- Written by gordon prentice
The Era Banner tells me that Slessor Square is to be brought within the Secondary Plan process.
This is hugely significant as the Plan will look at densities (and much else besides) for future development along the Yonge Davis corridors.
Up until now, there was a general assumption that Slessor fell outside the Secondary Plan process because the planning application had been lodged with the Town and was already in the pipeline.
Era Banner reporter, Teresa Latchford, says Newmarket’s senior planner, Marion Plaunt, told the Community Engagement meeting (see below) on Monday evening that, other than phase 1,
the density of the rest of the development will be determined by the urban centres secondary plan the town is creating with input from residents
I was at the meeting and, indeed, blogged about it but I didn’t pick up that golden nugget of information. (You, Prentice, at the back of the class. Pay more attention boy!)
Yesterday, I email Marion and Teresa for clarification.
I am waiting to hear from them.
And all this is happening as the Secondary Plan process moves up a gear with focus groups, organised by the Town, meeting next week (2 May) and again in the following week.
I read Regional Councillor John Taylor’s excellent blog about the Community Engagement meeting.
Taylor stakes out a position and argues for it.
We know where he stands on this crucially important issue.
I hope other councillors will follow his example and let us into their thinking.
Consulting "the community" on Slessor Square
At the Community Engagement meeting on 23 April, Marion Plaunt, the Town’s planner responsible for the Slessor file, announces a follow-up meeting with the developers on Wednesday 2 May at the Ray Twinney complex.
I find myself asking:
What is the point of this meeting so soon after the last one?
And who is going to turn up?
There is little point in rushing things if the developers are still unable or unwilling to put all their cards on the table. To be useful, the developers should be in a position to address traffic and the other outstanding issues – including density.
Seems to me it would be better to wait for the loaf to be fully baked than go ahead with something that is still so obviously half baked.
Slessor Square is a huge development in a very prominent position.
It is an issue for everyone – not just those living in its shadow.
So how do we bring in other groups – within Ward 4 and beyond - who may have an interest?
Seems to me the Town should get the ball rolling by advertising these “Community Engagement” meetings on its website and posting agendas so people know what to expect when they turn up.
This is not spoon feeding community groups. It's giving them a helping hand to get the message across.
And, at some stage, I hope the Town will reconsider its decision to ban YouTube or live streaming of these events, for privacy reasons.
There is no need for conversations about the future of Newmarket to be the best kept secret in town.
- Written by gordon prentice
Last night (Monday 23 April) the Slessor Square team unveil their “re-imagined” development to a distinctly underwhelmed audience.
Slessor Square loses height but adds bulk.
We learn the towers will go down to 16 storeys – but the density will stay exactly the same.
In planning lingo this amounts to 832 persons and jobs per hectare where the current standard for this part of town is 200-250.
A member of the audience innocently asks how it is possible for the towers to lose so many storeys without density being affected.
Slessor’s Project Manager, Bob Forrest, puts it this way: “If you step on it, it will squish out at the bottom.”
Regional Councillor, John Taylor, is sceptical.
“If something comes down (in height). I don’t buy it must bulge out.”
But that is precisely what is being proposed.
Bob says: “Our effort has been to address the height issue while maintaining the density.”
(See the presentation on the Town's website by scrolling to "Community Engagement" at the bottom of the page.)
So what else do we learn?
* There will be vehicular access from Yonge Street cutting through the development into George Street. Bob Forrest admits some concern about the impact this may have on people living in the Slessor complex.
* Provision will also be made for road access from the Slessor site to the adjoining sites (the Metro and McIvor Dodge car dealer) which would come into play when these lots are themselves developed in due course.
* The 7 storey retirement residence will be set back, a bit further away from George Street.
* There is still no parkland on the site. The developer pays the Town money in lieu. Pretty standard practice, says Bob.
The four member residents’ group puts in a strong performance:
Bob Bahlieda zeros in on the key issue of density. He says, quite correctly, that the intensification targets for Newmarket can be met at much lower densities.
Bill Chadwick echoes these concerns, fearing that approval for Slessor, as amended, will set a precedent for future developments along Yonge and Davis. He says the density is four times higher than it need be. The planners have no answer to this.
Gail Cunningham has anxieties about how long the construction will take. Would there be pauses between the phases? Bob says his best guess is 7-10 years but “whatever I tell you will, almost certainly, not be right.”
The group’s standard bearer, Anna O’Rourke, has worries about traffic going through the Slessor development and pouring into George Street. Ward 4 councillor Tom Hempen shares her concerns saying he will not support any proposal that puts more traffic onto George Street.
I think he has his work cut out for him on that one.
Now Bob Forrest is fielding questions from the audience, reassuring where possible, side-stepping and stonewalling where necessary.
A resident from Marlin Court – in the shadow of the towers - is told the 16 storey towers will make a difference as they will cast a shorter shadow. Her concerns about vibration from increased traffic on George are not addressed.
Others line up to quiz the developers on a range of concerns.
What about the absence of dedicated public open space?
How genuine are the developer’s much flaunted “green credentials”?
Is the Town serious about protecting residents’ quality of life?
People don’t want Newmarket to become another Richmond Hill.
There is a clear feeling – expressed in a thousand different ways – that the Slessor development is simply too big for the site and it will throw up lots of problems for local people.
And some of the key questions remain unanswered.
We still don’t have a detailed traffic study. And what about the enormous underground car park for 1,200 vehicles?
Bob says there is something on his desk and hints at new thinking.
I’ll believe it when I see it.
Marion Plaunt, the Town’s senior planner responsible for the Slessor file, announces another meeting on Wednesday 2 May at the Ray Twinney complex. By then, the changes proposed by the developers would be posted on-line.
Seems to me the changes in the configuration of the development are significant enough to warrant a new planning application.
But that’s unlikely.
The great danger is that we could all be ground down by a succession of meetings, meandering discussions and disappearing audiences.
The developers see a pot of gold at the end of the rainbow.
They will stay the course.
So must we.
15 Storey Height cap
The debate on the proposed 15 storey height cap for new developments in Newmarket has now been pushed back to Monday 22 May 2012.
Regional Councillor John Taylor asked for a report to be prepared by planning staff back in February.
Taylor said last night a height cap would “provide clarity for the development industry”.
- Written by Gordon Prentice
I pick up the phone to hear my MP, Lois Brown, on the other end of the line.
It is Saturday morning around 9.30am and I am mightily impressed that Lois is calling to talk about Slessor Square.
Earlier in the week I am in touch with her office to be told she doesn’t comment on matters that fall within the jurisdiction of the Town.
If she restricts all her public pronouncements to matters that fall within her Federal bailiwick then I can’t complain.
On the other hand she lives here and pays taxes here. Surely, I say, she must have a view on the biggest development Newmarket has ever seen.
Lois concedes she doesn’t want Newmarket to look like downtown Toronto.
The real villain of the piece is, apparently, the Places to Grow Act which she describes as
the McGuinty Plan to move people out of the Toronto area.
Lois moves the conversation on to Glenway.
She explains that, back in the 1980s, there was a contract with the Town safeguarding the golf course for 25 years. Now, alas, time’s up.
It’s all about a fusty old contract!
Her colleague, Frank Klees, doesn’t mention this. (see blog below)
Predictably, he blames the Places to Grow Act.
Par for the course, I’d say.
- Written by gordon prentice
Just received this from Newmarket's senior planner, Marion Plaunt, who is responsible for the Slessor file.
Given the limited space at the venue for Monday evening at the Community Centre and the anticipated interest from the community, I am providing the following Update to advise that Dwight Slessor Holding’s Limited is proposing a reduction in height and that other opportunities will be provided for the residents to review and provide feedback on the revised plans.
Please feel free to share the following information with your group.
Please be advised that in response to community feedback, Dwight Slessor Holdings Ltd. has revised their proposal to reduce the height of their Yonge Street development to a maximum of 16 stories. The developer is currently in the process of finalizing the details of the proposal.
There will be numerous opportunities to review the details of the plan, including:
· The revised plan and accompanying presentation will be available on the Town of Newmarket website at www.newmarket.ca early next week
· A community engagement meeting on Monday evening
· Additional meetings for public review and input will be scheduled.
As always, we need to see the small print.
But this is an encouraging sign of movement.
- Written by gordon prentice
The “Community Engagement” meeting on Slessor Square will take place at 7-9pm on Monday 23 April 2012 in Halls 3 and 4 at the Community Centre, Doug Duncan Drive, Newmarket.
Marion Plaunt, the Town’s senior planner in charge of the Slessor file, tells me the developer will be reporting back “on all the questions and issues” including the question of height and the viewshed work.
I am told the Town will not be live streaming the event nor doing a YouTube of the presentation and Q&A afterwards – as we had requested - because of “privacy issues”.
Pity. This is a great opportunity to reach out to the wider public who, for one reason or another, may not be able to get along to the meeting on Monday.
Time to state the obvious.
It is important to get as many people along to the meeting as possible. Numbers matter.
Councillors and, indeed, Town hall staff, count heads.
If half a dozen people turn up, the developers will breathe a huge sigh of relief.
We've got to keep focussed on the issues the developers don't want to talk about.
Generally speaking, they prefer to deal with small manageable groups of people. It makes the process of getting planning approval much less fraught than it otherwise might be.
If the viewshed work becomes available before the meeting (fat chance!) I shall post it here on ShrinkSlessor.
Page 145 of 151