RECOMMENDATION:
That the Site Plan Approval application by
Catholic Cemeteries – Archdiocese of Toronto for an office and reception centre
for the Christ the King Cemetery at 7770 Steeles Avenue East be approved, subject to the
following conditions:
- That the Owner enter into a site plan
agreement with the Town;
2. That
prior to execution of the site plan agreement, the Owner shall submit final
drawings, and comply with all requirements of the Town and authorized public
agencies, to the satisfaction of the Commissioner of Development Services;
- That the Owner revise the site plan to show depressed curbs
along all handicapped access routes;
- That the Owner revise the site plan, if necessary,
to provide parking in accordance with Town standards;
5. That
the site plan agreement include provision for the payment by the owner of all
applicable fees, recoveries, development charges, parkland dedications and
financial obligations;
6. And
that site plan approval shall lapse after a period of three years commencing
August 25, 2003 in the event that the Owner does not enter into a site plan
agreement with the Town during that period.
PURPOSE:
The purpose of this report is to provide
information pertaining to a proposed office and reception centre for the Christ the King cemetery and to
recommend site plan approval.
BACKGROUND:
Property
The overall cemetery property is 69.5 ha.
(171.2 acres) and is located north of Steeles Avenue East and east of Reesor
Road (Figure 1).
Status of approvals
On
March 25, 2003 Development Services Committee approved a site plan application
for a 29.9 ha. (73.9 acres) first phase of the cemetery
(Figure 4). The site plan agreement has
been finalized and is with the applicant for execution. The
locations of a future office and reception centre, and mausoleum buildings were
conceptually shown on the Phase One site plan.
These buildings are to be the subject of future applications for site
plan approval once the plans for them had been finalized.
Zoning
The subject property is zoned for
cemetery use by a Ministerial Zoning Order issued by the Minister of Municipal
Affairs and Housing on December 19, 2001.
The proposed office and reception centre complies with the Ministerial
Zoning Order.
DISCUSSION:
Applicant is seeking site plan
approval for a proposed office and reception centre
The design of the proposed office and reception centre has
been finalized. The design of the
mausoleum buildings has not been finalized and will be the subject of a future
site plan application.
The proposed office and reception
centre will be located in the east part of Phase 1 facing Steeles Avenue
(Figures 4, 5 and 7).
The building will be developed in
two phases, as follows:
- The first phase will have a floor area of 943 m2 (10,150 ft2) as shown on
Figures 5 (site plan) and 6 (elevations). 51 parking spaces will be
provided.
- The second phase will have a floor area of 1,114 m2 (11,991 ft2) as shown on
Figures 7 (site plan) and 8 (elevations). An additional 80 parking spaces will be provided.
- The combined floor area of Phases 1 and 2 will be 2,057 m2 (22,142 ft2). A total of 131 parking spaces will be
provided.
The building will be faced with
brick except for the expansion wall between phases 1 and 2, which will faced
with acrylic parging (stucco).
The location of the proposed office and
reception centre is consistent with the approved site plan for the cemetery and
its design is acceptable.
The Building Department will require further
information from the applicant with respect to the uses of the building and
associated net floor areas in order to determine if the amount of parking
proposed complies with Town standards.
If additional parking spaces are required, the site plan will have to be
revised to accommodate them.
Interim road access from Reesor Road will ultimately be
closed and replaced with access from Steeles Avenue
The ultimate main entrance to the
cemetery is proposed to be from Steeles Avenue East near the centre of the
Phase 1 frontage and has been located to provide for maximum sight distances
and traffic safety. However, until
Steeles Avenue has been widened and reconstructed, the vertical alignment of
the road restricts sight lines, making any access to Steeles Avenue
unsafe. No schedule for the
reconstruction has been set at the current time. The applicant therefore proposes to construct the main driveway
to Steeles Avenue but to not provide a connection until the road has been
reconstructed. Until the
reconstruction of Steeles Avenue, the main entrance to the cemetery is proposed
to be from Reesor Road, with a gated emergency “out only” exit to Steeles
Avenue in the location of an existing laneway.
The proposed Reesor Road access
crosses the lands to be owned by the Town for Rouge Park purposes and over
which the TRCA holds a conservation easement.
The Site Plan Agreement for the cemetery will include provisions stating
that this access is to be temporary and will be removed and the area restored and
landscaped in accordance with plans approved by the Town and the TRCA when a
minimum of two alternate accesses have been approved and constructed.
The Cedar Grove Community Club has
written to the Town to request that all access for the cemetery be from Steeles
Avenue. For the reasons outlined above,
it is necessary to have a temporary access to Reesor Road.
The temporary and ultimate accesses
to the cemetery were approved by Development Services Committee as conditions
of the site plan approval for the cemetery.
FINANCIAL CONSIDERATIONS:
There are no financial implications at this
time.
ENVIRONMENTAL CONSIDERATIONS:
No existing trees will be required to be removed
for the proposed office and reception centre.
ACCESSIBILITY CONSIDERATIONS:
The applicant will be required to
revise the site plan to show depressed curbs along all handicapped access
routes.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements of Town
departments and public agencies will be secured in the site plan agreement.
ATTACHMENTS:
Figure 1
- Applicant/Agent + Location Map
Figure 2
- Area Context/Zoning
Figure 3
- Air Photo
Figure 4
- Approved Cemetery Site Plan
Figure 5
- Site Plan, Phase 1
Figure 6
- Elevations, Phase 1
Figure 7
- Site Plan, Phase 2
Figure 8
- Elevations, Phase 2
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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Document: q:\development\planning\appl\siteplan\SC03111029\Aug
25, 2003 Report.doc
APPLICANT: Catholic Cemeteries Archdiocese of
Toronto tel: (416) 733-8544
Attn.: Richard Hayes fax:
(416)733-9944
4950 Yonge
Street
Toronto,
Ontario
M2H 6K1
AGENT: Carrier
Mausoleums Construction Inc. tel:
(905) 939-4631
Attn.:
Richard Varrier fax:
(905) 939-2565
3935
Aurora Road
Kettleby,
Ontario
L0G
1J0
LOCATION MAP:
