<future of THORNHILL Centre jeopardized by Settlement>
Thornhill Square Settlement UNACCEPTABLE!
On Sep, 2024 property was listed for sale
Read our letters to the City of Markham
To AWRA's surprise, the 'settlement' agreement presented Oct. 13, 2023 at the Ontario Land Tribunal (OLT)* Hearing keeps the developer's proposal unchanged in all aspects that matter.
The 'settlement' retains the developer's proposal of a maximum of 19 storeys and 2.9 FSI density, thereby setting higher standards for height and a much higher density. As well, there are other design factors, including built form, an excessive number of units, and reduced commercial/retail space, that altogether result in an overdevelopment of the site (as described by the City of Markham urban planning Expert Witness Statement).**
In addition, the evidence presented by the developer to support their position includes unsubstantiated claims and factual errors that need to be addressed:
- Transit: The developer's expert referred to a future Green Lane GO Station and BRT (Bus-Rapid-Transit) running on HOV lanes on Bayview. Building a GO Station on Green Lane has been repeatedly rejected by the transit agency Metrolinx. Furthermore, York Region's 10-year-capital plan has no allocation for widening Bayview between Hwy 7 and Steeles to accommodate HOV lanes, nor does York Region have a plan to do so in the foreseeable future.
- Road Capacity: The developer's expert characterized both Bayview Avenue and John Street as 6-lane roads at the location. Both are 4-lane roads. The proposed development's southern border is adjacent to John Street, which is a 4-lane road east of Bayview, and only a 2-lane road west of Bayview. Bayview Avenue is a 4-lane road south of Langstaff Rd, and borders the Community Centre, which is just to the west of the site.
AWRA does not support the 'settlement' because:
- The 'settlement' retains the original proposal, unchanged, allowing for the overdevelopment of the site and its undesirable effects, despite all of the evidence provided by the City of Markham's Urban Planning Experts (not to mention our own Participant Statement and analysis);
- This 'settlement,' if not changed, enables a proposal that shows no consideration for the needs of the community and will reduce the quality of life by adding over 10% population while reducing existing levels of local retail/commercial services for the area residents;
- The 'settlement' sets a dangerous precedent for what would be considered 'acceptable' standards for height and density for future development of the Bayview and John area;
- The developer's evidence presented to support the 'settlement' contains factual errors and unsubstantiated claims;
- The 'settlement' sets a poor precedent if incorrect information presented as factual is deemed acceptable by the OLT.
The City of Markham capitulated without a fight on all key aspects, except for a "holding provision" which will delay 'shovels in the ground' for another 18-24 months until the lack of sanitary capacity has been addressed.
AWRA continues assessing the situation and considering next steps to change this outcome.
We thank you for your continued support. Residents' interest in this case was noticed by the OLT Tribunal members due to their large virtual presence at the hearing.
**City of Markham urban planning expert firm, Allan Ramsay Planning Associates, Inc. His Expert Witness Statement says: “107. The Proposed OPA and Proposed ZBA would permit an overdevelopment of the site, are
not in keeping with the character of the area and will be incompatible with the existing and planned uses located adjacent to the site.”
Status and In-Depth Information
Status as of May 1, 2025:
- Solution to sewage capacity still under discussion after 18 months (next update May 2025)
- 4 year lease offered to existing tenants
- Sep 2024 - Property listed for sale
- Oct 2023 - Settlement Agreement at OLT
For more information on the Thornhill Square
Re-development click on the links below:
<AWRA's assessment of community impacts>
If the settlement agreement reached by Timbercreek/Hazelview and the City of Markham for Thornhill Square is not changed, the results for John and Bayview (not counting other developments, proposed and under construction) will include many more residential units, people, and cars. Also, there will be, on a system already operating at capacity, "a net overall reduction of between 17% and 25% in retail and services, concurrent with a projected area population increase of 10%." This proposal shows no consideration for the needs of the community, which will effectively see the area's livability significantly reduced.
Based on publicly available data, our calculations show a significant reduction and
degradation in service levels that threaten the future livability in our community:
- 12% increase in population, and 18% increase in households’ pressure on services
- 17% overall reduction in services and amenities (retail, commercial, municipal) for a growing community:
* 20% reduction in existing grocery store space which will limit the variety and
quantity of items offered
* 18% reduction in existing office space where many professional services are
provided
* 17% reduction in other existing retail space
- 22% reduction in patron parking making less convenient the access to the subject lands services
- 9% reduction in existing drugstore space
- over 1,200 additional residents competing for reduced service offerings
- at least 10% increased pressure on existing community services
- increase in traffic due to addition of 740 cars to local road infrastructure; peak hours traffic is already beyond acceptable limits at Bayview Ave. and its intersections
- lack of consistency between proposed built form and existing urban characteristics of the area, causing disruption to the sense of place and inconsistencies with the established street treatment by eliminating existing green space setbacks at the subject lands on Green Lane.
Regardless of the calculation base and/or minor variances in percentages, the net result of the current development proposal, as admitted by the Appellant’s representatives during the Statutory Public Meeting on March 22, 2022, is a substantial reduction to current service levels.
<what awra has done/is doing re this development pROPOSAL>
Summary of AWRA's Hazelview Development Activities
- Keeping the community updated on the evolution of the proposal by: mass emails, social media, and updated content on our website;
- Getting the community involved via: petitions, the provision of template letters to send to elected officials, social media, and other channels to ensure their comments and concerns are addressed;
- Staying connected with elected officials so we can work together towards a successful resolution;
- Contacting City Planning Staff & OLT Case Coordinator to stay informed;
- Assessing the settlement agreement and considering next steps to avoid the proposed overdevelopment and its negative impacts on community liveability;
- Reviewing all OLT and Parties' submitted documents and attending the OLT hearing
- Writing a detailed Participant Statement with Rationale to help all parties in the OLT understand our fact-based, legitimate concerns;
- Worked with other area resident associations to: prepare deputations for Statutory Public Meeting; organize/host an All Candidates Meeting so public could ask candidates about the development; and to prepare OLT Participant Statements;
- Making the news with respect to Thornhill Square and other development concerns.
<WHAT YOU CAN DO>
PARTICIPATE
PARTICIPATE
PARTICIPATE
Stay tuned for updates on actions! (Coming Soon)
Sign our Petition to change/repudiate the settlement!
(Coming Soon)
Send emails to your elected officials!
(Template Coming Soon)
VOLUNTEER
PARTICIPATE
JOIN OR DONATE
Volunteer your time and expertise!
We are looking for people to help us carry out actions and/or review proposal documents, and/or watch and report on Markham Council meetings.
JOIN OR DONATE
JOIN OR DONATE
JOIN OR DONATE
CONTACT
JOIN OR DONATE
CONTACT
Contact Mayor Scarpitti or your Ward 1 Councillor, Keith Irish, to express your interest and concerns.
AWRA Updates
As of May 1, 2025 content has been updated on:
- Bayview & John Visioning Exercise
Creating a new vision for the Bayview and John area is crucial for the future livability of Markham-Thornhill. Check out working session summaries and next steps
- Windy Hill Spring Clean Up & Meet was a Success!!
Over 10 people helped to keep the park beautiful including residents, area students and Councilor Keith Irish
- 2025 AWRA Annual General Meeting on April 3rd was a success!! Check out AWRA Executive and Ward 1 Councilor Keith Irish slide decks