Date: April 29, 2025
Prepared by: Aram Rajabpour

At a recent Richmond Hill City Council meeting, three proposed residential development projects were presented, sparking a wide range of reactions from council members and residents. The proposals, located on Bond Crescent, Elgin Mills Road West, and Bayview Avenue, prompted discussions on urban density, infrastructure, environmental protection, and community character.

1. 44–46 Bond Crescent Development Proposal
The first proposal concerned the creation of five residential lots on Bond Crescent, including an extension of Wellspring Avenue to Riverside Street. Carol Davidson raised concerns that the proposed lot sizes were too small and out of character with the surrounding area. Councillor Simon Cui showed interest in how the road extension would impact future traffic flow and connectivity. Councillor Cilevitz emphasized the importance of ensuring proper replanting of trees in light of possible forest disruption.
The motion to refer the proposal to city staff for further review passed with little opposition.

2. 50–86 Elgin Mills Road West Development Proposal
This proposal, near Yonge Street, involves demolishing five existing homes and rezoning the land to permit a seven-story condominium with 227 units, exceeding the current four-story and R3 zoning limits. The location is within a short walk of a bus station and the potential future GO station, which the developer, cited as a justification for the increased density.

The project drew opposition from six residents expressing concerns, citing traffic, parking, construction noise, and fears of social change. One resident argued that new development could pose risks to neighbourhood children.

Councillor Cui echoed some of these concerns and called for more public consultations. Councillor Thompson posed strategic questions, aiming to contextualize the proposal. He expressed interest in how Greenbelt protections might affect development regulations.

Councillor Cilevitz inquired about affordability but received no commitment from the developer. While supporting one particularly vocal resident, she also noted that the city must comply with provincial legislation. Mayor West criticized the building’s size and design, calling it “too big and ugly. Councilor Davidson stated the project would have a massive impact on the neighbourhood. Councillor DiPaula urged balance, acknowledging the need for growth while rejecting the idea of creating a “wall of density.”

3. 13527–13586 Bayview Avenue Development Proposal
The third proposal called for a 10-story condominium with 93 units on agriculturally zoned land in the Oak Ridges Moraine. The site includes a wetland area (Snively Wetland) formed by poor drainage, requiring major water infrastructure upgrades. Although previously approved for eight stories, this revised plan raised alarm among the council and residents.

Davidson and Thompson strongly opposed the plan. Thompson bluntly stated that he had no sympathy for the business case.  Environmental concerns, including habitat loss and risks to the moraine, were raised by residents. DiPaula acknowledged limited buildable land and emphasized the need to meet provincial housing targets, but he criticized large developers for bloated overheads. Despite this, he said, “I’m not pro-development; I’m pro-finances of this municipality.”

The council sent the proposal for the city staff review.

Conclusion
Each development sparked unique concerns, ranging from density and infrastructure to environmental impact and community identity. Council generally supported further review for the Bond Crescent project but expressed strong opposition to the Elgin Mills and Bayview Avenue proposals. The meeting highlighted ongoing tensions between growth mandates and local priorities.