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HomeMy WebLinkAboutInformation Report 21-03008 Czrj o2 PICKERING INFORMATION REPORT NO. 21-03 FOR PUBLIC INFORMATION MEETING OF November 20th, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application SP -2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes on behalf of C. Wannacott and M. Otto Part of Lots 17, Concession 2 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located on the north side of Kingston Road and Finch Avenue where Finch Avenue terminates at Kingston Road; - a property location map is provided for reference (see Attachment #1); - the property is currently occupied with detached dwellings and accessory buildings; - lands not occupied by the residential portion of the property are relatively flat idle land being a former field which has reverted to shrubs and small trees; the site's topography is relatively flat with a gentle slope to the northeast; the northern portion of the property that is located closer to Duffins Creek is more extensively vegetated; a right-of-way easement, in favour of the property to the east, is located in the southeast corner of the property; surrounding land uses are: north open space land associated with Duffins Creek; south on the south side of Kingston Road are residential lands consisting of townhouses, detached dwellings, vacant land; on the south side of Finch Avenue is an automotive sales and service establishment; east - detached dwellings on Targe lots; west - detached dwelling and vacant land fronting onto Finch Avenue and Blue Bird Crescent; - the subject lands surround the west, north and east sides of a lot fronting Finch Avenue that supports a detached dwelling. Information Report No. 21-03 Page 2 0 J 9 2.0 APPLICANT'S PROPOSAL - Brookfield Homes on behalf of the owners, have submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement the proposed draft plan; the draft plan of subdivision is proposed to create two blocks of land only, the southern block is proposed for residential development and the northern block is for open space purposes (see Attachment #2); on the residential block the applicant proposes to submit an application for draft plan of condominium for 136 freehold townhouse dwelling units; the condominium proposal will be a common element condominium for private internal roads, visitor parking area, a play ground and possibly some perimeter landscaping elements; the applicant's proposed development plan is provided for reference (see Attachment #3); the development plan does not propose the creation of any new municipal streets, rather the creation of private roads/laneways; - all of the freehold townhouse dwelling units will front onto one of the private roads; the subject lands is proposed to have site access from both Kingston Road and Finch Avenue; the following chart outlines the proposed development detail: Details of the Applications Total area of draft plan Residential block (Block 1) Open space block (Block 2) Building coverage on Block 1 Private roads, walkways and parking on Block 1 Landscape open area on Block 1 Number of townhouse dwelling Tots Net residential density Residential parking provided (2 per unit) Visitors parking provided Total parking provided Building height coverage — 4.81 hectares 3.39 hectares 1.41 hectares 30.4 percent 33.5 percent — 36.1 percent — 136 — 40.1 units per hectare — 272 — 43 — 315 — 3 storeys - the majority of the subject lands were previously part of applications to amend the City of Pickering Official Plan and Zoning By-law amendment to permit three apartment building containing a total of 545 units; these applications are being withdrawn and the old files will be closed (old file numbers 092-006/P, A 14/92). Information Report No. 21-03 Page 3 01. r 1 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - designates the subject lands as Living Areas and Major Open Space; areas designated as Living Areas are intended to be predominantly for housing purposes, including townhouses; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; - areas designated as Major Open Space shall be protected for their special natural and scenic features; - Major Open Space areas shall predominantly be used for conservation, recreation and reforestation; - Kingston Road where it abuts the draft plan is designated as a Type B Arterial Road; the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands as Mixed Use Area — Mixed Corridors Area, Urban Residential Area — Medium Density Area and Open Space Systems — Natural Areas; the subject property is within the Village East Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood; - the Kingston Road Corridor Development Guidelines are applicable as the subject property fronts Kingston Road; permissible uses within Mixed Use Area — Mixed Corridors Area include, amongst others, a variety of residential uses including townhouses; - the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within an Mixed Use Area — Mixed Corridors Area"; - permissible uses within Urban Residential Area — Medium Density Area include, amongst others, a variety of residential uses including townhouses; - the Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Urban Residential Area — Medium Density Area; the proposed development would provide a net density of 40 units per hectare; the lands that are designated Open Space — Natural Area represent land that are in proximity to the Duffins Creek valley; permissible uses within land designated Open Space — Natural Area include conservation, environmental protection, restoration and passive recreation; Schedule II of the Pickering Official Plan - Transportation Systems designates Kingston Road where it abuts the draft plan as a Type B Arterial Road; Information Report No. 21-03 Page 4 O Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speed and have some access restrictions; Finch Avenue where it abuts the draft plan is designated as a local road which generally provides access to individual properties and carries local traffic; - Schedule Ill of the Pickering Official Plan - Resource Management designates the subject lands as Shorelines and Stream Corridors and within Flood Plain Special Policy Areas; Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability, and requires an environmental report to be submitted that appropriately addresses any environmental constraints on the subject property; - Flood Plain Special Policy Areas identify lands where communities have developed on lands susceptible to flooding, and recognizes the continued viability of those areas by permitting some new development, subject to appropriate flood protection measures as set out in the Official Plan; the Official Plan identifies that the City and Conservation Authority may require the submission of engineering and stormwater management studies when considering applications on lands designated Flood Plain Special Policy Area; - in accordance with Official Plan policies, an environmental report has been submitted; the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications; 3.3 Kingston Road Corridor Development Guidelines - the subject lands are included in the "Gateway" delineation and are part of the Brock Road Corridor Precinct; guideline objectives for this area include elements of entry into Pickering, recognize the historical Duffins Creek settlement area and aspects of the natural environment; the applications will be assessed against the Kingston Road Corridor Development Guidelines during the further processing of the applications; 3.4 Zoning By-law 3036 the subject lands are currently zoned "R-3" (One -Family Detached Dwelling, Third Density Zone) by Zoning By-law 3036; the existing zoning permits one detached dwelling per lot on a lot having a minimum lot area of 550 square metres and a lot frontage of 18 metres; - an amendment to the zoning by-law is required to implement the applicant's proposed development; the applicant has requested an appropriate zone that would permit the proposed development. 012 Information Report No. 21-03 Page 5 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no formal written resident comments have been received to date; the applicant hosted a neighbourhood information meeting on September 17, 2003, to introduce the proposed development to the neighbours and to listen to initial comments from the neighbours; comments included concerns with increased traffic on Finch Avenue, access locations to the site, on site traffic movements, site grading and drainage, site density; construction activity; and that no negative impacts be allowed on the environmentally sensitive lands; 4.2 Agency Comments Toronto Region Conservation Authority - noted the subject lands are within Duffins Special Policy Area and have requested additional time to review the technical reports submitted with the applications (see Attachments #4); No Objections or Concerns: (see Attachments #5 - #10) Enbridge Gas; - Durham District School Board; Durham Catholic District School Board; Canada Post; Veridian Connections; Bell Canada; - Ontario Power Generation (verbal comment by phone); 4.3 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 land uses including site access, grading/drainage, traffic, density, access to open space and streetscape; • ensuring a coordinated and sensitive approach to development with the lands to the west, east, and internal to the site; • compatibility with the Kingston Road Corridor Development Guidelines; • ensuring that the proposed private streets, 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 the proposed development design does not impact on the ability of abutting properties to develop in an appropriate fashion; Information Report No. 21-03 Page 6 o i J • ensuring the environmentally sensitive lands to the north are not negatively impacted; this Department will conclude its position on the draft plan design after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to 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 City of Pickering in respect of the proposed draft plan of subdivision and/or zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the Draft Plan of Subdivision application is considered for approval, or before a zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of 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. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received full scale copies of the applicant's submitted plan and reports are available for viewing at the offices of the City of Pickering Planning & Development Department including: • the draft plan of subdivision; • proposed development plan; • Environmental Report, prepared by Stantec Consulting Ltd, dated August 2003; Information Report No. 21-03 Page 7 014 • Functional Servicing Report, prepared by Sernas Associates, dated August 7, 2003; • Traffic Impact Assessment, prepared by Sernas Transtech, dated August 7, 2003; • Phase I Environmental Evaluation, prepared by Bruce Brown Associates limited, dated February 27, 2003; • Geotechnical and Hydrogeological Investigation, prepared by Golder Associates Ltd., dated August 2003; the need for additional information and/or addendums to submitted reports will be determined through the review and circulation of the applicant's current proposal; 6.3 Company Principal the owners, of the subject lands are C. Wannacott and M. Otto who have both entered into an Agreement of Purchase and Sale; - Brookfield Homes (Ontario) Limited are the authorized agents for the subdivision and rezoning applications. 0-4ke agiN roc . Ross Pym, MCIP, RPP V Lynda Tayl , MCIP, RPP Principal Planner - Development Review Manager — Development Review RP:Id Attachments Copy: Director, Planning & Development 015 APPENDIX NO. 1 TO INFORMATION REPORT NO. 21-03 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) Toronto Region Conservation Authority (2) Enbridge Gas; (3) Durham District School Board (4) Durham Catholic District School Board (5) Canada Post (6) Veridian Connections (7) Bell Canada COMMENTING CITY DEPARTMENTS (1) none received to date (1 ATTACHMENT#TO -03 INFORMATION REPORT# 0 0 U 0 CRESCENT FINCH AVENUE City of Pickering 3 w 0 Z m 0 so Planning & Development Department PROPERTY DESCRIPTION PART LOT 17, CONCESSION 2 OWNER BROOKFIELD HOMES LTD. DATE OCT. 17, 2003 DRAWN BY JB APPLICATION No. SP2003_04, A20/03 SCALE 1:5000 CHECKED BY RP FOR DEPARTMENT USE ONLY PN -2 PA- L FINCH AVENUE ATTACHMENT # TO urr_)TmATIoN REPORT# I -03 INFORMATION COMPILED FROM APPLICANTS PROPOSED DRAFT PLAN - SP 2003-04 & A20/03 G17 BLOCK 2 AREA=1.4177 ho. BLOCK 1 AREA=3.3977 ha. BLOCK 1 AREA=3.3977 ha. I THC KW'S H.1.1111. 2 KINGSTON ROAD ---.---.---.---. 7F - THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING & DEVELOPMENT DEPARTUEN7; INFORMATION & SUPPORT SERVICES, OCTOBER 17, 2003. 018 i ATTACHMENT# -3 TO ;NiF( MAT1ON REPORT# z INFORMATION COMPILED FROM APPLICANTS PROPOSED SITE/CONDO PLAN - SP 2003-04 & A20/03 wt sex nn,. iu n,/asm a Yai ,C mol-- Ad 1 MINIM FINCH AVENUE IWMI_ MIME I`IIg II 5111111011 Opo 11111110111114. 0S 005 NOWAY xn 1 KINGSTON ROAD TH/5 MAP WAS PRODUCED BY THE CITY OF P/CKER/NG, PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION Cc SUPPORT SERVICES OCTOBER 17, 2003. KIPTORONTO AND REGION Y` onserva tion for The Living City September 15, 2003 Mr. Ross Pym City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L1 V 6K7 Dear Mr: Pym: 0 SEP 1.9 2003 Y CITING CNKEERIOF , ONTARIO ATTACHMENT# To INFORMATION Zi -03 RECEIVED Re: Draft Plan of Subdivision SP -2003-04 Zoning By Law Amendment Application A20/03 Part Lot 17, Concession 2 City of Pickering (Brookfield Homes) SEP 1 9 2003 CITY DEVELOPMENT DEPARTMENT We acknowledge receipt of the above noted applications and offer the following comments. A review shows plans to construct a Townhouse Development on the subject lands. The lands are within the Duffins Special Policy Area and therefore, would be subject to flooding under a Regional Storm Event. Under the SPA policies new development is permissible within the Regional Storm Floodplain subject all structures being floodproofed and the development being design to withstand the flood depths and velocities associated with a Regional Storm. We note that a permit would be required under Ontario Regulation 158 for construction within the Regional Storm Floodplain. In support of the application, TRCA staff have received a hydrogeological report, an environmental report and a functional servicing report. The reports are currently being reviewed by technical staff and given the volume of reports currently under review, we request additional time to review the reports. Given this, we are not in a position to provide detailed comments at this time. We trust that this is satisfactory. If you have any questions please contact the undersigned at ext 5306. Yours truly, ussel White Senior Planner Development Services Section Ext. 5306 F2RS\PUBLIC\brookfirld.w�d 5 Shoreham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca 019 ATTACHMENT# 5 TO 020 500 Elgin Mills Road East .i,;:t ,Wa4TIQN REPORT# Z I 'NBR/QGE Richmond Hill Ontario L4C 5G1 2003-09-15 RECEIVED SEP 2 2 2003 ROSS PYM Q CITY OF a DEVELOP CITY OF PICKERING DEPARTMENT PICKERING CIVIC COMPLEX ONE THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs IECIEINE ti SEP 2 2 2003 CITY EKE RING� ONTARIO Re: DRAFT PLAN OF SUBDIVISION SP -2003-04 ZONING BY-LAW AMENDMENT APPLICATION A 20/03 BROOKFIELD HOMES It is requested that the following conditions be included in the subdivision agreement. The owner is to co-ordinate the preparation of an overall utility distribution plan to the satisfaction of all effected authorities. Streets are to be constructed in accordance with the municipal standards. The owner shall grade all streets to final elevation prior to the installation of the gas lines, and provide the necessary field survey information required for the installation of the gas lines, all to the satisfaction of Enbridge Gas Distribution Inc.. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. Yours ruly, ilcox Supervisor, Planning & Design (416) 758-7954 HW/swc THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario LIR 21(6 Telephone: (905) 666-5500 1-800-265-3968 lax: (905) 666-6439 September 23, 2003 The City of Pickering Planning Department Pickering Civic Complex One The Esplanade Pickering, Ontario L 1 V 6K7 Attention: Mr. Ross Pym Dear Mr. Pym, ATTACHMENT# TO INFORMATION REPORT# Z 1 -' 03 OfTY OF= Pt CAL; FIv;{I VII140, ONTARIO RECE SEP 2 6 2003 CITY OF PICKERING PLANNING' & DEVELOPMENT DEPARTMENT RE: Draft Plan of Subdivision SP -2003-04 • Zoning By-law Amendment Application A 20/03 Brookfield Homes Part Lot 17, Concession 2 City of Pickering Staff has reviewed the information on the above noted application and has the following comments... 1. Approximately 68 elementary pupils could be generated by the above noted application. 2. It is intended that any pupils generated by the above noted plan of subdivision be accommodated within an existing school facility. 3. Under the mandate of the Durham District School Board, staff has no objections. Yours truly, CQa,o(9. Christine Nancekivell Planner CN:em I:IPROPLAN\DATA\PLNGISUB\SP2003-04 o' c, uisrR/c Q o THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD 7 w .a 022 October 17, 2003 ATTACHMENT# 7 TO INFORMATION REPORT#Z..r RECEIVED Catholic Education; Learning & Living in Faith City of Pickering Ross Pym, Principal Planner Planning & Development One The Esplanade Pickering, ON L1 V 6K7 RE: OCT 2 1 2003 PLANNING & DEVELOPMENT DEPARTMENT Draft Plan of Subdivision S -P-2003-04 Zoning By-law Amendment Application A 20/03 Brookfield Homes City of Pickering OECEOVE 111.1 OCT 2 1 2003 CITY OF PICKERING PICKERING, ONTARIO At the Regular Board Meeting of Tuesday, October 14, 2003, the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the City of Pickering that the Board has no objection to Subdivision Application S -P 2003-04." The subject lands affected by this application falls within the catchment area of St. Wilfrid Catholic School located at 2360 Southcott Road in Pickering. Sincerely yours, Gerry O'Neill Controller of Planning and Admissions GON:AD:ad 650 Rossland Road West, Oshawa, Ontario L11 7C4 Telephone (905) 576-6150 Business Services, Fax (905) 576-1981 Patricia Manson, B.A., M. Ed.. Director of Education/Secretary/Treasurer DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON M1P 5A1 (416) 285-5385 (T) (416) 755-9800 (F) October 7, 2003 Ross Pym Planning & Development City of Pickering 1 The Esplanade Pickering On L1V 6K7 Dear Mr. Pym, ATTACHMENT# g '1O '"•'FORMATION REPORT#— 21 O, 3 RECEIVED OCT 0 8 2003 P LANNINNG & DEVELOPMENT PING DEPARTMENT ijllF[ En OCT - 8 2003. • CITY PICKERING PICKERING, RE: DAFT PLAN OF SUBDIVISION SP -2003-04 ZONING BY-LAW AMENDMENT APPLICATION A 20/03 BROOKFIELD HOMES PART LOT 17, CONCESSION 2 CITY OF PICKERING Thank you for the opportunity to comment on the above noted plan of subdivision 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/developer will 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. -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. DELIVERY PLANNING (416) 285-5385 (T) 1860 MIDLAND AVE 2ND FL. ATTACHMENT#B 'ro (416) 755-9800 (F) SCARBOROUGH ON M1P 5A1 '10FORMATION REPORT# 2 -63 2 -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, pleasecall me at 416-285-5385. Sincerely, Debbie Greenwood Delivery Planner a:utildraw.sarn SEP -17-2003 WED 09:55 AM FAX NO, P, 02 ATTACHMENTita.TO INFORMATION REFORM‘ 1 VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW f! ?l PROJECT NAME: Brookfield Homes ADDR-ESS/PLAN: Part Lot 17, Concession 2 (Finch Avenue Bast and Kingston Road) MUNICIPALITY: Pickering REP NO.t SP -2003-04 & A 20/03 SUBMISSION DATE: September 5, 2003 1. Electric Service is available on the road allowance(s) touching this property, Servicing will be from north side of Pinch Avenue and Kingston Road, 2, Individual metering for each unit is required, 3. The following standard fixed fee costs will apply (41 figures are approximate): Service Connection Itcc $150.00 per unit 4, Existing Corporation plant on the north side of Finch Avenue and Kingston load .nay have to be relocated at the Applicant's cost to accommodate the proposed future toad/driveways, 5. The Applicant must make direct application. to the Corporation to obtain specific approval of the electrical service arrangements and related work for this project, The applicant is cautioned that tenders, contracts, or work initiated prior to obtaining specific approval will be subject to change. 6, A Servicing Agreement must be signed with the Corporation in order to obtain servicing for this site. 7. All work from the public road allowance to the service entrance and the metcting arrangements mast compl7 with the Corporation's requirements and specifications. 8, Prior to obtaining a building permit, the Applicant shall, by agreement, confirm acceptance of the terms and conditions of providing electrical service. 9. Where cranes or material handling equipment or workers must work in proximity to existing overhead wines, with the capability of contact or coming within the limits of approach, the developer/buildet shall pay all cats for the temporary relocation, buttal, or protection of the wires, or other action deemed necessary by Ver:idia:n to provide for worker safety and the security of the electt1c4 system, 10. Landscaping, specifically trees and shrubs, should be relocated awiy from the Corporation's transformer and poleline to avoid interference with equipment access and future growth. Lopsided appearance of ttees from trimming may result, 12. Will not attend scheduled City of Pickering DART Meeting for this development, SEP -17-2003 WED 09:56 AM FAX N0, P, 03 'TTACHMENT#__ O iNI:ORMATION REPORT#Z°3.. Page 2 VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW 13, Veridian Connections has no objection to the proposed development. Please forward a copy of First submission civil design so that Veridinn Connections may prepare an electrical design and an Offer to Service, 14. All of the above conditions of service arc subject to Ontario Energy Board (OEB) approval. Technical Reptesentative —Dave Bell Telephone 427-9870 Ext, 3233 PV/df \Word DocADevelepment Application Review \Vuridnn Cunnrcd4nt Si'. Plan Application Rnviev • Hiank.doc Rcv. Date: November 1, 1999 Right Of Way Floor 5, 100 Borough Drive Scarborough, Ontario M1P 4W2 Tel: 416-296-6291 Fax: 416-296-0520 September 17, 2003 Town of Pickering Planning Department 1 The Esplande Pickering, Ontario L1V 6K7 Attention: Ross Pym Dear Sir/Madam: RE: Draft Plan of Duffins Creek Your File No: Bell File No: Arr=Imre /O To ittrieelgire16-63 SEP 1 9 2003 CITY OF PICKERING PLANNINARTMELOPMENT DE Toll-Free: 1-800-748-6284 Subdivision Kingston Rd Hwy 2 SP -2003-04 25964 OECEVE ti SEP 1 9 2003 CIKERIPICN PICKERING ©N AR O G • Thank you for your letter of Friday, September 05, 2003 requesting comments on the above -referenced application. A preliminary review of the draft plan has been completed and a telecommunication facility easement may be required to service these lands. The draft plan has been forwarded onto our Engineering department for detailed review and to determine Bell's specific requirements. Until additional comments are issued by Bell Canada approval of the above - referenced application is premature. Should you have any questions please contact Jackie Wilkinson at 416-296-6430. Yours truly, Raymond Wu Manager - Right Of Way Call Centre