TO: Andrew McNeely, CAO, Town of Whitchurch-Stouffville;

Isa James, Planner, Urban Design, Town of Whitchurch-Stouffville

FROM: Arnold Neufeldt-Fast, 672 Millard St., Stouffville, L4A 0B2

DATE: June 14, 2014
RE: Retail Plaza--Proposed Zoning By-Law Amendment 5182, 5192, 5226 Stouffville Road, Community of
Stouffville File no. ZBA 08.023 (PUBLIC MEETING TUESDAY, JUNE 24, 2014 AT 7:00 P.M. COUNCIL
CHAMBERS, 111 SANDIFORD DRIVE)

Dear Mr. McNeely (CAO, Town of W-S) and Mr. Isa James (Planner, Town of W-S),
The following submission is in regards to the proposed by-law amendments for the establishment of a
retail plaza at 5182, 5192, 5226 Stouffville Road at Hwy. 48 in Stouffville.
Currently, retail plazas are prohibited at this locationthe towns Gateway Mixed Use Area. The
Towns Policy direction for the Gateway Mixed Use Area is for the creation of a unique and special
mixed use district which promotes commercial development integrated with residential uses. Special
architectural and landscaping treatment is required to strengthen the areas identity and improve the
quality of the public realm (Commercial Policy Study Update, Feb., 2013, p. 25).

Figure 1: Hwy 48 and Stouffville Rd (or Main St) --Proposed Site
The intersection of Highway 48 and Stouffville Road is of strategic importance to the Town as the main
entrance to the Community of Stouffvilleits western approach.
I want to speak to the current proposals
ability address the criteria above, namely,
to a) strengthen the areas identity, and b)
improve the quality of the public realm.
a. Architectural developments at this
key intersection must pick up on
Ringwoods historic identity. The key
structure which has defined this
intersection and approach to the Figure 2: Historic gateway building to Stouffville for more than 150 yrs
Community of Stouffville is the old corner store and post-office building (later Da Classic Scoop) which
was demolished in 2008 (see picture below). Other buildings which have given this location identity are
the Brownsberger Homestead (behind the new Dodge/Jeep Dealership on Millard), the 1857 School
House on Hwy. 48, and the recently demolished Bartholomew Homestead at the corner of Stouffville
Road and McCowen. Each of these structures is pictured below, as well as a sample old, downtown
Stouffville photograph, and a currently boarded up Ringwood home on Main Street. These older
buildings are pivotal to any definition of the locations identity and must be the architectural inspiration
for development at this corner.
The current proposalits roof lines, peaks, and tower, for
example, bear little if any resemblance to the particular
design-history of Ringwood or Stouffville. For example, the
unique large, white quoin cornerstones and red brick of
the Bartholomew Homestead, Brownsberger Homestead,
and schoolhouse are an important local architectural
feature. They can be replicated: recently, the new Shell
Station on Main Street and the Regions water pumping
station on McCowen Road picked this up in their respective
designs. (Another example of actual and relevant historical
features are captured in the new Fire Station; see Barkey,
ed., Stouffville 1877-1977 for other examples). The striking new PACE buildings on Glad Park Avenue, for
example, also draw strongly on old downtown Stouffville (see brick work, windows, three story; picture
below). However these unique, old Main Street local features are absent from the Hwy 48 / Main Street
proposal--an area specifically designated to play
an identity-shaping role for the Western Approach
to the Community of Stouffville.
A retail plaza is prohibited at this corner because
the Gateway is to introduce, be the face-of, set the
bar, and give definition for the community, with a
mix of both commercial and residential.
I suggest that *if* a retail plaza be allowed at this
corner, that the architectural style *must*
complement and support the historic character of
the community, and be closely related and
architecturally traceable to the building history of
our community, as noted above (with pictures below). Note again the Commercial Policy: Special
architectural treatment is required.
Moreover, the community has planned the corner as a special mixed-use district. Structures that have
a second or third floor could include both commercial and residential. This is missing in the current
designand as such does not match the criteria set out for the Gateway area. That being said,
Figure 3: Brownsberger House (original settler
home)
Figure 4: Bartholomew Homestead
structures which in some way replicate the mixed-use aspects of old Main Street need not rule out
retail. But commercial development at this corner must in some way be integrated with and /or support
residential useswhich leads to the next point.
b. The quality of the public
realm must be improved by
any development at this corner.
The Ringwood area, especially at
Baker Hill and Main (only 550
metres away) will soon be home
to hundreds of new townhouses
and apartments (apartments are
already completed at 25 Baker
Hill, and now under construction
at 35 Baker Hill; 200-plus town
houses are also already under
construction). This corner of Hwy.
48 and Main Street will be in the walking-shed of hundreds of residents. Any development at Hwy 48
and Main Street, as per the Commercial Policy, must support the quality of the public realm. A normal
definition of a retail plaza does not measure well on that criterion. The space should be safe,
comfortable and interesting to walk to (and around) and enjoythe way a classic square (e.g., Palmer
Square, Princetonwhere I am this coming week) with significant green space, fountain, benches etc,
parallel parking to the shops, wide side-walks in front of all the shopsand shops that address the
street. Such a design supports the quality of the public realm, and stands in stark contrast to
Stouffvilles Smart Centre and retail plaza at the south-east corner of Ringwood and Main Streets.

Note: the corner of Baker Hill and Main Street is
already in walking distance (i.e., within 500
metresat Sandale) of six drive-thrus. The current
proposal adds yet two more to this end of town
(and they also address the street). Each drive-thru
diminishes the quality of the public realm, and is a
significant barrier to the enjoyment of a place by
residents who would like to either walk or cycle
safely and with enjoyment. Drive-thrus no longer
have a place in urban Stouffville as we design our
town to become a much more walkable, bikeable
community.
The current proposal appeals almost exclusively to those who leave their homes in vehicles: there are
parking spots and/or drive-thrus toward the street (large, and uninteresting spaces between
Figure 5: New residential development
buildings; and a poor image toward the street) and the design indicates no qualities that would anchor
and complement the quality of life for the large neighbourhood developing in Ringwood.
Retail development at this location should only be allowed as part of a mixed-use model that
demonstrates high quality of life for an emerging
neighbourhood; it must be eminently accessible
and enjoyable for residents choosing to walk, bike
or arrive by car. Other uses beyond retail (i.e.,
other commercial uses) on a second floor would
be an important improvement. Such a design,
which would include a significant green space
within a square, for example, should allow the
developer to present a proposal with far fewer
than 304 parking spaces. But the space must not
be cheap / fakeas the benches and pergola at
the SmartCentre, for examplebut real quality
space for lingering.
Council should approve a retail plaza for this location only if the criteria above are met. The Gateway
Mixed Use Area is, again, for the creation of a unique and special mixed use district which promotes
commercial development integrated with residential uses. Special architectural and landscaping
treatment is required to strengthen the areas identity and improve the quality of the public realm
(Commercial Policy, p. 25).
Thank you for considering these concerns. I am thankful to the developer for his investment in the
community, however I believe that the concept still requires important revision before it should be
allowed to move forward.
I am sorry that I am not able to attend in person; I am out of town for most of these next two weeks.
Sincerely,
Arnold Neufeldt-Fast
672 Millard, Stouffville

The 1887 historic Ringwood School House is on Hwy 48, north of Main Street.


Figure 6: New development on Glad Park Ave, Stouffville
(PACE Geranium)
A
Main Street home, Ringwood

Traditional (old) Main Street Stouffville