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Proposed Zoning By-law Amendment 3508 Commerce Court, Burlington, On Fairview Glen Montessori School
Prepared for: Lynmarsh Enterprises Ltd.
Prepared by: James Lethbridge Planning Inc. 2030 Bristol Circle, Suite 201
Oakville, Ontario L6H 0H2
Tel: 905-829-2063 Fax: 905-829-4804
Email: [email protected]
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Table of Contents
INTRODUCTION ............................................. 3
PROPERTY LOCATION AND CONTEXT .......................... 3
EXPANSION PROPOSAL ...................................... 4
ZONING BY-LAW AMENDMENT ................................ 5
TECHNICAL STUDIES/REPORTS ............................... 6
Transportation Impact Study ................................. 6
Water Service and Sanitary Sewer Memorandum ................. 7
PLANNING POLICIES ......................................... 8
Provincial Policy Statement .................................. 8
GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE ....... 8
(GROWTH PLAN) 2006 ...................................... 8
HALTON REGION ROPA NO. 38 .............................. 9
CITY OF BURLINGTON OFFICIAL PLAN ........................ 9
CITY OF BURLINGTON ZONING BY-LAW 2020 ................... 12
RECOMMENTATIONS ....................................... 13
FIGURES ................................................. 14
Figure 1– Zoning Map ...................................... 14
Figure 2a – Site Plan ...................................... 15
Figure 2b – Second Floor Plan ............................... 16
Figure 2c – Ground Floor Plan .............................. 17
Figure 2d – Lower Level Plan ................................ 18
Figure 2e – Roof Plan ...................................... 19
Figure 3a – North/South Elevations .......................... 20
Figure 3b – East/West Elevations ............................ 21
Figure 4 – Exit Detail ...................................... 22
Figure 5 – Aerial Photo .................................... 23
Figure 6 – Schedule B ..................................... 24
Appendix A ................................................ 25
Appendix A – Draft Zoning By-law
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Planning Justification Report 3508 Commerce Court, Burlington, ON
INTRODUCTION
James Lethbridge Planning Inc. has been retained by Lynmarsh Enterprises Ltd. To provide planning services in the preparation and submission of an
application for Zoning By-law Amendment for a property at 3508 Commerce Court Burlington.
The purpose of this Zoning By-law amendment is to permit an expansion of the existing private school on the subject site.
In preparation of this report, a review of the Provincial Policy Statement (PPS), Halton Region Official Plan, City of Burlington Official Plan and the City of
Burlington Zoning By-law 2020 was conducted in order to determine justification and support for the proposed expansion and Zoning By-law Amendment.
PROPERTY LOCATION AND CONTEXT
The property is known municipally as 3508 Commerce Court and is legally describe as LOTS 2, 3 & 4, Registered Plan M-150 City of Burlington.
It is located south of Fairview Street and West of Walkers Line in the Urban Planning Area (Figure 1 – Zoning Map).
The lands are generally rectangular in shape with an area of 2794m2. The site
is currently occupied by a one and two storey private school and day care centre and a surface parking lot.
To the north of the site is Commerce Court, a local road, and further to the north is a commercial plaza; to the east of the site, is a two storey building containing a medical office; to the south of the site are one and two storey
detached dwelling fronting onto Rockwood Drive; and to the west of the site is a two storey building containing an artist gallery offering art classes and art
supplies and services.
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EXPANSION PROPOSAL
Lynmarsh Enterprises Ltd. Proposes to expand the existing Fairview Glen Montessori School by adding two, one storey classrooms to the second floor. The additions will be located on top of the existing one storey “wings” of the
building and will add 174m2 to the total area of the existing building (Figure 2a – Site Plan, Figure 2b Second Floor Plan, Figure 2c – Ground Floor &
Figure 2d – Lower Level, Figure 2e – Roof Plan). No at-grade expansion of the existing building is proposed and, therefore, the
building coverage remains the same. As illustrated by the architectural elevations, the second floor addition will
reflect the Georgian Architectural style of the existing building (Figure 3a – North/South Elevation & Figure 3b – East/West Elevation).
As presented to Commerce Court, the design of the expanded school will have a symmetrical façade with medium-pitched roofs and with multi-paned windows
on both the first and second floors. The exterior material on the additions will include brick and concrete trim
bands which will be continued on all elevations.
In addition, the existing on-site parking area and site accesses will be modified. The number of parking spaces required to meet the City of Burlington
standards to serve the expanded school will be provided.
As part of the parking layout, it is proposed to provide parking spaces that allow persons to enter and exit the space travelling in one direction. It is expected that this arrangement will facilitate the drop-off and pick-up of
students and significantly reduce the “wait time” for the noted parking spaces. As well, the accessible parking space is located in close proximity to the front
entrance of the school and immediately adjacent to the existing sidewalk.
The one-way vehicular entrance and exit from the parking area will be maintained.
The easterly vehicular exit from the subject site will be reconfigured to direct traffic to the signalized intersection at Fairview Street and Commerce Court
(Figure 4 – Exit Detail & Figure 5 – Aerial Photo).
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Expansion Proposal – continued….
In addition, signs directing traffic to the intersection will be erected at the east exist.
It is expected that the proposed site plan changes will significantly reduce the amount of vehicular traffic travelling through the plaza to the north to access
Fairview Street.
ZONING BY-LAW AMENDMENT
The subject property is currently zoned MXG that permits schools and day care centres.
The following regulations for schools and daycare centres are relevant to the
application.
The lot shall abut a major arterial, multi-purpose arterial, minor arterial
or collector road. This regulation shall not apply to: school additions up to 50% of the existing school building; portable classrooms; or accessory
structures under 20 square metres on existing school sites.
Minimum setback from all other lot lines (other than the setback from
any street line): 15m.
Setback from a front lot line for an exterior barrier-free accessible ramp:
0.5m
Setback of parking lot from street-line 4.5m
Minimum depth of landscape area abutting a street 3.0m
Comment:
The existing school was lawfully erected prior to the passage of Zoning By-law 2020. As a result of the passage of the current by-law the current development is deficient to the regulations of Zoning By-law 2020 in terms of the yard
setback along the west site boundary. The second floor additional on the west side of the existing building is proposed to be built on top of the first floor structure which has a minimum side yard setback of 3.94m.
In January 2013, a minor variance to the Zoning By-law was approved to allow
a school addition of up to 60% of the existing school. The variance permitted a gymnasium and classroom to be added to the school facilities.
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Zoning By-law Amendment – continued …
The proposed additional building area is intended to add two classrooms to the school which will bring the percentage expansion to the original school to approximately 81%. It also represents a second addition to the building where
the By-law only permits one up to 50% of the original school building area.
The most appropriate location for the required accessible parking space and ramp is in close proximity to the front entrance to the existing school. Because of the location of the main building entrance and to avoid accessible pedestrian
traffic across a vehicular aisle, the parking space and ramp will be immediately adjacent to the existing public sidewalk. Because of the existing site condition the parking setback of 4.5m cannot be provided for this one space.
A 3m landscape buffer is required adjacent to the street-line of Commerce
Court. With the exception of the area beside of the accessible ramp and parking space, the proposed landscape buffer along the street-line ranges from 4.5m to over 6.0m. In addition, the accessible ramp and parking space
represents a small percentage of the total frontage. In my opinion, the removal of the landscape buffer in front of the accessible ramp and parking space is offset by the increase in landscaping elsewhere on the subject site.
In conclusion, the zoning amendment application requests a site specific
exception to the MXG zoning regulations applicable to school and daycare centre uses to permit a 3.94m side yard along the west site boundary, an 81% expansion to the original school building or a total Gross Floor Area of 2223m2
and setback of 0.0m from the front lot line for the accessible parking space and accessible ramp. The requested side yard setback acknowledges the existing
setback of the existing 1 storey building wing. The proposed second storey addition will maintain the same building limits.
TECHNICAL STUDIES/REPORTS
Transportation Impact Study
Mark Engineering was retained to prepare a Transportation Impact Study for the proposed expansion to the Fairview Glen Montessori School.
The report addresses the following issues:
The change in the number of students and staff, in the hours of operation and in the building.
Expected trip generation for the existing and future students and staff.
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Transportation Impact Study – continued …
The expected impacts on the operations of the Fairview Street/Commerce Court intersection in particular and the road system in general.
The expected parking and queuing operations for the school.
Based on the information gathered and assessed the report concludes that:
The proposed expansion will include adding a library and another
classroom to the second storey of the existing building and reconstructing the parking lot. This will permit the school to serve up to
155 students in 8 classrooms with an increase in staff from 14 to 20 in total.
The additional traffic generated by the expansion will not have a significant impact on the operations of the transportation system in the
area.
Traffic to and from the school will be directed to the Fairview
Street/Commerce Court intersection. The layout of the site will minimize potential shortcutting of school traffic through the shopping centre to the
north.
The proposed site layout will provide sufficient spaces to serve both the
school staff and drop-off and pick-up vehicles.
Further the report includes recommendations to avoid potential conflicts with existing developments and the direction of vehicular traffic as follows:
The site design includes signage and pavement markings that direct departing vehicles to the Fairview Street/Commerce court intersection.
The school continues to support staff ridesharing and staggered work hours.
Water and Wastewater Services
Water Service and Sanitary Sewer Memorandum
Chris Turner Associates Inc., civil and structural engineers was retained to
provide engineering services to confirm that adequate water and sanitary services were available to serve the proposed development.
The Chris Turner Associates Inc., assessment concludes that there is more than sufficient water and sanitary services for the “upgraded facility”.
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PLANNING POLICIES
The planning policy regime applicable to the Lynmarsh Enterprises Ltd. Development application involves provincial, regional and local planning policy documents.
Provincial Policy Statement
The Province of Ontario released a new Provincial Policy Statement in February, 2014 which took effect on April 30, 2014. The PPS contains policies which encourages compact development within settlement areas on full municipal
services to efficiently use existing infrastructure and to support the use of alternative transportation modes and public transit.
Comment:
In my opinion, the Lynmarsh Enterprises proposal provides an appropriate intensification of a facility serving the needs of the community. It provides the opportunity to support nearby public transit on Fairview Avenue which is
within an easy walking distance. The proposal enhances the use of land, resources and public investment in infrastructure.
GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE
(GROWTH PLAN) 2006
The aims of the Growth Plan includes the creation of complete communities that offers more options for living, working, learning, shopping and playing.
In addition, the Growth Plan emphasizes improving access to a greater range of
transportation options. Comment:
In my opinion, the Lynmarsh Enterprises Ltd. Proposal expands the options for working and learning on the subject site within a compatible built form. As
well, the proximity to public transit and a planned bike route and multi-use path implements of the aims of the Growth Plan by providing alternative nodes
of travel to and from the subject site.
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HALTON REGION ROPA NO. 38
ROPA No. 38 was adopted by Region of Halton Council in 2009 and partially approved by the Ontario Municipal Board.
Map 1 Regional Structure designates the subject lands Urban Area. The Urban Area designations are areas where urban services are available to
accommodate urban development that is compact and supportive of transit that is safe, convenient, accessible, affordable and efficient.
The Regional Plan promotes active transportation and a reduced dependency on automobile use.
Comment:
The proposed Zoning By-law Amendment is consistent with the Halton Region Official Plan policies in terms of available services and existing and future transportation opportunities.
CITY OF BURLINGTON OFFICIAL PLAN
The subject lands are identified on Schedule A – Settlement Pattern as a mixed use Activity area which fosters community interaction by providing focus on
community facilities. Land uses, including institutional and community facilities, are intended to be integrated in a compact urban form, at higher development intensities that are pedestrian – oriented and accessible by public
transit.
The lands are designated Mixed Use Corridor-General on Schedule B of the Official Plan. The purpose of the mixed use corridors is to provide locations along major roads that will serve as areas of concentration of mixed use that
will serve as areas of concentration of mixed use development (Figure 6 – Schedule B).
Section 5.3.2 General Policies provides a list of a wide range of uses that may be permitted including institutional and community facilities such as day care
centres. Comment:
While the subject site is located on a local road, it is in close proximity to
Fairview Street, a major road and therefore contributes to the long term objectives with respect to the mix of uses, building form and intensity.
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CITY OF BURLINGTON OFFICIAL PLAN – continued…
The Lynmarsh Enterprises development offers community facilities to the area in the form of an educational and day care centre. The expansion of facility to
a total Gross Floor Area of 2223m2 will enhance and strengthen the viability of the development to continue to provide the required services.
DESIGN
The City of Burlington is committed to a high standard of design and architecture.
The criteria in Part 11 – Functional Policies are reproduced in the following pages and referenced in relation to the Lynmarsh Enterprises
development proposal. Burlington Official Plan Part II,
6.1 Principle
The urban form shall be designed I an efficient, attractive and compact manner to enhance the well-being of residents of the
community and to reflect the vision of the plan. Comment:
By expanding the existing school vertically, the proposed expansion on
the subject site does not expand the “foot print” of the existing facility. The solution is compact and efficient in its use of the existing structure.
The vision of the Plan is to provide educational and daycare facilities to serve residential areas. The proposed development will enhance the
educational and daycare services.
6.2 Objectives
c) To ensure that the design of the built environment
strengthens and enhances the character of the existing distinctive locations and neighbourhoods are to be designed
to be compatible and sympathetic to existing neighbourhood character.
f) To ensure consistency, compatibility and quality in the built
environment while allowing for a diverse design expression.
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Burlington Official Plan Part II – continued …
Comment: Buildings on the south side of Commerce Court adjacent to the subject
site are 2 storeys in height, have a Georgian Architectural style, use brick as an exterior material and a front door facing the street.
The Lynmarsh Enterprises development maintains the Georgian architectural style for the additions, and proposes a two storey brick
structure matching the height of the adjacent buildings. The main entrance to the school and day care centre continues to face the street.
The existing plaza to the north backs onto Commerce Court and presents a passive brick façade to the street. The proposed development will have
little or no visual impact on the plaza. 6.5 Design Guideline Policies
a) The density, form, bulk, height, setbacks, spacing and
materials of development are to be compatible with its
surrounding area.
d) The creation of a continuous and harmonious streetscape environment shall be encouraged with emphasis on maintaining the continuity of grade-related activity areas
both inside and outside of building. e) All development shall be designed having regard for public
transit accessibility in the Urban Planning Area, convenience and comfort and access and parking for the physically challenged and to ensure that needs of persons with
disabilities and other special needs groups are addressed.
Comment:
In my opinion the Lynmarsh Enterprises development is compatible with
surrounding area. The proposed expansion is at the front of the building well away from the residential homes on Rockwood Drive. Because of a drop in grade to the south and existing landscape buffers the changes on
the subject site will be obscured from the view of the residents.
As previously noted the architectural style of the school and day care centre is consistent with that of the adjacent buildings and the use of exterior materials and detailing is consistent with or compatible with
buildings on Commerce Court.
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Burlington Official Plan Part II – continued …
One accessible parking space is required for the development to meet the regulations of the Zoning By-law. Tow accessible parking spaces are provided. These spaces will be located away from the main vehicular
access to address safety issues and close to an internal building entrance on the east side of the building.
As noted in the Transportation Impact Study the parking lot layout is to be revised to facilitate traffic movement on the site and to direct traffic
exiting the site to the Fairview Street and Commerce Court intersection. As well, the subject site is within walking distance of Fairview Street
which is a primary bus route with planned bike lanes and a multi-use path.
The streetscape on Commerce Court is largely passive and composed of landscape front yards and entrance walkways on the south side of the
street. The character of the streetscape will not change as a result of the building expansion.
The redevelopment will co-exist in harmony with the existing development and will not have any physical or functional impacts on
Commerce Court or the area.
CITY OF BURLINGTON ZONING BY-LAW 2020
The City of Burlington Zoning By-law 2020 zones the subject site MXG –
Mixed Use Corridor – General. Part 2 General Provisions
Section 2.21 uses permitted in all zones of the Zoning By-law. a) Identifies schools; and
f) Day Care Centre as uses permitted in all zones, including the MXG zone, subject to regulations.
The Zoning By-law Amendment proposes to rezone the subject lands from MXG to MXG – Special Site to permit a 3.94m side yard and an 81%
expansion to the original school and an accessible parking space and ramp immediately adjacent to the front lot line.
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CITY OF BURLINGTON ZONING BY-LAW 2020 – continued…
Comment: The proposed development by Lynmarsh Enterprises Ltd. will provide an
enhanced educational and day care service to the area, recognize the existing physical development on the subject site and address issues of
traffic movement on Commerce Court and the need for accessible access to the building.
RECOMMENDATIONS
Following a review of the applicable planning documents and supporting
reports, it is my opinion that the Lynmarsh Enterprising Inc. rezoning application represents good planning and should be approved.
Respectfully Submitted by:
James D. Lethbridge, B.Arch., MRAIC, MCIP, R.P.P. President
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FIGURES
Figure 1 – Zoning Map
Subject
Site
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Figure 2a – Site Plan
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Figure 2b – Second Floor Plan
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Figure 2c – Ground Floor Plan
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Figure 2d – Lower Level Plan
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Figure 2e – Roof Plan
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Figure 3a – North/South Elevations
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Figure 3b – East/West Elevations
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Figure 4 – Exit Detail
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Figure 5 – Aerial Photo
Subject Site
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Figure 6 – Schedule B
Subject
Site
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Appendix A
Requested Site Specific Zoning Provisions
MXG ZONE Section 2.21 Schools and
Day Care Centres
Required Proposed Part 1
General Conditions
and Provisions 2. General Provisions
2.21 Uses Permitted in all Zones
Lots shall abut a Major Arterial, Multi-purpose
Arterial, Minor Arterial or Collector Road. This regulation shall not apply to: school additions up to
50% of the existing school building:
Minimum setback from all other lot lines (other
than street line): 15m
Maximum 81% addition to the area of the
existing school on a local street.
Minimum side yard setback 3.9m
Part 5
General Provisions
Parking Lot (h) Parking Lots
Be setback 4.5m from street line.
Minimum setback from a front lot line for
an accessible ramp. 0.0m Minimum setback from a front lot line for
an accessible parking space. 0.0m
Minimum landscape area abutting a street
adjacent to an accessible parking space.
0.0m
4.0 MXG Zone Regulations
4.4 Landscape area and buffer
Landscape Area abutting a street: 3.0m
2. General Provisions
2.34 Exterior barrier-free accessibility ramp
Setback from a front lot line: 0.5m
