Report to: Development Services Committee Report Date: June 15, 2010
SUBJECT: INFORMATION REPORT
Sunrise Montessori School
Proposed Zoning By-law Amendment to permit a private school and daycare
180 Amber Street
File Nos. ZA 10 115160
PREPARED BY: Anna Henriques for the Central District, extension 7922
RECOMMENDATION:
1) That the staff report entitled “INFORMATION REPORT, Sunrise Montessori School, Proposed Zoning By-law Amendment to permit a private school and daycare at 180 Amber Street”, be received;
1. Purpose 2. Background 3. Discussion 4. Financial
PURPOSE
The purpose of this report is to provide preliminary information on the proposed zoning by-law amendment application that has been scheduled for a statutory Public Meeting on June 15, 2010. This report contains general information regarding applicable Official Plan or other policies as well as other issues and the report should not be taken as Staff’s opinion or recommendation on the application.
BACKGROUND
Subject Property and Area Context
The subject property is located on the north side of Amber Street, west of Warden Avenue, south of 14th Avenue and north of Denison Street (Figure 1). The property has an area of approximately 0.4 hectares (1.0 acre) and contains a single storey industrial building with an approximate gross floor area of 1,407 square metres (15,140 sq.ft.). Surrounding land uses are predominantly industrial to the north, east, west and south (Figure 2).
The subject property is designated ‘Industrial – General Industrial Area’ in the Official Plan. This designation contemplates day care centres and private schools, subject to the review of a specific development proposal and rezoning. The property is zoned Select Industrial (M) in By-law 108-81, as amended (Figure 3). The Select Industrial zone permits a range of uses such as warehousing, manufacturing, data processing, etc.
Application deemed complete
The zoning amendment application was submitted to the Town on April 29, 2010 and was deemed complete on April 30, 2010.
OPTIONS/ DISCUSSION
Proposal
The applicant is proposing to amend Zoning By-law 108-81, as amended, to add a private school and daycare to the list of permitted uses for the property. The zoning by-law amendment is being requested in order to facilitate the operation of a Montessori School and associated daycare within the existing building on the property. It is anticipated that the proposed Montessori School will have an enrollment of approximately 120 students with before and after school daycare.
The applicant is proposing minor revisions to the site’s parking layout and landscaping in order to accommodate a proposed fenced outdoor play area for the children, abutting the west side wall of the existing industrial building (Figure 4). Exterior façade improvements are not proposed at this time. A site plan application will be required for the proposed revisions to the site layout.
Issues and concerns
to be addressed
Town staff have identified some potential issues and concerns with the proposed zoning by-law amendment that will need to be addressed as part of the application review process and prior to approval:
- Sanitary servicing capacity – Town Engineering staff have identified an issue with sanitary servicing capacity in the area. The proposed private school and daycare uses will result in an increase in the intensity of use for the subject property. A Servicing Study has been requested to adequately address staff concerns with the proposed increase in sanitary discharge flows.
- Noise – A Noise Study has been requested to determine potential impacts of noise levels from adjacent industrial uses and traffic in the area.
- Traffic and on site circulation – Issues with respect to driveway access, parent pick up and drop off and potential impacts on surrounding intersection operations will need to be reviewed and evaluated by Town Staff. A traffic study has been requested to address these issues.
- Interface with surrounding industrial uses – Town staff have recommended that the applicant consult with the Ministry of the Environment (MOE) regarding the relationship of the proposal to adjacent industrial land uses. Town staff have also circulated the application to the MOE for comment.
- Outdoor play area – Concerns with respect to the location and appropriateness of the outdoor play area will be addressed during the site plan review process and having regard for Ministerial requirements.
FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)
Not applicable
HUMAN RESOURCES CONSIDERATIONS
Not applicable
ALIGNMENT WITH STRATEGIC PRIORITIES:
Growth Management and Municipal Services:
The proposal is consistent with policies supporting the efficient use of land and infrastructure through the reuse and redevelopment of sites within the urban boundary.
BUSINESS UNITS CONSULTED AND AFFECTED:
This application has been circulated to Town departments and public agencies for comment, which will be addressed in detail in the final recommendation report.
RECOMMENDED
BY:________________________ ________________________
Biju Karumanchery, M.C.I.P., R.P.P. James Baird, M.C.I.P., R.P.P
Senior Development Manager Commissioner of Development Services
ATTACHMENTS:
Figure 1 – Property Location
Figure 2 – Air Photo
Figure 3 – Area Context/Zoning
Figure 4 – Proposed Site Plan
Agent:
Joanne Barnett
6 Dunkirk Road
Toronto, Ontario
M4C 2L9
416-990-8367
File path: Amanda\File 10 115160\Documents\Recommendation Report