Report to: Development Services Committee                           Date of Meeting:  May 15, 2007

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            Application for Site Plan approval for a private school with associated student residence - J. Addison School

                                            2 Valleywood Drive, Markham

                                            File Number:  SC 05-011975

PREPARED BY:               Doris Cheng, Planner II – West District, extension 2331

 

 

RECOMMENDATION:

THAT the staff report entitled “RECOMMENDATION REPORT:  Application for Site Plan approval for a private school with associated student residence, J. Addison School, 2 Valleywood Drive, File Number SC 05-011975”, be received.

 

THAT site plan application SC 05-011975, be endorsed in principle, subject to conditions attached as Appendix ‘A’ to this report;

 

THAT site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued following execution of a site plan agreement.  Site Plan approval is issued only when the Director has signed the site plan.

 

AND THAT Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

 

PURPOSE:

The purpose of this report is to recommend the application for Site Plan approval to permit the construction of a private school with associated student residence on the property located at the northwest corner of Woodbine Avenue and Valleywood Drive.  The recommendation also includes the approval of a temporary building for the purpose of interim classrooms to be removed prior to the occupancy of the main building.  


 

BACKGROUND:

Property and Area Context

The 1.13 ha (2.79 acres) property is located at the northwest corner of Woodbine Avenue and Valleywood Drive (See figure 1).  A heritage school house, that is under a 30 year lease to the York Region School Board, is currently located on the site.   The school board uses the building for educational purposes and proposes to continue to do so, during and after the construction of the proposed private school.  Adjoining the subject lands are industrial and office uses to the north, west and south, retail and other commercial to the east, and a restaurant (Wendy’s / Tim Horton’s) to the southeast, across Woodbine Avenue.

 

 

 

Proposal is for Private School and Temporary Classroom Building

The applicant is proposing a private school with an accessory student residence, and a temporary classroom building. Currently, the J. Addison School is located in Scarborough, and the lease there will expire in June 2007. The purpose of the 603m² single storey modular school building (proposed for occupancy September 2007) is to provide minimal teaching space while the main school is under construction and to establish a presence on the site.  The J. Addison School has secured off site facilities for outdoor recreation for its students while the main building is under construction.  Upon completion of the main building, the temporary building will be removed from the site and play field established.

 

As shown on the site plan, (see Figure 4) the main school building will accommodate a maximum of 650 students plus 50 teachers and support staff. The school will contain 22 classrooms and a full sized gym and dormitory space for 36 resident students, among other facilities. 

 

Official Plan and Zoning By-law Amendments have been approved by Council

At the time the application was originally submitted, the subject property was designated Business Corridor Area in the Official Plan, and zoned Select Industrial and Limited Commercial [MC (60%)].  While private schools are provided for by the BC designation, subject to rezoning, boarding facilities are not.  By-law 165-80 (as amended) does not permit private schools or boarding facilities within the MC zone.  Accordingly, the applicant submitted applications to amend the Official Plan and Zoning By-law.

 

The proposed amendments went to a statutory public meeting on June 21, 2005.  At this meeting, Development Services Committee directed staff to bring forward Official Plan and Zoning By-law Amendments for enactment without further notice.  This recommendation was based on the Committee’s review of a comprehensive development plan and draft planning documents, which incorporated high quality urban design consistent with the image of the adjacent business corridor area; appropriate land use controls in the implementing planning documents; and careful siting of the proposed development to address, integrate and preserve the existing heritage school house. 

 

The Official Plan and Zoning By-law Amendments were approved by Council on October 17th, 2006.  The Official Plan amendment permits a private boarding school subject to the review of the specific development proposal.  The zoning By-law amendment is a site specific amendment to permit the proposed boarding school, with student boarding facilities as an associated use to the private school.  In addition, the zoning by-law allows reduced parking requirements (based on an approved parking study), as well as reduced setback requirements. 


 

OPTIONS/ DISCUSSION:

Heritage Markham is satisfied with the proposed site plan

Heritage Markham and the Heritage Planning Staff have reviewed the plans and elevations.  The design, building orientation and colours of the exterior building materials for the new school have been selected to ensure compatibility with the heritage school house.  In addition, the applicant has incorporated Heritage Markham’s recommendations that traditional plantings that fit the period of the old school be used in the foreground facing Woodbine Avenue.  With the incorporation of these changes and selected colour palette, Heritage Planning staff are satisfied with the proposed development.

 

The development is within the Buttonville Airport Zoning Regulation

The property is subject to the Buttonville Airport Zoning Regulations (AZR).  According to the regulations, the proposed building must not exceed the heights specified in the AZR.  A certificate from an Ontario Land Surveyor will be required to confirm that the elevations are within permitted height limits.

 

The school is also subject to noise from aircraft.  The applicant has provided a Noise Exposure Forecast (NEF) in relation to the proposed land use in the vicinity of the Buttonville Airport.  The forecast identifies the location of the building is within the noise contours of 28-30 NEF, which is considered within acceptable tolerances for residential purposes. 

Visible location requires high level of urban design

Due to a highly visible location, Staff requested the applicant to submit a design that would address the corner lot location.  The consultants have been working closely with staff to refine the site plan and building elevations, in accordance with Urban Design comments.  Since the property is located on a major arterial road, and is just outside the area of the Woodbine Corridor Study (endorsed by Council in 2001), staff requested the applicant to have regard for the study and to establish high design standards throughout the development.  Significant improvements to the originally proposed site design include:

 

 

With these changes, Staff considers the proposed site plan acceptable. 

 

The reduction in required parking is considered acceptable

The site plan proposes a total of 92 parking spaces on the site (of which, 4 are handicapped spaces).  The Town of Markham’s Parking By-law 28-97 requires a minimum of 88 parking spaces for the school at a rate of 4 parking spaces per classroom, 4 handicapped parking spaces and additional parking to serve the student residences.  There is no parking standard for student residences in the by-law.  The applicant submitted a parking study prepared by Marshall Macklin Monaghan Limited dated August 8, 2006 in support of the proposed parking. 

 

Based on staff review, the assumptions and methodology used in the study were considered reasonable, and the site specific by-law was approved on October 17, 2006 which reflects the parking assessment.


 

FINANCIAL TEMPLATE (Separate Attachment):

There are no financial implications associated with this application.

 

ENVIRONMENTAL CONSIDERATIONS:

There are a number of existing trees on the subject lands.  Staff has worked with the applicant to retain the four mature trees on the site and vegetation around the Heritage Schoolhouse.  Additional landscaping and trees will be also provided throughout the site.  

 

ACCESSIBILITY CONSIDERATIONS:

There are no accessibility considerations associated with this application.

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development promotes the key goal of ‘Managed Growth’ and ‘Quality Community’ as set out in Engage 21st Century Markham by providing an alternative educational establishment for the growing Markham community and the Region of York.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and their comments are reflected in the report, appendices and conditions.

 

 

 

CONCLUSION:

In staff’s opinion, the site plan for the private school with associated student residence provides a design which is sympathetic to the character of the surrounding commercial and industrial buildings.  It also incorporates the Heritage Schoolhouse into the site plan through strong internal pedestrian and vehicular linkages, using a colour palette for the proposed building that complements the existing heritage building and by siting the proposed building to enhance and respect the Heritage Schoolhouse building.

 

Staff recommends approval of the site plan for the private school with associated residences, and the temporary building for the purposes of interim classrooms subject to the conditions outlined in Appendix ‘A’.

 

 

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

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo – 2005

Figure 4 – Site Plan

Figure 5 – Site Plan – Temporary Building

Figure 6 – Elevations

Appendix ‘A’ – Conditions for Site Plan Control Approval

 

APPLICANT / AGENT:        WKL Architect Inc.                                                                                                                  Attn: Wesley K. Lim                            

                                                414 Dundas Street West, Suite 200

                                                Toronto ON  M5T 1G7

Phone: (905) 731-7279  Fax:   (905) 731-7657

 

DOCUMENT:

\\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\23543227063.DOC

 

Appendix ‘A’ – Conditions of Site Plan Endorsement

 

1.      THAT the Owner shall enter into a Site Plan Agreement with the Town, containing all standard and special provisions and requirements of the Town and other public agencies, prior to final site plan approval, including the payment of all applicable fees, recoveries, development charges and cash-in-lieu of parkland;

 

2.      THAT prior to the execution of the site plan agreement, the Owner shall submit final site plan and elevation drawings which include building materials, colours and details, for endorsement by the Director of Planning and Urban Design or her designate;

 

3.      THAT prior to the execution of the site plan agreement, Landscape Plans, including streetscape details, prepared by a Landscape Architect having membership with the Ontario Association of Landscape Architects shall be submitted to the Commissioner of Development Services for approval and inclusion in the Site Plan Agreement.  The landscaping shall be installed properly, cared for and maintained to the satisfaction of the Town;

 

4.      THAT prior to final site plan approval, the owner submit a certificate, from a qualified land surveyor, confirming that the proposed development complies with the Buttonville Airport Zoning Regulation;

 

5.      THAT the Owner obtain all necessary approvals from the Regional Municipality of York Transportation and Works Department, and further that the Owner provide confirmation the height of the buildings meets the requirements of Transport Canada, including applicable warning clauses;

 

6.      THAT the Owner submit final engineering drawings to the Engineering Department for approval, prior to the Director of Planning and Urban Design stamping the site plan ‘approved’.  Drawings are to be prepared and stamped by a Professional Engineer with a Certificate of Authorization from Professional Engineers of Ontario.

 

7.      THAT the location, size and construction of all refuse storage areas and recycling facilities, and arrangements for waste collection be to the satisfaction of the Town of Markham Waste Management Department;

 

8.      THAT prior to final site plan approval, the Owner shall meet with the Fire Department to finalize the location of fire access routes, signage, yard hydrants, siamese connections, rapid entry key box and other emergency access requirements to the satisfaction of the Fire Department;

 

9.      THAT provision for snow storage, sidewalk alignment and maintenance be to the satisfaction of the Manager of Operations and Director of Engineering;

 

10.  THAT the Owner pay for all costs associated with the relocation of utilities within the right-of-way, as may be required;

 

11.  THAT the Owner provide and implement erosion control measures during construction and obtain a Topsoil Removal Permit to the satisfaction of the Director of Engineering;

 

12.  THAT the temporary building be removed, services capped, and the site restored as a play field prior to the occupancy of the main building;

 

13.  THAT solid hoarding be erected around the construction site to the satisfaction of the Commissioner of Development Services;

 

14.  THAT vehicular access to the Heritage Schoolhouse remain free and clear of obstructions during the construction of the main building;

 

15.  THAT this endorsement shall lapse and site plan approval will not be issued after a period of three years commencing May 15, 2007, in the event that the site plan agreement is not executed within that period.

FIGURE 1: