Council Meeting Recap: Council Public - April 29
- Marian
- Apr 29
- 4 min read
Updated: May 8
Council Public Meeting Tuesday April 29, 2025 at 7pm
Council Chambers, 225 East Beaver Creek Road, Richmond Hill
Meeting Agenda: Meeting Agenda
Watch Meeting: Meeting Video
Meeting Recap:
Summary
Key discussions revolved around zoning bylaw amendments for 44 and 46 Bond Crescent, high-density residential development at various locations along Elgin Mills Road, and a contentious proposal for increased building height on Bayview Avenue. These applications prompted extensive feedback from city staff, council members, and residents, particularly concerning environmental impact, infrastructure strain, and community character preservation.
Highlights
Residents expressed concerns about increased traffic and infrastructure strain due to proposed developments. 🚗
The environmental impact of construction near wetlands was a major talking point. 🌿
Council deliberated on the balance between housing needs and preserving community character. 🏘️
Developers face challenges making projects economically viable amidst market changes. 💼
The council urged for more public engagement and transparency in the planning process. 🗣️
Key Takeaways
Community involvement is crucial in shaping local developments. 🏘️
Preserving neighborhood character remains a top priority for many residents.
Environmental concerns dominate discussions on developments near wetlands. 🌿
Traffic and infrastructure capacity are recurring concerns in high-density proposals. 🚦
The economic viability of housing projects is increasingly challenging developers. 💼
Overview
The Council Public Meeting in Richmond Hill tackled several key development proposals, reflecting the city's growth challenges. The proposed zoning bylaw amendment for 44 and 46 Bond Crescent aimed at increasing residential lots. Residents and council discussed concerns about preserving neighborhood fabric and managing increased traffic.
The session also delved into the Elgin Mills Road project, where high-density residential plans sparked discussions on traffic congestion and neighborhood compatibility. Residents highlighted their worries about infrastructural load and environmental disruptions, especially considering existing local conditions.
A significant part of the meeting was dedicated to a proposal on Bayview Avenue that sought increased building height, raising environmental sustainability questions. The council and public deliberated on how to balance the pressing need for new housing with the obligation to protect Richmond Hill's natural landscapes.
On the Agenda:
Request for an Official Plan Amendment and Zoning By-law Amendment to permit a 10-storey high-density residential apartment with 229 units and three levels of underground parking (309 spaces total).
Development Background
Original Proposal (2020): 11-storey building with 122 units (111 uph)
Originally Approved (2022): 8-storey building with 103 units (218 uph)
Revised in 2024: 8-storey building, 135 units (285 uph)
Current Proposal (2025): 10-storey building, 229 units (483.3 uph), underground parking, and increased GFA and amenity space.
Key Issues Identified
Height & Density:
Exceeds both general and previously approved site-specific limits.
Represents a high-rise form, which is not aligned with the Neighbourhood designation of the Official Plan.
Density Sought: 483.3 units/hectare, which is a 60% increase over the previously approved density.
Urban Structure Conflict:
High-rise buildings are meant for designated intensification areas (e.g., Richmond Hill Centre), not this location.
Conflicts with the City's urban structure policies.
Design Compliance:
Does not comply with high-rise design standards in the Official Plan (e.g., tower floorplate size, 45-degree angular plane).
Proposed floorplates (up to 2,275 sq.m) far exceed the maximum allowed (~750 sq.m).
Environmental Concerns:
Proximity to Wilcox-St. George Provincially Significant Wetland Complex.
Need to ensure no adverse ecological impacts and review mitigation measures.
TRCA and Natural Heritage evaluations are still pending.
Infrastructure Feasibility:
Concerns about hydrogeological feasibility of the underground parking (due to potential high water table).
Underground construction impact on adjacent natural heritage features still under assessment.
Parking & Transportation:
Proposed reduced parking rates require review—especially since the site is not served by rapid transit and has no on-street parking.
Affordable Housing:
No affordable housing units proposed.
Official Plan requires 25% affordability for new developments in Settlement Areas.
A request for comments concerning a proposed Zoning By-law Amendment application to permit a residential development to be comprised of five (5) residential building lots.
A Zoning By-law Amendment application was approved by Council in 2020 to permit two (2) additional residential lots at 46 Bond Crescent. The owners of 44 and 46 Bond Crescent have since consolidated their properties and submitted the subject Zoning By-law Amendment and related draft Plan of Subdivision applications to facilitate the creation of five (5) additional lots on their land holdings.
A request for comments concerning proposed Official Plan and Zoning By-law
Amendment applications to permit the construction of a seven (7) storey residential building to contain 227 apartment dwelling units, two levels of underground parking and vehicular access from Elgin Mills Road West.
The applicant is seeking Council’s approval of its Official Plan Amendment application to establish a site specific amendment to permit the following:
an increased building height of 7 storeys, whereas 4 storeys is permitted; and,
an increased density of 2.85 Floor Space Index (FSI) (equivalent to 378.33 units per hectare), whereas a density of 50 units per hectare is permitted.
Public Comments:
The public may submit written correspondence regarding agenda matters by email to clerks@richmondhill.ca. Written correspondence must be submitted by 12 p.m. on the day of the meeting. Comments submitted will be provided to all Members of Council, considered as public information and noted in the public record.
Delegations:
No prior registration is required to make an in-person Delegation, but is encouraged. Prior registration is required should the public intend to make an electronic delegation by video conference or telephone. Applications to appear as a delegation must be submitted by 12 p.m. on the day of the meeting by email to clerks@richmondhill.ca or by using the on-line application form. The Office of the Clerk will provide instructions on appearing as a delegation.
