Report to: Development Services Committee                            Report Date: October 20, 2009

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            The Bridge – A Markham Community Church

                                            Application for Zoning By-law Amendment to facilitate expansion of place of worship uses at 5430 & 5440 16th Avenue, Wismer Commons Community

                                            File Number:  ZA 09 120930

 

DATE OF MEETING:      October 20, 2009

 

PREPARED BY:               Edward Mak, ext. 8230

                                            East District Development Team

 

 

RECOMMENDATION:

1)                  That the report entitled “PRELIMINARY REPORT, The Bridge – A Markham Community Church, Application for Zoning By-law Amendment to facilitate expansion of place of worship uses at 5430 & 5440 16th Avenue, Wismer Commons Community, File Number:  ZA 09 120930”, dated October 20, 2009 be received;

 

2)                  That a Public Meeting be held to consider the Zoning By-law Amendment (ZA 09 120930) application submitted by The Bridge – A Markham Community Church;

 

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

 

EXECUTIVE SUMMARY:

Not applicable.

 

PURPOSE:

The purpose of this report is to provide background information regarding the zoning by-law amendment application by The Bridge – A Markham Community Church to facilitate a proposed place of worship expansion on the subject properties.

 

BACKGROUND:

The applications have been deemed complete

The zoning by-law amendment application was submitted by The Bridge – A Markham Community Church on July 30, 2009 and was deemed complete on August 17, 2009.

 

Property and Area Context

The 3.65 hectare (9.3 acre) site is located north of 16th Avenue, east of Alexander Lawrie Avenue, in the Wismer Commons community, and municipally addressed as 5430 and 5440 16th Avenue (see Figure 1).  The subject lands are comprised of two properties under the same ownership.

 

An existing 2-storey, 1,641 m2 place of worship and associated parking area are located on the east property (5440 16th Avenue).  Vehicular access to the building is from 16th Avenue through the west parcel (Figures 2 and 3).

 

An unoccupied 1-storey, 174 m2 structure previously used as a sales office for a subdivision in the vicinity is located on the west parcel (5430 16th Avenue).  The remainder of this property is currently vacant with no significant vegetation or natural features.

 

Land uses surrounding the subject properties include low density residential development to the north and west, vacant agricultural lands pending future residential subdivision development to the east, and detached dwellings to the south across 16th Avenue.

 

Proposal is to permit place of worship uses at 5430 16th Avenue

The proposal is to permit place of worship uses at 5430 16th Avenue, as an expansion of the existing permitted uses at 5440 16th Avenue, and to apply the same institutional zone category and standards to both 5430 and 5440 16th Avenue.  

 

A site plan application for both properties is currently under review (Figures 4 and 5).  The proposed expansion consists of a two storey 1,127 m2 addition northeast of the existing building.  The proposed addition is to be used for offices, a kitchen and a gymnasium which would be integrated with the existing church.  The applicant also proposes to use the vacant 1-storey, 174 m2 structure on the west parcel (5430 16th Avenue) for place of worship activities accessory to the primary place of worship function at 5440 16th Avenue.  Private open space is proposed on the remaining portion of the west parcel, north of the existing structure.

 

The existing parking area is proposed to be re-oriented to a north-south alignment and enlarged to provide 304 parking spaces.  The existing vehicular access and driveway from 16th Avenue is proposed to be maintained, with an additional vehicular access proposed from Alexander Lawrie Avenue in the northern portion of the property. 

 

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The Wismer Commons Secondary Plan (OPA 37) designates the west parcel (5430 16th Avenue) as “Low Density Residential” and the east parcel (5440 16th Avenue) as “Institutional”.  Places of worship are permitted within the Low Density Residential designation.

 

The subject properties are zoned Rural Residential Four (RR4) under By-law 304-87, as amended, which permits detached dwellings, home occupation, private home day care, and agricultural uses.  The east parcel (5440 16th Avenue) is further subject to Section 13.4 of the By-law, which additionally permits a place of worship and a day nursery school within the existing place of worship.  As noted above, the proposal is to rezone both properties to an institutional zone category with appropriate development standards.

 

As an interim measure, minor variances were sought and approved in July 2009 to allow required parking spaces for the east parcel (5440 16th Avenue) to be provided offsite on the west parcel (5430 16th Avenue), and to allow a parking lot associated with the place of worship on the west property.

 

Potential benefits of approval of the proposal:

Some of the anticipated benefits of the proposal include:

  • Providing an expanded place of worship facility and enlarged parking area to serve the community;
  • Improving vehicular access to the subject properties.

 

Concerns/Issues to be resolved

The following is a brief summary of concerns/issues raised to date for both the rezoning and site plan applications.  These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report, if required:

 

  • Determine whether the proposed change from residential to institutional in the Zoning By-law is appropriate;
  • Confirm the alignment of the proposed vehicular access from Alexander Lawrie Avenue;
  • Assess traffic impacts of the proposal, and on-site circulation;
  • Ensure that urban design requirements are satisfied with respect to the building massing, façade treatment, site layout, and landscaping;
  • Confirm the feasibility and requirements of permanent use of the existing pavilion (sales office) at 5430 16th Avenue, and the appropriate access to the building;
  • Confirm the nature and maintenance of the proposed private open space at 5430 16th Avenue.
  • Resolve any issues arising from integration of the two subject properties (e.g., servicing, parking, zoning, site plan approval);

 

FINANCIAL CONSIDERATIONS:

Not applicable.

 

HUMAN RESOURCE CONSIDERATIONS:

Not applicable.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The applications should be considered within the context of the Town’s strategic priorities of Growth Management, Transportation and Transit.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies and is currently under review.  Requirements of the Town and external agencies will be addressed in a final report, if required.

 

RECOMMENDED BY:

 

 

 

_______________________________          _________________________________

Biju Karumanchery, M.C.I.P, R.P.P    Jim Baird, M.C.I.P, R.P.P

Senior Development Manager               Commissioner, Development Services

 

 

ATTACHMENTS:

 

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Site Plan

Figure 5 – Proposed Elevations

 

Agent:       Mr. Michael Larkin

                  Larkin and Associates

                  1168 Kingdale Road

                  Newmarket, ON  L3Y 4W1

                  Tel.:  (905) 895-0554;        FAX:  (905) 895-1817

 

 

File Path:      Amanda\File 09 120930\Documents\Preliminary Report