RECOMMENDATION:
That a Public Meeting be
held to consider the applications submitted by the Woodbine Montessori School
for Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval to permit
the conversion of a single detached residential dwelling to a private school, on
the East side of Woodbine Avenue, south of Major Mackenzie Drive.
PURPOSE:
The
purpose of this report is to provide preliminary information and recommend that
a Public Meeting be scheduled to obtain comments on the proposed applications.
BACKGROUND:
Subject property located in the Cachet
community
The 0.23 hectare (0.58 ac) property
is located on the east side of Woodbine Avenue, south of Major Mackenzie Drive (Figure 2).
The property contains a one storey 226 m2 (2,432 ft2)
brick dwelling. The property has a row
of mature trees adjacent to the south property line and a mix of deciduous and
coniferous trees in the front yard. Adjoining the property is:
- the Woodbine North community to the west, across Woodbine Avenue
- single-detached dwellings within the Cachet community to the north, south and
east.
The subject property is within the
Cachet community which generally extends from Woodbine Avenue to just east of Warden Avenue and to both the north and south sides of Major Mackenzie Drive. The Cachet
community is outside the Urban Service Area and the houses are serviced by well
and septic tank systems.
Applicant proposing a private school
The applicant has submitted
applications for Official Plan Amendment, Zoning By-law Amendment and Site Plan
Approval to permit the conversion of the existing bungalow to a private school
for pre-school and elementary school age children, up to grade three.
The applicant is proposing a 89.6 m2 (964 ft2) one-storey addition
to the front of the existing 226 m2 (2,432 ft2) bungalow,
two accesses off Woodbine Avenue (one is presently existing), 16 parking spaces located in the front
yard and an exterior playground in the rear yard. At the present time, the applicant intends to
maintain the existing pool in the rear yard which is currently fenced.
Lands designated Rural Residential in Official Plan
The subject lands are designated
Rural Residential in the Official Plan.
The predominant use in this designation shall be for residential
dwellings on lots of sufficient size as to essentially retain the rural
character of the surrounding area.
Existing zoning
The lands are currently zoned Rural
Residential Estate (RRE), by By-law 304-87, as amended.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the anticipated benefits of
the proposal include:
- Providing 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.
·
A traffic report focussing on
site access from Woodbine
Avenue, on-site
circulation and parking is required in support of the development to the
satisfaction of the Engineering Department and the Region of York.
·
The proposed parking lot will
adversely impact the trees in the front yard.
A tree inventory and preservation plan is required.
·
The Urban Design Group
indicates that a landscape strip is required adjacent to Woodbine Avenue.
·
The landscape strip requirement,
Fire Department conditions and on-site circulation concerns will necessitate a
reconfiguration of the parking lot and/or relocation of parking spaces. Since the applicant is proposing a private
school for both pre-school and elementary school age children, parking is
required at the rate of 1.5 parking spaces per classroom plus 1 parking space
per every five children capacity (day nursery requirement) or 4 parking spaces
per classroom (private school rate), which ever is more restrictive.
·
Town staff
have noted that the existing swimming pool is a potential safety concern. The applicant indicates that they will meet
all requirements of the Ministry of Education and the Ministry of Community and
Social Services and they will comply with any request to fill/cover the pool.
FINANCIAL CONSIDERATIONS:
There are no financial matters to be considered in
this report.
ENVIRONMENTAL CONSIDERATIONS:
The
applications have been circulated to the Toronto and
Region Conservation Authority. Their
comments will be incorporated into the amendments and the site plan should the
applications be approved.
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
applicant’s proposed Official Plan and Zoning By-law amendments.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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DOCUMENT #: Q:\Development\Planning\APPL\ZONING\04 025549 WOODBINE
MONTESSORI SCHOOL\Preliminary Report - Nov 9.doc
ATTACHMENTS: Figure 1 –
Applicant/Agent and Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Site Plan
Figure
5 – Elevations
APPLICANT/AGENT: QX4
Investments Limited – Consulting Services
Attn: Ben Quan
17 Bauer Cres.
Markham, ON
L3R
4H3
Tel: (416) 564-0351
Fax: (905) 479-4517
