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Recommendation: That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of Malcolm Ross,
relating to the property located at 77 Tecumseh Avenue West:
a) the
proposed by-law, as appended to the staff report dated April 30, 2013, BE
INTRODUCED at the Municipal Council meeting to be held on April 30, 2013,
to repeal By-law No. Z.-1-132178 and to amend Zoning By-law No. Z.-1, (in
conformity with the Official Plan), to change the zoning of the subject
property FROM a Neighbourhood Facility (NF) Zone which permits
elementary school uses TO a Residential R1 Special Provision (R1-3
(4)) Zone to allow for 12 single detached dwelling lots with a minimum lot
frontage of 10m, minimum front and exterior setback to a main dwelling of
3.0m from a local street and with a 1.2m minimum interior side yard setback
and a Holding Residential R8 Special Provision (h-5*h-(_)*R8-4 (_)) Zone to
permit an apartment building in a converted institutional building (Manor
Highland Park Public School) as it exists at the time of the passing of this
by-law with a density of 49units/ha (22 units), subject to a holding
provision to ensure sanitary and stormwater servicing reports have been
prepared and confirmation that sanitary and stormwater management systems are
implemented to the satisfaction of the City Engineer and a public site plan
meeting be held;
b) the
Site Plan Approval Authority BE REQUESTED to consider the following
site specific design issues through the site plan process:
A) that
the site plan application drawings remain consistent with the drawings
submitted through the zoning by-law amendment process, particularly with
regard to the following:
I) incorporate
architectural features on the exterior of the existing elementary school
building such as large windows and the dual entrances marked by canopies (one
on the north elevation at the location of the existing principal entrance
facing Murray Park and one on the south elevation leading to the corner
parking area) to improve the residential character of the building by
reducing the prevalence of large blank walls characteristic of the elementary
school use;
II) maximize
the use of landscaping along Tecumseh Avenue West and Wilson Avenue to
provide uninterrupted screening of the parking lot street frontage and
provide enhanced landscaping at the street corner and driveway entrance; and,
III) provide
safe, convenient and direct pedestrian connections between the existing
public sidewalks along Forbes Street and Tecumseh Avenue to the proposed main
entrances of the building; and,
c) pursuant
to Section 34(17) of the Planning Act, as determined by the Municipal
Council, no further notice BE GIVEN in respect of the proposed by-law
as the public participation meeting was held on April 9, 2013 and the
proposed by-law implements minor site plan changes.
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