HomeMy WebLinkAboutInformation Report 18-01001
INFORMATION REPORT NO. 18-01
FOR PUBLIC INFORMATION MEETING OF
July 12, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Draft Plan of Subdivision SP -2001-01
Zoning By-law Amendment Application A 11/01
Danlu Holdings Limited
Block 14 and Part of Block 19, Plan 40M-1981
(Lands east of Altona Road, and
south and west of Sparrow Circle)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are located on the east side of Altona Road, and south and west of
Sparrow Circle, and are currently vacant;
a property location map is provided for reference (see Attachment #1);
recently -constructed residential dwelling units (semi-detached, townhouse and
quadruplex units) surround the subject lands to the north, east and south, and form
part of Plan of Subdivisions 40M-1981 and 40M-1827;
an Ontario Hydro Corridor and lands zoned "G" — Greenbelt and "A" — Agricultural
(and supporting a detached residence) are located west of the subject lands across
Altona Road.
2.0 APPLICANT'S PROPOSAL
the applicant proposes to create "freehold" lots to support 3 detached dwellings and
40 townhouse units fronting onto a new public street;
the applicant's proposed subdivision plan is provided for reference (see
Attachment #2);
the proposed lots supporting detached dwellings would be "wide -shallow" lots
providing frontages of approximately 20 metres and lot areas of approximately
200 square metres;
the proposed lots supporting townhouse units would comply with the current lot size
requirements in the zoning by-law applicable to the subject lands, which requires a
minimum lot frontage of 4.8 metres and a minimum lot area of 95 square metres;
the proposed zoning by-law amendment would permit the 3 detached dwellings to be
constructed, and would establish specific zoning standards for that development to
adhere to;
the applicant intends to construct the proposed townhouse units in conformity with
the current zoning provisions applicable to the subject lands, save and accept a
reduction in the required minimum 6.0 metre rear yard depth to 5.0 metres and
reduction in the minimum 4.5 metre front yard depth to 2.6 metres provided by one
townhouse unit (located on proposed Block 4 — Unit 3 on the enclosed subdivision
plan);
the reduced front yard depth proposed by the applicant for the one proposed
townhouse unit was not explicitly specified in the original notice circulated for this
application (but is shown on the applicant's proposed subdivision plan);
a table outlining applicable zoning standards for the proposed townhouse units and a
listing of the proposed zoning standards for the detached dwellings is provided in
Appendix II to this Report.
O 0 21nformation Report No. 18-01
Page 2
3.0 BACKGROUND
in September, 1997, the owner received approval of a zoning change to allow a range
of housing types to be established on the subject lands (including semi-detached,
townhouse and quadruplex dwelling units);
the subject lands were zoned in conjunction with surrounding lands that now support
a variety of housing types, and form part of Plan of Subdivision 40M-1981;
at that time, 55 condominium townhouse units were contemplated on the subject
lands;
in 1999, the owner applied to amend the zoning on the subject lands to allow only
townhouse units, with revised development standards to implement a proposed
64 -unit condominium townhouse development;
through the review of that zoning by-law amendment application, and in order to
maintain appropriate development standards, the applicant's plan was revised,
proposing a 54 -unit condominium townhouse development;
that zoning change, as revised, was approved by City Council in 2000, and the owner
subsequently applied for approval of a plan of condominium (Draft Plan of
Condominium Application 18 -CDM -97006);
the applicant has not pursued the submitted draft plan of condominium, and this new
subdivision application proposing 40 townhouse units and 3 detached dwellings is
intended to replace that condominium application.
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
identifies the subject lands as being within a "Living Area", where development is
intended to be predominantly for housing purposes;
the proposal appears to conform to this designation.
4.2 Pickering Official Plan
identifies the subject lands as being located within an "Urban Residential — Medium
Density Area" within the Highbush Neighbourhood;
permissible uses within this designation include residential uses, including both
detached and townhouse dwelling units;
the Plan establishes a density range for residential development within this
designation of over 30 and up to, and including, 80 units per net hectare;
the proposed development would provide a net site density of approximately
60.9 units per hectare (based on the proposed 43 lots being developed on
approximately 0.71 of a hectare of land);
the applicant's proposal conforms to the policies of the Plan;
in establishing performance standards, restrictions and provisions for development
within Urban Residential Areas, City Council shall have particular regard to
protecting and enhancing the character of established neighbourhoods, considering
such matters as building height, yard setbacks, lot coverage, access to sunlight,
parking provisions and traffic implications;
Sparrow Circle is identified as a "Local Road", designed to carry local traffic and to
provide access to individual properties, to other local roads and collector roads;
the proposed new public street serving the proposed development would function as a
"Local Road".
4.3 Zoning By-law 3036, as amended
- the subject lands are currently zoned "RMI -5" — Multiple Attached Residential
Dwelling Units, by Zoning By-law 3036, as amended by By-laws 5107/97 and
5636/00;
Information Report No. 18-01 Page 3 003
- the existing zoning permits only multiple attached townhouse dwelling units on lots
providing a minimum lot frontage of 4.8 metres and a minimum lot area of
95 square metres;
an amendment to the zoning by-law is required to allow the development of
3 detached dwelling units to be established on "wide -shallow" lots, and to consider a
reduction in the current minimum rear yard depth and front yard depth requirements
in the zoning by-law to accommodate the siting of one proposed townhouse dwelling
unit (identified as Block 4 — Unit 3 on the applicant's proposed subdivision plan);
the current zoning by-law requirements for townhouse dwelling units and the
applicant's proposed development standards to be applied to the 3 proposed detached
dwellings are outlined in Appendix II to this Report.
5.0 RESULTS OF CIRCULATION (See Attachments #3 to #8)
5.1 Resident Comments
- no resident comments have been received to -date;
5.2 Agency Comments
Veridian Connections — has no objection to the proposed development and requests a
copy of first submission civil design plans so they can complete a preliminary design and
estimate (see Attachment #3);
Canada Post — requests conditions of draft approval regarding the location and
installation of a temporary and permanent Community Mailbox, and required sidewalk,
boulevard and curb works serving the mailbox (see Attachment #4);
Bell Canada — requests conditions of draft approval be imposed on their behalf
addressing the location and installation of underground servicing (see Attachment #5);
No Objections or Concerns: - Durham District School Board, Hydro One Networks Inc.
and Durham Catholic District School Board (see Attachments #6 to #8 respectively).
5.3 Staff Comments
in reviewing the application to -date, the following matters have been identified by
staff for further review and consideration:
• ensuring that the proposed development is compatible with, and sensitive to,
surrounding existing residential development;
• ensuring that the proposed street, lotting pattern and dwelling designs maintain a
high quality residential streetscape;
• reviewing supporting technical submissions and reports to ensure that adequate
information is provided, that technical requirements are met and that previous
commitments made through the approval and review of past applications is
maintained; and,
• reviewing the implications of "wide -shallow" lots, including the treatment of
associated amenity areas, the impact of dwellings on these lots located c?ose to
abutting rear yards of other properties, and determining their impact on the
resultant streetscape.
004 Information Report No. 18-01 Page 4
6.0 PROCEDURAL, INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Council or a
Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed plan of
subdivision or zoning by-law amendment application, 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;
if you wish to reserve the option to appeal Council's decision of the proposed zoning
by-law amendment application, you must provide comments to the City before
Council adopts any by-law for this proposal.
7.0 OTHER INFORMATION
7.1 Appendices
Appendix I - list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of writing this
report;
Appendix II - outline of existing zoning requirements and proposed development
standards applicable to this proposal.
7.2 Information Received
full scale copies of the Applicant's submitted plan are available for viewing at the
offices of the City of Pickering Planning & Development Department;
the City of Pickering is in receipt of a Planning Report, prepared by Grant Morris
Associates Limited, and dated March 26, 2001, which contains the following
technical information provided through the consideration of previous draft plan of
subdivision 18T-97001, which contains the subject lands:
• a Stormwater Management Design Brief, prepared by Sabourin Kimble &
Associates Ltd., and dated December, 1996;
• a Preliminary Site Servicing and Grading Plan and Brief, dated December, 1996;
• a Detailed Noise Control Study, prepared by S. S. Wilson Associates, and dated
August 3, 1999, and accompanying addendum, dated September 9, 1999;
• an Archaeological Assessment, prepared by Archaeological Services Inc., and
dated August 21, 1997;
• an Edge Management Report, dated December, 1996, and Tree Preservation
Report, dated January 10, 1997, both prepared by Paul Cosburn Associate,
Limited; and,
• a Phase I Environmental Site Assessment, dated September 17, 1996, and
Geotechnical Investigation, dated September, 1996, both prepared by V. A. Wood
Associates Limited;
- the need for updated information and/or addendums to these reports will be
determined through the review and circulation of the applicant's current proposal.
Information Report No. 18-01
Page 5005
7.3 Company Principal
- the applicant, Mr. Grant Morris, advises that the principal of Danlu Holdings Limited
is Mr. Rick D'Andrea.
on Taylor
Planner 2
RST/pr
Copy: Director, Planning & Development Department
Lynda T2ylor, MCIP, P
Manager, Current erations
006
APPENDIX I TO
INFORMATION REPORT NO. 18-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) none to date
COMMENTING AGENCIES
(1) Veridian Connections
(2) Canada Post
(3) Bell Canada
(4) Durham District School Board
(5) Hydro One Networks Inc.
(6) Durham Catholic District School Board
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
007
APPENDIX II TO
INFORMATION REPORT NO. 18-01
Existing and Proposed Zoning Provisions
Draft Plan of Subdivision S -P-2001-01
Zoning By-law Amendment Application A 11/01
ZONING PROVISIONS
TOWNHOUSE UNITS
(zoning standards required
through By-law 5107/97, as
amended by By-law 5636/00)
DETACHED DWELLINGS
(applicant's proposed zoning
standards to be applied to
"wide shallow" lots)
Lot Area (minimum)
95 square metres
200 square metres
Lot Frontage (minimum)
4.8 metres
20 metres
Front Yard Depth (minimum)
4.5 metres
(proposed 2.6 metre minimum
front yard depth for proposed
Block 4 — Unit 3 only)
2.6 metres
Side Yard Width (minimum)
1.2 metres, 0 metres, or,
0 metres, 0 metres
4.0 metres
Flankage Side Yard Width
(minimum)
2.7 metres
To be determined
(applicable to proposed Lot 1)
Rear Yard Depth (minimum)
6.0 metres
(proposed 5.0 metre minimum
rear yard depth for proposed
Block 4 — Unit 3 only)
1.2 metres
Building Height (maximum)
12 metres
To be determined
Gross Floor Area (minimum)
95 square metres
To be determined
(100 square metres is typical
City standard for detached
dwellings)
Building Separation
(minimum)
2.4 metres
To be determined
Other Specific Provisions
• 4.8 metre minimum unit
width
• one private garage per
unit, providing minimum
6.0 metre setback
To be determined, and
including consideration of:
• garage projection
• parking requirements
For a complete listing of all applicable zoning provisions for townhouse dwelling units, please
refer to City of Pickering By-law 5107/97, as amended by By-law 5636/00. Although the
applicant has requested a number of specific zoning provisions to apply to the proposed
detached dwelling units, alternatives may be recommended by the Planning & Development
Department to maintain City by-law standards.
008
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION BLOCK 14 AND PART OF BLOCK 19, 40M-1981
OWNER DANLU HOLDINGS LTD.
DATE JUN 20, 2001
APPLICATION No. SP -2001-01; A 11/01
SCALE 1:7500
DRAWN BY RC
CHECKED BY RT
FOR DEPARTMENT USE ONLY
PN -10
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ATTACHMENT#_2,..TO
INFORMATION REPORT# CC` OI
APPLICANT'S PROPOSED SUBDIVISION PLAN
SP -2001-01; A 11/01
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MIS MAP WAS PRODUCED RY THE CITY OF PICKER/NG
PUNNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
JUNE 21, 2001.
010
ATTACHMENT#, TO
INFORMATION REPORT# .0 1
PIFT-7-114'rzo
MAY 7 1001
DEVELDPMENTDEPA.ITMENT
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME: Danlu Holdings Limited
ADDRESS/PLAN: Lot 32, Concession 1
MUNICIPALITY: Pickering
REP. NO.: S -P-2001-01
Durham Region Ref No. 65977
SUBMISSION DATE: April 30, 2001
1. Veridian Conneciiona has no objection to the proposed development. Please forward a copy of first
submission civil design so that a prclkninary design and estimate can be completed.
Technical Representative- Fred ltalninger
Telephone 427-9870 Ext. 3255
1,1>/cit
V:1V�ord Do. mann\Vrxidhn\aAyinwinp, a<CNA Auction \Uerebpnwnr ApprwWnn fAvIew\PIcketing 2ErA Iw.nk. Iioldinre I.td.. Lor 3; Conctokdr I • i'l:ltringdea
ZO/ZO 'd 020 619 906 'ON XU NdI0IN3A Wd ES:10 NOW IOOZ-LO-Adl
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MIP 5A1
ATTACHMENT# TO
INFORMATION REPORT# I 16 -DI
CANADA
POST -
011
(416)285-5385 (T)
(416)285-7624 (F)
June 1, 2001
Mr. N. Carroll
Director of Planning
City of Pickering
1 The Esplanade
Pickering On Ll V 6K7
RECEIVED
JUN - 5 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
RE: APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION
DURHAM REGION FILE: S -P-2001-01
APPLICANT: DANLU HOLDINGS LIMITED
LOT: 32 CONCESSION: 1
CITY OF PICKERING
REF.NO.: 65981
Dear Mr. Carroll,
JUN - 4 2001
CITY OF PICKERING
PICKERING, ONTARIO
Thank you for the opportunity to comment on the above noted application. Please note our new
conditions below.
As a condition of draft approval, Canada Post requires that the owner/developer comply with the
following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a statement which
advises the prospective purchaser that mail delivery will be from a designated Community
Mailbox.
- The owner/developerwill be responsible for notifying the purchaser of the exact Community
Mailbox locations prior to the closing of any home sale.
- The owner/developer will consult with Canada Post Corporation to determine suitable
locations for the placement of Community Mailbox and to indicate these locations on the
appropriate servicing plans.
ATTACHMENT# t`i TO
INFORMATION REPORT# 1 0
012
-2-
The owner/developer will provide the following for each Community Mailbox site and include
these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the
Community Mailboxes on.
- Any required walkway across the boulevard, as per municipal standards.
- Any required curb depressions for wheelchair access.
The owner/developer further agrees to determine and provide a suitable temporary Community
Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final
grading have been completed at the permanent Community Mailbox locations. 'This will enable
Canada Post to provide mail delivery to new residence as soon as the homes are occupied.
I trust that this information is sufficient, however, should you require further information, please
do not hesitate to contact me the above number or mailing address.
Sincerely,
Debbie Greenwood
Delivery Planner
cc: R. Szarek, Durham Region
a:utildraw.aam
ATTACHMENT# 5 TO
INFORMATION REPORT # - 0 1
Right of Way
,F1 5 - 100 Borough Drive
Scarborough, Ontario.
M1P 4W2
Tel: 416 296-6291
Fax: 416 296-0520
June 12, 2001
City of Pickering
Planning Department
Municipal Building
1 The Esplanade
.Pickering, Ontario
ATTENTION: Mr. N. Carroll
RE: DRAFT PLAN OF Subdivision
File No: S -P-2001-01
Danlu Holdings Limited
Finch and Altona
Lot 32, Concession 1
Town of Pickering
013
RECEIVED
JUN 1 5 2001
CITY OF PICKERING
PD
DEVELOPMENT DNG EPARTMENT
Thank you for your letter of April 30, 2001 concerning the
above proposed Subdivision.
Would you please ensure that the following paragraphs are/
have been included as conditions of Draft Plan Approval:
1 - Bell Canada shall confirm that satisfactory arrangements,
financial and otherwise, have been made with Bell Canada
for any Bell Canada facilities serving this draft plan of
subdivision which are required by the Municipality to be
installed underground; a copy of such confirmation shall
be forwarded to the Municipality.
2 - The Owner shall be requested to enter into an agreement
(Letter of understanding) with Bell Canada complying with any
underground servicing conditions imposed by the municipality
and if no such conditions are imposed, the owner shall advise
the municipality of the arrangement made for such servicing.
If there are any conflicts with existing Bell Canada facilities
or easements, the Owner/Developer shall be responsible for re-
arrangements or relocation.
If you have any questions, please contact: Sue Spataro at
416 296-6599.
Yoars tru y,
oung
Manager - Right of Way
014
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Fadfides Services
400 Taunton Road East
Whitby, Ontario
LIR 2K6
Telephone: (905) 666-5500
I-800-265-3968
Fax: (905) 666-6439
ATTACHMENT# G TO
INFORMATION REPORT# 1 �S d
May 7, 2001
The Regional Municipality of Durham
Planning Department
1615 Dundas Street East
4th Floor, Lang Tower
West Building, Box 623
Whitby, Ontario
L1N 6A3
Attention: Mr. Richard Szarek
Dear Mr. Richard Szarek
RE: Application for Approval of Plan of Subdivision
S -P-2001-01
Danlu Holdings Limited
Lot 32, Concession I
City of Pickering
Ref. No.: 65975
RECEIVED
MAY 8 2001
CITY OF PICKERING
DEVELOPMENT DEPARTMENT
Staff has reviewed the information on the above noted application and has
the following comments...
1. Approximately 22 elementary pupils could be generated by the
above noted application.
2. It is intended that any pupils generated by the above noted be
accommodated within existing school facilities.
3. Under the mandate of the Durham District School Board, Staff has
not objections.
Yours truly,
Christine Nancekivell,
Planner
c.c. Mr. Neil Carroll, Director of Planning, Town of Pickering
CN:em
I:\PROPLAN\DATA\PLNG\StJB\SP2001-01
DURHAM
REGION
The Regional
Municipality
of Durham
Planning
Department
1615 Dundas St. E.
4th Floor, Lang Tower
West Building •
P.O.Box 623
Whitby, ON LIN 6A3
(905).728-7731
Fax: (905)'436-6612
www region durham on ca
A.L. Georgieff,'MCIP,RPP
Cgmmissioner
of Planning
ATTACHMENT# 7 TO
INFORMATION REPORT# 1 16
—01
Paul Dockrill
Real.Estate Assistant
Corporate. Services - Real. Estate
Hydro One Networks Inc.
Corporate Services - Real;Estate•
483 Bay Street, 12th Floor -
Toronto ON 'MSG 2P5
Dear Mr: Dockrill:.
,• Re:
Application for Approval of a Plan of Subdivision
Durham Region File No: S -P-2001-01
Applicant: Danlu Holdings Limited
Lot: 32 • Concession: 1
Municipality: City of Pickering
Also.Quote Ref. No.: 55478•
01.5
TACEOV
1.1 MAY L 2 2001
CITY OF PICKERING
PICKERING, ONTARIO
RECEIVED
• MAY 222001
CITY OF.1.10KLF;ti'dQ
DEVELOPMENT Dt PARTMENT •
We are circulating this new application for your comments,
As we wish to consider the application expeditiously, we respectfully request your
comments within 30 days. •
• Also, please send a copy of•your comments to: ts._
•
Mt. N. Carroll
.Director of Planning
Planning Department
City of Pickering
Municipal Building
1 The Esplanade
Pickering, ON • L1V 61(7
Please call me if you have any questions.
Yours truly,
Richard Szarek
Current Operations •Brandi
Encl. 2 plans
1, application
Date: i ratiorl concemt( g
We b rasion the : • ',.. csal ;ing
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ATTACHMENT# TO
INFORMATION REPORT# I "°
1,
a THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD
Catholic Education: Learning & Living in Faith
May 16, 2001
Richard Szarek
Current Operations Branch
Planning Department
The Regional Municipality of Durham
1615 Dundas St. E., Box 623
4th Floor Lang Tower, West Building
Whitby, ON
L1 N 6A3
Dear Mr. Szarek:
RE: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION S -P-2001-01
DANLU HOLDINGS LIMITED
LOT 32, CONCESSION 1
CITY OF PICKERING
REF. No.: 65976
RECEIVED
MAV 1 8 2001
CITY OF pICf O 1N°
DEVELOPMENT O.PARTMENT
At the Regular Board Meeting of May 14, 2001 the following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments to the
Regional Municipality of Durham and the City of Pickering that the Board has no
objection to Plan of Subdivision S -P-2001-01."
The subject lands affected by this Plan of Subdivi$ion fall within the catchment area of
St. Elizabeth Seton Catholic Elementary School, located at 490 Strouds Lane in
Pickering. The projected student yield from this development is 9 students.
Sincerely yours,
Gerry O'Neill
Controller of Planning and Admissions
cc: N. Carroll, Director of Planning, City of Pickering
GON:SMR:smr
650 Rossland Road West, Oshawa. Ontario L1.1 7C4
Telephone (905) 576-6150 Support Services, Fax (905) 576-1981
Grant A. Andrews, B.A.. M. Ed. - Erector of Education/Secretary/Treasurer