Report to: Development Services Committee                             Date of Meeting: June 20, 2006

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            York Catholic District School Board.  Application for site plan approval to permit a new catholic elementary school at 840 Bur Oak Avenue in the Wismer Commons Community

                                            File No. SC 06 108188

 

PREPARED BY:               Nilesh Surti, Planner, ext. 4190

                                            East District Team

 

 

RECOMMENDATION:

That the site plan application by York Catholic District School Board to permit a new catholic elementary school at 840 Bur Oak Avenue in the Wismer Commons Community, be endorsed in principle, subject to the conditions attached as Appendix ‘A’.

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

There are no financial impacts to the Town in this report

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

 

 

PURPOSE:

The purpose of this report is to recommend endorsement of a site plan application submitted by York Catholic District School Board to permit a new catholic elementary school at the northeast corner of Bur Oak Avenue and Roy Rainey Avenue in the Wismer Commons Community.


 

BACKGROUND:

Property and Area Context

The 1.96 ha (4.84 acres) site is located at the northeast corner of Bur Oak Avenue and Roy Rainey Avenue (See Figure 1).  The property is presently vacant with no significant vegetation or natural features, except for a cluster of trees located at the northeast quadrant of the site.  Abutting the property to the east is a woodlot that is owned by the Town, and to the north is a vacant parcel of land that forms part of the Wismer Community Park.  To the west, across Roy Rainey Avenue and to the south, across Bur Oak Avenue, are existing street townhouses (See Figure 2 & 3).

 

Proposal is for a new catholic elementary school

York Catholic District School Board has submitted an application for site plan approval to construct a new 5,753 m2 (61,927 ft2) two-storey catholic elementary school containing a total of 24 classrooms.  The site plan also shows up to eight future portable classrooms (See Figures 4 & 5). 

 

 

 

 

 

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The subject lands are designated “Urban Residential” in the Official Plan.  The property is presently zoned Open Space Two (OS2) under Zoning By-law 177-96, as amended, which permits schools. 

 

A minor variance application has been submitted to exempt the proposed school from the by-law provision requiring two loading spaces.  The applicant has advised staff that elementary school sites typically do not require loading spaces which are sized to accommodate larger trucks.  A smaller loading area has been provided on the east side of the proposed building to accommodate garbage collection vehicles and other smaller trucks which will service the proposed school.   

 

Site Plan and Building Elevations are acceptable

The proposed site plan shows a full-moves access onto Bur Oak Avenue, which is intended to serve the parking lot, as well as the main drop-off and pick-up area for use by parents.  Also, a one-way drop-off and pick-up loop is proposed onto Roy Rainey Avenue.  This loop will accommodate the school bus lay-by as well as drop-offs and pick-ups by parents of children in the day care and kindergarten. 

 

The Town’s Parking By-law requires a total of 51 parking spaces for the proposed school.  The applicant proposes a total of 80 parking spaces on-site. 

 

The proposed two-storey elementary school will be sited close to the intersection of Bur Oak Avenue and Roy Rainey Avenue in order to create a strong building presence at the corner and provide a built edge along Bur Oak Avenue.  The building will have a maximum setback of 7.5 metres from the south property line (Bur Oak Avenue).  The proposed building is to be clad in brick with contrasting architectural block banding.  The proposed exterior colours will consist of ‘neutral earthy’ tones.  The elevations are articulated in a manner that fits well with the visual characteristics of the Wismer Commons Community.  The height of the building from the finished grade to the top the roof is 8.6 metres, plus a 4 metre high mechanical penthouse.  In addition, the school site includes pedestrian walkways that can be accessed from all street fronts (See Figures 4 & 5). 

 

Staff is satisfied with the site layout and building elevations. 

 

Traffic Impact Study has been submitted

At the request of the Engineering Department, the applicant undertook a traffic impact study, which reviewed the traffic operations of the proposed school and its impact on the local road network as well as the traffic circulation within and around the school site.  The study was reviewed by the Town’s Transportation staff and they are satisfied that the local road network can accommodate the traffic generated by the school site and that the on-site traffic circulation can be adequately addressed.  Also, a provision will be included in the Letter of Undertaking which will require the York Catholic District School Board to submit a pavement marking and signage plan in accordance with the School Safety Zone requirements to the satisfaction of the Director of Engineering.  The pavement markings and signage will be in place prior to the opening of the school.

 

Tree inventory and preservation plan have been submitted

As noted previously, the site contains a cluster of mature trees and other vegetation at the northeast quadrant of the site. The applicant has submitted a tree inventory and preservation plan, which shows that the trees are to be removed, except for 3 large mature trees located close to the north property line.  The tree removal is required in order to provide a larger open play field as well as to address security concerns.  Staff will work with the applicant to ensure that tree removal is kept to a minimum and staff will also ensure that new tree planting on the site will more than compensate for the loss of the existing trees.

 

Conclusion

Staff are satisfied with the proposal and recommend that it be endorsed in principle, subject to the conditions attached as Appendix ‘A’.

 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

The issue with respect to the proposed tree removal at this site has been addressed in this report. 

 

ACCESSIBILITY CONSIDERATIONS:

The site plan shows a total of two parking spaces for the physically disabled, in accordance with the Parking By-law, located close to the main entrance.  In addition, barrier free pedestrian connections leading from all building entrances to the municipal sidewalks and the parking area have also been provided.

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development is consistent with Markham’s Community vision of managing growth proactively by building community infrastructure in time to meet the demands of the Wismer Commons Community.  In addition, good urban design is also seen as critical to the success of the community.  The siting of the proposed building creates a strong building presence along Bur Oak Avenue and the building materials for the proposed building complement the architectural context of the surrounding Wismer Commons Community.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application was circulated to all Town departments and external agencies, and their recommendations/comments have been incorporated into this report.

 

 

 

RECOMMENDED BY:

 

 

 

 

 

________________________________        _______________________________

Valerie Shuttleworth, M.C.I.P., R.P.P.              Jim Baird, M.C.I.P., R.P.P.

Director of Planning and Urban Design  Commissioner, Development Services


 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Site Plan

Figure 5 – Building Elevations

Appendix ‘A’ – Site Plan Conditions

 

Applicant:   Mr. Mario Covatta

                    York Catholic District School Board

                    320 Bloomington Road West

                    Aurora ON  M4G 3G8

                    Tel: (905) 713-1211 ext. 2333; Fax: (905) 713-1269

 

Agent: Mr. Erik Anderson

            Robbie / Wright + Architects Inc.

            72 St. Goerge Street    

            Toronto ON  M5R 2M7

            Tel: (416) 928-1496; Fax: (416) 928-1913

 

File Path:  Q:\Development\Planning\APPL\SITEPLAN\06 108188 York Catholic District School Board\Recommendation Report.doc