RECOMMENDATION
That the report entitled “Application by 3170497 Canada Inc. (GWL Reality Advisors)
for an Amendment to the Zoning By-law to Permit one Day Care Centre at 11, 15,
19 and 27 Allstate Parkway and 80 Frontenac Drive, Files ZA.03-108037” be received; and
That a Public Meeting be held to
consider the application submitted by 3170497 Canada Inc. for an amendment to
the Zoning By-law.
PURPOSE
This report is to provide
preliminary information regarding an application to permit a day care centre on
the ground floor of one of the existing buildings at 11, 15,19 and 27 Allstate
Parkway and 80 Frontenac Drive. The
report concludes that a Public Meeting should be held.
BACKGROUND
Location and Property
The 9.16 hectare
(22.64 acre) site is located on the north side of Highway 7 between Allstate
Parkway to the west, Frontenac Drive to the east and Centurian Drive to the
north. (See Figure 1). The site is comprised of four existing
office buildings (on Allstate) and a parking structure (on Frontenac). The total gross Floor Area of the four
office buildings is approximately 61,000 m2 (656,620 sq. ft.). Approximately 2,200 parking spaces are
provided on the property.
Area Context
The property
forms part of the Allstate Business Park, an area comprised of prestige office
and industrial buildings. To the south,
across Highway 7, is the Cochrane Drive business park.
Proposal
The
owners have applied to amend the zoning to allow one day care centre in one of
the four existing office buildings on the site. The exact location has yet to be confirmed.
The Official Plan
designates the site as “Business Park Area”
The Official Plan designates
the site “Business Park Area” to permit corporate offices and research facilities. Lands designated “Business Park” may also be
zoned to permit a limited range of commercial uses, including day care centres.
The Official Plan also
contains specific policies that deal directly with applications to amend a
zoning by-law to permit a day care. The
policies that Council should have regard for include:
i.
That the proposed day care shall generally be located on collector or
arterial roads and generally not on local roads in the interior of a
residential neighbourhood;
ii.
That the proposed day care centre will be designed so as not to
seriously impact on the amenity of the surrounding area. In this regard, consideration shall be given
to matters such as noise, traffic and exterior lighting generated by the
proposed facility;
iii.
That the site of the proposed day care centre is of appropriate size
and shape to accommodate on-site parking, pick-up and drop-off facilities and
out door play areas; and
iv.
That neighbouring uses to the proposed day care centre pose no threat
to the health and welfare of the occupants of the proposed facility. In this regard, consideration shall be given
to the noise, odour, vibration and traffic generated by neighbouring uses.
The Official
Plan also requires site plan approval for day care centres. A site plan application has not yet been
received.
Existing Zoning
The property is
currently zoned M. C. (100%) Select Industrial and Limited Commercial under
By-law 165-80, as amended. This zone
permits a variety of commercial and industrial uses. A day care is not permitted.
A by-law amendment is required to permit the use.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL
The day care is
an amenity that could serve the employees of the buildings on the property and
in the area, as well as residents of the Town.
CONCERNS/ISSUES
TO BE RESOLVED
The owners
are aware that the proposed day care centre requires site plan approval. They have indicated their intent to submit
an application to amend their site plan control agreement if a By-law amendment
allowing the use is approved by Council.
Approval of an amendment to the existing site plan agreement has been
delegated by Council to the Director of Planning and Urban Design.
The owners
are waiting to submit the site plan application because they, and the
prospective day care operators have not yet agreed on the location of the day
care and the tenants are understandably reluctant to make a commitment until
the zoning permitting the use has been approved.
The primary issues that
would be expected to arise during the site plan process include:
- a suitable location for the outdoor play area; and
- provision of short term parking for pick-up and drop-off.
No issues specific to this
zoning application have been raised.
FINANCIAL CONSIDERATIONS
None.
BUSINESS UNITS CONSULTED AND AFFECTED
The proposal had
been circulated to other Town Departments and public agencies.
CONCLUSION
Staff are
generally supportive of community amenities, such as day cares, locating in
business complexes such as this. A day
care would not only benefit the employees working in buildings in the area but
also serve thel needs of the community in general.
Day cares are not permitted by the current zoning. It would be appropriate to hold a Public
Meeting to consider amending the By-law to permit the use.
ATTACHMENTS
Figure
1 – Applicant/Agent + Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Site Plan
|
|
|
|
|
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
|
