York Region sidesteps endorsing highrise development in Richmond Hill

‘We do have an issue with us sticking our nose into a local planning issue,’ Aurora Mayor Tom Mrakas says of project at Yonge Street and 16th Avenue

Yorkregion.com
Feb. 9, 2021
Sheila Wang

York Region council made clear it had no intention to “influence” a decision on a highrise development proposal debated for a decade in Richmond Hill.

At the Jan. 28 meeting, the regional council reaffirmed its goal to promote purpose-built rental housing, but steered clear of endorsing the proposed 38- and 43-storey apartment buildings at the southeast corner of Yonge Street and 16th Avenue.

The reaffirmation came as part of a motion that arose out of a deputation made by Ori Belavin, who spoke on behalf of Yonge Sixteen LP, the developer.

With the support of Richmond Hill Regional Coun. Joe DiPaola, Belavin requested regional council “endorse and support” the 900-plus-unit development proposal as it would help address the “housing affordability crisis” in York Region and ensure the construction could start this year.

Twelve community housing units are intended to be provided to Housing York Inc. at no cost for a period of 16 years.

“We do have an issue with us sticking our nose into a local planning issue,” Aurora Mayor Tom Mrakas commented. “I think this sets a dangerous precedent moving forward. I think we’re wasting time discussing this here.”

Regional council agreed to approve a motion -- instead of endorsing this particular project -- stating general support for purpose-built rental units in the Yonge Street rapid transit corridor and expressing interest in Housing York Inc. having the opportunity to manage units within all developments.

The proposed development, located at 9251 Yonge St., would see 0.759 hectares turned into two high-density apartment buildings with 962 units and 723 parking spaces, according to a staff report.

That is the latest version of the project, which has been revised twice after being approved by the Ontario Municipal Board (now called the Local Planning Appeal Tribunal) in 2011.

The revisions saw the heights increase from 24 and 28 storeys to 38 and 43 storeys, and the density increase from 5.4 to 8.77 FSI (floor space index), significantly higher than what the city’s official plan permits.

Richmond Hill councillors failed to reach an agreement on the project as many had issues with the density, height and reduced parking standards.

At the Dec. 9 2020 meeting, seven of nine council members voted to refer the proposal back to the staff to address the issues. DiPaola and Coun. Tom Muench voted against the referral motion.

Less than two months later, DiPaola prepared to make a motion to seek regional council’s endorsement to ensure the construction of the project “can proceed in 2021.”

The regional councillor said “some Richmond Hill councillors hesitated because of the ambiguity and seemingly lack of support that regional comment provided.”

It was also “nearly impossible” to reach conformity with the city’s official plan dated to 2010, he noted.

“I don’t think there is a role at the upper tier crafting this kind of position to try to influence a lower-tier decision. Just as a principle, I don’t think that’s correct,” Newmarket Mayor John Taylor said.

York Region Chief Planner Paul Freeman, who was consulted at the regional meeting, said “These are local issues that need to be resolved by Richmond Hill.”

He said there has been discussion about community benefits, but no agreement has been reached on the number of units to be provided to Housing York Inc.

The chief planner also pointed out rentals were great, but not to be mixed with affordable housing.

“We’re fully supportive of a rental building anywhere in the region particularly in the centres, corridors and key development areas like this, but there has to be good planning and on the merits of height and density, the development application has to be resolved at the local level,” he said.