HomeMy WebLinkAboutPD 27-06
CitJ¡ o~
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 27-06
Date: April 1 0, 2006
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 29/05
2075729 Ontario Inc.
1962 Guild Road and 1640 Kingston Road
(Part of Lots 1 & 2, Plan 316 and Part of Lot 20, Concession 1)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 29/05 be APPROVED, as set out
in the draft by-law attached as Appendix I to Report PO 27-06, to amend the
existing zoning on the subject property to permit limited retail and commercial
uses including a patio furniture outlet and an antiques market for a temporary
period of three years, on lands being Part of Lots 1 & 2, Plan 316 and Part of
Lot 20, Concession 1, City of Pickering.
2. That the applicant's request to permit the full range of uses permitted under
Section 12, "C2" - General Commercial Zone, By-law 3036, as amended, be DENIED.
3. That the amending zoning by-law to implement Zoning By-law Amendment
Application A 29/05, as set out in Appendix I to Report PO 27 -06, be
FORWARDED to City Council for enactment.
Executive Summary: The applicant requests a 'zoning by-law amendment to
permit the establishment of retail commercial uses including a patio furniture outlet and
an antiques market, on a temporary basis (see Attachment #1 - Location Map). The
subject property is currently zoned "C2" - General Commercial Zone by Zoning
By-law 3036, as amended by By-law 3920/70. This zoning permits a food market with
complimentary retail stores only.
The temporary uses proposed through this zoning by-law amendment application would
operate within the existing building (see Attachment #2 - Applicant's Submitted Plan). It
is our understanding through discussions with the applicant that this property will be
redeveloped in the near future. A temporary use by-law is considered an appropriate
short-term method to allow limited activity on the subject property, pending the design
and approval of redevelopment plans. The applicant's proposal for temporary use
zoning is compatible with the surrounding neighbourhood and conforms to the
Pickering Official Plan.
It is recommended that this application be approved, and the draft temporary use by-law
be forwarded to City Council for enactment. A draft amending temporary use zoning
by-law is attached to this Report as Appendix I.
Report PO 27-06
Subject: 2075729 Ontario Inc. (A 29/05)
Date: April 10, 2006
Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Background:
1.0 Comments Received
1.1 At the January 19, 2006 Public Information Meeting
(See text of Information Report and Meeting Minutes, Attachment #4)
· Anthony Biglieri from The Biglieri Group Ltd., authorized agent, attended
and advised that the owner intends to clean up the subject property;
· Two area residents expressed concern respecting the appearance of the
property, the lack of appropriate screening / fencing of the property;
· lain Rankin from Charter Home Management attended and expressed
concern regarding the definition of an antique market and requested
further clarification of the proposed temporary retail uses on the subject
property;
1.2 Following the Information Meeting
· Electronic correspondence was received from lain Rankin, representative of
Charter Home Management, expressing concern with the intended
short-term uses for the subject property (see Attachment #5);
· A letter was received from Rick Gallant and Lynda Laffan, property owners
at 1961 Guild Road, expressing their concern with the volume of truck
traffic utilizing the existing access located on Guild Road and the
aesthetics of the property (see Attachment #5);
1.3 City Department and Agency Comments
Region of Durham
Planning Department
- no objection;
- the applicant's proposal complies with the
Regional Official Plan;
- no matters of provincial interest are applicable to
this application;
2.0 Discussion
2.1 Proposal
2075729 Ontario Inc. proposes to amend the zoning by-law to permit the
establishment of retail and commercial uses, including a patio furniture outlet and
an antiques market, within the existing building on the subject property, on a
temporary basis. The property is located at the northwest corner of
Kingston Road and Guild Road, adjacent to hydro corridor lands. The existing
building on the property is currently known as the former Knob Hill Farms
building.
Report PO 27-06
Subject: 2075729 Ontario Inc. (A 29/05)
Date: April 1 0, 2006
Page 3
The applicant does not propose to alter the overall site functioning during the
period which the proposed temporary by-law is in effect. The applicant advises
that the site will function in the same manner as it does today. The applicant
further advises of their intent to continue to clean up the site and to provide an
upgrade to the exterior appearance of the development. The applicant has
requested that retail and commercial uses be permitted on the subject lands on a
temporary basis, while redevelopment options are pursued.
2.2 Uses and Compatibility
2.2.1 The proposed temporary uses comply with the Official Plan desiqnation
The subject property is designated Mixed Use Areas - Mixed Corridors within the
Village East Neighbourhood. This designation permits the retailing of goods and
services generally serving the needs of a broad area.
2.2.2 Lease arranqements have been made between the applicant and Hydro One
Networks Inc. to continue to permit parkinq on the abuttinq hydro corridor lands
to the west
The City has received confirmation that the applicant has entered into an
agreement with Hydro One Networks Inc., to permit parking on the abutting hydro
corridor lands located immediately west of the subject property. This agreement
is in effect until the year 2010.
It is recommended that the proposed Temporary Use By-law formally establish
that required parking for this development may be provided on the abutting hydro
corridor lands to the west.
2.3 Zoning By-law Performance Standards
2.3.1 The proposed By-law will be in effect for Three Years from the date of passinq
and would permit limited General Commercial Uses on the subject lands
The applicant is requesting that the full range of commercial and institutional uses
permitted under the "C2" - General Commercial Zone provisions of By-law 3036 be
permitted on this property on a temporary basis (see Attachments #6 and #7).
Staff do not consider it appropriate to extend this high level of land use flexibility
to this building/site at this time, through temporary use zoning. Full range zoning
would allow uses to be established which are more permanent in nature and
which potentially work against the objective of full redevelopment of this site.
Report PD 27-06
Date: April 10,2006
Subject: 2075729 Ontario Inc. (A 29/05)
Page 4
The restricted uses proposed by staff for the temporary use by-law will provide
limited opportunity for some retail and commercial uses On a temporary basis.
This will avoid the undesirable condition of having an empty building on
Kingston Road within Pickering's Downtown while the owners consider
redevelopment options and permanent zoning.
It is recommended that the amending by-law be approved for a temporary period
no greater than three years from the date of passing, and be limited to only
permit the establishment of the following uses:
- antiques market
- bakery
- business office
- food store
- laundromat
- personal service shop
- dry cleaning depot
retail store
2.3.2 The proposed Temporary Use By-law will prohibit a Flea Market / Exhibition Hall
operation on the subiect property
It is recommended that the temporary use by-law require that demising walls be
constructed between separate occupancies, and limit public access to each
occupancy via the outside walls of the existing building. These restrictions will
eliminate the opportunity to introduce a Flea Market or Exhibition Hall use, as
defined in the draft temporary use by-law attached to this report. A Flea Market
or Exhibition hall use should not be considered through a temporary use by-law,
but rather through a permanent zoning by-law amendment, where a
comprehensive review of supporting studies (including those on land use
compatibility and transportation) would be required.
2.4 Site Plan Approval
2.4.1 The City's requirements with respect to development of the subject property will
be addressed throuqh the site plan review process
As this proposal constitutes a significant change of use for the lands, site plan
approval will be required. Considering that no changes are proposed to site
function, that all uses are to operate from within the existing building on the
property, and that uses are for a temporary period, site plan requirements will be
gauged accordingly. The following site plan requirements have been identified at
this time:
. upgrading the buffering/screening measures for parking and/or loading
areas adjacent to Guild Road;
. maintenance of privacy fencing adjacent to existing residential
development in the neighbourhood;
Report PO 27-06
Date: April 1 0, 2006
Subject: 2075729 Ontario Inc. (A 29/05)
Page 5
. relining all parking spaces and parking lot aisles on the property and on
adjacent Hydro One lands to the west, in accordance with the dimensional
requirements of Zoning By-law 3036
3.0 Applicant's Comments
The applicant has been made aware of the content of this report.
Appendix:
Appendix I: Draft Implementing By-law
Attachments:
1. Location Map
2. Applicant's Submitted Site Plan
3. Text of Information Report
4. Minutes from Statutory Public Meeting
5. Public Comments - lain Rankin, Rick Gallant / Linda Laffan
6. Applicant's Letter - The Biglieri Group Ltd.
7. Comparison Chart - "C2" General Commercial Zone and proposed "C-19"
General Commercial Zone
Report PO 27-06
Date: April 10,2006
Subject: 2075729 Ontario Inc. (A 29/05)
Page 6
~~ 1
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Rick Cefaratti ¡;
Planner II
Prepared By:
RC:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering Ci y Council II
1('
APPENDIX I TO
REPORT PD 27-06
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 29/05
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036,
as amended, to implement the Official Plan of the City of
Pickering, Region of Durham, on Part of Lots 1 and 2, Plan 316
and Part of Lot 20, Concession 6, in the City of Pickering.
(A 29/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it
desirable to enact a temporary use by-law for the establishment of retail
commercial uses including a patio furniture sales outlet and an antiques market
on Part of Lots 1 and 2, Plan 316 and Part of Lot 20, Concession 6, in the City of
Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore
deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE I
Schedule I attached to this By-law with notations and references shown
thereon are hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands on Part of Lots 1
and 2, Plan 316 and Part of Lot 20, Concession 6, in the City of Pickering,
designated "C-19" on Schedule I attached hereto.
3. GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied,
erected, moved or structurally altered except in conformity with the
provisions of this By-law.
- 2 -
4. DEFINITIONS
In this By-law,
(1) "Antiques Market" shall mean a building or part of a building in
which is provided for the sale of any old and authentic objects of
personal property and any article which was made, fabricated or
manufactured 20 or more years earlier and which has unique
appeal and enhanced value mainly because of its age and / or, due
to public demand, has attained a value in a recognized commercial
market which is in excess of its original value, but shall not include
a flea market or exhibition hall;
(2) "Bakery" shall mean a building or part of a building in which food
products are baked, prepared and offered for retail sale, or in which
food products baked and prepared elsewhere are offered for retail sale;
(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) "Demisinq Wall" shall mean an interior wall that separates one
occupant's usable area from an adjacent occupant's usable area
and / or from the building's common areas;
(5) "Dry Cleaninq Depot" 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 or fabrics which have been subjected to
any such processes;
(6) "Exhibition Hall" shall mean a building or part of a building where
the temporary exhibition of music, art, goods, wares, and the like
are displayed and made available for sale and which may include a
flea market use;
(7) "Food Store" shall mean a building or part of a building in which food,
produce and other items or merchandise of day-to-day household
necessity are stored, offered and kept for retail sale to the public;
(8) "Flea Market" shall mean a building or part of a building in which
stalls or stalls areas are set aside and rented or otherwise provided
where groups of individual sellers offer goods, new and used, for
sale to the public;
- 3 -
(9) (a) "Floor Area" shall mean the aggregate of the floor surface
contained within the outside walls of a storey;
(b) "Gross 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
storage areas below established grade;
(c) "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 storage areas below established grade;
(10) "Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental equipment;
(11) "Personal Service Shop" shall mean an establishment in which a 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 parlour as defined in The Municipal Act,
R.S.O. 1980, Chapter 302, as amended from time to time, or any
successor thereto;
(12) "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;
5. PROVISIONS
(a) Uses Permitted ("C-19" General Commercial Zone)
No person shall, within the lands zoned "C-19" on Schedule I
attached to this By-law, use any lot or erect, alter or use any
building or structure for any purpose except the following:
(a) antiques market
(b) bakery
(c) business office
(d) dry cleaning depot
(e) laundromat
(f) personal service shop
(g) retail store
(b) SPECIAL REGULATIONS
A Notwithstanding Clauses 5 (1) (a) to 5 (1) (g), demising walls
and / or partition walls, subject to the requirements of the
Ontario Building Code, shall be constructed to separate
individual occupancies permitted in this by-law;
- 4 -
B Notwithstanding Clause 4 (i), a flea market or exhibition hall
shall not be permitted;
C Direct access to separate occupancies shall only be provided
from the exterior walls of the existing building;
o The building existing on the lands, on the date of the passing of
this by-law, shall be deemed to comply with the provisions of
By-law 3036, as amended;
E Nothing in this By-law shall prohibit the subject property from
being used in accordance with the provisions described in
Section 12.4 of By-law 3036, as amended;
F Notwithstanding Section 5.21.1 of By-law 3036, as amended,
the required parking for the subject development may be
provided off site on the abutting hydro corridor lands to the
west.
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. Nothing in this By-law shall
prohibit the subject property from being used in accordance with Section
12.4 of By-law 3036, as amended. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant
provisions of By-law 3036, as amended.
7. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act, as amended and shall remain in effect for three years from
the date of passing hereof, unless repealed or extended in accordance
with the abovementioned provisions.
By-law read a first, second, and third time and finally passed this
day of ,2006.
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PASSED THIS
DAY OF 2006
DAVID RYAN - MAYOR
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 20 CONC. 1 PART OF LOTS 1 & 2, PLAN 316 l'
OWNER 2075729 ONTARIO INC. DATE NOV. 23, 2005 DRAWN BY JB
FILE No. A 29/05 SCALE 1 :5000 CHECKED BY RC
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ATTACHMENT # ';) TO
REPORl # PO :2'7' D (....
INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN" A29/05
2075729 ONTARIO INC.
(Or
D.C.T. Patio & Home
Retail Store
( Proposed)
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KINGSTON
ROAD
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING &: D£VELOPMENT DEPARTMENT,
INFORMA TlON &: SUPPORT SERVICES.
NOVEMBER 23. 2005.
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INFORMATION REPORT NO. 02-06
FOR PUBLIC INFORMATION MEETING OF
January 19, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning Amendment Application A29/05
2075729 Ontario Inc.
1962 Guild Road and 1640 Kingston Road
(Part of Lots 1 and 2, Plan 316 and Part of Lot 20, Concession 6)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
_ the subject property is approximately 1.7 hectares in size and is located on
the northwest corner of Kingston Road at Guild Road; (see Attachment #1 -
Location Map);
_ the site contains an existing one-storey commercial building which was
previously used for a food supermarket;
_ the site is surrounded by residential uses to the north and south, a vehicle
repair shop to the east, across Guild Road, and a hydro corridor to the west;
_ the existing parking area on the west side of the subject property is partially
located within the above-mentioned hydro corridor.
2.0 APPLICANT'S PROPOSAL
_ the applicant proposes to amend the existing zoning to permit temporary retail
and commercial uses including a patio furniture retail outlet and an antiques
market on the subject property (see Attachment #2 - Applicant's submitted
site plan).
Information Report No. 02-06
AT1t\CHMEN1 #_2- TO
nEPúR1 # PD ~ 7- () (?
Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham ReQional Official Plan
_ the subject property is designated Urban Area - Main Central Area;
_ lands within this designation shall be developed as the main concentration of
urban activities and providing a fully integrated array of community, office,
service, shopping, recreational and residential uses;
_ the application appears to conform to the Durham Region Official Plan;
3.2 PickerinQ Official Plan
_ the subject property is designated Mixed Use Areas - Mixed Corridors within
the Village East Neighbourhood;
_ this designation permits the retailing of goods and services generally serving
the needs of a broad area;
_ the lands are subject to the Kingston Road Corridor Development Guidelines;
3.3 VillaQe East NeiQhbourhood
_ the subject property is located within a Detailed Review Area of the Village
East Neighbourhood;
_ The Urban Neighbourhood Policies of the City's Official Plan allow City
Council to adopt development guidelines for Detailed Review Areas identified
on neighbourhood maps;
3.4 KinQston Road Corridor Development Guidelines - Brock Road Corridor
Precinct
_ establishes the Brock Road Corridor Precinct as the eastern entrance to
Pickering, from Kingston Road and Highway 401;
_ will generally remain an auto-oriented corridor with auto-dependent land uses,
but with strengthened pedestrian connections at significant intersections;
3.5 ZoninQ By-law 3036, as amended by By-law 3920/70
_ the subject lands are zoned "C2" - General Commercial Zone by By-law 3036,
as amended by By-law 3720/70;
_ the current zone category permits the subject lands to be used exclusively for
the operation of a food market with complimentary retail stores;
_ the applicant has requested an appropriate zone category that would permit
temporary retail and commercial uses including a patio furniture retail outlet
and an antiques market on the subject property.
Information Report No. 02-06
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4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no written resident comments have been received to date;
4.2 AQencv Comments
Veridian Connections
- no objections
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· the appropriateness and compatibility of the proposed temporary retail and
commercial uses, including a patio furniture retail outlet and antiques
market, with the surrounding lands;
· clarification of the nature of the proposed temporary land uses mentioned
above;
· confirmation that lease arrangements have been made between the
applicant and the Ontario Realty Corporation to continue to permit parking
on the hydro corridor lands;
· the examination of the overall site functioning, including parking
requirements, to ensure that the on-site circulation and parking supply is
adequate;
· the examination of any interim improvements required on the site,
including the existing building, to accommodate the temporary uses
proposed in this application;
· the determination of an appropriate length of time for which the proposed
temporary uses shall be permitted on the subject lands;
· the evaluation of the Kingston Road Corridor Guidelines - Brock Road
Precinct and its effect on the subject property;
_ 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 Councilor a Committee of Council;
Information Report No. 02-06
:f!.. ..2_.,...__ TO
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Page 4
_ 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;
_ if a person or public body that files an appeal of a decision of the Regional
Municipality of Durham in respect of the proposed plan of subdivision does
not make oral submission at the public meeting, or make written submissions
to the Regional Municipality of Durham before the proposed plan of
subdivision is approved or refused, the Ontario Municipal Board may dismiss
the appeal.
6.0 OTHER INFORMATION
6.1 Information Received
_ full scale copies of the applicant's submitted plan, prepared by The Biglieri
Group Ltd., are available for viewing at the offices of the City of Pickering
Planning & Development Department;
_ the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.2 Company Principal
_ the owner of 1962 Guild Road and 1640 Kingston Road is 2075729 Ontario Inc.
and the principal is Anthony Niceforo;
_ the authorized agent is Thomas Rees from The Biglieri Group Ltd.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Lynda Taylor, MCIP, RPP
Manager, Development Review
Rick Cefaratti
Planner II
RC:ld
Attachments
Copy: Director, Planning & Development
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APPENDIX NO. I TO
INFORMATION REPORT NO. 02-06
COMMENTING RESIDENTS AND LANDOWNERS
(1 ) none received to date
COMMENTING AGENCIES
(1) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) none received to date
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8. ZONING BY-LAW AMENDMENT APPLICATION A 29/05
2075729 ONTARIO INC.
1962 GUILD ROAD AND 1640 KINGSTON ROAD
(PART OF LOTS 1 AND 2, PLAN 316 AND PART OF LOT 20, CONCESSION 6)
CITY OF PICKERING
1. Planner Comments
Rick Cefaratti, Planner I provided an overview of the application.
2. Applicant Comments
Tony Biglieri, Planning consultant, Applicant Representative
Stated his client is requesting a temporary zoning for an antique market and they
intend to clean up the subject property.
3. Comments from Members of the Public
Ian Rankin, Charter Home Management (owners of Pickering Flea Market)
Ian Rankin believes this application has caused great concern with the definition of
antique market, and temporary market and believes the by-law, as it stands, leaves
the potential for this establishment to become a flea market. He stated that
"temporary retail" needs to be clarified.
Rick Gallant
1961 Guild Road
Rick Gallant is concerned with the appearance of the property and wants the driveway
to be on Kingston Road.
Kathy Quinn
1976 Guild Road
Kathy Quinn is concerned with the lack of a fence around the property and the issue
of people walking directly into their backyard.
4. Applicant Response
The Applicant Representative advised that their intent is for an antique market; they
will look at the entrance off Kingston Road, work with staff with respect to fencing and
they are already cleaning up the property. With respect to parking, the
representative's understanding was that a ten-year lease was purchased and there
are 8 years remaining on the lease.
The meeting adjourned at 9:15 pm.
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Page 1 of 1
Rourke, Heather
From: Yearwood, Ashley on behalf of Planning Web Email
Sent: Thursday, February 16,2006 12:39 PM
To: Rourke, Heather
Subject: FW: Knob Hills Farms Building
Hey Heather, can you find out who this e-mail should be circulated to?
Thanks
Ashley
-----Original Message-----
From: lain Rankin [mailto:iain@tcicanada.com]
Sent: Thursday, February 16, 2006 9:58 AM
To: Tony Biglieri
Cc: viive tamm; Kim Ellis; laurie wildman; Peter Pickering; peter freeman; Mayor Web Email; Planning Web Email
Subject: Knob Hills Farms Building
Tony:
You suggested I get in touch if there was any further developments regarding the rezoning of the above building.
You know ,Your clients know, the city knows and I know what the short term intended use is for this
building. However your client's tenant, the operator of the potential market ,does not know or if he does he is not
adhering to the plan.
We know the zonir1g is intended to include D.O.T plus an "Antique Market" (Which is yet to be difíned but clearly it
does not include any new merchandise or anything typically found in a flea market) Any temporary retail is to be
defined as having a store front and demising walls..
As much as I believe your good intentions and the good intentions of your client I am uncomfortable with your
client's tenant. Your client has leased the proposed "Antique Market" space to the former operator of "The
Midland Sheppard Flea Market". No matter what your client has instructed him to do he is still attemping to get
Flea Market vendors in that building. Although he no longer comes on our site, in the last 3 weeks he has
approached 3 of our flea market vendors that we know of to lease space in this building. He has openly stated to
these tenants that he needs to add flea market merchandise to this market to make it work. One vendor he
approached was one of our sock vendors for heavens sake. Unless this vendor plans to sell used socks this is a
clear violation of the intended use.
I understand this information could be characterized as hearsay. I also understand with the best of intentions
things can go awry. But I have to say, because of the history òf this building and the fact your client has leased the
space to a known flea market operator I am extremely nervous and as Yogi Berra said this feels like deja vu all
over again.
I sincerely hope I'm wrong.
lain
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HEPORl Ii PO r?1 ? - ö ~)
BUILDING YOUR IDEAS - INTO BIG PLANS
THE BIGLIERI GROUP LTD.
March 9, 2006
:~C'~~ :~'aJj¡;¡;m r(¡ì
§'~~yC ~ ~ t:i~f)
City of Pickering
Planning and Development Department
1 The Esplanade
Pickering, ON L1V 6K7
~~1AH q~ 5 2flOE
CiTY OF P¡GKER~NG
:?t;\NNINf' 8; DÉV~LOPMENT
Dì::P/~R ~ Nh:NT
Dear Sir/Madam,
Re: Proposed Temporary Use Zoning By-Law Amendment
1962 Guild Road and 1640 Kingston Rand (former Knob Hill Farms site)
This is in regards to the uses permitted via the proposed zoning bylaw amendment for
the subject site located at the northwest comer of Kingston Road and Guild Street. The
site is within the 'Village East' neighbourhood of the City of Pickering and is legally
described as Part of Lots 1 and 2, Plan 316 and Part of Lot 20, Concession 6, City of
Pickering.
The subject site is currently designated C2-General Commercial with a site-specific
exception that limits the allowable uses to the operation of a food market with
complementary retail stores. In addition to the existing allowable uses, the Owner is
proposing a zoning by-law amendment to permit temporary retail and associated
commercial land uses within the existing one-storey building. The proposed uses are
accommodated for as part of the "C2-General Commercial" zone. The Owner wishes to
separate the existing building into two areas, permitting two distinct retail commercial
land uses. The southern portion of the existing building will be utilized for the future
site ofD.O.T Patio & Home, a contemporary patio furniture store. The northern portion
of the existing building will be utilized for an antique market. An antique market may
include such items as collectables, memorabilia, old coins, old toys, used furniture, used
jewelry, and any items that have a special value because of their age.
The existing zoning designation, C2-Genera1 Commercial, would permit various
commercial and institutional uses if not for the site-specific exception. Commercial
uses typically permitted in a C2-General Commercial zone consist of: "a retail store, a
restaurant - type A, a bake shop, a service store, a dry cleaning and laundry collecting
station, a business office, a parking station, an automobile service station, a
photographer's, a tailor's and dressmaker's shop, a taxicab stand or station, a place of
amusement, a sample or showroom, a public parking lot, a clinic, a laundromat, a hotel
and other similar uses, a professional office."
PLANNING, DEVELOPMENT & PRO.JECT MANAGEMENT CONSULTANTS
20 Leslie Street, Suite 211, Toronto, Ontario M4M 3L4
Telephone: 416-693-9155 Facsimile: 416-693-9133
tbg@thebiglierigroup.com
THE BIGLIERI GROUP LTD.
2
Zoning By-law No. 3036 defines retail store as "a building or part of a building in
which goods, wares, merchandise, substances, articles or things are stored, offered and
kept for sale at retail" to the public.
In addition to the proposed uses for a D.O.T Patio & Home and an antique market, the
proposed zoning amendment is to allow all uses as described in the C2-General
Commercial definition. This will allow for the option of alternate retail uses in place of
the proposed retail uses without an additional zoning amendment. The alternate uses
would still conform to the uses permitted in a C2-General Commercial zone, the zoning
designation applicable to the subject site.
The proposed Zoning By-law amendment application and the proposed uses - furniture
and antique market - maintains the intent of the City of Pickering Comprehensive
Zoning By-law No. 3036, in that it proposes temporary land uses which are easily
accommodated by the existing building and are in keeping with the 'mixed use' fabric
of the immediate area. As well, the proposed retail uses and alternate retail uses would
both conform to the uses permitted in a C-2 General Commercial zone.
Should you have any questions or require further information, please do not hesitate to
contact the undersigned.
Sincerely,
THE .,GLY:R! G~OUP LTD.
'1'1 i
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Ant11Ony-~~~~r~ ~CIP, RPP
Principal
c.c. Vito Galloro, Gracious Living
Enzo Macri, Gracious Living
Tony Niceforo, D.G.T. Patio & Home
>
]- 9'
Comparison Chart between "C2" General Commercial Permitted Uses
and "C-19" - General Commercial Zone Proposed Temporary Uses
1962 Guild Road and 1640 Kingston Road - City of Pickering
"C2" - General Commercial Zone "C-19" - General Commercial Zone
By-law 3036 - Permitted Uses By-law 3036 - Proposed Temporarv Uses
retail store yes
restaurant - Type A no
a bake shop a bakery
a service store no
a dry cleanina and laundry collecting station yes
a business office yes
a parking station no
an automobile service station no
a photoarapher's no
a tailors and dressmaker's shop no
a taxicab stand or station no
a place of amusement no
a sample or showroom no
a public parkina lot no
a clinic no
a laundromat yes
a hotel an other similar uses no
a professional office no
no food store
a lodQe no
a museum no
a fraternal oraanization no
a religious institution or other social uses no