REPORT TO DEVELOPMENT SERVICES COMMITTEE
TO:	Mayor and Members of Council
FROM:	Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design
PREPARED BY:	Geoff Day, Planner - East Development Team
DATE OF MEETING:	November 22, 2005
SUBJECT:	York Region District School Board Markham North Secondary School 933 Bur Oak Avenue Application for Site Plan Approval Wismer Community File #: SC.05 015448

RECOMMENDATION:

That the site plan application by the York Region District School Board to permit a new Secondary School at 933 Bur Oak Avenue in the Wismer Community be approved, subject to the following conditions:

1. THAT the Owner give a written undertaking to the Town that it will construct the project in accordance with the approved plans;

2. THAT the Owner submit and receive approval for a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership;

3. THAT the owner satisfy Town Departments including all requirements of the Director of Engineering, the Fire Department, and the Waste Management Department;

4. THAT the undertaking provide that the Owner agrees to pay for the removal of the section of the centre median on Bur Oak Avenue and for the required signage to prohibit through traffic onto Wingrove Street;

5. AND THAT the undertaking provide for payment by the Owner of all applicable fees and recoveries, and submission of any required letters of credit to guarantee compliance with Town requirements;

6. AND FURTHER THAT the site plan approval shall lapse after a period of three years commencing November 22, 2005 in the event an undertaking is not executed within that period.

PURPOSE:

The purpose of this report is to provide information pertaining to the proposed Markham North Secondary School and to recommend site plan approval.

BACKGROUND:

Property

The subject site is 5.76 hectares (14.23 acres) in area and is located at the south east corner of Bur Oak Avenue and Dogwood Street in the Wismer Community (Figure 1). The site is currently vacant with no significant vegetation or natural features (Figure 4). To the west across Dogwood Street are existing single detached dwellings. To the north and east across Bur Oak Avenue are a woodlot and future neighbourhood and community parks. (Figure 2).

Proposal

The applicant is proposing to construct a 17,073.2 m² (183,780.4ft²) two storey secondary school containing 64 classrooms (Figures 4 & 5). Vehicular access to the site will be from Dogwood Street with a secondary access onto Bur Oak Avenue. Two bus loading areas will be located along both the west and north sides of the building. A total of 258 parking spaces will be provided.

Official Plan and Zoning

The subject property is designated “Urban Residential” by the Official Plan (Revised 1987). The property is zoned “Residential Two - Exception 98 & 99 (R2*98*99)” by Zoning By-law 177-96. The proposal complies with all requirements of the Official Plan and Zoning By-law.

OPTIONS/DISCUSSION:

The school building will be sited close to Bur Oak Avenue to create a strong building edge along the street while still providing vehicular circulation along the western and northern portions of the property. The building will be clad in brick with contrasting architectural block banding. A regulation soccer field and smaller practice field will be located to the south of the building. Walkways will be provided to both adjoining streets and to the residential community to the south, through the Robinson Creek valleylands.

The site plan and building elevations have been reviewed by Planning and Design staff and are acceptable.

The Town’s transportation staff have reviewed the traffic study submitted by the applicant and have the following comments:

· Dogwood Street is currently constructed to a local road standard. Dogwood Street is required to be widened across the frontage of the school site to provide a separate left turn lane at Bur Oak Avenue and a right turn lane to accommodate movements into the school site. The subdivision agreement between the Town and Amber Plains Investments Limited contains provisions requiring the developer, at their cost (including the relocation of the utilities) to widen Dogwood Street. Staff will work with the developer to ensure that the widening is completed, prior to the occupancy of the school.

· The section of the existing median along Bur Oak Avenue in front of Driveway #1 will be removed to allow for full turning movements.

· Signage will be installed to prohibit through traffic to/from the school through Wingrove Street.

· The Undertaking between the School Board and the Town will include provisions requiring the School Board to pay for the removal of the section of the centre median on Bur Oak Avenue and for the required signage to prohibit through traffic onto Wingrove Street.

FINANCIAL CONSIDERATIONS:

No financial implications are to be considered in this report.

ENVIRONMENTAL CONSIDERATIONS:

The proposed development has been reviewed by the TRCA and they have no objections to its approval.

BUSINESS UNITS CONSULTED AND AFFECTED:

All requirements of Town Departments and Public Agencies will be incorporated into the final plans and site plan agreement.

ATTACHMENTS:

Figure 1 – Applicant/Agent + Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Aerial Photograph

Figure 4 – Site Plan

Figure 5 – Elevations

Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design

Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services

DOCUMENT: AMANDA/SC 05015448/DOCUMENTS TAB/RECOMMENDATION REPORT.DOC

APPLICANT:

York Region District School Board Tel: (905) 727-0022

Attn: Bryan Blackert, Service Co-ordinator Fax: (905) 830-1640

300 Harry Walker Parkway South

Newmarket, Ontario

L3Y 8E2

AGENT:

Moffet & Duncan Architects Tel: (416) 239-2775

Attn: Ken M^acSporran Fax: (416) 239-6729

5052 Dundas Street West

Etobicoke, Ontario

M9A 1B9