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PD 16-06
215 CitI¡ at REPORT TO EXECUTIVE COMMITTEE Report Number: PO 16-06 Date: February 27,2006 From: Neil Carroll Director, Planning & Development Subject: Direction on City Staff Involvement on an Appeal to the Ontario Municipal Board Committee of Adjustment Decision on Application PICA 55/05 Pickering Auto Body Ltd. 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering Recommendation: 1. That the Ontario Municipal Board be advised that City Council supports the decision of the Committee of Adjustment refusing the variance to reduce the required parking spaces for PICA 55/05 at 1968 Notion Road. 2. That the appropriate City staff attend the March 20, 2006, Ontario Municipal Board hearing in opposition of the application and to advance Council's support of the Committee of Adjustment decision. Executive Summary: Pickering Auto Body Ltd., desires to expand its existing facility located on the west side of Notion Road. To accommodate its plans a variance to the City's Zoning By-law is necessary to permit a reduction in the number of required parking spaces. Planning & Development staff recommended refusal of the requested variances. The staff report to the Committee of Adjustment stated the variance is major and the proposal represents over-development of the site. The Committee of Adjustment refused the variance, and Pickering Auto Body appealed the decision of the Committee of Adjustment to the Ontario Municipal Board (OMB). The purpose of this report is to seek Council direction respecting their position at the OMB hearing scheduled for March 20, 2006. It is recommended that Council provide direction to staff to defend the Committee of Adjustment's refusal decision at the OMB hearing. Financial Implications: Attendance at the Ontario Municipal Board hearing will involve staff time for preparation and attendance. ~!o?t PD 16-06 Date: February 27,2006 Subject: 1968 Notion Road (PICA 55/05) Page 2 1.0 Background Location The subject property is located on the west side of Notion Road, five properties south of the corner of Kingston Road and Notion Road. Detached dwellings are located to the west, while industriallcommercial type uses are located to the north, south, and east (across Notion Road) of the site, including a cemetery (see Attachment #1 - Location Map). Official Plan and Zoninq The subject property is designated 'Living Area' in the Region of Durham Official Plan and designated 'Mixed Employment' in the City of Pickering Official Plan. The property is zoned 'MC-15' - Industrial - Commercial Zone in By-law 3036, as amended by By-law 5940102. The 'MC-15' zoning permits an array of industrial-commercial uses. The zoning also permits lawful uses existing on the lands designated 'MC-15' on the date of passing of the By-law [Section 5(2)U)(i)], deeming them to comply with the provisions of By-law 3036, as amended. Further, the by-law requires that any alterations, additions, or new development on the lands shall comply with all the performance standards set out in the by-law (see Attachment #4 - Copy of Zoning By-law 5940102). Committee of Adjustment Application On October 19, 2005, the Committee of Adjustment considered an application submitted by Pickering Auto Body Ltd. located at 1968 Notion Road to permit a minimum of 11 parking spaces and a minimum parking setback of 1.6 metres from Notion Road in order to facilitate an addition to the existing auto body shop (see Attachment #2 - Applicant's Initial Submitted Plan and Attachment #3 - Applicant's Revised Submitted Plan and Elevations). The zoning by-law requires a minimum of 29 parking spaces and a minimum parking setback of 3.0 metres for the development proposed by the applicant. City Planning Staff recommended refusal of the application (see Attachment #5 - Planning Staff's Report to the Committee of Adjustment of October 19, 2005). Committee of Adjustment Decision The Committee of Adjustment tabled the application at its October 19, 2005 meeting at the request of the applicant's agent. The applicant's agent advised that the site design had changed, thereby altering the requested variances (see Attachment #6 - Minutes from the October 19, 2005 Committee of Adjustment Meeting). Report PD 16-06 Date: February 27, 20062: 1 7 Subject: 1968 Notion Road (PICA 55/05) Page 3 On November 9, 2005, the Committee of Adjustment lifted PICA 55/05 from the table. A revised application proposed the provision of 21 parking spaces, whereas the by-law requires a minimum of 29 parking spaces for the revised proposal. The additional 10 proposed parking spaces were introduced 'in a parkade structure' located below the rear addition. The variance for parking area setback from Notion Road was deleted. City Planning Staff recommended refusal of the revised application (see Attachment #7 - Planning Staff's Revised Report to the Committee of Adjustment and the Applicant's Revised Submitted Plan). The applicant requested that the Committee of Adjustment table the application a second time, as he had revised the site design again to scale down the building addition and increase parking so that a smaller variance for parking would be required. The Committee of Adjustment refused the application and advised the applicant that he should submit a new application to deal with his development revisions (see Attachment #8 - Minutes from the November 9, 2005 Committee of Adjustment Meeting and Attachment #9 - Committee of Adjustment's decision on the subject application at the November 9, 2005 meeting). Appeal to the Ontario Municipal Board The applicant has appealed the Committee of Adjustment's refusal decision to the OMB, and a hearing date has been set for March 20, 2006. The appellant has indicated that he will be pursuing approval of a further revised plan at the hearing. However the City has not received a formal notice of amendment to the application from either the applicant or the OMB. Consequently, it is our understanding that the hearing will be based on the applicant's first revised plan that proposed 21 parking spaces, as refused by the Committee of Adjustment (see Attachment #10 - Copy of the letter of appeal to the OMB from Zaheer Beg and Applicant's Revised Plan). The purpose of this report is to establish a Council position on this matter at the OMB. 2.0 Analysis Staff Position Staff advised in both reports to the Committee of Adjustment that the requested reduction in parking to accommodate construction of an addition to the existing auto body shop is not minor in nature, nor is it conducive to the desirable or appropriate development of the site. The reduction in parking would aggravate the on-site parking situation and facilitate overdevelopment of the property. 218 Report PD 16-06 Subject: 1968 Notion Road (PICA 55/05) Date: February 27, 2006 Page 4 The introduction of new floor area creates the need for more parking and reduces the site area available for parking purposes. The resultant development condition proposed by the applicant does not provide adequate on-site parking to serve an auto body shop operation thereby making the proposed development inappropriate and undesirable. Auto body shop operations typically require all the parking spaces required by the zoning by-law, if not more. Extra parking spaces are often required for vehicles being worked on, waiting to be worked on, or waiting to be picked-up. Therefore, a reduction from the minimum required parking space provision is not considered appropriate. Planning Staff support the redevelopment of this property provided the plan meets the current zoning by-law provisions of By-law 3036, as amended by By-law 5940102. City Staff should attend the OMB hearing set for March 20, 2006 to support the Committee of Adjustment decision and advance the principle of supporting appropriate development. If a City position is not advanced at the OMB hearing, the Committee of Adjustment's decision will not be defended. Attachments: 1. Location Map 2. Copy of Zoning By-law 5940102 3. Applicant's Original Submitted Plan 4. Applicant's Revised Submitted Plan and Elevations 5. Planning Staff's Report to the Committee of Adjustment of October 19, 2005 6. Minutes from the October 19, 2005 Committee of Adjustment Meeting 7. Planning Staff's Revised Report to the Committee of Adjustment of November 9, 2005 and the Applicant's Revised Submitted Plan 8. Minutes from the November 9, 2005 Committee of Adjustment Meeting 9. Committee of Adjustments decision on the subject application at the November 9, 2005 meeting 10. Copy of the letter of appeal to the OMB from Zaheer Beg and Applicant's Revised Plan Report PO 16-06 Subject: 1968 Notion Road (PICA 55/05) t')lC Date: February 27, 2006 r:.. . 0 Page 5 Approved I Endorsed By: Prepared By: ROSS£~Rt? Principal Planner, Development Review GXR:ld Attachments Copy: Chief Administrative Officer \ ration of Neil Carroll, Director, Plannmg & Development I . ,,~,···,...,-,w __A_ .,_........~,"- I ¡ : ~ I~ j,~ <f ; ~ · I ; ! · ¡ I · ! I~ ! ¡@ I · I ! · ¡ I · ; I i~ !I~ IP, K§)""^, ~ IÞ ""':~ f:ili ~I .1 r ¡! a: II ¡i ii . Ii ¡I Planning & Development Department ROAD ~~ C-d' ~~- §:j O::f-- r:-- 0 ~ wl:= &~ 0== t)... JJ rJ' {~t.." 1 ' ¡., '1'1 t,CHiJ:ENT # ----L- TO REP()R1# PO íL1-tk ~~I I ¡ I m CRESCENT - I 0 0:: CD w ::J .-J aJ AVENU FINCH \ o <!: o 0:: -:..o~ I ~~~ aJ- Z <¡'- aJ,-- ~- ¡y- o - - - w- o CïJ- Z 0:: ::J aJ- . - '- BAINBRIDGE II = _0 "I,c DV ~ LL ì1íCOU~ ~ _LL . - ---, ~ :;;: w :> I r-- ::J o (fJ ( - T I DRIVE -\ -- SUBJEC PROPE~ 'y r:- Ix 0:: o f---- I- ~gs- _0_ _ü- -tif-- 0::1--- _<!:t== ¿ I--- ~= (_/ == == - - ~ - - w=== >- ~~= I ì t==:::::: \' ) DRIVE ~ ~ F==== \» 01- (fJ ü- I I TJ (fJ_ o 0::_ ::0 <!:_ o ¿_ F I- ~- v \LJ- I- Z W ü (fJ W 0:: ü \ \*-1!)- z 1==3 ~ç '-5 ---' ::0 Q ~ ~ II ~ 11 :::::; ¡:g COURT 1--[...---: DRIVE // I I ] ËV/111 PICKERING City of Pickering PROPERTY DESCRIPTION CONCESSION 1, NORTH PART LOT 17 PARKWAY ! . __·_·..~,,·...w, _~~",·_"·-·,,,'·~·^'m., OWNER PICKERING AUTO BODY LTD. FILE No. PICA 55/05 DATE SEPT. 27, 2005 DRAWN BY JB SCALE 1 :5000 CHECKED BY RP l' o 0 ~ource$: e- Teronel Enterprj~e3 Inc. cnd its sl,.Ippliers. AU rights Reser....ed. Not 0 pIon of survey. Õ 2005 MPAC cnd its suppliers. An ~¡Ohts Reserved. Not c pion of SUl"ve";, PN-9 E .t' ~ N N a Il"-Ob ?')'t /...1... .1:. APPLICANT'S INITIAL PLAN 11 PARKING SPACES INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN PICA 55/05 - PICKERING AUTO BODY LTD. To permit a minimum of 1.6 metre parking setback to an accessible space abutting Notion Road ,. - ., . - . - ---:4 ~ -~ J .,. . - . . " -... . . " ~ . ... '. ""'" PROPOSED I . 1 STOREY r ADDITION - -+ ro6m PROPOSED EXISTING EXISTING - ~: . (WI 1.6 m , 1 STOREY 2 STOREY . 1 STOREY ADDITION BUILDING BUILDING '.': --'- Cè> . . ...., ~ : I r .' ~ EXISTiNG . B~I~1~N~~O - '".,. .....'=-._ .. - l- eE DEMOLISHED .... 60.9m " """ , c < o 0:: Z o ¡:: o z ~/ / / / / ./ / / / ./.-'" / / ~ -'" / 7./ / / / / To permit a minimum of 21 parking spaces ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN. OCT. 3. 2005. I} 2· tl {" 1'. .3 fb" ç{ APPLICANTS REVISED PLAN 21 PARKING SPACES INFORMATION COMPILED FROM APPLICANT'S SUBMITTED ....LAN PICA 55/05 - PIC':KFRING AI JTO Ronv I Tn. . '. ~ . PROPOSED PARKADE _ -r~ BELOW 1 STOREY ADDITION t ¡-- ª i b rJ. .. -_... -- ._~~-...-. ::':1"'--i.'";:-..... ... "~-:-¡ ,_",_.._. a. ._._. ...' .........:1. . "(J" ... 12% SLOPE DOWN.. z ~ o E f___~ ro a. N N .... ":,' .,\" .- .. f @ \. ; ·~¡twl;., ., i t :~ ; . r' C <C o 0::: Z o ¡:: o z .,~~ ! i(ID I ! tp t;:~ 'f II . ¡ PROPOSED . ¡ 1 STOREY ~ ¡ ADDITION "; . f'NITH PARKADE BEL W , ¡:'1 EXISTING 2 STOREY BUILDING . PROPOSED 1 STOREY ADDITION .....J C/) ?f?' l() 0'. . .... 12% SLOPE DOWN . . . 10% SLOPE UP . -0"'- -:'--+--1'" ._- . !. '1:- ',:'::.::' .'4; " 60.9 m .--- .-'!',:":,, " To permit a minimum of 21 parking spaces ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN. OCT. 3. 2005. /1 _'J ; {J D~' e)1f)') /"01 (., ...,,. APPLICANT'S REVISED ELEVATION PLANS INFORMATION COMPILED FROM APPLICANT'S SUBMITTED ELEVATION PLAN PICA 55/05 - PICKERING AUTO BODY LTD. .. .-- -------- ¡ , ! 1.1 I '.'!i'1'1r!!I'f~·1~111·1·llrinn. lTIf,,i ~ ". ..,. ,I III I L\"· "" - ...... . ;'. . ¡ - : ;-t; I ¡ .: I . : - -- '·";;:';,,!dll,'I.I ,,4': ! OJ . ; 1: ~ I ; ¡It . ~ . _ I...:....: t.....~ t.J._ , - I OJ SOUTH ELEVATION roc.;=- ; i ! ilOO' [~-'rr'TIT 1Tr - - h ! I, :;.,.<¡c:. I I /1 _ :. ItlilJililillll- o - - -- - -:if ! I; I Ii NORTH ELEVATION I. ,...,. -T'-- ø ~ _._-..._"._._ø..'......_.._..._ EAST ELEVATION ~I·"·'::'·"';" .-: ." ~. ._. '""\'.' k¡ . -. I _.._____ -_1.,,1 WEST ELEVATION ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCT. 3, 2005. ~·1 ". f .., ~ . ·~'··l it THE CORP 0 R..A. TION OF THE CITY OF PICKERING BY-LAW NO. 5940102 Being a By-law to amend Restricted Mea (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering District Plmming Þ...rea, Region of Durham in Part of Lot 17, Concession 1, City of Pickering. (OPA 01-004/P; A 19/01) \VREREAS the Council of the Corporation of the City of Pickering, having completed the Notion Road Land U3e... Urban Design Shldy, deems it desirable to pennit a range of mixed employment uses on th~ subject lands, being Part of Lot 17, Concession 1, City of Pickering; A}.¡1) \VREIŒAS 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 hereto with notations and references shO\vn thereon is hereby declared to be pm1 of this By-law. '1 AREA RESTRICTED The?rovisions of this By-law shall apply to those lands in Part of Lot 17, Concession 1, City of Pickering, designated "MC - 15" on Schedule I attached hereto. 3. GEl'fER.4.L 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. 4. DEFINITIONS In tl11S By-law, (1) "Adult Entertainmenll'arlour" shall mean any premises or part thereof in which is provided, in pursuance of a trade, calling, business or occupation, services appealing to or designed to appeal to erotic or sexual appetites or inclinations; (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 any building or part of a building in which one or more per~ons are employed in the management, direction or conducting of an agency, business, brokerage, Jabour or fratemaJ organization and shall include a telegraph office, newspaper plant and a radio or television broadcasting station and its studios or theatres, but shall not include a retail store; (4) :'Club" shall mean a bui]ding or part of a building in which a not-for-protìt or non-commercial organization carries out social, cultural, welfare, athletic or recreational programs for the benefit of the community; Lt TO ¡~!. ;.:9°"._.,,__.. - 2 - !to if TO -din ,. h: -lb-::""õ(() 225 (5) "Commercial Club" shall mean an athletic or recreational cJub operated for gain or profit and having public or private membership, but shall not include an adult entertainment parlour as defined herein; (6) "Commercial-Recreational Establishment" shall mean a commercial establishment in which indoor recreational facilities are provided, and which may include an athletic or recreational club, but shall not include any uses pernlissible within a place of amusement or entertainment as defined herein; (7) "Commercial School" shall mean a school which is operated for gain or profit and may include the studio of a dancing teacher or music teacher, an art school, a golf school or any other school operated for gain or profit; (8) "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate n-eighbourhood; (9) "Dry Cleaning Establislunent" shall mean a building or part of a building where articles, goods or fabric are subjected to dry cleaning and related processes, are received or distributed, or where a dry cleaning plant is operated, or both, and which may include the laundering, pressing or incidental tailoring or repair of articles, goods or fabric; (10) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (11) "Food Preparation Plant" shall mean a building or part of a building in which processed food products are cooked, baked, mixed, packaged or otherwise prepared for distlibution to retail or institutional outlets; (12) "Gross Leasable Floor Area" shall mean the aggregate of all storeys above or below established grade, designed for owner or tenant occupancy or exclusive us.e only, but excluding storage areas below established grade; (13) "Light Machinery and Equipment Supplier" shall mean a building or a part of a building in which office furniture and machines, carpet and drapery cleaning equipment, painting, gardening and plumbing equipment, small hand power tools and similar products are stored, offered or kept for wholesale or retail sale to industrial or commercial establishments; (14) "Light Manufacturing Plant" shall mean a manufacturing plant used for: the production of apparel and finished textile products other than the production of synthetic fibers; printing or duplicating; the manufacture of finished paper other than the processing of wood pulp; the production of cosmetics, dmgs and other pharmaceutical supplies; or, the manufacture of finished lumber products, light metal products, electronic products, plasticware, porcelain, earthenware, glassware or similar articles, including but not necessarily restricted to, fumiture, housewares, toys, musical instruments, jewellery, watches, precision instruments, radios and electronic components; I I I I II I: I I I I I I I II II Ii I! (15) (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a bui]ding, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Frontage" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front Jot line; C)2~ (.... J II I I¡ Iii ii II II I I II Ii II I! II II II 'I II' - 3 - .._~ .J0:tl. TO ~,.",-,,,o."~''"-'''''..·_·-.', (16) "Manufacturing: Plant" shall mean a building or part of a building in which is carried on any _~tivity or operation pertaining to the making of any al1icle, and which shall include altering, assembling, repairing, ornamenting, finishing, cleaning, polishing, washing, packing, adapting for sale, hreaking up or demolishing the said article; (17) "Merchandise Service ShOlL shall mean an establishment where articles or goods including, but not necessarily limited to, business machines, appJiances, furniture or similar items are repaired or serviced, and includes the regular place of business of a master electrician or master plumber, but shall not include a manufacturing plant or any estabJishment used for the service or repair of vehicles or a retail store; (18) "Office-Associated Commercial EstabJishment" shall mean an establishment providing retail goods or equipment required for the daily operation of a business office or professional office, such as a stationery store, a computer store, or an office furniture store; (19) "Personal Service Shop" shall mean an establishment in which a personal service is perfonned 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 section 224(9)(b) of the Municipal Act, R.S.O. 1990, as amended from time-to-time, or any successor thereto; (20) "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 a room or an area used for any video lottery tenninal use as governed by the Gaming Services Act, an adult entertainment parlour as defined herein or a body mb parlour as defined in the Municipal Act, R.S.O. 1990, Chapter 1\J.45, as amended from time to time, or any successor thereto; (21) "Place of Assembly" shall mean a building or paJ1 of a building in which facilities are provided for civic, educational, political, recreational, religious or social meeting purposes and may include facilities for entertainment purposes such as musical and theatrical perfoIll1ances, but shall not include a place of amusement or entertainment as defined herein; (22) "Place of Religious Assembly" shall mean lands or premises where people assemble for worship, counseling, educational, contemplative or other purposes of a religious nature, which may include social, recreational, and charitable activities, and offices for the administration thereof; (23) "Printing Establishment" shall mean an establishment used for blueprinting, engraving, electro-typing, photocopying, plotting from disk, printing, stereotyp111g or typesetting; (24) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is perfomled 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-mb parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as amended &0111 time-to-time, or any successor thereto; (25) "Restaurant - Tvpe A" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public îor immediate consumption on the premises or off the premises, or both on and otfthe premises; - 4 - !f/_ '-f TO PL "_,_,_JLtt.'_~__e 227 (26) "Rental Establishment" shall mean a building or part of a building in whicli goods, wares, merchandise, substances, articles or things are offered or kept for offer for rent directly to the public, but does not include the rental of mOlor vehicles, and does not include a video store; (27) "Sales Outlet" shall mean a building or part of a building accessory to a bakery, a food preparation plant, a light manufacturing plant, a manufacturing plant, a merchandise service shop, a pIinting establishment, or a warehouse, wherein products manufactured, produced, processed, stored, serviced or repaired on ¡he premises are kept or displayed for rent or for wholesale or retail sale, or wherein orders are taken for future delivery of such products; II I i I I I I l I II I i I I I I I I I I II 1 I :1 I i (28) "Scientific, Medical or Research Laboratory" shall mean a building or part of a building wherein scientific, research or medical experiments or investigations are systematically conducted, or where drugs, chemicals, glassware or Olher substances or articles pertinent to such experiments or investigations may be manufactured or otherwise prepared for use on the premises; (29) "Vehicle Repair Shop" 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 perfonned, but shall not include a body shop or any establishment engaged in the retail sale of motor vehicle fuels; (30) "Vehicle Sales or Rental Establishment" shall mean an establishment used for the sale, service, rent or lease of vehicles and which may include as an accessory use ' thereto a vehicle repair shop, but shall not include any establishment engaged in the retail sale of motor vehicle fuels; (31) "Video Store" shall mean a building or part of a building in which video cassette recorders, tapes, and accessories thereto are stored, serviced, displayed, and offered for rent or retail sale 10 the public for LIse off the premises only; (32) "Warehouse" shall mean a building or part of a building which is used primarily for the housing, storage, adapting for sale, packaging, or wholesale disliibution of goods, wares, merchandise, food-shIffs, substances, articles or things, and includes the premises of a warehouseman but shall not include a fuel storage tank except as an accessory use; (33) "Waste Transfer and Management Facilitv" shall mean a building or pali of a building which is used primarily for the storage, handling or processing of household, institutional, commercial or industrial waste; (34) (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, stmctures, or other uses as are specifically pennitted thereon; (b) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" shall mean a yard extending across the ful1 width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or stl1lcture on t ¡e lot; I 1~28 I I I I I, II II II ¡' il II I I II II II I I i I II II II I ,\ I: I - 5 - If , (¡¡ ~ 00 (e) "Rear Yard Depth" shall mean the shortest horizontal dimension 01' a rear yard of a lor between the rear lot line of the lot, or where there is IlO rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or stmcture on the lot; (0 "Side Yard" shalJ mean a yard of a lot extending from the t1-ont yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or stmctme on the lot; (g) "Side Yard \Vidth" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or stl1lChlre on the lot; (h) "Flankage Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (i) "flankaee Side Yard Width" shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or stmcture on the lot; and (j) "Interior Side Yard" shall mean a side yard other than a f1ankage side yard. 5. PROVISIONS (I) Uses Pennitted ("MC - IS" Zone) No person shall within the lands designated "MC-IS" on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) bakery; (b) business office; (c) club; (d) commercial club; (e) commercial-recreational establislmlent; (f) commercial school; (g) convenience store; (h) dry cleaning establishment; (i) financial institution; (j) food preparation plant; (k) light machinery and equipment supplier; (I) light manufacturing plant; (m) merchandise service shop; (n) office-associated commercial establishment; (0) personal service shop; (P) place of amusement or entertainment; (q) place of assembly; (r) place of religious assembly; (s) printing establishment; (t) professional office; (u) restaurant -- Type A; (v) rental establishmcnt; (w) sales outlet; (x) scientific, medical or research laboratory; (y) warehouse. - 6 - I- - ....,"'..,..,,,-..,"".-:......-::»;,-. Ik·¡::Y¿_ 0"'_ f) f) g. {" (., t. . (2) Zone Requirements ("MC - I 5" Zone) No person shall within thc lands designated "MC - IS" on Schcdule I attached hercto, use any Jot or erect, alter or use any building except in accordance with the following provisions: (a) OUTDOOR STORAGE: All pellnanent uses, other than parking, shall take place entirely within enclosed buildings or structures with no outside storage or display; II ,I II, Ii II I , i I , i ,I II Ii II II I! ,I I': (b) FRONT YARD DEPTH (minimum): 6.0 metres (c) INTERIOR SIDE YARD WIDTH (minimum): 4.5 metres (d) FLANKAGE SIDE YARD WIDTH (minimum): 3.0 metres (e) REAR YARD DEPTH (minimum): 12.0 metres (t) BUILDING HEIGHT (maximum): 12.0 metres (g) PARKING: (i) There shall be provided and maintained on the lands designated "MC-15", parking at a ratio of: 5.5 spaces per 100 square metres gross ]easable area for the first 500 square metres; plus, 3.5 spaces per 100 square metres gross leasable area tor all 1100r space in excess of 500 square metres; (ii) CJauses 5.21.1 (a), (b), (c), (e) and (f), inclusive, of By-law 3036, as amended, shall not apply to the lands designated "MC - IS" on Schedule I attached hereto; If ï II I' I i I (iii) Dcspite clauses 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 blick, asphalt, or concrete, or any combination thereof. (h) LOADING: (i) shall only be located in the side yard; (ii) Despite (i) above, loading may be located in the rear yard provided it is screened fÌom public view and from abutting residential land uses through architectural screening, landscape huffering, berming or a combination of these treatments. !} q nl' f ..) I II II II II II I I II I I (i) U) (ii) (iii) II 1'1 II I I (iv) i II II I 1 I 1 I I ì i 1,: 'I Ii ,j I I i I I I 7 - , - , ~ -ft ".",,,,,.,.,..,-.,,,-, ....,."'.........,..'<'" Ib·c.0 REAR YARD LANDSCA.PED OPEN .!\REA: A minimum 3 metre landscaped open area shall be provided along the rear lot line to screen parking, loading and buildings through architectural screening, landscape buffering, benning or a combination of these treatments, from the view of abutting residential uses. SPECIAL REGULATIONS: (i) Despite any other provision in this By-law, lawful uses existing all the lands designated "MC-IS" on Schedule I attached to this By- law on the date of passing of this By-law, shall be deemed to comply with the provisions of By-law 3036, as amended. Any alterations, additions, or new development on the lands shall comply with all the provisions set out in this By-law; Despite any other provision in this By-law, a waste transfer and management facility shall not be pennitted on lands designated "MC-IS" on Schedule I attached hereto; A sales outlet, accessory to a pennitted bakery, food preparation plant, light manufacturing plant, manufacturing plant, merchandise service shop, printing establishment or warehouse, shall only be pennitted provided the gross leasable area of the sales outlet does not exceed 25% of the gross leasable floor area of the related industrial operation; Despite Clause (iii) above, a sales outlet may exceed 25%. up to a maximum of 40% of the gross leasable floor area of the related industrial operation, provided the aggregate gross leasable floor area of an sales outlets in a building does not exceed 25% of the total gross leasable floor area in that building; (v) The maximum gross leasable floor area for any convenience store, office-associated commercial establishment, tìnaIlcia! ;nstitutibll, personal service shop, and restaurant - Type A shall be 325 square metres; (vi) The maximum aggregate gross leasable floor area shan be: A for all convenience stores on the lot: 325 square metres B for all office-associated commercial establishments on the lot: 325 square metres C for all financial institutions on the Jot: 325 square metres D for all personal service shops on the lot: 325 square metres E for all restaurants - Type A on the lot: 325 square metres , I I' II I 1 I, II I II II " II Ii ¡ II Ii I! Ii Ii Ii Ii Ii 'I I I J Ii I I I - 8 - 6. "'''''''.;J /.1..,' "I ~ '#.. ...l.-. . --J(;{~è~,. '1'3!~ ;J t BY-LAW 3036 (1) By-law 4257/72 is hereby repealed; (2) By-laws 2 I 18/85 and 2245/86, only as they affect the subject lands designated "MC-IS" on Schedule I attached hereto, are hereby repealed; and, (3) 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 relevant provisions of By-law 3036, as amended. 7. EFFECTIVE DA IE This By-law shall take effect from the day of passing hereof, subject to the approval and com:ng into effect of the related Amendment 7 to the Pickering Official Plan (resulting from Pickering Official Plan Amendment Application OPA 01-004/P), or subject to the appr'Jval of the Ontario !vlunicipal Board, if required. BY-LAW n:ad a first, second, and third time and finally passed this 21 day of January, 2001. ~~;;;7 Wayne Arthurs, Mayor -, ;;/ /;~ ~ ,Z/// ,) I 13ruce Taylor, Clerk t?)' ": ~\,/\\\\ .'>F" ~GI~..~__,.( \,..-"""'/\ ..\~ "~ \ \~ ------' \ . \ \ \ .--- \ ----", .....----\ '\ ~ \~--- ~ \, \~ \/ \. \ ~'~\\ '-' \ \ S ' \ -- \ \ \ 0" \. \ ______. t-?-~ \ \ \ /---- .. ,,/ -~- ---' /' _/ .---,,--- ~/ \, \ /' \ \ \ \ \ \ \ \ \ /~ /--/ /' "",~''-// l' IV SCHEDULE I TO BY-LAW 5940/02 PASSED THIS 21 DAY OF J anuary___ 2002 _/_..--:;7 /.-/~ ---------~ -=::::::::=;: (. -~~ . =.::::::.--- . <::::::- .....----"----- MAYOR -/-¡ / "- , ,-- CLeRK 5 ì 0 "'(,1; ,.,.. 3 f" £: ,j REPORT TO COMMITTEE OF ADJUSTMENT Application Number PICA 55/05 Meeting Date: October 19, 2005 From: Ross Pym, MCIP, RPP Principal Planner - Development Review Subject: Committee of Adjustment Application PICA 55/05 Pickering Auto Body 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering Application: The applicant requests relief from Zoning By-law 3036, as amended by By-law 5940102 to permit a minimum of 11 parking spaces and a minimum parking setback of 1.6 metres from Notion Road, whereas the by-law requires a minimum of 28 parking spaces and a minimum parking setback of 3.0 metres from Notion Road. The applicant requests approval of these variances in order to obtain site plan approval and a building permit to construct two one-storey additions onto an existing auto body shop. Recommendation: The Planning & Development Department considers the proposed reduction in parking to a minimum of 11 parking spaces and a reduced parking setback of 1.6 metres to be major variances that are not desirable for the appropriate development of the land, and not in keeping with the general intent and purpose of the Official Plan and Zoning By-law, and therefore recommends REFUSAL of the proposed variances. t:) 3 ~M t... ' 11 Report PICA 55/05 f, .,,' 10 o.~'. October 13,2005 Page 2 Comment: Official Plan and Zoninq By-law Pickering Official Plan - "Employment Area - Mixed Employment" within the Village East Neighbourhood Zoning By-law 3036, as amended by By-law 5940102 - "MC-15" -Industrial - Commercial Zone Appropriateness of the Application Minimum Parking Space Variance - the intent of the zoning by-law is to require a minimum number of parking spaces to ensure that there is adequate parking provided on-site to serve the operation; - the applicant is proposing to construct two one-storey additions, approximately 315 square metres in size, onto the existing 220 square metre building, for the purpose of operating an auto body shop; - the applicant is requesting to reduce the required 28 parking spaces to 11 parking spaces, this is a 60 percent reduction; based on a recent site visit to the property, it appears as though there is currently not enough parking provided on-site to support the operation within the existing building; - the proposed two one-storey additions on the site will only aggravate the parking situation, as the introduction of new floor area creates the need for more parking while eliminating space presently used for parking; - the reduction of parking will negatively impact the function of the property; - this reduction will not adequately provide enough parking on-site to serve the operation; - the proposed reduced parking is not considered to be minor in nature and is not desirable development; - the intent of the zoning by-law would not be maintained. Parking Setback Variance - the intent of the parking area setback is to maintain an appropriate buffer between vehicle parking areas and public road allowances; - the vehicle parking setback is only necessary if the request for the parking reduction was supported; - the request for the reduced parking is not supported therefore the parking setback from the road allowance cannot be supported; Report PICA 55/05 5 ".~,> L~'::£~' fl';:'3!~ (!... " October 13, 2005 Page 3 Input From Other Sources Pickering Fire Services no concerns Development Control Supervisor TRCA no concerns a permit is required from the TRCA prior to the construction of any buildings or structures and prior to the placement or dumping of fill on the property Date of report: October 13, 2005 Comments prepared by: ROSSP~)~ Principal Planner - Development Review RP:GXR:jf cofa/reports/2005/pca55-05.doc Enclosure 7. nnlr>HJ{1 florln·'"iN,! Í"~' f'~qH\'1'!' ¡'Wn' ¡¡Þ,. " . :.'.... .. !::.! -'. -. '- ,."~ " PICA 55/05 - Pickering Auto Body 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering ¡ iQ "jû EXTRACT FROM COMMITTEE 0 '1k7'3i~' -""" ... I\DJUSTMENT MiNUTES OF 0. 3 q ¡. . \. 1 'b~~ ¿ The applicant requests relief from Zoning By-law 3036, "as amended by By-law 5940102 to permit a minimum of 11 parking spaces and a minimum parking setback of 1.6 metres from Notion Road, whereas the by-law requires a minimum of 28 parking spaces and a minimum parking setback of 3.0 metres from Notion Road. .......-..-............ The applicant requests approval of these variances in order to obtain site plan approval and a building permit to construct two one-storey additions onto an existing auto body shop. The Secretary-Treasurer outlined comments received from the City of Pickering Planning & Development Department. Written comments were received from the City's Development Control Supervisor and the City's Fire Prevention Officer, both expressing no concerns. Written comments were also received from Toronto and Region Conservation stating that TRCA staff do not object to the minor variance application, subject to the applicant successfully obtaining an Ontario Regulation 158 permit prior to the issuance,of municipal building permit. Zaheer Beg, agent, was present to represent the application. Mary Louise & Peter Huebner of 1964 Notion Road were present in objection to the application. Zaheer Beg advised the application is being revised as the site design has changed and the requested variance will also change. MOTION: Moved by Bill Utton, seconded by Chris Braney That application PICA 55/05 by, Pickering Auto Body be TABLED until the next scheduled meeting of November 9, 2005 to give the applicant the opportunity to amend the application. CARRIED Vote Marie Billinger Chris Braney David Johnson Eric Newton Bill Utton in favour in favour opposed in favour in favour 85 ?37' 7 do vi¿; CitL¡ a~ REPORT TO COMMITTEE OF ADJUSTMENT Application Number PICA 55/05 Meeting Date: November 9, 2005 (Tabled from October 19, 2005 meeting) From: Ross Pym, MCIP, RPP Principal Planner - Development Review Subject: Committee of Adjustment Application PICA 55/05 - REVISED Pickering Auto Body 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering Application: The applicant has amended the application and requests relief from Zoning By-law 3036, as amended by By-law 5940102 to permit a minimum of 21 parking spaces, whereas the by-law requires a minimum of 29 parking spaces. The applicant requests approval of this variance in order to obtain site plan approval and a building permit to construct two one-storey additions onto an existing auto body shop. Recommendation: The Planning & Development Department considers the proposed reduction in parking to a minimum of 21 parking spaces to be a major variance that is not desirable or appropriate development of the land, and not in keeping with the general intent and purpose of the Zoning By-law, and therefore recommends REFUSAL of the proposed variance. I~ «j¡ B it",;} . Report PICA 55/05 - REVISED 7 /(¡I~W November 3, 2005 Page 2 Comment: Official Plan and Zoninq By-law Pickering Official Plan - "Employment Area - Mixed Employment" within the Village East Neighbourhood Zoning By-law 3036, as amended by By-law 5940102 - "MC-15" -Industrial - Commercial Zone Appropriateness of the Application Minimum Parking Space Variance - the intent of the zoning by-law is to require a minimum number of parking spaces to ensure that there is adequate parking provided on-site to serve the operation; - the applicant is proposing to construct two one-storey additions, approximately 388 square metres in size, onto an existing 116 square metre portion of the building, for the purpose of operating an auto body shop; - the applicant is requesting to reduce the required parking from 29 to 21 parking spaces, with 10 of the parking spaces being provided in a parkade structure located below the proposed rear addition; in order to accommodate parking in the parkade structure a significant amount of fill would have to be removed from the site in order to achieve grades to access the parkade area; - a number of reports would also have to be submitted and reviewed in order to determine the impacts of this design on the subject lands and abutting lands; - the proposed two one-storey additions with the parkade structure below the rear addition does not promote proper site development; by providing parking in a parkade structure below the rear one-storey addition demonstrates that the site is being overdeveloped; - although the proposed design is creative, it still cannot achieve the minimum required number of 29 parking space; - the nature of auto body shop operations is that the minimum, if not more parking spaces are required on-site as extra parking spaces are required for vehicles being worked on, waiting to be worked on, or waiting to be picked-up thus a reduction from the minimum required parking spaces is not considered appropriate; - the inability to achieve the minimum amount of required parking, even with significant site alterations, demonstrates that the proposal is not minor and is not appropriate or desirable development; - the intent of the zoning by-law would not be maintained. Report PICA 55/05 - REVISED 7!i c.J~::,ült2 . _ ifJ' rrJ! (} ;¡.,J"., November 3, 2005 Page 3 Input From Other Sources Pickering Fire Services no concerns Development Control Supervisor Concerned with the impact of grading, drainage, bearing capacities (geotechnical), stormwater management, site engineering and construction management on the subject site and abutting the property; TRCA a permit is required from the TRCA prior to the construction of any buildings or structures and prior to the placement or dumping of fill on the property; Date of report: November 3, 2005 Comments prepared by: ç ø4() t? Ross Pym, MCIP, RPP . Principal Planner - Development Review RP:GXR:ld cofa/reports/2005/pca55-0S· T ABLED.doc Enclosure 240 ¡-- © i z b ~ E !____O . ill co a.. N N 'lJ' ! i@ I ! !::P. ç~ APPLICANTS REVISED PLAN 21 PARk.ING SPACES INFORMATION COMPILED FROM APPLICANT'S SUBMITTED tJLAN PICA 55/05 - PI~KFRIN~ Al JTO ROnV I Tn. --'- . PROPOSED PARKA DE _ -r~ BELOW 1 STOREY ADDITION )0 . ~-:-¡ <III' '. ' .}. .. ,... . -....." '-r ..-.. 12% SLOPE DOWN JJ ~_........._. ...._~._... .~._, .... .........'" . .', ....J en '¡ II II PROPOSED : . 1 STOREY ~ ¡ ADDITION ~¡ . WITH PARKADE BEL W ~ ¡ ~;l .~... " .... .' ,- ~ l . ~~\ ! §I f·. '- ~.' ,:'\. .,~: EXISTING 2 STOREY BUILDING . PROPOSED 1 STOREY ADDITION 'èfl.' 1.{) " . .... . . 12% SLOPE DOWN . 10% SLOPE UP . -,..,- ·~h-+--f" '.'- Î:·::...·-~···+ -. 60.9 m _._- --f"':':" 'I ::.- To permit a minimum of 21 parking spaces c « o 0::: Z o ¡:: o z \ $ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCT. 3, 2005. 241 ,r' /J, JI¡;"~D~ APPLICANT'S REVISED ELEVATION PLANS INFORMATION COMPILED FROM APPLICANT'S SUBMITTED ELEVATION PLAN PICA 55/05 - PICKERING AUTO BODY LTD. .---..---.-.---. .-- -------- , , ! I I. J ':·~:¡!r!nl¡I:I JIl[(T'nTI1Ti:~ _ ~ _ ~ ~ ·,..··'!II 'lillil 4' j OJ '".-, ,II:¡ . '" . ·L· f I: I I I " ~_ t-_" Ll. - , CD L~. H----- , SOUTH ELEVATION roc= o -,-----:i1- : " , d (' I , , I iit _. ~. ·.·......_M_ _, ..__._._.. . ._.._.__..' NORTH ELEVATION I. ...,. EÃST ELEVATION - T -.. . - - ..--.--.-....,....-...- ...-, ._.._- .L . '_''',. _.", i¡-·~'·., ._. _"__4__ __I) WEST ELEVATION ~ THiS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN. OCT. 3. 2005. C)4r> t,.. r.. 4. PENniNG ADOPT1ON r #. ..ÍL".".:¡ { "". ' c:.1b EXTRACT FROM COMMITTEE Of ADJUSTMENT MINUTES Of NOV 9 2005 (Tabled at the October 19, 2005 meeting) PICA 55/05 - REVISED Pickering Auto Body 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering MOTION: Moved by Bill Utton, seconded by Marie Billinger That PICA 55/05, by Pickering Auto Body be lifted from the table. CARRIED UNANIMOUSLY The applicant has amended the application and requests relief from Zoning By-law 3036, as amended by By-law 5940/02 to permit a minimum of 21 parking spaces, whereas the by-law requires a minimum of 29 parking spaces. The applicant requests approval of this variance in order to obtain site plan approval and a building permit to construct two one-storey additions onto an existing auto body shop. The Secretary-Treasurer outlined comments received from the City of Pickering Planning & Development Department. Written comments were received from the City's Fire Prevention Officer, expressing no concerns. Written comments were received from the City's Development Control Supervisor concerned with the impact of grading, drainage, bearing capacities (geotechnical), stormwater management, site engineering and construction on the subject site and abutting property. Written comments were also received from Toronto and Region Conservation stating that TRCA require the following information prior to the approval of the minor variance, details of how the site will be flood proofed to the level of the Regulatory Flood and studies and drawings of the subject proposal that satisfy the Special Policy Area requirements. Zaheer Beg, applicant, was present to represent the application. Mary Louise & Peter Huebner of 1964 Notion Road were present in objection to the application. Zaheer Beg explained to the Committee that he would like to Table the application again and explained a revised plan has been prepared that scaled down the addition to the building, that parking will be on one level and only a small variance for parking will be required. Committee member David Johnson noted his concern with notification to area residents with tabled applications that propose different development and advised the applicant to submit a new application. MOTION: Moved by David Johnson, seconded by Marie Billinger That application PICA 55/05 by Pickering Auto Body, be REFUSED on the grounds that the proposed reduction in parking to a minimum of 21 parking spaces is a major variance that is not desirable or appropriate development of the land, and not in keeping with the general intent and purpose of the Zoning By-law. CARRIED UNANIMOUSLY 88 <..~1 (Iv' - ok;' C)4f"':.~, t:- ,) DECISION OF THE COMMITTEE OF ADJUSTMENT IN THE MATTER OF Section 45 of The Planning Act, R.S.O. 1990, chapter P.13, PICA 55/05 - Pickering Auto Body 1968 Notion Road (North Part of Lot 17, Concession 1) City of Pickering The applicant has amended the application and requests relief from Zoning By-law 3036, as amended by By-law 5940102 to permit a minimum of 21 parking spaces, whereas the by-law requires a minimum of 29 parking spaces. The applicant requests approval of this variance in order to obtain site plan approval and a building permit to construct two one-storey additions onto an existing auto body shop. This application was heard by the City of Pickering Committee of Adjustment on November 9, 2005 due notice of such Hearing having been sent as required by the Committee of Adjustment. IT WAS THE DECISION OF THE COMMITTEE OF ADJUSTMENT: That application PICA 55/05 by Pickering Auto Body, be REFUSED on the grounds that the proposed reduction in parking to a minimum of 21 parking spaces is a major variance that is not desirable or appropriate development of the land, and not in keeping with the general intent and purpose of the Zoning By-law. Il\ A f.\ "'. "t .. PICA 55/05 ,. (1 II?J-Uto Page 2 Hi D. Johnson SIGNED this 9th day of November 2005, by all members present and concurring in this Decision LAST DAY FOR APPEAL OF THIS DECISION IS NOVEMBER 29, 2005 E. Newton UJ~¿;;¡;zQ B. Utton 10 ÍlJ'- Ó Ïµ ~ & ..,) ~,"t, NOTICE OF APPEAL C~ ;.¡ ~ November 28, 2005 , '(",' t) II ',~ n 'u' f' ;'~JV ¿" 'f LU; J ·C rr\( 0 F P ~ ,0 r(E f~ ~ f\]:(31 PLANNING & DEVELOPMENT DEP I~RT¡\ï"¡ENT Ontario Municipal Board 655 Bay Street, Suite 1500 Toronto, On M5G 1E5 Ref: Committee Of Adjustment decision PICA 55/05 - Pickering Auto Body Ltd. 1968 Notion Road, Pickering The decision by the City of Pickering Committee of Adjustment, not to table for the next Committee meeting to consider "a further scaled down proposal" for the aforementioned address and the decision to refuse the application is unfair, biased, deliberate, inconsistent and discriminatory. Therefore in view of the above, I appeal to the Ontario Municipal Board, on the Committee of Adjustment's decision of November 9, 2005. A copy ofthe sketch handed to one of the committee members (Mr. David Johnson) along with the revised proposal and a cheque for $125 are enclosed. I '\ /L-L1 A /11~! i '-' .'~ (;..-*t..-" ..~.~j~.,_",~__.~'-- Zaheer Beg '-:'. , 100 Bobmar Road, Scarborough, Ontario M1C 1C9 Tel 416 281-8740 I Fax 416281-0047 I E-mail: zbeg@rogers.com (f) A; ,~ if(, "t 4) ~ '0 I "0 ~ r E .,., tf) ai "oc ~ ::> '0 gç I Ia: "8 üW ~ wg, E za: '" 01 ...:Q. 0 '0 í tf) '" I X 5- w w .J u ~ Z w ..... ai 0 ° ~ -~I .'< w ~ >r:- " I .", ~ E "- !O ° N ì í (.O-,SL) wSg'~~ í I~ -~- ~ , ~I ri1 I i~ I I, ~ I I:: ~ 5cn a) ~ U) ~ I . .. 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