Report to: Development
Services Committee Date
of Meeting: June 6, 2006
SUBJECT: PRELIMINARY REPORT
Korean
Mil Al Church
Applications
for Zoning By-law Amendment and Site Plan Approval to permit a place of worship
and employment uses at 2705 Elgin Mills Road E.
East
of Highway 404 on the south side of Elgin Mills Road E., Cathedral Secondary
Plan Area
ZA
06 106824 & SC 06 112095
PREPARED BY: Sabrina Bordone, Planner - West Development Team
RECOMMENDATION:
That a Public Meeting be held to
consider Zoning Amendment application (ZA 06-106824) submitted by the Korean
Mil Al Church to permit a place of worship and employment uses at 2705 Elgin
Mills Road E., located east of Highway 404 on the south side of Elgin Mills
Road E. within the Cathedral Community.
EXECUTIVE SUMMARY:
Not applicable
FINANCIAL CONSIDERATIONS:
Not applicable
The purpose of this report is to
provide preliminary information regarding applications submitted by the Korean
Mil Al Church for a Zoning By-law Amendment and Site Plan Approval to permit a
place of worship and employment uses at 2705 Elgin
Mills Road E., and to recommend that a Public
Meeting be held to consider the zoning application.
The 4.0 ha (9.9 ac) subject lands
support an existing single-storey detached residential dwelling with a separate
detached garage building located in the rear yard. The subject lands are municipally identified
as 2705 Elgin Mills Road E.,
which is situated within the Cathedral Community (Figure 1). The subject lands contain mature trees in both
the front and rear yards. The site is
characterized by a north-to-south downward slope.
Adjoining the subject lands are:
- A
single detached dwelling and agricultural lands to the north;
- Vacant
lands to the south;
- Highway
404 to the west; and,
- A
single detached dwelling to the east.
Official Plan and Zoning
The subject lands are designated
“Industrial – Business Corridor Area” in the Official Plan. The Secondary Plan for the Cathedral
Community shows Markland Street
bisecting the subject lands in a west to east direction in the future. The 2.57 ha (5.86 ac) portion of the subject
lands that are situated north of Markland Street
are designated as “Business Corridor”; whereas, the 1.5 ha (3.71 ac) portion of
the subject lands situated south of Markland Street
are designated “Business Park”. The applicant is proposing a place of worship
on the northern portion of the site, which is provided for under the “Business
Corridor” designation. Employment uses
are anticipated for the southerly portion of the subject lands, which are
currently provided for in the “Business Corridor” designation.
By-law amendment required to permit a place of worship and a range of
employment uses
The subject lands are zoned “Rural
Residential” (RR4) by By-law 304-87, as amended (Figure 2). An amendment is required to permit a place of
worship on the northerly portion of the subject site. Although the applicant has advised staff that
there are no current plans for the southerly portion of the site at this time,
rezoning to permit employment uses is appropriate at this time.
Applicant proposes a place of worship as a first phase of development
The applicant has submitted
applications for a Zoning By-law Amendment and Site Plan Approval to permit the
construction of a place of worship on the northerly portion of the subject
lands. The proposed three-storey, approximately
6,656 m2 (71, 646 ft2), place of worship will
comprise a main sanctuary with ancillary uses including a gymnasium, kitchen, multi-purpose
room, offices and daycare. The applicant
is proposing two phases of construction with Phase I being comprised of the
ancillary uses and Phase II being comprised of the main sanctuary. The applicant has advised that both the main
sanctuary and ancillary uses will be constructed at the same time if funding
permits.
The applicant is proposing a total
of 453 parking spaces to be provided on site, with 199 spaces located within
the Elgin Mills Road E. frontage
and the remaining 254 parking spaces located within the future Markland
Street frontage.
The applicant is currently in the process of working with Town Staff to
determine whether the proposed number of parking spaces is sufficient. A single right in/out access off Elgin
Mills Road E. is currently proposed on the site
plan (Figure 4).
The following is a brief summary
of the concerns/issues raised to date.
These matters, and 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:
Site Plan is under review
The main entrance for the proposed
place of worship faces the future Markland Street,
as shown on the south elevation (Figure 5).
Staff have suggested that the main entrance be relocated to the north
elevation to create a stronger visual presence from Elgin
Mills Road E.
Staff have also requested that the applicants move the building closer
to Elgin Mills Road E. A majority of the parking will then be
situated at the rear of the building, which will enhance the streetscape presence
for the proposed place of worship. Staff
will continue working with the applicant to address building location and
street relationship.
As previously stated, a number of
mature trees are situated on the subject lands.
Staff have requested that the applicant submit a tree inventory and
preservation plan to determine how the existing vegetation will be incorporated
into the proposed site plan. Staff have
also requested that the applicants submit a landscape plan, as minimal
landscaping is shown on the proposed site plan.
Enhanced landscape treatments, such as landscaping islands to break up
the asphalted parking areas, have been suggested to the applicant.
Staff have also recommended that
the applicant modify the built form of the proposed place of worship to work
with the natural north-to-south downward slope that characterizes the
site. Changes to the façade treatments
and building materials have been suggested and will be finalized through the
site plan approval process.
Proposed single right-in/out access is not sufficient
The applicant is proposing a
single right-in/out access to the subject property off Elgin
Mills Road E.
Staff are concerned that the proposed single right-in/out access is
insufficient for patrons to enter and exit the site and for emergency vehicles
to access the subject property. The
applicant has been requested to seek approval from York Region and the Ministry
of Transportation for this proposed right in/out access, and to explore
opportunities for future access to Markland Street.
The main access to the proposed
place of worship will be from the south once the construction of Markland
Street is completed. However, due to non-participating landowners,
the future Markland Street
will terminate at the west boundary of the subject property until the road
allowance is conveyed or an easement is secured through either of the adjoining
properties. In order for the future Markland
Street to intersect with the Woodbine Avenue By-pass,
both the subject property and the adjacent landowner to the east (2755
Elgin Mills Road E.) will need to convey the
required road allowance (Figure 6).
Staff will consider the application premature in the absence of Regional
and/or Provincial approval for the proposed right in/out access or the
extension of the future Markland Street. An access and traffic circulation study by a
qualified transportation engineer will be required prior to site plan approval.
Applicant to enter into Developer’s Group Agreement
As part of the approval process
for the proposed development, the applicant will be required to enter into a
Developer’s Group Agreement with other developers in the West Cathedral
Community for the payment of mutual infrastructure requirements, i.e.
stormwater management, external road and servicing, etc. The applicant will be required to provide a
release from the Trustee of the Developers Group confirming that the owner has
provided their proportionate share of the costs required by the Developers
Group Agreement.
FINANCIAL TEMPLATE (Separate Attachment):
ENVIRONMENTAL CONSIDERATIONS:
The subject lands contain mature
trees situated in the both the front and rear yards. Staff have requested that the applicant
submit a tree inventory and preservation plan to determine how the existing
vegetation will be incorporated into the proposed site plan.
ACCESSIBILITY CONSIDERATIONS:
Accessibility considerations will
be reviewed as part of the site plan approval process.
ENGAGE 21ST CONSIDERATIONS:
The proposed development relates
to several key 21st century objectives including fostering a sense
of community by recognizing, promoting, and strengthening multi-culturalism, as
well as strengthening harmony in diversity by recognizing and respecting
religious differences.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications have been
circulated to all relevant agencies and departments. Their comments will be incorporated into the
review process as required.
RECOMMENDED
BY: ________________________ ________________________
Valerie
Shuttleworth, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P
Director, Planning & Urban
Design Commissioner,
Development
Services
File
path: Amanda\File 06 106824\Documents\Recommendation Report
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo (2005)
Figure 4 – Site Plan
Figure 5 – Elevations
Figure 6 – Proposed Road Pattern
APPLICANT/AGENT:
Deborah M. Wylie
Armstrong, Hunter & Associates
156
Duncan Mills Road, Suite 6A
Toronto,
ON
M3B 3N2
Tel: (416) 444-3300
Fax: (416) 444-3315
Figure 1
