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:	Tim Williams, West District Planner
	DATE OF MEETING:	May 17, 2005
	SUBJECT:	PRELIMINARY REPORT J. Addison School Applications for Official Plan and Zoning By-law Amendment 2 Valleywood Drive, Markham OP 05-011972 ZA 05-011949

RECOMMENDATION:

That a Public Meeting be held to consider the applications submitted by J. Addison School for Official Plan and Zoning By-law Amendments to permit construction of a private school with accessory student residences.

PURPOSE:

The purpose of this report is to provide preliminary information regarding applications for Official Plan and Zoning By-law Amendments to permit the construction of a private school on the property located at the north west corner of Woodbine Avenue and Valleywood Drive. It is recommended that a statutory public meeting be held to consider these applications.

BACKGROUND:

Property and Area Context

The 1.13 ha (2.79 acres) site currently supports a heritage building that is leased to the York Region School Board for a school use at 2 Valleywood (See figure 1). The property is at the northwest corner of Woodbine Avenue and Valleywood Drive – Applecreek Drive.

Adjoining the subject lands are:

• Industrial and office uses to the north, west and south
• Retail and other commercial to the east
• Restaurant (Wendy’s / Tim Horton’s) to the southeast

The property was purchased by the school recently and a 30 year lease was established for the heritage building with the York Region School Board. The school board uses the building for educational purposes and proposes to continue to do so, during and after the construction of the private school. The lands are currently designated “Industrial” in the Official Plan and “Business Corridor Area” under Schedule “H” - Commercial / Industrial Categories. The current zoning of the lands is M.C. 60% under By-law 165-80 as amended.

Proposal is for Private School

The applicant is proposing to amend the Official Plan and Zoning By-law to permit a private school with an accessory student residence. The maximum building capacity would be 550 students plus teachers and support staff, with 96 student residences. The school will contain 28 classrooms and a full sized gym, among other facilities.

Official Plan Amendment is Required

The subject lands are designated Business Corridor Area in the Official Plan. This designation permits a private school subject to the review of a specific development proposal and rezoning. The proposed school also includes student residences, which are not listed as a permitted use and therefore an Official Plan Amendment is required. The applicant is proposing to add this use to the designation for this specific property.

Zoning Bylaw Amendment is Required

The property is zoned M.C. 60% (Select Industrial with Limited Commercial), which permits a private school but does not permit the type of residential use proposed by the applicant. A full zoning by-law review has not yet been completed however at least two development standards are proposed to be amended. The building is proposed to be set back 28.7 m to the centre line of the road, whereas the By-law requires a 40 metre setback to the centre line of Woodbine. The second requested amendment is in the landscape strip along the southern property line, the applicant is proposing a reduced landscape strip.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

· The proposal incorporates an underused, primarily vacant parcel of land.

· The proposal is in keeping with Town initiatives regarding compact urban development and intensification in established urban areas.

· Cash-in-lieu of parkland dedication will be provided.

· Approval will provide a high level use for the property, which has high visibility along Woodbine Avenue.

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;

• The relationship between the existing heritage building and the proposed building is critical to the site plan and as such Heritage Markham and the Town’s Urban Design Group will be working with the applicant.
• Design Group is working with the applicant regarding landscaping the area along Valleywood Drive. Currently the applicant has proposed parking spaces within that landscape strip.
• The engineering department has indicated that the following studies are required:
• Traffic Impact Study (addressing Traffic both internally and externally to the site)
• Site Servicing Study
• Storm Water Management Plan
• Noise Study (Addressing the impact of Noise on those units facing Woodbine Avenue)

FINANCIAL CONSIDERATIONS:

The application is currently in circulation. Any associated financial considerations will be addressed in the final report.

ENVIRONMENTAL CONSIDERATIONS:

There are no environmental features on the property. The property is also not within the TRCA screening zone.

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 and in the final staff report.

ATTACHMENTS:

Figure 1: Location

Figure 2: Area Context

Figure 3: Air Photo

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

Figure 1

Q:\Development\Planning\APPL\OPAPPS\05 011949 - J Addison\Preliminary Rep Addison School.doc

APPLICANT / AGENT: WKL Architect Inc. Phone: (905) 731-7279

Attn: Wesley K. Lim Fax: (905) 731-7657

414 Dundas Street West, Suite 200

Toronto ON

M5T 1G7