Municipal Licensing and Standards report on monitoring of Hard Rock and Santos Excavating and Neon Disposal Ltd., 101 Union Street

Highlights from city the report.

City Council requests the Ministry of the Environment to investigate the

environmental and health concerns of the community, particularly the air borne contaminants and the effects of the noise and vibration on the nearby residential community.

Hard Rock and Santos Excavating and Neon Disposal Limited operate a commercial

business from the property at 101 Union Street.

As a result of neighbourhood concerns Municipal Licensing and Standards coordinated a

joint investigation of the operation of the business and the subject property to determine

compliance with municipal by-laws.

The joint investigation took place on February 3, 2010 and included staff from Toronto

Fire Services, Toronto Buildings, Transportation Services, Municipal Licensing and

Standards and the Ministry of the Environment and Parking Enforcement.

Toronto Fire Services identified issues and are dealing with blocked exits on the interior

of the building.

Toronto Buildings has advised that there are no matters of violation or concern under

their jurisdiction.

Transportation Services identified violations under their jurisdiction related to the illegal storage of disposal bins within the right of way (boulevard area) and roadway, in addition to illegal parking on the boulevard area. These matters were resolved with the cooperation of Parking Enforcement staff on March 4, 2010 where 10 vehicles were tagged and towed, (4 vehicles from the roadway and 6 vehicles from the City Boulevard).

The Ministry of Environment had no issues identified regarding noise or vibration. There was no evidence of air borne contaminants at the time of the inspection. The only concern was with the accumulation of household waste within the illegally stored bins.

This matter was resolved upon the removal of the bins from public access.

Municipal Licensing and Standards has communicated the requirement to expedite

repairs due to the condition of the existing fence (deteriorated corrugated metal).

At the last follow up investigation conducted on March 20, 2010 the fence has been

substantially repaired. At this time there was also a Zoning charge pending with the

courts to be heard July 27, 2010 regarding the use of the premises and a pending charge regarding non-compliance with a Notice issued under the provisions of City of Toronto Municipal Code Chapter 548, Littering and Dumping.

Kleen Jet wants a third party sign at 611 Keele St, simply to increase their income from the property

So are third party signs - those that do not advertise the business at the local an acceptable addition by a business owner?

COMMENTS

The property is located in the former municipality of Toronto which is subject to the

Zoning By-law No. 438-86, as amended. Based on the Zoning By-law No.438-86 the

property is zoned IC Zone. The proposed roof sign with trivision displays will replace an

existing roof sign and be located south of St. Clair Ave. W. north of Lloyd Ave on the

east side of Keele St.

The property at 611 Keele St. is a one storey buildings occupied by “Jet Kleen Coin Car

Wash”. The proposed roof sign with trivision displays will be erected approximately 38

meters from another existing third party wall sign at 603 Keele St. The proposed roof

sign will be an illuminated double sign consisting of trivision displays with a face area of

6.0 m x 3.0 m (20ft x 10 ft) each, resulting in a total sign face area of 18.0 square metres

(200 sq. ft) and will replace an existing roof sign.

The sign does not comply with Chapter 297, Signs, of the former City of Toronto

Municipal Code in the following way:

Sign By-law Section

&

Requirements

Applicant’s Proposal Required Variance

297-10.F. Separation of signs.

(1) No person shall erect or

display a sign used for the

purpose of third party

advertising unless it is

separated by a minimum

radius of sixty (60) metres

from any other such sign

used for purpose of third

party advertising.

To erect a third party roof sign

approximately 38 metres from

another third party sign.

To allow to erect a third party

roof sign without required

separation distance between

third party signs.

Therefore, it is recommended that Council deny the requested variance as it is not minor

in nature.

PROPOSED NEW SIGN BY-LAW

On December 7, 2009 City Council approved a new harmonized Sign By-law that will

come into force and effect on April 6, 2010.The following is an evaluation of this

particular sign variance application against the new draft Sign By-Law requirements that

would govern this particular sign. This evaluation has been done to assist Council in

understanding how this proposed sign would compare to the new regulatory requirements

contained in the proposed Sign By-law.

One of the main features of the proposed Sign By-law is that the regulations governing

signs are based upon the “Sign District” in which the sign is located. These Sign Districts

align with the underlying land uses as envisioned in the Official Plan and will classify

COMMENTS

The property is located in the former municipality of Toronto which is subject to the Zoning By-law No. 438-86, as amended. Based on the Zoning By-law No.438-86 the property is zoned IC Zone. The proposed roof sign with trivision displays will replace an existing roof sign and be located south of St. Clair Ave. W. north of Lloyd Ave on the east side of Keele St.

The property at 611 Keele St. is a one storey buildings occupied by “Jet Kleen Coin Car Wash”. The proposed roof sign with trivision displays will be erected approximately 38 meters from another existing third party wall sign at 603 Keele St. The proposed roof sign will be an illuminated double sign consisting of trivision displays with a face area of

6.0 m x 3.0 m (20ft x 10 ft) each, resulting in a total sign face area of 18.0 square metres (200 sq. ft) and will replace an existing roof sign.

The sign does not comply with Chapter 297, Signs, of the former City of Toronto Municipal Code in the following way:

Sign By-law Section & Requirements Applicant’s Proposal Required Variance

297-10.F. Separation of signs. (1) No person shall erect or display a sign used for the purpose of third party advertising unless it is separated by a minimum radius of sixty (60) metres from any other such sign used for purpose of third party advertising.

To erect a third party roof sign approximately 38 metres from another third party sign. To allow to erect a third party roof sign without required

separation distance between third party signs.

Therefore, it is recommended that Council deny the requested variance as it is not minor in nature.

PROPOSED NEW SIGN BY-LAW

On December 7, 2009 City Council approved a new harmonized Sign By-law that will come into force and effect on April 6, 2010.The following is an evaluation of this particular sign variance application against the new draft Sign By-Law requirements that would govern this particular sign. This evaluation has been done to assist Council in understanding how this proposed sign would compare to the new regulatory requirements contained in the proposed Sign By-law.

One of the main features of the proposed Sign By-law is that the regulations governing signs are based upon the “Sign District” in which the sign is located. These Sign Districts align with the underlying land uses as envisioned in the Official Plan .

Right on traffic move!- on Old Stock Yards Road at West Toronto Street

Transportation Services recommends that Etobicoke York Community Council approve:

1.            Removing the “No Right-Turn Anytime” prohibition for southbound traffic on Old Stock Yards Road at West Toronto Street.

ISSUE BACKGROUND

Transportation Services received a request from Maple Leaf Foods, through Councillor

Nunziata, to have the existing southbound right turn prohibition removed at the north

approach to the Old Stock Yards Road /West Toronto Street intersection.

A map of the area is Attachment 1.

COMMENTS

Old Stock Yards Road and West Toronto Street are industrial roads located west of Keele

Street, south of St. Clair Avenue West. Industrial and commercial development exists in

the immediate area with residential properties located near Cobalt Avenue and Ryding

Avenue. Maple Leaf Foods is located at 116 Ryding Avenue.

Traffic control signals are installed at the intersection of St. Clair Avenue and Old Stock

Yards Road, as well as at Keele Street and West Toronto Street. An All-Way STOP

control exists at the intersection of Old Stock Yards Road at West Toronto Street, and at

Ryding Avenue and Cobalt Avenue.

In 2003, a number of turn prohibitions were installed to discourage traffic generated by

the industrial/commercial establishments from diverting to residential areas. Specifically,

the following turn prohibitions were installed:

a. a southbound right turn prohibition from Old Stock Yards Road to West Toronto

Street;

b. a northbound left turn prohibition from the driveway opposite Old Stock Yards

Road (RONA) to West Toronto Street; and

c. a southbound right turn prohibition at both driveways from the rear of the

premises of 2133 St. Clair Avenue West.

Staff have observed tractor semi-trailers attempting to turn southbound from Keele Street

onto West Toronto Street, their only legal route to access the industrial properties to the

east of Old Stock Yards Road from the north. To complete the right turn, vehicles

waiting at the signals on West Toronto Street must reverse to allow trucks to perform this

manoeuvre, resulting in congestion at the intersection. Since the right turn movement is

difficult for large trucks, operators will ignore either the southbound right turn

prohibition at Old Stock Yards Road and West Toronto Street, or divert through the

residential area via Cobalt Avenue and Ryding Avenue.

Traffic studies at the Old Stock Yards Road /West Toronto Road intersection in 2010

show that over the two hour study period (3:00 p.m. to 5:00 p.m.), 24 vehicles ignored

the right turn prohibition; eight of which were heavy trucks.

This issue was discussed at a recent public meeting attended by residents of Cobalt

Avenue and Ryding Avenue. It was agreed that the southbound right turn prohibition

Old Stock Yards – Right Turn Prohibition 3

from Old Stock Yards Road to West Toronto Street is not successful and should be

removed. Transportation Services staff will continue to monitor this area following the

ISSUE BACKGROUND

Transportation Services received a request from Maple Leaf Foods, through Councillor Nunziata, to have the existing southbound right turn prohibition removed at the north approach to the Old Stock Yards Road /West Toronto Street intersection.

A map of the area is Attachment 1.

COMMENTS

Old Stock Yards Road and West Toronto Street are industrial roads located west of Keele Street, south of St. Clair Avenue West. Industrial and commercial development exists in the immediate area with residential properties located near Cobalt Avenue and Ryding Avenue. Maple Leaf Foods is located at 116 Ryding Avenue.

Traffic control signals are installed at the intersection of St. Clair Avenue and Old Stock Yards Road, as well as at Keele Street and West Toronto Street. An All-Way STOP control exists at the intersection of Old Stock Yards Road at West Toronto Street, and at

Ryding Avenue and Cobalt Avenue. In 2003, a number of turn prohibitions were installed to discourage traffic generated by the industrial/commercial establishments from diverting to residential areas. Specifically,

the following turn prohibitions were installed: a. a southbound right turn prohibition from Old Stock Yards Road to West Toronto Street;

b. a northbound left turn prohibition from the driveway opposite Old Stock Yards Road (RONA) to West Toronto Street; and c. a southbound right turn prohibition at both driveways from the rear of the premises of 2133 St. Clair Avenue West.

Staff have observed tractor semi-trailers attempting to turn southbound from Keele Street onto West Toronto Street, their only legal route to access the industrial properties to the east of Old Stock Yards Road from the north. To complete the right turn, vehicles

waiting at the signals on West Toronto Street must reverse to allow trucks to perform this manoeuvre, resulting in congestion at the intersection. Since the right turn movement is difficult for large trucks, operators will ignore either the southbound right turn prohibition at Old Stock Yards Road and West Toronto Street, or divert through the residential area via Cobalt Avenue and Ryding Avenue.

Traffic studies at the Old Stock Yards Road /West Toronto Road intersection in 2010 show that over the two hour study period (3:00 p.m. to 5:00 p.m.), 24 vehicles ignored the right turn prohibition; eight of which were heavy trucks.

This issue was discussed at a recent public meeting attended by residents of Cobalt Avenue and Ryding Avenue. It was agreed that the southbound right turn prohibition

Old Stock Yards – Right Turn Prohibition 3 from Old Stock Yards Road to West Toronto Street is not successful and should be removed. Transportation Services staff will continue to monitor this area following the signs

city map of area

11 police Division Relocation building use?

Over at the Junction RA site there is a discussion going on about what to do with the old police station when the building is no longer required by the police.

As to "demo-state" what can be done "within an existing structure of an old jail the blog offers this video example. ....................where a jail is converted to a hotel.

httpv://www.youtube.com/watch?v=oytWcrJYmHM&feature=player_embedded

New! Carleton Village Residents Association website

Carleton Village

The Carleton Village Residents Association started a web site

ya!

Carleton Village Residents Association site <-- link

One of benefits of a RA is the ability of the group to be a connecting agency for the people of a community run by the people of a community, in effect being a headquarters for planning government appeals and  meshing together the common and opposing wants and needs in a community to a better whole.

(text by this blog and may not represent the option of the aforementioned RA :-)

Carleton Village Residents Association site

A 25 inch water main has broken,on Hillary Avenue in the Keele Street and Rogers Road

[caption id="attachment_5704" align="aligncenter" width="473" caption="The location this afternoon - looking south from Rogers Rd"][/caption]



The west end of Toronto water system has shown it's  age once again with the break of a pipe and the resultant flooding of a number of homes causing considerable structural damage to a number of homes.

Toronto Star article link

Proposed park naming - “Upper Junction Park”

Birdstone Crescent is on the North east corner of St Clair Ave and Old Weston Rd on the site

of the 60's and 70's Grenadier Ford trucks Trucks site

The naming of the park situated at 85 Birdstone Crescent, a street this author cannot on Google maps so I am going out to find it to finish this post this morning.

City staff...

RECOMMENDATIONS

The General Manager of Parks, Forestry and Recreation Division recommends that

Etobicoke York Community Council:

1. name the park situated at 85 Birdstone Crescent “Upper Junction Park”.

RECOMMENDATIONS

The General Manager of Parks, Forestry and Recreation Division recommends that

Etobicoke York Community Council:

1. name the park situated at 85 Birdstone Crescent “Upper Junction Park”.

Staff action report City document august 7th 2009

Canada Bread factory - be a nosy neighbour

Canada bread truck and driver quickly moving trailer around, next to the lot that once was the Moore Paint factory.

One capital night walk in the Junction is  along Cawthra Ave, just above the tracks and off Junction Rd. Walking down this Ave on a  evening after dark will allow you  view the action at the Canada Bread plant. On some nights  the loading area dock will be open and you can get a view inside plant. This plant get very busy overnight with all the workers working quickly and in industrious manner.

While many people perceive the Junction by viewing and drawing opinions from the retail business sector and the residential  character, viewing the  the industry in the area can provide the complete Junction picture

Major Development on St Clair Ave West and Runnymede Rd

The development on the south side St Clair between Runnymede and Jane is kicking into high gear.  The Old Mill Pontiac dealership has just opened a huge showroom which spans both sides of Jane Street along the rail line.

West of Wal-Mart a new plaza with about a half dozen outlets is being built.  The only advertised tenant is TD Canada Trust, which is pictured here.  I’m optimistic they won’t close the Dundas Street location about 100m south of this site but I’m sure they will.

The city was planning an avenues study for this area but with this development, the new shopping centre and the big blocks they won’t have much left to study.

submitted by Martin L

Canadian Holiday Train comes to the Junction for the second year in a row.

Councillor Bill Saundercook hosted the CPR Railroad and local police in his office today making preparations for the evening  the train visits the Junction. Mr Saundercook spearheaded getting trains here last year moving it here from its downtown stopping place, which took him a number of years. The blog knows he does it for the community but we also think he like the people who attended last year that the  entertainment is great and that the trains are neat too.

about the train...

At each event, the Holiday Train provides a box car stage, a line up of great musical talent and a corporate contribution to the local food bank. The community, in turn, is encouraged to donate food and funds, all of which stays in the community.

This is the 11th year that the Canadian Pacific (CP) Holiday Train has been raising food, money and awareness for food banks in communities across Canada and the U.S. To date, we've helped raise $4 million and 2 million pounds of food with our Holiday Train program.

From the initial partnership with the National Food sharing program this was a new idea formed in 1999.That December, CP began running a freight train decorated with thousands of Christmas lights across Canada, to raise awareness of the issue of hunger prevalent in all communities. In 2001, CP launched a second Holiday Train in the United States.

The Canadian Holiday Train will be in the Junction as part of it's US and | Canadian tour Toronto – December 1st - 6:15 p.m. to 7:15 p.m., 87 Ethel Avenue, adjacent to RONA



Entertainers on the Canadian train include the Odds, an alternative rock bank, bringing their energy and full voiced harmonies to the Holiday Train stage for the first time. They will be joined by Shaun Verrault of the Canadian blues-rock trio Wide Mouth Mason.

CPR Holiday Train Photo Essay of last years visit (opens in new tab)

3500 Eglinton Avenue West - old Kodak site - City staff report out

Report outlines and informational highlights below full report here at city and here hosted on this site.

This report outlines the existing planning policy context for retail permissions on the former Kodak Lands.

The communication from Councillor Nunziata broadly seeks an interpretation of retail use for the subject lands. ~ the proposed development is for a mix of office, retail and service commercial uses having a total gross floor area of approximately 75,100 square metres. The office component would have an approximate floor area of 17,500 square metres, the retail component would have an approximate floor area of 55,575 square metres, and the service commercial component would have an approximate floor area of 2,025 square
metres. A variety of retail unit sizes is anticipated, ranging from 325 square metres to 10,350 square metres.

The applicant is proposing to construct a four-storey office building fronting on Eglinton Avenue West, which will replace a portion of the retaining wall (ouch) and provide pedestrian and vehicular access from Eglinton Avenue West to the shopping complex. The shopping complex would consist of a variety of large and small stores fronting on a series of covered pedestrian streets, with common gathering and plaza areas. Additional office and retail uses will be provided along Ray Avenue, with service commercial uses along Industry Street.

While the site has frontage on Eglinton Avenue West and will have direct access via a proposed a connection from Eglinton Avenue West to the interior of the site, the current site plan situates all of the retail and service commercial uses behind the office building fronting Eglinton Avenue West, extending towards the rear of the site and onto Industry Street. Because the current proposal provides for major retail activities to extend northerly to Industry Street, which is not a Major Street on Map 3 and does not form the boundary of the Employment Area, major retail activity on this street would not meet the locational criteria of Policy 4.6.3. To meet the intent of the Official Plan’s Employment Areas policies, substantial nonretail employment uses would need to be provided along the entire frontage of Industry Street for a significant depth of the site. The lack of an extensive non-retail employment along Industry Street would offend the intent of the Official Plan.

Porch Re-Creation, 5 Cross Street lauded by Heritage Toronto

the benefit of thoughtful choice

This porch recreation in the Weston area, is a great example of what  can be done to bring back some character to a avenue, instead of simply building something functional just to suit a purpose. The before and after pictures clearly issue a  call for more of this type of renovation in the older suburbs of Toronto, of which The Junction and Weston were in earlier periods of time, although at different times.

This particular  project was commissioned  by the homeowners and carried out under the direction of a architect, and built by a contractor, which is just one of the ways to achieve  the same result. Homeowners can choose to research the design of  ornamentation details suited for there themselves. This can often be done by simply walking around the community and snapping a few shots and maybe some added research at the local public library, most of which have a great selection of local history items readily available.  They can then work with a contractor to develop a project inline with the historical character with the contractor, or the industrious and craft minded can work to create the new poach themselves.

West Toronto is full of small wood shops that would be inexpensive sources for the bespoke woodwork pieces required. Also the community has a large base of craft builders, many open to sectional jobs, where the homeowner does some of the work.

Before

Heritage Toronto text

The owners of this Victorian home in Weston embarked on a project to create a replica porch for the front of their house consistent with the 1889 construction period of the building. After careful research, including looking at other houses from the period, the porch was constructed from Ontario white pine with detailed ornamentation such as brackets, turnings and other elements custom manufactured. The structure was finished with a heritage colour paint.

Commissioned by: Martin Weigelin & Leslie Mah
Architect: Anthony Belcher Architect
Crafts Person/Contractor: Sandilands WoodworkingAfter

The Junction Represents at Clean Train Coalition's Human Train

The Junction Whistle stop at the Junction City Square on Saturday was a big success.  Thanks to Bill Heffernan and friends, who kept the crowd of over 100 entertained with their rousing and original train songs.  Thanks also to Neil Ross of the Junction Historical Society for theatrically educating those present about the history of the Junction and trains, Videoscope for donating the PA system and Agora Cafe for providing great and organic coffee, tea and cookies.  The Clean Train Coalition organized a great walk that culminated in a powerful rally at Sorauren Park, where over 1000 people attended and where politicians from every level as well as community organizers, including the Junction Residents Association, addressed the crowd.  The Junction banner stole the show, and may be on display in our neighbourhood doon for those who didn't get a chance to sign it.

[caption id="attachment_5305" align="alignleft" width="150" caption="Junction Banner at Sorauren Rally"][/caption]

Here are some links to Tweets and news from that day:

Twitter

Toronto Sun Video

Toronto Star

Photos

Blog reader Kevin sent in this post.

 

 

Railpath 30-Minute Clean-up –

A group of volunteers is meeting on Wednesday evening (Sept. 23) at 6:45 p.m. at the foot of the Wallace Street bridge to clean-up the garbage on the West Toronto Railpath.

If you would like to join us, just bring a pair of work gloves and we will provide the bags. It’s a great opportunity to do something nice for the hood, meet a few neighbours, get a little exercise and make the place look better for the hundreds of people who are using the trail everyday.

One gone... :-( one up :-) ... residents groups in the community

after receiving an email about the

Mulock Avenue Residents’ Association recently new blog at

http://mulockresidents.blogspot.com/

the blog went and read the posts, all great with a real rate payers association feel.

stuff on simple and important things - like parks waste cans and real useful contact info..

take a look .

SOUTH JUNCTION TRIANGLE RESIDENTS ASSOCIATION - DEFUNCT

Sad yet somehow telling as many RA's in the community have very few people attend their meetings, always the blog wonders, why?

from the notice...

The SJTRA has not met for well over 1 year and has basically come to
an end.  After the May 2008 public meeting, there was only a small bit
of action among the committees, but everything has been quiet since.
Several attempts were made to spur the group back into action, but
nothing has proceeded.

Although the association has come to an end,  the website (will keep) going as a community resource so that everyone can still
communicate online.

This leaves a gap in the neighbourhood, as there is no "residents
association" that encompasses the entire area.  There are still some
other very worthy groups in the area though, and you can still get
involved with them.  For example, the South Perth and Sterling
Residents Association, DIGIN, Fuzzy Boundaries

emailed by Vic Gedris - www.southjunctiontriangle.ca webmaster

Symes Rd separation wall flowers

Symes Rd is now closed to traffic about at its mid point, this was accomplished by installing a wall across the  roadway at the intersection of the industrial point of the road and the residental area.

The constructed wall has left with an opening between the two distinct sections of the roadway. Now residents have placed flowers pots at this opening. just wonderful, exhibiting a great community contribution.

for further images see the related posts below.

Litigation or potential litigation by the city Re:Metrolinx Rail-to-Rail Diamond Grade Separation Project

From the city staff report

This report is about litigation or potential litigation that affects the City

and contains advice or communications that are subject to solicitor-client

privilege.

This report is about litigation or potential litigation that affects the City and contains advice or communications that are subject to solicitor-client privilege. (which the city redacted)

This report has been prepared for submission directly to City Council as requested by Council at its meeting of May 25, 26 and 27, 2009 to provide Council with information respecting the status of the formal noise/vibration complaint made by the West Toronto Diamond Residents Group to the Canadian Transportation Agency (“CTA”) and recommendations as to the City’s possible involvement in the process to support the local residents’ concerns.

Legal Services staff has been advised by CTA representatives that this is the first time that a complaint respecting an “urban transit authority” such as Metrolinx (formerly GO Transit) has been considered under the Canada Transportation Act process.

The City Solicitor recommends that City Council:

1. Authorize the City Solicitor to prepare submissions for the City of Toronto in the proceeding before the Canadian Transportation Agency (“CTA”) to consider the complaint (included as Attachment 2 to this report) made by the West Toronto

Diamond Community Group with respect to the noise and vibration caused by the rail-to-rail West Toronto Diamond grade separation project currently being undertaken by Metrolinx (formerly GO Transit).

2. Direct that the City Solicitor and other City staff, as directed by the City Manager, consult with the local residents in the preparation of submissions to the CTA.

3. Consider and receive Confidential Attachment 1 for information, and that the contents of Confidential Attachment 1 not be made public to avoid prejudicing the City and the residents’ case before the Canadian Transportation Agency.

full staff report link

Salsa on ST. Clair Street Festival 2009 (Saturday July 11 and Sunday July 12, 2009)

Salsa on St. Clair, a street party celebrating Toronto's Latin flavour, will close down St. Clair Ave. W. from Christie St. to Winona Dr. both Saturday and Sunday.

Dance Types

African | Bachata | Ballet | Ballroom | Belly Dance | Bollywood | Brazilian | Break Dance | Burlesque | Capoeira | Contemporary | Contra | Exotic | Flamenco | Folk |Hip Hop | Improv | Jazz | Kathak | Kids | Line Dance | Odissi | Oriental | Pilates |Reggaeton | Salsa | Scottish | Swing | Tango | Tap | Yoga | Zumba | Miscellaneous

[map link]

Salsa on St. Clair, a street party celebrating Toronto's Latin flavour, will close down St. Clair Ave. W. from Christie St. to Winona Dr. both Saturday and Sunday.

Scott Rd last few corner stores closed but still there

West Toronto has a considerable number of neighbourhood corner store buildings - those that exist/existed not located on commercial Street. Many have converted into residential housing.

Yet interestingly those around the area of Trowell Ave. and Scott Rd. currently remain in their post retail state, providing somewhat of a view into Toronto, gone local street community shopping history. Sorauren ave is an exception as in this area most of these buildings of this type still are being used for retail purposes.