RECOMMENDATION:
That a Public Meeting be held to consider the applications submitted by
Highglen Christian Montessori School for Official Plan and Zoning By-law
Amendments to permit the conversion of a single detached residential dwelling
to a private school at 5002 14th Avenue, on the north side of 14th
Avenue, between Redkey Drive and Tillie Square.
PURPOSE:
The purpose of this report is to provide preliminary information
regarding these applications and to recommend that a statutory Public Meeting
be held with respect to the Official Plan and Zoning By-law amendment
applications.
BACKGROUND:
Property and
Area Context
The 0.37 ha (0.9 acre) site is located on the
north side of 14th Avenue between Redkey Drive and Tillie Square. The property contains a 405 m2
(4,356 ft2) two-storey single family brick dwelling. The site has several mature trees sited in
the front yard and at the rear of the property, as well as a cedar hedge along
the north property line and part of the east lot line. The site has two existing driveway entrances off
of 14th Avenue. Surrounding the property to the east, west,
north and south, across 14th Avenue, are existing low density
residential dwellings.
A private
school is proposed
The applicant has submitted applications for
Official Plan and Zoning By-law amendments and Site Plan Approval to permit the
conversion of the existing two-storey dwelling to a private school. Based on Provincial guidelines of 1 student per
30 ft2 of class room area, the proposed private school could
accommodate a maximum enrolment of 77 students ranging between pre-school and kindergarten
age children. The possibility exists
that as these children age/progress one or more of the classrooms will be
assigned to higher grades or that new class rooms may be created.
The proposal includes a 213 m2
(2,293 ft2) fenced exterior play area and a total of 16 parking
spaces located in the front yard. The
site plan also shows a parent pick-up and drop-off area located near the school
entrance.
Parking and traffic
circulation will be reviewed further
The Parking By-law requires that parking for Private
Schools be provided at a rate of 4 parking spaces per classroom. The proposed private school will have 4
classrooms, which would require a total of 16 spaces. As noted above, the applicant is proposing to
provide 16 spaces.
The applicant has indicated that there may be
up to 10 spaces reserved for staff parking, which would only leave 6 parking spaces
for parent drop-off and pick-up. Given
the number of students the school may accommodate, Staff are concerned that the
limited parking spaces reserved for drop-off and pick-up of children may not be
sufficient. This matter will be reviewed
further.
The site contains two accesses from 14th Avenue which is a Regional Road. Region of York comments will be required with
respect to access and traffic issues.
Official Plan
and Zoning
The Official Plan designates the subject
property “Urban Residential”. The predominant
use in this designation shall be for housing and related purposes. The Armadale Secondary Plan (PD 24-1), which
is non-statutory, designated the subject lands “Urban Residential – Low Density
Residential”. A site specific Official
Plan Amendment is required to permit the proposed private school.
The subject lands are currently zoned
Residential Six (R6), by By-law 90-81, as amended, which only permits a single
detached dwelling. A Zoning By-law amendment is also required to accommodate
the proposal.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposal would provide the following
benefits:
- Provide additional educational options for residents.
CONCERNS/ISSUES TO BE RESOLVED:
The following
is a brief summary of concerns/issues raised to date. These matters, and any
others identified through the circulation and detailed review of the proposal,
will be addressed in a final staff report to be presented to Committee at a
later date
- Compatibility with
adjacent residential uses;
- Submission of a tree
inventory and preservation plan is required to determine whether all or
some of the existing trees within the proposed parking area can be protected
or relocated;
- Appropriateness of the
proposed number of parking spaces; and
- Region of York comments on access
and traffic issues;
FINANCIAL
CONSIDERATIONS:
There are no financial matters to be
considered in this report.
ENVIRONMENTAL
CONSIDERATIONS:
As noted above, the applicant is required to submit a tree inventory and
preservation plan to help determine whether all or some of the existing trees
within the proposed parking area can be preserved.
ACCESSIBILITY CONSIDERATIONS:
Accessibility consideration will be reviewed as part
of the site plan approval process.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The applications have been circulated to
various Town departments and external agencies and are currently under
review. Requirements of the Town and
external agencies will be reflected in the preparation of the Official Plan and
Zoning By-law amendments.
It is recommended that the Committee
authorize the scheduling of a Public Meeting to consider the proposed Official
Plan and Zoning By-law amendments.
|
|
|
|
|
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
|
FITH PATH: Q:\Development\Planning\APPL\OPAPPS\05 016642 Highlen
Christian Montessori School\Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Site Plan
AGENT: Attn: Ben Quan
QX4
Investments Limited – Consultation Services
17 Bauer Crescent
Markham ON L3R 4H3
Tel:
416-564-0351
Fax:
905-479-4517
Figure 1
