Report to: Development Services Committee                               Report Date: March 18, 2008  

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Baldath Rampersad

                                            Applications for rezoning from Agricultural to Community Amenity Area and site plan approval to permit a daycare centre and medical offices at 10137 Woodbine Avenue

                                            File Nos:  ZA 07127816 & SC 07 124013

PREPARED BY:               Geoff Day, Planner - West Development Team

 

 

RECOMMENDATION:

That the report dated March 18, 2008, entitled “Applications for rezoning from Agricultural to Community Amenity Area and site plan approval to permit a daycare centre and medical offices at 10137 Woodbine Avenue”, be received;

 

And That a Public Meeting be held to consider the zoning application once the issues identified in this report are sufficiently resolved;

 

And further that, Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding the above noted application and to recommend that the Committee authorize the scheduling of a public meeting after a number of issues outlined below are addressed.  

 

BACKGROUND:

Property and Area Context

The subject property has an area of 0.39 hectares (0.96 acres), is located on the east side of Woodbine Ave, north of Major Mackenzie Drive, municipally known as 10137 Woodbine Avenue (Figure 1).

 

The existing main building on the property, which is presently vacant, was individually designated under part IV of the Ontario Heritage Act in October of 2007. A single detached dwelling is located to the north, a vacant parcel owned by Metrus Developments to the south, and a future neighbourhood park within the Cathedral Community will be located across the new alignment of Woodbine Avenue and the Woodbine By-pass to the west. A tributary of Carlton Creek bisects the subject property (Figure 4).

 

Proposal

The owner has submitted applications for rezoning from Agricultural to Community Amenity Area and site plan approval to permit medical offices and a daycare centre. 

 

The initial site plan submission (Figure 5), proposed a 493m2, 6 classroom daycare facility and 208m2 medical office component.  Staff have been working with the applicant to address several issues which are identified later in this report.  In brief, the issues focused on the conveyance of the valleylands to the Town; TRCA requirements; the jurisdiction and alignment of Woodbine Avenue; land ownership issues surrounding the future Woodbine By-pass; the overall layout and design of the proposal including vehicular circulation; and, the incorporation of the existing heritage building on the site.

 

On February 14th, the applicant submitted substantially revised plans (Figures 7-10), which to date, Staff have not had the opportunity to fully review. Unless otherwise indicated, the comments from Staff and external agencies in this report reflect those of the original submission and not of the most recent proposal.  Staff therefore recommend that a Public Meeting be held once Town and Regional Staff have had an opportunity to review and comment on the most recent submission.  

 

Official Plan and Zoning By-law

The Official Plan designates the lands Community Amenity Area and Hazard Lands (Carlton Creek).  The Cathedral Secondary Plan designates the lands Community Amenity Area-Corridor and Hazard Lands (Figure 3).  The portion of the lands designated Community Amenity Area-Corridor provides for office and daycare uses.  

 

The lands are currently zoned Agricultural (A1) by By-law 304-87, as amended (Figure 2).  A zoning by-law amendment is required to permit the proposed medical office and daycare centre. 

 

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 the Committee at a later date.

 

Toronto and Region Conservation Authority has visited the site

The Toronto and Region Conservation Authority visited the site in September of 2007 to stake out the Regional Storm Floodplain.  The TRCA has advised that all proposed buildings will be required to be located outside of the Regional Storm Flood Plain and are to be flood proofed to the TRCA’s satisfaction.  Extensive planting of native woody species in the buffer and floodplain, wherever feasible, will be required to the satisfaction of the TRCA and the Town.  

 

Conveyance of the river, valleylands and a 10 metre wide environmental buffer into public ownership required

The rear portion of the subject property is designated Hazard Lands in the Official Plan.  Sections 3.10.1 j) and 2.2.2.4.2 h) of the Official Plan requires that Hazard Lands plus a 10 metre wide environmental buffer be conveyed to the Town or other authorized public agencies as a condition of development approval.  Correspondence from the TRCA has reiterated this requirement. Therefore, as a condition of site plan approval, the Town will require conveyance of the Hazard Lands and an associated 10 metre environmental buffer into public ownership free of all cost and encumbrances. 

 

Jurisdiction of Woodbine Avenue

When construction of the Woodbine By-pass is complete, this section of Woodbine Avenue will be transferred to the Town from the Region of York.  Until that time, this section of Woodbine Avenue remains under the jurisdiction of the Region of York.

 

The Region has provided the following comments:

 

  • A road widening along the entire frontage of the site adjacent to Woodbine Avenue, of sufficient width to provide 18.0 metres from the centreline of construction of Woodbine Avenue;

 

  • The Owner must submit for review and approval a detailed Traffic Impact Study (TIS), summarizing the impact the proposed development will have on the overall road network and the improvements needed on the Regional road to accommodate the development. The study must also include a gap analysis; and,

 

  • The Owner may be required to construct right/left turn lanes to the site in order to alleviate possible queuing on Woodbine Avenue as a result of this proposal. Details of any required turning lanes will be provided upon the submission of the TIS.

 

Woodbine Avenue By-pass

The Town of Markham and the Region of York are currently working with area landowners to construct the Woodbine By-pass, which is to function as a new Regional Arterial Road, replacing the existing Woodbine Avenue, to serve the 404 North Employment District and the newly developing Cathedral Community to the south. A portion of Woodbine Avenue will be realigned and result in surplus right-of-way land along the frontage of the subject site, the adjoining 0.32 acre site to the south owned by Metrus, and the Town’s open space lands further south.  The realignment will also create an irregular shaped 0.53 acre parcel on the west side of the surplus right-of-way owned by Majorwood Developments Inc (Figure 2 shows conceptual lotting pattern).

 

Ideally, a portion of the surplus road allowance would be combined with the subject site to provide it with road frontage and the balance sold at market value or combined with the Metrus parcel or Majorwood parcel into a larger development parcel.  There also may be an opportunity to incorporate a portion of the surplus road allowance with the Town’s open space lands to the south.  As construction of this portion of the Woodbine By-pass is scheduled to commence in 2009, negotiations have been ongoing between Town Staff and the adjacent landowners to ascertain all parties’ interests.

 

Functional Servicing Study

The owner will be required to submit a Functional Servicing Study to confirm availability of sanitary sewer and watermain to accommodate the additional flows generated by the proposed land use change.  The owner should coordinate with the developers of the subdivision located west of Woodbine Avenue to provide these services to the proposed development.  

 

Layout and Design

A site plan application has been submitted in support of the rezoning application (Original Figure 5, Revised Figures 7-10).  Based on the review of the original plans, Staff were concerned that the proposed building and parking layout resulted in little tableland remaining for landscaping and the children’s outdoor play area. Initially, the vehicular circulation was poor and did not provide a safe and secure drop-off area for the proposed daycare facility.  Staff were concerned that the configuration of the parking area potentially created a conflict between the egress of vehicles and those entering or navigating through the site. 

 

Upon initial review of the revised plans, certain aspects of the proposal have improved, such as concerns relating to vehicular circulation.  However, the revised proposal shows a separate stand alone building located above a portion of the parking area at grade (Figure 10).  Further review is required by Staff to determine the visual, aesthetic and functional relationship of the building to the remainder of the development.  Discussions with the applicant are also required with respect to landscaping (Figure 6), built form, massing and the integration of the existing heritage building on site.

 

Incorporation of the existing heritage building

Heritage Section Staff have reviewed the proposal and will require a detailed restoration plan for the heritage schoolhouse describing the restoration and replacement of historic cladding where necessary, the elimination of unsympathetic alterations, and the recreation of missing architectural features including exterior windows, doors, trims and bell cote based on archival photographs in the Town’s possession.  Staff have worked with the applicant and their architect to ensure that the skylights, which are needed to provide 10% daylight to the second floor classrooms as required by the Day Nurseries Act,  are only located on the northern slope of the schoolhouse roof, thus eliminating them from the more prominent southern slope of the roof.  Skylights are not permitted on the visible portions of roofs of designated heritage buildings and there is concern that their presence on this building will set a precedent for other designated heritage properties.  The architect has been instructed to use low profile flat skylights tinted to blend in with the colour of the surrounding roof to minimize their visual impact.

 

The original Site Plan application was reviewed by Heritage Markham on February 13, 2008.  The Committee did not feel that the restoration plan for the heritage schoolhouse was sufficient, but had no objection to the proposed massing, form and materials of the addition.  Heritage Markham was also concerned about the skylights proposed for the north slope of the roof and reiterated Staff’s recommendation that they be of a flat profile and tinted to blend in with the surrounding colour of the roof.  Heritage Markham recommended that final approval of the Site Plan application and restoration plan be delegated to Heritage Section Staff.

 

 

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The rezoning of this property for Community Amenity type uses will implement the Community Amenity Area and Community Amenity Area-Corridor designations of the Official and Secondary Plans and will serve the needs of the Cathedral Community.  The heritage building is to be maintained and refurbished in its current location and will be incorporated into the proposed development.

 

FINANCIAL CONSIDERATIONS:

No financial implications are to be considered in this report.

 

ENVIRONMENTAL CONSIDERATIONS:

The proposed development is located adjacent to Carlton Creek.  All required environmental setbacks and conveyance of valleyland and the environmental buffer into public ownership will be required as a condition of site plan approval.

 

ENGAGE 21ST. CONSIDERATIONS:

Environmental Focus

The applicant will be required to protect, enhance and restore the portion of the Carlton Creek that is located on the property.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal is currently in circulation to other Town Departments and agencies for review and comments.

 

CONCLUSION:

In order to allow for public input before Council makes a decision on the application, it is recommended that a public meeting be held after a number of issues outlined above, are addressed.  

 

Staff recommend that a Public Meeting not be held until Town and Regional Staff have had an opportunity to review and comment on the most recent proposal.  

 

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 - Applicant/Agent & Location Map

Figure 2 - Area Context/Zoning

Figure 3 - Official Plan

Figure 4 - Aerial Photo

Figure 5 - Original Site Plan

Figure 6 - Landscape Plan

Figure 7 - Revised Site Plan

Figure 8 - Revised Elevations (Daycare)

Figure 9 - Revised Elevations (Daycare)

Figure 10 - Revised Elevations (Medical Offices)

 


File path: Amanda\File 07 127816\Documents\Preliminary Report

 

Figure 1

 

Applicant/Agent

 

Mr. Baldath Rampersad

2 Loire Valley Avenue

Thornhill, ON

Phone: 905-326-1957

Fax: 905-326-9025