RECOMMENDATION:
That the applications submitted by
the Unionville Montessori School for Official Plan Amendment, Zoning By-law
Amendment and Site Plan Approval to permit the construction of a 1,166 m2
building for the Unionville Montessori School at 9302 Kennedy Road, be referred
back to staff for further discussion with the applicant, and other property
owners in the area, on the need for a comprehensive review of the future
pattern of development in the Future Urban Area north of 16th Avenue
and west of Kennedy Road.
PURPOSE:
The
purpose of this report is to provide preliminary review and comment on this
proposed development. Staff recommend
that the applications be referred back to staff for further review and analysis
in consultation with the applicant and other property owners in the area.
BACKGROUND:
Unionville Montessori School is located at
the northwest corner of Kennedy Road and 16th
Avenue.
The existing Unionville Montessori School is on a 0.90 hectare (2.2 acre) property which is located on the north
side of 16th
Avenue with
39.13 metres (128 feet) of frontage, west of Kennedy Road. The property
is an irregular shape, also having 17 metres (56 feet) of frontage on the west
side of Kennedy Road,
north of 16th Avenue (see Figure 2).
The applicants have purchased 9302 Kennedy Road (the subject property -
see Figure 2) which adjoins the Kennedy Road frontage of the school’s existing
property and has a frontage of 40.5 metres and a (132 ft) lot area of 0.16
hectares (0.41 acre). The site currently
contains a vacant single detached dwelling and a detached garage. To the west are lands owned by Kylemore
Homes. They have submitted applications
for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of
Subdivision to permit 47 condominium townhouses, 17 freehold townhouses, 6
single detached dwellings and a commercial block. Immediately to the west is a pumping station. Rural residential lands are to the north of
the site. There is an existing
residential community to the south, across 16th Avenue and agricultural lands to the east, across Kennedy Road. York Downs
Golf Course is located further to the west and north of the site. A Mattamy sales office is located at the
northwest corner of Kennedy Road and 16th
Avenue.
Lands designated Agriculture in Official Plan
The subject lands are designated
Agriculture (A1) with an overlay of Future Urban Area in the Official
Plan. The Future Urban Area overlay,
established by OPA 5 as adopted in 1993, means the lands are intended for
future urban development (Figure 6).
The Official Plan provides that
urban development of lands in the Future Urban Area shall only be permitted
following technical studies relating to sewer and water servicing,
sub-watershed management, transportation and development charges
schedules. In addition, prior to any
development on lands designated Future Urban Area, a Secondary Plan is to be prepared,
approved and incorporated into the Town’s Official Plan.
Existing zoning
The lands are zoned Rural
Residential (RR1) by By-law 304-87, as amended.
Previous approvals to permit a permanent Montessori School
In 1997, the Unionville Montessori School was operating out of St. Phillip’s Church on Kennedy Road, north of the subject site.
The applicant’s requested and received a temporary use by-law to permit
a Montessori School in an existing house at 4484 16th Avenue. On two
occasions, the temporary use by-law was extended and three portable were added.
The school purchased additional
lands to the north of the original site, with frontage on Kennedy Road, and requested an Official Plan Amendment, Zoning
By-law Amendment and Site Plan Approval for the lands to permit a new enlarged
permanent elementary private facility.
Secondary Plan required, previous applications deferred
The Town’s Official Plan requires
the preparation of a Secondary Plan prior to proceeding with any development
within the area designated Future Urban Area.
The Montessori property is part of an area on the west side of Kennedy Road, south of the Angus Glen community, not currently covered by
a Secondary Plan.
The requirement for a Secondary
Plan is to ensure that any development within a ‘Future Urban Area’ is dealt
with in a comprehensive manner based on overall district studies and technical
analysis having regard to options for the future development of all surrounding
lands.
In November 1999 Development
Services Committee deferred consideration of the school’s applications until
the Secondary Plan was in place for the area, or until the Owners demonstrated
that the proposed development of the lands with a permanent Montessori school
will not limit future access and land use options for the surrounding lands.
Concept
provided for previous applications
The Unionville Montessori School, along with the owners of the York
Downs Golf Course to the north and the owners of 4404 16th Avenue
(formerly the Deacon property, now owned by Kylemore Homes) to the west,
developed a concept/illustrative plan outlining a possible future development
scenario. The concept plan was
considered by Council as the basis for approving the Montessori, but has no
official status. It was developed for
illustrative purposes only, to demonstrate that approval of the Montessori
School development would not prejudice or limit options for a future Secondary
Plan exercise. Council approved the permanent
school in 2002.
Proposal for a third building
The Unionville Montessori School
has recently purchased the subject lands and is proposing to construct a two
storey, 1 166 m2 (12 551 ft2) stone face and stucco
building. The Montessori School is
currently renting space out of the St. Phillips on the Hill Anglican church for
their Montessori Casa program (junior and senior kindergarten) located north of
the subject property at 9400 Kennedy Road.
The church now requires the rented space for their own use and the
school requires a new building to house the Casa program. The administrative offices and later grades
are accommodated in the two existing buildings.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
- Providing additional educational options for residents.
- Opportunity for the owner to further participate in the
comprehensive planning and development of the Future Urban Area.
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.
Design
concerns
The proposed building should relate to
the existing buildings on site and should reinforce the design details by using
similar materials and design elements.
Greater consideration shall be given to the proposed building due to its
visibility and street presence onto Kennedy Road. The architecture of the front façade will
require further refinement through consultation with Town staff, in order to
achieve this.
Area
Secondary Plan remains outstanding
Kylemore Homes, adjacent to the west of the
existing Montessori lands, has submitted an Official Plan Amendment, Zoning
By-law Amendment and Draft Plan of Subdivision to permit 47 condominium
townhouses, 17 freehold townhouses, 6 single detached dwellings and a
commercial block on the north side of 16th Avenue, west of Kennedy
Road. Town staff recommended that their applications
be referred back to staff for further discussion with the applicant and other
property owners in the area, on the need for a comprehensive review of the
future pattern of development in the Future Urban Area north of 16th
Avenue and west of Kennedy Road. As
noted earlier in this report, the Montessori School lands fall under the same
Official Plan designation and should also be deferred until such time that
staff are satisfied with a development concept for the area.
FINANCIAL CONSIDERATIONS:
There are no financial matters to be considered in
this report.
ENVIRONMENTAL CONSIDERATIONS:
A tree preservation and inventory are required.
BUSINESS UNITS CONSULTED AND AFFECTED:
The application has been circulated
to Town Departments for review and comments.
Their conditions and requirements
received will be addressed and incorporated in the recommendation report.
CONCLUSION:
In light of the concern noted in
this report, Planning Staff recommend that a Public Meeting not be held until
the concerns noted in this report have been addressed to the satisfaction of
the Commissioner of Development Services.
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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\03 119513
Unionville Montessori School\Preliminary Report.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
Figure
6 – Future Urban Boundaries
APPLICANT/AGENT: Unionville
Montessori School
Mr.
Al Remtulla
9400
Kennedy Road
Markham,
ON
L6C
1N6
