Report to: Development Services Committee Date of Meeting: December 12, 2006

SUBJECT: PRELIMINARY REPORT

2097358 Ontario Inc.

Official Plan and Zoning By-law amendment applications to permit a retirement home, permit office uses in an existing historical dwelling, and recognize an existing private Montessori school at 7781 Kennedy Road.

FILES: OP.06-132013 and ZA.06-131954

PREPARED BY: Teema Kanji, ext. 4480

Senior Planner, Central District

RECOMMENDATION:

That the report dated December 12, 2006 entitled “PRELIMINARY REPORT, 2097358 Ontario Inc. Official Plan and Zoning By-law amendment applications to permit a retirement home, permit office uses in an existing historical dwelling, and recognize an existing private Montessori school at 7781 Kennedy Road (OP.06-132013 and ZA.06-131954)” be received;

And that staff be authorized to schedule a Public Meeting to consider the Official Plan and Zoning By-law amendment applications following a Public Information Meeting and when the issues identified in this report have been addressed, to the satisfaction of staff.

EXECUTIVE SUMMARY:

Not applicable.

FINANCIAL CONSIDERATIONS:

Not applicable

PURPOSE:

The purpose of this report is provide preliminary information regarding Official Plan and Zoning By-law amendment applications for lands east of Kennedy Road, north of 14^th Avenue, and to obtain authorization for staff to schedule a Public Meeting to consider the applications.

BACKGROUND:

Subject lands and area context

The subject lands consist of approximately 1.0 hectare (2.5 acres) located on the east side of Kennedy Road, north of 14^th Avenue (Figure 1). The lot has an irregular shape with a frontage of approximately 57.5 m (188.6 ft) on Kennedy Road.

There is an existing church on the property that is being used as a private Montessori school (Figure 3). The property also contains a heritage building known as the Thomas Morley House, which is a designated property under Part IV of the Ontario Heritage Act (By-law 37-93). The house is currently vacant and the applicant has submitted a site plan application (SC.06-129778) to permit a 33.27 m² (358.12 ft²) addition to the rear of the heritage house to accommodate future office uses. The site plan application is currently being reviewed by staff.

Surrounding uses include the Hagerman East Cemetery to the north and west. To the north and east are existing single family homes, and to the south townhouses and a single family house (Figures 2 & 3).

A portion of the north side yard abuts a Block (Block 64, 65M-2608), which was created as part of the residential subdivision to the north and east. This block is owned by the Town and was contemplated as a possible emergency access only to the rear of the property. Full access to the adjacent residential streets was not contemplated by this access. There are existing services on Beckenridge Drive, which could be extended to service the property.

The south portion of the property is at a higher elevation than the remainder of the site. The lands gradually slope down to the north, with a grade difference of approximately 5 metres (15 ft). There are some trees along the west portion of the property adjacent to the cemetery (Figure 3).

Previous site plan application

In 1987, the Town issued site plan approval to construct a 463 m² (4,984 ft²) church (Toronto Chinese Lutheran Church). A more substantial main church building was intended as a future second phase, but was never pursued. The first phase church building is currently used as a private Montessori school, which is not a permitted use.

Proposal to develop the lands with a retirement home, recognize an existing private Montessori school and restore the Heritage House

The applicant is proposing to develop the property with a 3-storey retirement home with 60 units. The proposed building has a gross floor area of 5,276 m² (56,792 ft²) and will be tiered to work with the existing grade of the property. The north elevation of the building, which abuts existing single family houses, will be 4 storeys in height, and the south elevation will be 3 storeys in height. The age of the residents is intended to be 55 years and up. The facility will have a number of central common facilities located on the basement floor including a dinning area, games room, craft room, recreation and music room, library, etc. The retirement home will consist of bachelor units ranging in size from 30 m² - 40 m² (323 ft² to 431ft²) and one-bedroom units ranging in size from 41 m² to 61 m² (441 ft² to 656 ft²). Kitchens will not be provided within the units.

The intent of the current applications is to amend the Official Plan and Zoning By-law to permit:

• a retirement home;
• recognize an existing private Montessori school; and
• permit office uses in the heritage building.

Official Plan and Zoning By-law amendments required to permit the proposed uses

The subject property is designated Urban Residential in the Official Plan. The front (west) portion of the property near Kennedy Road is within the designated area of the East Risebrough Secondary Plan (PD 2-2). The remainder of the property is subject to the Armandale Secondary Plan (PD 24-1). Both Secondary Plans are non-statutory and designate the property in either case as Urban Residential - Low Density.

The property is zoned Institutional and Open Space (O2) under By-law 193-81, as amended (Figure 2). The current zoning permits places of worship, day nurseries or day care centers and accessory uses (i.e. accessory residential, a caretakers unit). Official Plan and Zoning By-law amendments are required to permit the proposed uses.

Servicing Study required

The Sanitary Drainage Plan for the Hagerman Estates Subdivision (north and east of site) indicates that the subject property was designed for a maximum population of 200 persons. The proposed sewage discharge from this site must not exceed the allowable rate. The applicant must undertake a servicing study to confirm that the proposed development will not exceed the subdivision design.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

Some of the anticipated benefits include:

• Proposal is in keeping with Town initiatives regarding compact urban development form;
• Opportunity to provide seniors housing; and
• Opportunity to restore heritage house through adaptive re-use;

OPTIONS/DISCUSSION:

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.

Built Form & Site Layout

• A site plan application remains to be submitted;
• There are existing mature trees along the property line between this property and the adjacent cemetery which should be preserved;
• Compatibility of the proposed building height and built form with adjacent residential neighbourhood requires further review;
• Built form could be reconfigured to better reflect the adjacent development and minimize potential impact on adjacent residences: a component of the development could be parallel to the existing townhouse development, with a “wing” of the development along the east side of the cemetery (north-south);
• Design of retirement unit has potential for a future kitchen unit (which would require servicing allocation, not currently available);
• Site layout, landscaping and buffer/screening issues remain to be addressed;

Parking & Site Circulation

• Pedestrian circulation within the site and to the site should be considered and accommodated;
• The parking by-law requires that 45 parking spaces be provided for the retirement home, whereas the applicant is proposing 89 parking spaces. Applicant must provide justification for requiring 44 parking spaces above the parking by-law standard;
• Parking shortfall for private Montessori school (5 parking space have been provided, the Parking By-law requires 16 parking spaces)
• Emergency connection (pedestrian/car) to Beckenridge Road should be provided;
• Road widening may be required along Kennedy Road;
• Driveway connection should be provided between the private Montessori school and Heritage House (proposed office use);
• Drop-off area should be provided for the private Montessori school;
• Loading area should be located away from the existing residential, closer to the cemetery (may require noise attenuation);
• Resolution of access drives to Kennedy Road and on-site circulation issues between the heritage building, private Montessori school and proposed retirement home;

Other

• Applicant to advise if they intend to sever the lands (building code implications if severance is pursued);
• Applicant must undertake a servicing study to confirm that the capacity is available in the local sewer/watermain;
• Applicant must provide a traffic study prior to any site plan approval;
• Further review of access to Kennedy Road required; and
• Applicant to provide grading plan, servicing plan, stormwater management report, and tree inventory/preservation plan.

Public Information Meeting to be held prior to Public Meeting

The Ward Councilor has requested that a Public Information Meeting be held for the applicant to present the proposed official plan and zoning by-law amendment applications prior to a Public Meeting being held.

ENVIRONMENTAL CONSIDERATIONS:

Not applicable

ACCESSIBILITY CONSIDERATIONS:

Not applicable

ENGAGE 21^st CONSIDERATION:

The proposed development promotes a number of key goals set out in “Engage 21^st Century Markham” by providing for efficient use of infrastructure, transit-supportive land use patterns and density and compact development.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with these applications and all comments will be considered in the final report.

_______________________________ ________________________________

Valerie Shuttleworth, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.

Director of Planning & Urban Design Commissioner of Development Services

File Path: Amanda\File ZA 06-131954Documents tab\DSC Preliminary Report

ATTACHMENTS:

Figure 1: Location Map

Figure 2: Area Context/Zoning

Figure 3: Air Photo

Figure 4: Proposed Site Plan

Figure 5: Proposed North and South Elevations

Figure 6: Proposed East and West Elevations

Figure 7: North-South cross-section through property