Official Plan Amendment Application P96022

Zoning By-Law Amendment Application Z96040

Elisa Bourdon, 4342 Lawrence Avenue East

Ward 16 - Scarborough Highland Creek

 The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated June 8, 1998, from the Commissioner of Planning and Buildings, Scarborough, recommends that the report of the Commissioner of Planning and Buildings, Scarborough, be adopted.

 The Scarborough Community Council reports having held a statutory public meeting on June 24, 1998, in accordance with Section 17 and Section 34 of The Planning Act, and that appropriate notice of this meeting was given in accordance with The Planning Act and the regulations thereunder.

 The Scarborough Community Council submits the following report (June 8, 1998) from the Commissioner of Planning and Buildings, Scarborough:

  Purpose:

 This report presents recommendations to amend the West Hill Community Secondary Plan and the West Hill Community Zoning By-law, for the lands located on the north side of Lawrence Avenue east of Manse Road, as shown on the attached Figure.

 The Official Plan Amendment proposes to maintain the existing Low Density Residential designation, but through the addition of a Numbered Policy, would provide for a Private Educational Institution and Day Nursery. The Zoning By-law Amendment proposes to maintain the existing "Single Family Residential (S)" zone but through the addition of a site specific exception, would permit only a Private Educational Institution, Day Nursery and one single family dwelling.

  Recommendations:

 It is recommended that Council:

 (A)Official Plan:

 amend the West Hill Community Secondary Plan, with respect to the property located on the north side of Lawrence Avenue east of Manse Road, known municipally as 4342 Lawrence Avenue, being Part of Lot 7, Registered Plan 1502, as shown on Figure 1, by adding the following Numbered Policy:

"North Side of Lawrence Avenue, East of Manse Road

 A Private Educational Institution and Day Nursery is permitted within the Low Density Residential designation.";

 (B)Zoning By-law:

 amend the West Hill Community Zoning By-law Number 10327, as amended, with respect to the property located on the north side of Lawrence Avenue, east of Manse Road, known municipally as 4342 Lawrence Avenue, being Part of Lot 7, Registered Plan 1502, as follows:

 (1)amend the "Single Family Residential (S)" zoning to permit only a Private Educational Institution, Day Nursery and one single family dwelling;

 (2)add the following development standards:

 -gross floor area of the Private Educational Institution shall not exceed

1400 square metres (15,070 square feet);

 -floor area of the Single Family Dwelling shall not exceed 175 square metres

(1,884 square feet);

 -maximum height of the Single Family Dwelling - 10 metres (33 feet);

 -minimum rear yard setback 10 metres (33 feet);

 -minimum street yard setback 6 metres (20 feet);

 -minimum side yard setback 3 metres (10 feet); and

 -the Regulations for Single-Family, Two-Family and Street Townhouse Dwellings as contained in Sub-Clause 15, Clause VI - Provisions for all Zones, shall not apply;

 (C)Other Matters:

 designate the subject lands as a Site Plan Control area; and

 (D)Miscellaneous:

 authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law amendments as may be required to properly carry out the intent of this resolution.

 Background:

 The lands have a lot area of approximately 3,320 square metres (35,745 square feet) and a lot frontage of 37 metres (121 feet) on Lawrence Avenue. A two and half storey, recently renovated dwelling exists on the property which will remain and be used by the principals of the proposed school for their personal use. The proposed school will have 5 classrooms, plus 4 common rooms (a library, computer lab, shop and art room). The school will accommodate children ranging in age from 3 years (Nursery School) to 13 years (Grade 8). At full operation, it is expected that the school will accommodate 100 children and 8 teachers.

 The existing Low Density Residential designation provides for only detached and semi-detached dwellings. Lawrence Avenue is designated as a 36 metre (118 feet) arterial road on the Roads Plan. The lands are currently zoned "Single-Family Residential (S)", permitting one single family dwelling per parcel of land with a minimum of 15 metres (49 feet) frontage on a public street and a minimum area of 696 square metres (7,500 square feet).

 The lands are not subject to a Site Plan Control By-law. Site Plan Control should however apply to the construction of a Private Educational Institution and as such Site Plan Control should be placed on these lands, in accordance with Council's policy.

 The north side of Lawrence Avenue east of Plumrose Boulevard contains three dwelling units of which the existing single family dwelling is the most easterly. Lands on the south side of Lawrence Avenue opposite the subject property are developed with a block townhouse development accessed from Valia Road.

 The lands to the west and north of the subject property are designated Low Density Residential. Recently approved draft plans of subdivision provide for a north/south road extending from Lawrence Avenue to Kingston Road within the former Scarborough Transportation Corridor lands. It is expected that all new single family residential lots created in this area will front onto this north/south street, with their rear yards adjacent to the subject property. The draft plan of subdivision for the lands to the north of the subject property proposes single family dwelling lots backing onto the subject lands.

 The vacant lands to the east of the subject property are designated and zoned for "Places of Worship (PW)". Conceptual approval was granted in 1993 by the Council of the former City of Scarborough for a 1,371square metres (14,760 square feet) church with all associated parking to be located to the north and east of the building. Access to the parking lot would be at the extreme east of the site, furthest from the school site. The approved site plan provides for a 4 metre (13 feet) landscape strip to be constructed adjacent to the subject property.

 A Preliminary Evaluation Report was before Scarborough Community Council on April 15, 1997 at which time it endorsed the processing of the applications in the normal manner, with the area of the statutory public notice to include all properties within 120 metres (400 feet) of the property.

 Comments:

 (1)The application was circulated to various technical review agencies, none of which expressed concern with the proposed Montessori School. The former Metropolitan Toronto Planning

Department requires that the easterly access provide inbound movements only and that the westerly access provide one-way southbound movements only. Appropriate on site signage

and pavement markings will be required.

 (2)The Site Plan detailed in the Preliminary Evaluation Report has since been revised to accommodate a permanent structure rather than a modular school building as originally proposed. The proposed Montessori school will be approximately 1,400 square metres (15,070 square feet), basement included.

 (3)As indicated in the Preliminary Evaluation Report the site has a large number of mature trees along the north, west and east property lines. The owner has submitted a Tree Preservation Plan which identifies that the majority of trees along the perimeter of the site will be preserved. In an effort to preserve as many trees as possible throughout the site, trees which can be relocated will be moved elsewhere on the site away from the proposed building and driveways. However, a number of trees will have to be removed in order to construct the Montessori school and required driveways. In addition, a wooden privacy fence will be constructed along the north property line at the rear of the property.

 (4)A total of 15 parking spaces are provided on site, including two handicapped parking spaces. Given that the majority of students will arrive by car, two drop off areas have been provided, as shown on Figure 3.

 Conclusion:

 The redevelopment of this site providing for a Private Educational Institution, Day Nursery and the existing Single Family dwelling will not adversely impact the surrounding uses. The proposed one-storey school and Day Nursery would be compatible with the existing single family and multiple family dwellings in the immediate neighbourhood and with the proposed Place of Worship to the east of the subject lands.

 Contact Name:

 Victor Gottwald, Acting Senior Planner

Phone: (416) 396-5004

Fax: (416) 396-4265

E-Mail: gottwald@city.scarborough.on.ca

 Ms. Elisa Bourdon appeared before the Community Council in connection with the foregoing matter and expressed support for the staff recommendations.