RECOMMENDATION:
That the Record
of Public Meeting held on January 7, 2003 regarding the Official Plan amendment
and implementing zoning by-law for 5906 16th Avenue, Files OP 02
116664, ZA 02 116670, submitted by Marander Montessori School. to permit a day care centre, be received;
And That
the application to amend the Official Plan (revised 1987) to provide for a day
care centre, be approved and the draft amendment attached as Appendix ‘A’ to
the staff report dated April 22, 2003, entitled “Marander Montessori School”,
be adopted;
And That
the application to amend the zoning by-law to permit a day care centre, be
approved and the implementing by-law, set out in Appendix “B” to the staff
report dated April 22, 2003, be enacted;
And Further
That the application for site plan approval of a day care centre, be approved,
subject to the following conditions:
1. That the Owner enter into a site plan
agreement with the Town;
2. That
prior to execution of the site plan agreement, the Owner shall submit final drawings,
and comply with all requirements of the Town and authorized public agencies, to
the satisfaction of the Commissioner of Development Services;
3.
That the site
plan agreement include provisions for the payment by the Owner of all
applicable fees, recoveries, development charges and parkland dedications;
4.
That
site plan approval shall lapse after a period of three years commencing April
22, 2003, in the event that the Owner does not enter into a site plan agreement
with the Town during that period;
5.
That the Owner provide for internal
refuse storage areas to the satisfaction of the Director of Environmental
Services;
6.
That prior to final site plan
approval, the Owner submit a tree inventory and preservation plan, to the
satisfaction of the Commissioner of Development Services.
PURPOSE:
The purpose
of this report is to provide an evaluation of the applicant’s proposal for
amendments to the Official Plan and zoning by-law to permit a day care centre (Marander Montessori School) on the subject
lands. The report recommends approval
of the Official Plan amendment, zoning by-law amendment and site plan, subject
to conditions.
BACKGROUND:
Property and Area Context
The
subject land is approximately 0.392 hectares (0.97 acres) in area and is
located on the north side of 16th Avenue west of Highway 48, east of
Heritage Corners Lane (the access road to the Heritage Estates subdivision)
(see Figure 1). To the north and west of this property is a portion of the
Heritage Estates subdivision owned by the Town. East of the property are two
single detached residential homes (5928 and 5958 16th Avenue). These
homes are listed on the Markham Inventory of Heritage Buildings and are the
subject of a recent Council approval to permit a seniors’ residence proposed by
Graywood Developments. South of the property, across 16th Avenue,
are residential homes backing onto 16th Avenue.
The
site supports an existing single detached one-storey dwelling with a detached
garage connected to the dwelling by a canopy. The lot is heavily vegetated with
mature growth on the north, east and west property lines. In addition there is
a row of mature trees fronting on 16th Avenue. There are no other
natural features on the site.
Current Zoning and Official Plan Designation
The
lands are currently zoned Rural Residential One (RR1) by By-law 304-87 (see
Figure 2). It is a remnant parcel of
Study Area 1B of the 1976 Official Plan that has yet to be designated in our
current Official Plan. Study Area 1B included this piece of property and the
undeveloped lands between 16th Avenue and Major Mackenzie Drive and
between Highway 48 and Ninth Line. The major portions of the 1B lands are now
part of the Greensborough Secondary Plan area.
Proposed Application
The
applicant is proposing to renovate the existing house into two classrooms for
preschool children from the ages of 2 to 6 years. A total of 40 pupils is
proposed. No changes are proposed to the exterior building elevations. The
existing garage will remain as a storage facility. A fenced playground will be
constructed in the rear of the property (see Figure 4). The existing accesses
off of 16th Avenue will remain and 13 parking spaces will be added
to the site.
DISCUSSION:
Official Plan and Zoning By-law Amendment required to allow development to
proceed
The proposed day
care centre will provide child-care opportunities to the residents of the local
community including the developing Wismer Commons area. The site layout and design is responsive to existing physical and
natural features both on and surrounding the lands. The surrounding uses of
institutional to the east, residential to the north and west (Heritage Estates)
and the Markham Museum to the north indicate that an Urban Residential Official
Plan designation would be compatible with the surrounding properties. Based on the preceding, the development of a
day care centre on the lands subject to this Amendment is considered to be
appropriate.
The Official Plan
amendment (Appendix “A”) proposes a site specific designation of “Urban
Residential” to provide for a day care centre and private elementary school on
these lands. In order to ensure orderly development and compatibility with
existing and proposed uses in the area, a day care centre will be the only
institutional use provided for on these lands.
To permit the
construction of a day care centre on the subject property, a zoning by-law
amendment is required. Although there
are a number of uses allowed within an institutional zone, the by-law will
restrict the permitted uses to only a day care centre. The by-law will also restrict the number of
students to 40 and the maximum gross floor area to the existing gross floor
area of 310 m2. A draft by-law is
attached as Appendix “B”.
Urban Design
The Urban Design
staff is generally satisfied with the layout of the buildings, access and
parking area. Changes are not proposed
to the elevations of the existing single detached building and garage. A tree
inventory and preservation plan will be required prior to final site plan
approval. Minor revisions to the plan including the addition of walkways will
be completed before final site plan approval.
Region of York
The Region of York requires that access to the site be
restricted to inbound only for the easterly entrance and outbound only for the
westerly exit. In addition, the Region has requested a designated drop off area
that is shown on the site plan.
Sanitary Sewer Easement
The applicant will be required to acquire a sanitary sewer
easement across the east end of Block 39, immediately north of the site, from
the Town. The registration of the easement will include compensation to the
Town to be determined at the site plan agreement stage.
Traffic Report
The site has access to 16th Avenue requiring
Regional approval with respect to access among other requirements. The
applicant has submitted a site access assessment that has been reviewed by the
Town and the Region. No revisions are required to the site plan.
FINANCIAL
CONSIDERATIONS:
None at this time
BUSINESS
UNITS CONSULTED AND AFFECTED:
The Official Plan, zoning amendment and
site plan submitted by Marander Montessori School have been circulated to
various departments and external agencies.
Requirements of the Town and external agencies have been reflected in
the preparation of this report and conditions of approval.
|
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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
|
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context/zoning
Figure
3 – Aerial map
Figure
4 – Site Plan
Figure
5 – Elevations
APPENDIX: Appendix A – Draft Official Plan Amendment
Appendix
B – Draft Zoning By-law
Applicant/Agent Margaret Lee Tel.: (905) 471-7118
Marander
Montessori School Fax: (905) 471-9338
5906
16th Avenue
Markham,
Ontario
L3P
3J3
Q:\Development\Planning\APPL\OPAPPS\02116664
Marander Montessori School\Final Report.doc
