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HomeMy WebLinkAboutInformation Report 16-05O0 FOR PUBLIC INFORMATION MEETING OF August 4, 2005 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 13/05 Wal-Mart Canada Inc. 1899 Kingston Road Part of Lot 18, Concession 1 (40R-12591, Part 1 & 40R-19801, Parts 3-10) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 19.0 hectares in size, and located on the north-east corner of Brock Road and Pickering Parkway (see Attachment #1 — Location Map); - commercial land uses abut the property to the north (Brockington Plaza) and south (Canadian Tire & The Pickering Home and Leisure Centre); - residential land uses abut the property to the east and west, across Brock Road. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the zoning of the property to permit a seasonal drive-thru garden centre for outdoor sales and display; - this application is proposing approximately 280 square metres of new floor area dedicated to the seasonal drive-thru garden centre (see Attachment #2 — Applicants Submitted Plan). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Living Area"; 0 Information Report No. 16-05 Page 2 - this designation permits special purpose commercial uses serving specialized needs on an occasional basis with services and facilities which consume larger parcels of land and require exposure to traffic; - the applicant's proposal appears to comply with this designation; 3.2 Pickerinq Official Plan - the subject property is designated "Mixed Use — Specialty Node" within the Village East Neighbourhood; - this designation permits hotels, limited offices, community, cultural and recreational uses, limited residential development at higher densities, and special purpose commercial uses such as: large format retailers, retail warehouses, membership clubs, theme and/or specialty retailers, automotive uses, and ancillary retailing of other goods and services including restaurants; - this property is located within one of the two Detailed Review Areas within the Village East Neighbourhood; - Schedule II of the Pickering Official Plan — "Transportation Systems" designates Brock Road as a Type A — Arterial Road and Pickering Parkway as a Type C — Arterial Road; 3.3 Zoning By-law 3036 as amended by By-law 5511/99 and 6011/02 - the subject property is zoned "(H-2)MU-SRN" — Mixed Use — Specialty Retailing Node by By-law 3036 as amended by By-law 5511/99 and 6011/02 (see Attachment #3 — Zoning Map); - the property permits a variety of retail, office and commercial uses (see Attachment #4 — By-law 5511/99 — Permitted Uses); - the applicant is requesting to amend the existing zoning of the property to permit a seasonal drive-thru garden centre for outdoor sales and display; - to establish a limit to the length of time a seasonal drive-thru garden centre may operate (i.e. April to June); - this amendment applies to Wal-Mart located at 1899 Brock Road. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no written resident comments have been received to date; 4.2 Agency Comments - no written agency comments have been received to date; Information Report No. 16-05 4.3 Staff Comments Page 3 0 0 n J in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the compatibility and the appropriateness of the proposed use within the existing development; • the examination of the preliminary site plan to ensure adequate site function; • the examination of the length of operation for the seasonal drive-thru garden centre; • the evaluation of the "(H-2)MU-SRN" zoning to ensure that the inclusion of the seasonal drive-thru garden centre is appropriate and that the proper provisions are added to the by-law for zoning purposes; • the examination of the parking requirements for the property to ensure that minimum on-site parking is available when the seasonal drive-thru garden centre is in operation; • consider identifying the area devoted to the seasonal drive-thru garden centre on to the associated By-law Schedule; • the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 004 Information Report No. 16-05 6.0 OTHER INFORMATION 6.1 Appendix No. I Page 4 - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - copies of the Applicant's Submitted Plan prepared by Petroff Partnership Architects are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Property Principal The owner of the property is First Simcha Shopping Centres Limited, the applicant is Wal-Mart Canada, and the agent for this application is Roy Lewis of Petroff Partnership Architects. �� i� r� ,W ,-.� . GXR:jf Attachments Copy: Director, Planning & Development OY//2 Lynda aylor, MCIP, R Manager, Develop m nt Review 003 APPENDIX NO. I TO INFORMATION REPORT NO. 16-05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Pickering Fire Services ArrAC MENTA Z To INFORMATION REPORT# _U INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN FIRST SIMCHA SHOPPING CENTRES. A 13/05 CHAJ Hli.tV� CHAIN GENES C/W GATES OPOSED SEASON GARDEN CENTRE PICKERING PARKWAY �=M 0 0't T NU S LE LYMIES L INE APftM rS SURMITIEO P ARE AY,WABLE F NEW1A0 AT WE CRY OF PICKERING PL ANN k O LCNMENr OEPARi T. RIIS ANP WAS PPoIXICEG SY WE CY OF PICKERING PLANNING & OELELOP r OEPMiMENT, INF0.RANI h SUPPORT SE s,, ANY 16, 2Ltl5. AMENDED BY 6134/03 f A3 BY-LAW IC A r SA(D) SY-CAu 1895184 4168/94 LCA- I (H-2) MU -SRN BY-LAW 5511/99 BY—LAW 6011/02 SPC-2/CA(E) BY-LAW 5623/00 MI-7/SPC-3 BY-LAW 2351/87 444 /94 MD N! ,11 R3 R3 R3, sl er-.>u asazl 5 j P 037/79 ��7/ ( • m w9 7 a CO Cn ' m o S4 S3 x R3 o S2 0 S2 m S2 S3 S2 DRIVE^_ BAINBRIDGEmo jW �I S4 W S4 0 BANBURY CRT. � 0 PARKWAY rS4 S•40 1 R S4 ff4S Se 54 I z HY-LAW 2118/65 �RKSMERE FntRFIELD S4 PARKWAY rS4 S•40 1 MI R S4 ff4S S4 Se a S4 �RKSMERE MI ATTA0iMT#_L4_TO INFORMATION IMPORT# THE CORPORATION OF THE TOWN OF PICKERING BY-LAW NUMBER 5511/99 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the Town of Pickering District Planning Area, Region of Durham in Part of Lot 18, Concession 1, in the Town of Pickering. (A16/98) WHEREAS an amendment to By-law 3036, as amended, to permit, in addition to a trade centre, the development of large format retailing, including a food store, discount department store, and ancillary retailing of goods and services, is -deemed necessary by the Ontario Municipal Board pursuant to section 34(11) of the Planning Act; NOW THEREFORE THE ONTARIO MUNICIPAL BOARD BY ORDER AMENDS BY-LAW 3036, AS AMENDED, AS FOLLOWS: SCHEDULEI Schedule I attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to these lands in Part of Lot 18, Concession 1, in the Town of Pickering, designated "(H-2)MU-SRN" on Schedule I attached hereto. 3. GENERAL PROVISIONS 4. No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. In this By-law, (1) "Assembly Hall" shall mean a building or part of a building in which facilities are provided for purposes such as civic, educational, political, religious or social meetings and which may include an auditorium or a banquet hall; (2) `Body Shop" shall mean an establishment engaged in repairing or painting vehicle bodies; (3) "Business Office" shall mean a building or part of a building in which the management or direction of a business, a public or private agency, a brokerage or a labour or fraternal organization is carried on and which may include a telegraph office, a data processing establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting station and related studios or theatres, but shall not include a retail store; (4) "Commercial Club" shall mean an athletic, recreational or social club operated for gain or profit and having public or private membership; (5) "Commercial -Recreational Establishment" shall mean a commercial establishment in which indoor recreational facilities such as bowling alleys, miniature golf courses, roller-skating rinks, squash courts, swimming pools and other similar indoor recreation facilities are provided and operated for gain or profit, and which may include an arena or stadium but shall not include a place of amusement or entertainment as defined herein; M E 'S 2 ATTACM ENr# `%Tm yy IkFORMATIONREPORT# � "� 1 (6) "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessity are kept for retail sale primarily to residents or persons employed in the immediate neighbourhood; (7) "Discount Department Store" shall mean a discount department store as defined by Statistics Canada, such as but not limited to Zellers and Wal-Mart, engaged in general merchandising of a wide range of commodities and services which may include but is not limited to apparel, hardware and household goods, garden supplies, automotive supplies, leisure, pet and drug items and toys; (8) "Drug Store" shall mean a building or part of a building in which pharmaceutical prescriptions are compounded and dispensed to the public, and where medicine, medical supplies and associated merchandise, confectionery items, cosmetics, toiletries, periodicals, or similar items of day-to-day household necessity are stored, displayed and offered for retail sale; . (9) "Dry Cleaning Derot" shall mean a building. or part of a building used for the purpose of receiving articles, goods, or fabrics to be subjected to dry-cleaning and related processes elsewhere, and of distributing articles, goods, of fabrics which have been subjected to any such processes; (10) "Duplicating Shop" shall mean part of a building where such items as letters, plans, pictures and documents are reproduced by photostatting, blueprinting or other similar methods;. (11) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged, and which includes a chartered bank or branch thereof; _ (12) "Floor Area" shall mean the aggregate of the floor areas of all above and below grade storeys, but shall exclude the floor area of any stairwells, elevators, and any -- part below established grade used exclusively for storage purposes; (13) "Food Store" shall mean a building or part of a building in which primarily food produce is stored, offered and kept for retail sale to the public and in which items or merchandise of day-to-day necessity may be stored, offered and kept for retail sale to the public; (14) "General Merchandise Store" shall mean a general merchandise store as defined by Statistics Canada (1980 Standard Industrial Classification Code 6413), such as but not limited to Bi -Way, Bargain Harolds, and Stedmans, engaged in general merchandising of a wide range of commodities and services, which may include but is not limited to apparel, hardware and household goods, garden supplies, automotive supplies, leisure, pet and drug items and toys; (15) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys above or below established grade, designed for owner or tenant occupancy or exclusive use only, but excluding those areas used exclusively for storage purposes which are below established grade or within mezzanines; (16) "Major Department Store" shall mean a major department store as defined by Statistics Canada, such as but not limited to Eaton's, Sears and The Bay, engaged in general merchandising of a wide range of commodities and services, which may include but is not limited to apparel, hardware and household goods, garden supplies, automotive supplies, leisure, pet and drug items and toys; (17) "Personal Service Shot)' shall mean an establishment in which personal service is. performed and which may include a barber shop, a beauty salon, a shoe repair Shop, a tailor or dressmaking shop or a photographic studio, but shall not include a body -rub parlor as defined in the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time -to -time, or any successor thereto; ATTAWMENT#ATO INFORMATION REPORT#. oil (18) "Place of Amusement or Entertainment" shall mean a building or part of a building in which facilities are 'provided for amusement or entertainment purposes, and which may include a billiard or pool room, a dance hall, a music hall, or a theatre, but shall not include an adult entertainment parlour as defined in the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time -to -time, or any successor thereto; (19) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body -rub parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time -to - time, or any successor thereto; (20) "Restaurant - Type F" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises or off the premises, or both on and off the premises, and which may include a drive-through, order and pick-up service, but shall not include an adult entertainment parlour as defined in the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time -to -time, or any successor thereto; (21) "Retail Store" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles, or things are stored, kept and offered for retail sale to the public, but shall not include a food store, a discount department store, a major department store, a convenience store, a drug store, a video store, or a general merchandise store; (22) "Trade Centre" — this section is deleted by By -Law 6011/02 (23) "Vehicle Repair Shot)" shall mean an establishment containing facilities for the repair and maintenance of vehicles on the premises, in which vehicle accessories are sold and vehicle maintenance and repair operations.are performed in return for remuneration, but shall not include a body shop or any establishment engaged in the retail sale of vehicle fuels; (24) "Video Store" shall mean a building or part of a building in which video cassette recorders and tapes and accessories thereto are stored, serviced, displayed, and offered for rent or retail sale to the public for use off the premises only. Oil No person shall within lands designated "(H-2)MU-SRN'on Schedule I attached -- hereto, use any lot or erect, alter or use any building except in accordance with the following provisions: (i) BUILDING HEIGHT: A For the purpose of this clause, "building height" shall mean the vertical distance between the established grade and the highest point of the roof surface or parapet. A penthouse tower, cupola, steeple or other roof structure which is used only as an ornament or to house mechanical equipment of any building shall be disregarded in calculating building height; B No building, part of a building, or structure that is greater than 15 metres in height shall be erected on the lands; Notwithstanding clause B above, any building erected within 150 metres of the Brock Road right-of-way shall be a minimum of 7 metres and a maximum of 23 metres in height; (ii) BUILDING LOCATIONS: A No building, part of a building, or structure shall be erected outside of the building envelope illustrated on Schedule I attached hereto; B No building shall be erected within 150 metres of the Brock Road right-of-way unless a minimum 75% of the length of the building's west -side wall is within the build -to -zone illustrated on Schedule I attached hereto; . Y ATTAp•I MITI� 10 / ,p 5. PROVISIONS ,ATtoNREPORT 1) Uses Permitted "(11-2)MU-SRN' Zone Amended by sy-I: w No Person shall, within the lands designated "(H-2)MU-SRN' on Schedule I 6011/02 attached hereto, use any lot or erect, alter or use any building or structure for any purpose except the following, subject to specific provisions in this By- law: (i) assembly hall; (ii) business office; (iii) commercial club; (iv) commercial -recreational establishment; (v) financial institution; (vi) discount department store; (vii) food store; . (viii) place of amusement or entertainment; (ix) professional office; (x) restaurant - type F; (xi) retail store; (xii) drug store, as an accessory use to permitted uses (vi) and (vii); (xiii) dry cleaning depot, as an accessory use to permitted uses (vi) and (vii); (xiv) duplicating shop, as an accessory use to permitted uses (ii), (vi), (vii), (ix), and (xi); (xv) personal service shop, as an accessory use to permitted uses (ii), (vi), (vii), (ix), and (xi); (xvi) vehicle repair shop, as an accessory use to permitted use (vi). (2) Zone Requirements (••(H-2)MU-SRN'Zone) No person shall within lands designated "(H-2)MU-SRN'on Schedule I attached -- hereto, use any lot or erect, alter or use any building except in accordance with the following provisions: (i) BUILDING HEIGHT: A For the purpose of this clause, "building height" shall mean the vertical distance between the established grade and the highest point of the roof surface or parapet. A penthouse tower, cupola, steeple or other roof structure which is used only as an ornament or to house mechanical equipment of any building shall be disregarded in calculating building height; B No building, part of a building, or structure that is greater than 15 metres in height shall be erected on the lands; Notwithstanding clause B above, any building erected within 150 metres of the Brock Road right-of-way shall be a minimum of 7 metres and a maximum of 23 metres in height; (ii) BUILDING LOCATIONS: A No building, part of a building, or structure shall be erected outside of the building envelope illustrated on Schedule I attached hereto; B No building shall be erected within 150 metres of the Brock Road right-of-way unless a minimum 75% of the length of the building's west -side wall is within the build -to -zone illustrated on Schedule I attached hereto; . ATTacr# 44 To iwoRmAnm Tarr# i - 05 C Notwithstanding clause B above, a building may be erected within 150 metres of the Brock Road right-of-way, and outside of the build -to -zone illustrated on Schedule I attached hereto, if a minimum 40% of the length of the build -to -zone contains a building(s) and/or part of a building(s); D Clause 5.22(7) of By-law 3036, as amended, shall not apply to lands designated "(H-2)MU-SRN"on Schedule I attached hereto; (iii) FLOOR AREA LIMITATIONS FOR CERTAIN USES A Maximum aggregate floor area for all uses shall be 49,237 square Amended metres; by 6011102 B Maximum aggregate floor area for all business and professional offices shall be 6,000 square metres; C Maximum aggregate floor area for all restaurants - type F shall be 2,000 square metres, unless at least one restaurant - type F has a minimum floor area of 1,000 square metres, in which case the maximum aggregate floor area for all restaurants - type F shall be 3,000 square metres; D Minimum floor area for a discount department store shall be 9,000 square metres; E . Minimum floor area for a food store shall be 4,515 square metres; F Minimum unit size for a retail store shall be 1,400 square metres; G Notwithstanding clause H above, a maximum aggregate floor area of 9,300 square metres shall be permitted: (1) for retail stores less than 1,400 square metres, but larger than or equal to 300 square metres; (2) of which, a maximum aggregate floor area of 1,400 square metres shall be permitted for retail stores less than 500 square metres, but larger than or equal to 300 square metres; (iv) OUTDOOR STORAGE AND DISPLAY: A All permanent uses, other than parking, shall take place entirely within enclosed buildings or structures with no outside storage or display; B Notwithstanding clause A above, an outdoor sales and display area may be established and maintained in conjunction with and as accessory to any food store, any discount department store, and any retail store having a floor area in excess of 1,750 square metres, provided that the outdoor sales and display area is not more than 20% of the floor area, up to a maximum of 2,000 square metres, and further provided that all such sales and display areas are permanently screened from all public roads by buildings, structures, walls, fences, landscaping, or any combination thereof; 6ATTA0IJW#—Y—iO 014 1NPo m-n0N REPoar# .16 -os C Notwithstanding clause A above, a maximum of one outdoor storage area may be established and maintained on lands designated "(H-2)MU-SRN'on Schedule I attached hereto, in conjunction with and accessory to a retail store with a minimum floor area of 9,000 square metres, devoted primarily to the sale of home improvement items, provided that the outdoor storage area does not exceed 3,000 square metres in size, is completely and permanently screened by buildings, structures, walls, fences, landscaping, or any combination thereof, and provided further that -- the area devoted to outdoor storage shall not be included in the calculation of floor area or gross leasable floor area; (v) PARKING REQUIREMENTS: Amended by A For the purpose of this clause "parking space" shall mean a usable BY-1aw 6017/02 and accessible area of not less than 2.6 metres in width and not less than 5.3 metres in length, for the temporary parking of a vehicle, but shall not include any portion of a parking aisle or driveway;. B For all uses, there shall be provided and maintained on the lot a minimum of 5.0 parkingspaces fbr each 100.0 square metres or part thereof of gross leasable floor area; C For all uses, there shall be provided and maintained on the lot a minimum of 5.0 parking spaces for each 100.0 square metres or part thereof of gross leasable floor area; D Notwithstanding sections 5.21.2g) and 5.21.2k) of By-law 3036, as amended, all entrances and exits to parking areas and all parking areas shall be surfaced with brick, asphalt or concrete, or any combination thereof; E All parking areas, shall be set back a minimum of 3.0 metres from any mad allowance; F All two-way parking aisles shall have a minimum perpendicular width of 6.5 metres, which shall not include any portion of a parking space; G Sections 5.21.2a) and 5.21.2b) of By-law 3036, as amended, shall not apply, (vi) SPECIAL REGULATIONS: A A maximum of one food store with a floor area greater than 700 square metres shall be permitted 'on lands designated "(H-2)MU- SRN"on Schedule I attached hereto; l d by BY_EB By -taw Notwithstanding clause 4.2.4 of By-law 3036, as amended, in the 6011/02 event that a portion of the existing Pickering Parkway is closed to facilitate the realignment of Pickering Parkway, the souther boundary of the "(H-2)MU-SRN' zone designated on Schedule I attached hereto, shall coincide with the centreline of a realigned Pickering Parkway, and the building envelope is deemed to be 3.0 metres from the road allowance; C Notwithstanding any other provision contained herein, within lands designated "(H-2)MU-SRN' on Schedule I attached hereto, occupancy. of any food store with a floor area greater than 700 square metes, shall not be permitted prior to June 11, 2003; D Notwithstanding any other provision contained herein, a major ATTNT#_�'_To INFMATION REPORT# 16 -OS 015 department store shall not be permitted within lands designated "(H -2)W -SRN' on Schedule I attached hereto; E Notwithstanding any other provision contained herein, an enclosed shopping centre, pedestrian mall, or other enclosed pedestrian structure providing access to more than one building for members of the public, shall not be permitted; F The permitted uses listed as 5(1)(xiii), 5(1)(xiv), 5(l)(xv), and 5(1)(xvi), shall be wholly contained within, and accessory to, their principal permitted uses identified in clause 5(1), with no direct external access; G Notwithstanding clause 5(2)(iii)G, a food store with a floor area greater than 300 square metres and less than 700 square metres, shall be permitted; H The floor area of a restaurant which is wholly contained within, accessory to, and accessed only through, a discount department store, a food store, or a retail store, shall not contribute to the maximum aggregate floor area for restaurants type — F, but shall contribute to the gross floor area of the discount department store, food store, or retail store; (3) Holding Provisions ("(H)" Symbols) (i) USES PERMITTED: Revoked by A By-law 5692/00 B While the "(11-2)" holding symbol is in place, outdoor storage shall not be permitted within the lands designated "(H-2)MU-SRN' on Schedule I attached hereto, notwithstanding clause 5(2)(iv)C of this By-law; (ii) REMOVAL OF "(H)" HOLDING SYMBOLS: Revoked by A By-law 5692/00 B Prior to an amendment to remove the "(H-2)" - Holding Symbol preceding the zone category "(H-2)MU-SRN", the following conditions shall be met: (1) Appropriate site plan/development agreement(s) shall be entered into between the owner of the lands to which the "(H-2)" - Holding Symbol applies and the Town of Pickering, and shall be registered on title to the lands, to address the appropriate location of an outdoor storage area associated with a retail store devoted primarily to the sale of home improvement items, and also address screening of the outdoor storage area, operational characteristics including noise, dust and lighting control, and other related matters; (iii) REPEALED BY-LAW 1894/84: Upon adoption of an amendment to remove the "(H-2)" - Holding Symbol. preceding the zone category "(H-2)MU-SRN', By-law 1894/84 which. 016 amended By -19w 3036, shall be revoked insofar as it applies to the lands shown on Schedule I attached hereto. 6. BY-LAW 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this 'By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended; EFFECTIVE DATE This By-law shall take effect from the date of the Order of the Ontario Municipal Board. O.M.B. File Z980159 ATTAC104ENT#-LTO 0 17 INR)RMAnoNREPORT# 16-0S �- 'BUILDING ENVELOPE ® BUILD -TO ZONE T N SCHEDULE I TO BY-LAW 5511/99 AS MADE BY AMENDED BY BY—LAWS 5692/00 AND 6011/02 ONTARIO MUNICIPAL BOARD ORDER DATE June 11, 1999 (O.M.B. FILE Z980159)