Recap: Council Meeting - May 28
- Marian
- May 28
- 6 min read
Committee of the Whole Meeting Wednesday May 28, 2025 at 9:30am
Meeting Agenda: Revised Meeting Agenda
Watch Council Meeting: Meeting video
Recap:
At the heart of the council meeting was the proposal for developing a 15-story condominium at 107 Hall Street, a plan that met with substantial community resistance. The residents' primary concerns included increased traffic, inadequacy of parking, and negative shadowing effects on existing homes. There's an evident disconnect between the community's vision for Richmond Hill and the realities of provincial development policies.
During the meeting, a passionate discussion unfolded as residents shared their dissatisfaction with the proposed density and its potential to alter the neighborhood's characteristic charm.
Council members expressed sympathy and understanding towards the residents but were clear about the overriding influence of provincial regulations that left them with limited power to oppose the development. The decision to approve the staff's recommendations for the project was largely driven by a pragmatic need to avoid futile and extremely costly legal appeals (paid for by all taxpayers) at the Ontario Land Tribunal, despite local opposition.
All agenda items were approved by Council.
Agenda Items Include:
The City created this plan to show how it will take care of roads, water systems, buildings, and other important infrastructure. It's required by the Ontario government to make sure cities plan properly for the future.
Why does it matter?
The City's assets — things like roads, pipes, and parks — are worth about $13 billion. Most of them are in good shape, but keeping them that way takes smart planning and money.
What’s in the plan?
Asset Condition: Over 85% of the City’s infrastructure is in good or very good condition.
Backlog: There’s a $327 million backlog — this is work that should be done but hasn’t been yet.
Future Costs: Over the next 10 years, the City will need about $998 million to keep infrastructure in good shape.
Funding Gap: The City expects to have only $769 million, which means there’s a shortfall of $240 million, mostly for services paid through taxes (not water or stormwater).
How will the City handle the shortfall?
Do more with less — stretch the life of assets or fix them in more cost-effective ways.
Adjust service levels — accept slightly lower performance where it’s safe to do so.
Find more funding — raise taxes or fees, apply for grants, or borrow money.
Focus on risk — prioritize critical repairs first and monitor assets closely.
In short: The City is in a strong position now, but needs to plan carefully to stay ahead of aging infrastructure and future costs. This plan is about being smart and proactive so residents continue to get reliable services without big surprises.
The Hall Street Development Corporation wants to build two high-rise apartment buildings (10 and 15 storeys) at 107 Hall Street, while keeping a heritage house (Dr. Langstaff House) on the site. They revised their proposal after concerns were raised by the public and city council in 2023.
Key Changes in the New Proposal
More units: Increased from 265 to 300 apartments.
Building height: One tower increased to 15 storeys, but the connecting podium was reduced from 8 to 4 storeys.
More parking and bike spaces: Slight increase in both car and bicycle parking.
More indoor and outdoor amenity space.
Added pedestrian walkway: A path through the site for public use.
Heritage Building
The existing heritage home on the property will be relocated within the site and used as amenity space for the development. The city supports this approach.
What did people worry about?
People were concerned about:
Height and density not fitting in with the surrounding low-rise homes.
Traffic, parking, and access issues.
Privacy and shadows for nearby homes.
How were those concerns addressed?
The base of the buildings was lowered to reduce their visual impact.
The design meets the city’s rules for keeping distance and sunlight access for neighbors.
City staff reviewed traffic and parking studies and found them acceptable.
Privacy and shadow studies showed minimal impact on nearby homes.
Zoning and Official Plan Changes
To allow the development, the city needs to:
Approve changes to zoning rules (e.g., setbacks, height, parking).
Approve a small increase in density over what is normally allowed for this area.
Affordable Housing
The developer has agreed to:
Provide 21 affordable housing units.
Offer reduced maintenance fees for 2 years.
Explore partnerships to assist buyers with costs.
Include a mix of unit sizes (1-3 bedrooms).
City Staff Recommendation
City staff say the proposal:
Fits city planning goals for growing housing near transit.
Preserves heritage, improves pedestrian access, and offers affordable housing.
Meets technical and design requirements.
Should be approved by Council.
The developer (1001004738 Ontario Inc.) is asking the City for approval to change zoning rules so they can build a medium-density residential development. This would include:
72 townhouses:
52 rear lane townhouses
20 stacked townhouses
Open space areas
Private roads and landscaping
What’s changing from earlier plans?
The original 2014 plan proposed 40 semi-detached homes.
Over time, the plan evolved to include more land and a denser layout with townhouses.
The current version improves road access and waste collection design.
Key Features of the Plan
Three-storey buildings (max height 11 m or ~36 ft)
Density: 50 units per hectare (meets official city guidelines)
Parking: 164 spaces total (includes visitor and accessible parking)
Open space: Two blocks reserved for public use and green buffer zones
Why does the developer need City approval?
Current zoning doesn’t allow this type of housing. The developer is asking to:
Rezone the land to allow townhouses and open space
Add custom rules for building setbacks, heights, and parking
Get site-specific permissions that match the project design
Is this consistent with City plans?
Yes. The project:
Fits within the Neighbourhood land use designation and the Bond Crescent Infill Study
Respects height and density limits
Matches the look and feel of nearby developments
Includes landscaping, sidewalks, and buffers to reduce impacts on neighbors.
What about traffic and environment concerns?
Traffic: A single driveway from Bond Crescent is planned. The City will not allow another entrance from Bostwick Crescent because it’s being turned into a linear park.
Trees: 160 trees will be removed, but 87 will be replanted and the developer must pay compensation for the rest.
Stormwater: The plan includes upgrades and buffers near the nearby pond.
Public Concerns Addressed
Height and density are within City rules and similar to other approved developments.
Privacy and overlook are mitigated with setbacks, fences, and trees.
Environmental impacts have been studied and accounted for.
A future condo plan and servicing agreements will still need to be approved.
City Recommendation
City staff recommend that Council approve the zoning changes. The project:
Meets all current city policies and planning rules
Completes infill in an existing neighborhood
Will be subject to further detailed review through the site plan process
This report proposes placing a memorial tree and bench with a plaque in Richmond Hill to honor Mahsa Jina Amini and support the "Women, Life, Freedom" movement. Amini was arrested in Iran for allegedly wearing her hijab incorrectly and died in custody on September 16, 2022. Her passing led to worldwide protests advocating for women’s rights and freedom.
The recommended site for the memorial is the green space next to the Lois Hancey Aquatic Centre, where a large demonstration in support of this movement took place. The tree is set to be planted in spring 2025, with the bench installed over the summer, ensuring the memorial is ready for the anniversary of Amini's passing in September.
Public Comments:
The public may submit written correspondence regarding agenda items by email to clerks@richmondhill.ca. Written correspondence must be submitted by 12 p.m. (noon) one business day before the meeting. Comments submitted will be provided to all Members of Council, are considered as public information and will be included on the public agenda posted to the City’s website.
Delegations:
Any person who wishes to speak to Council on agenda items must pre-register with the Office of the Clerk by 12 p.m. (noon) one business day before the meeting. Applications to appear as a delegation can be submitted by email to clerks@richmondhill.ca or by using the on-line application form. Delegations can be in person, or electronically by video conference or telephone. The Office of the Clerk will provide instructions on appearing as a delegation.
Public Forum:
Any person who wishes to speak to Council on a matter not on the agenda must pre-register with the Office of the Clerk by 12 p.m. (noon) one business day before the meeting. Persons wanting to address Council during the Public Forum portion of the meeting must register by sending an email to clerks@richmondhill.ca or by using the on-line application form. Public Forum participation can be in-person, or electronically by video conference or telephone. A maximum of five persons will be allowed to register for the Public Forum on a first come first serve basis.
