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Baif project at ‘iconic’ Richmond Hill corner now goes to OMB
‘Too big and too dense,’ councillors say of multi-tower development

YorkRegion.com
June 19, 2014
By Kim Zarzour

The future “heart of Richmond Hill” could lie in the hands of the OMB.

The proposal, put forward by Baif, represents “over-development” of the area and fails to preserve the view of the heritage village core, according to a staff report presented to the committee of the whole.

The issue is set to go before the Ontario Municipal Board this fall.

Magda Strzelecka was one of several residents expressing disapproval of the development at Tuesday’s committee meeting, voicing concern that the proposal calls for three-quarters of the units to be one-bedroom apartments.

“What demographic group is Baif planning to sell those units to? Is it going to be another overseas-own-and-rental condo which became so common in downtown Toronto? One of those where 80 per cent of owners don’t live in their units and don’t participate in everyday up-keep of buildings?”

Rose Dodgson said she is disappointed the applicant appears to have ignored density, traffic, congestion, green space and set-back concerns of objectors and has chosen to simply move the density of the original proposal from the Yonge Street block to the Major Mackenzie Drive block.

The location at the southwest corner of the intersection, south of the Richmond Hill Central Library, has been under discussion for several years.

The original plan asked the town for permission to build a 1,560 residential unit project, featuring three towers of 31, 28 and 20 storeys.

On May 7, 2012, council denied Official Plan and zoning bylaw amendment applications submitted by Baif to allow the two mixed-use, high density developments on the subject lands – one, known as the Yonge Street block, bounded by Yonge, Harding, Addison and Hopkins, the other, known as the Major Mackenzie Drive block, bounded by Major Mack, Atkinson and Hopkins.

Baif appealed council’s decision to the OMB and the site-specific appeals were later consolidated with the applicant’s appeal to the new Richmond Hill Official Plan.

An unsuccessful attempt at OMB-led mediation was held last summer and in November and April, Baif submitted its revised proposals, but a staff report said the changes fail to address the issues and concerns previously raised by residents and councillors.

Baif reduced the tower heights in the Yonge Street block, but largely transferred density to the Major Mackenzie Drive block through the addition of a 15-storey tower, the report said.

As well, the report said site design fails to adhere to the “bookends” height strategy, which seeks to preserve the village character and views along Yonge Street, by requiring buildings in the civic district to progressively decrease in height as they approach the town-owned lands and the village core.

Most councillors voiced the opinion that something special should be planned for an area that includes the hospital, library, police headquarters, recreation facilities and possible future town hall.

“I’m pretty sure this area here is the best in the whole Town of Richmond Hill,” said Ward 5 Councillor Nick Papa. “We need some development that is an eyecatcher and what I see here is just a block of concrete.”

Ward 2 Councillor Carmine Perrelli advised residents even if the application does go before the OMB, there will still be development on the site.

“You still might have that wall in front of you,” he said. “Instead of being an 80-foot wall, it might be a 70-foot wall.”

Mayor Dave Barrow said the town’s concern focuses on more than just the height, and is more about seeking something appropriate for an “iconic corner”.

“It is the gateway to the historic core; it is a very important piece of land,” added Ward 4 Councillor Dave West. “We will see development there, there’s no question, but what I’m hearing is this is just too big and too dense.”

The committee vote goes to full council for a final decision June 23.

A five-week hearing is to commence Sept. 30. The applicant’s site-specific appeals will be heard concurrently with several broader appeals to the new Official Plan.

WHAT BAIF PROPOSES:
The applicant is seeking approvals to construct two mixed-use, high-density projects comprised of townhouses and condominium apartment buildings with ground-related commercial floor space along Yonge Street and Major Mackenzie Drive.

The locations:
Yonge Street Block: (bounded by Yonge Street to the east, Harding Boulevard West to the south, Addison Street to the west, and Hopkins Street to the north)
The site - nearly nine acres - is currently vacant and is surrounded by a four-storey retirement residence, 12-storey condominium apartment buildings, the Lois Hancey Aquatic Centre (Wave Pool) and the town’s Central Library.
Major Mackenzie Drive Block: (bounded by Major Mackenzie Drive West to the north, Atkinson Street to the east, and Hopkins Street to the south)
Just over four acres, the site is currently vacant and surrounded by Central Library, Lois Hancey Aquatic Centre, York Region Police and EMS stations.

The revisions made by Baif:

Yonge Street Block:

Major Mackenzie Drive Block:

In summary, town staff say the combined development proposals include slight increases to the overall unit yield (2003 units vs. 1981 units), density (380 units per hectare vs. 376 units per hectare) and FSI (3.79 vs. 3.77) when compared to the original combined development proposals.