “severe flooding,” citing “extreme weather patterns” due to global warming.

“We in Vaughan are not immune to this potential threat,” she added.

While “this recent submission is accompanied by numerous surveys, studies and proposals assumed by the landowner to justify the development,” Testa added, “we feel (they) are completely redundant.”

“The applicant has revised his proposal in his attempt to meet the requirements of the TRCA, but no matter how the project is presented, it remains the same, just simply repackaged.”

Nicolini's previous submissions included two 22-storey buildings in 2008, then two 19-storey buildings in 2016 and one 21-storey building in 2019.