HomeMy WebLinkAboutPD-149-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: ROTH.GPA
REPORT
Meeting: General Purpose and Administration Committee File # A-)
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Date: Monday, October 20, 1997 Res. 444
Report #: PD- 149 -97 File #: DEV 94 -054 (X -REF: OPA 94- 007 /D)By -law #
Subject: REGIONAL OFFICIAL PLAN AMENDMENT APPLICATION
REZONING & SITE PLAN APPLICATION
APPLICANT: ALAN BERK ON BEHALF OF W. E. ROTH CONSTRUCTION LIMITED
PART LOT 28, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 94 -054 (REVISED) AND OPA 94 -007 /D (REVISED)
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 149 -97 be received;
2. THAT the Official Plan Amendment Application submitted by Alan Berk on behalf
of W. E. Roth Construction Limited to amend the Regional Official Plan to permit
a gas bar and ancillary kiosk be DENIED;
3. THAT the application to amend the Comprehensive Zoning By -law 84 -63 of the
former Town of Newcastle, as amended, submitted by Alan Berk on behalf of W.
E. Roth Construction Limited to permit a gas bar and ancillary kiosk be DENIED;
4. THAT the Region of Durham be requested to approve those portions of the
Clarington Official Plan deferred for consideration of Application OPA 94 -007 /D
specifically:
i) Section 10.10 as it applies to the subject site (Deferral No. 27); and
ii) the land use designation for the subject site shown on Map Al as "General
Agricultural Area" (Deferral No. 29); and
5. THAT the Durham Region Planning Department and all interested parties listed
in this report and any delegation be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Alan Berk
REPORT NO. PD-149-97 PAGE 2
1.2 Owner:
1.3 Rezoning:
1.4 RegionalOPA:
1.5 Area:
W. E. Roth Construction Limited
from "Agricultural (A)" to a zone appropriate to permit the
development of a gas bar with a kiosk.
from "General Agricultural Area" to a designation appropriate
to permit the above.
1.471 ha (3.635 acres)
2. BACKGROUND
2.1 On October 21, 1994 the Planning and Development Department received an
application to amend Comprehensive Zoning By -law 84 -63 in order to permit the
development of a gas bar with a kiosk and a 600 square metre building for an
eating establishment and a convenience commercial use. On November 10, 1994
the Planning and Development Department was advised by the Region of Durham
of a Regional Official Plan Amendment to permit the above uses. A Public
Meeting was held on January 23, 1995, at which time comments and concerns
both in support and in opposition to the applications were heard.
2.2 On July 18, 1996 the applicant revised the rezoning application to delete the 600
square metre eating establishment and convenience commercial use. On
September 27, 1996 the Planning and Development Department was advised by
the Region of Durham of the same revision to the Regional Official Plan
Amendment.
2.3 The proposal is situated on a 1.471 hectare (3.635 acre) parcel of land located
immediately northeast of the Courtice Road /Bloor Street intersection within Part
Lot 28, Concession 2, former Township of Darlington. The subject parcel of land
is part of a much larger property with a municipal address of 2149 Courtice Road.
The proposal suggests access from both of the intersecting streets.
REPORT NO. PD-149-97 PAGE 3
2.4 The Clarington Official Plan was approved by the Council of the Regional
Municipality of Durham with deferrals on Wednesday, September 25, 1996. The
policy section on service stations as it relates to this proposal was shown as
Deferral No. 27 and the land use designation for the site as shown on Map Al
was identified as Deferral No. 29 in the Clarington Official Plan.
3. PUBLIC NOTICE AND PUBLIC MEETING
3.1 Pursuant to Council's resolution of July 26, 1982 and the requirements of the
Planning Act, the appropriate signage acknowledging the application was installed
on the subject lands. In addition, the appropriate notice was mailed to each
landowner within the prescribed 120 metre (394 feet) distance.
As a result of the public notification process, the Planning and Development
Department received two (2) counter inquiries, one (1) telephone inquiry and
written submissions from approximately fifty (50) households. One counter inquiry
from a member of Ebenezer United Church, was a request for more information
about the revised application and comments that were critical of the proposal.
The second counter inquiry was from a couple that lived nearby. They were
critical of the proposal for many reasons and questioned why the revised
proposal, which was more limited in land uses and land consumption,
nevertheless had exactly the same land parcel boundaries. The written
submissions from the fifty (50) households emphasize the contradiction between
the proposal and the designations for the site, and the lack of a need to have a
gas bar at that particular site.
3.2 A Public Meeting under the requirements of the Planning Act was held for the
revised applications on October 7, 1996. Three (3) individuals spoke in
opposition to the revised proposal.
REPORT NO. PD-149-97 PAGE 4
The first speaker made the following points:
• inappropriate use of the land;
• use contrary to Regional Official Plan designation;
• no municipal services at the site;
• in the future, Tooley Creek to the east could become a receptacle for
leaking gas tanks;
• alternative commercial development locations with more appropriate zoning
available in Courtice along Highway 2;
• the adjacent intersection already has a poor safety record and access off
an 80 km /h road will be difficult;
• the rural atmosphere of the church and neighbourhood would be ruined
through gasoline fumes and the sound of cars being turned off and
started; and
• that he spoke for about 50 of the proposal's neighbours.
The second speaker made the following points:
• the revised application can be viewed as "the thin edge of the wedge" for
introducing urban uses into an agricultural area;
• there are other better locations for a gas station;
• the target market is not the immediate neighbourhood;
• the Highway 401 / Courtice Road gas station was closed recently due to a
lack of business;
• the integrity of the Clarington Official Plan must be maintained; and
• that she spoke for her family and her neighbours.
The third speaker made the following points:
• the proposal is a drastic land use change;
• the proposal is premature;
• it does not fit with the rural setting of the church and neighbourhood; and
REPORT NO. PD- 149 -97 PAGE 5
• that he spoke on behalf of the Congregation Committee of Ebenezer
United Church dealing with the issue.
The applicant for the proposal, Mr. Alan Berk spoke in support of the proposal.
He made the following points:
• we have followed an unusual design /marketing strategy, eliminating the
600 square metre convenience commercial store and coffee /donut shop,
just to accommodate the neighbourhood's wishes;
• many issues have been /will be addressed through compliance with the
requirements of the regional and local public works departments and other
government agencies;
• the urban boundary does not make sense, a collector road boundary
would be better;
• Courtice Road is a major access to and from Highway 401, is of an urban
nature, and currently requires auto services on both of its sides;
• the site has not been used for agriculture for many years;
• the site is only at the edge of the area designated "General Agricultural
Area "; and
• the Highway 401 /Courtice Road gas station failed because it was unseen,
aging and not user - friendly and ours will be the opposite of this.
4. OFFICIAL PLAN CONFORMITY
4.1 Within the Durham Regional Official Plan, the subject land is designated as
"General Agricultural Area ". Land so designated shall be used predominantly for
agriculture and farm - related land uses. The proposed land use does not conform
to this designation, hence the Regional Official Plan Amendment Application.
4.2 Within the Clarington Official Plan, the subject land is located within the "General
Agricultural Area" designation. However, the land use designation was deferred
J3
REPORT NO. PD- 149 -97 PAGE 6
at the request of the applicant to allow for consideration of the Regional Official
Plan Amendment Application.
It should be noted that in the Clarington Official Plan, service stations are not
allowed in rural areas such as "General Agricultural Areas ".
5. ZONING BY -LAW COMPLIANCE
5.1 Within Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, as
amended, the subject land is zoned "Agricultural (A) ". This zone permits
agriculture and a variety of other extensive land uses such as: conservation,
forestry, commercial kennels, fur farms and riding stables. However, the proposal
of a gas bar is not a permitted use, hence the rezoning application.
6. AGENCY COMMENTS
6.1 The rezoning and site plan applications were circulated to various agencies and
other departments by the Planning and Development Department. Ontario Hydro
and the Clarington Fire Department had no objection. The Clarington Economic
Development Office had no comment. Other comments received to date are as
follows.
6.2 Clarington Public Works Department - Engineering Division offered the following
comments.
An 8.0 metre road widening, to be dedicated to the Municipality, is
required on Bloor Street. The required road widening must be dedicated,
free and clear of any encumbrances, to the Municipality.
The Owner will be responsible for providing illumination for any proposed
entrances onto Bloor Street.
The Applicant's Engineer will be required to prepare a Grading and
Drainage Plan that details the configuration of the on -site storm sewer
system (minor system) and the conveyance of the overland flow (major
system) from this site.
REPORT NO. PD- 149 -97 PAGE 7
The Applicant will be responsible for the cost of designing and
reconstructing, on Bloor Street (roadside), the outfall ditch (roadside) which
facilitates the future drainage of the proposed development and provides
a "local service connection ". The details of the design and construction of
these works shall be prepared by the Applicant's Engineer and submitted
to the Director of Public Works for approval.
The Applicant must deposit with the Municipality, in an amount approved
by the Director of Public Works, a performance guarantee which covers the
cost of reconstructing the outfall ditch, and servicing and connecting the
drainage from the proposed severances to an approved outfall.
The Applicant must enter into, with the Municipality, a development
agreement which includes all requirements of the Public Works Department
regarding the engineering and construction of all internal and external
works and services related to this site plan.
The Applicant will be required to make application for property access in
conjunction with this proposal.
The Applicant is responsible for any costs necessary to facilitate the
construction of an entrance from the subject property to Bloor Street. The
cost of providing a connecting access may include utility relocation,
culverts, ditching, restoration, etc. The Applicant will also be responsible
for the illumination of this entrance.
The entrance to the subject property must be constructed to the following
minimum standard:
Surface Asphalt - 40 mm HL 3
Base Asphalt - 50 mm HL 8
150 mm Granular A
300 mm Granular B
Entrance Width - 9.0 metres
Entrance Radius - 6.0 metres
Barrier Curb - as per N -501
A performance guarantee estimate is required for the external works, listed
below, which form a connection to the development. The Applicant's
Engineer is responsible for providing this estimate.
1. Entrance construction;
2. Entrance illumination; and
3. Roadside ditch reconstruction.
UJ��
REPORT PD -149-97 ;
All works and services must be designed and constructed in accordance
with the Municipality of Clarington Design Criteria and Standard Drawings,
provisions of the Municipality Development By -law #92 -015 and all
applicable legislation, and to the satisfaction of the Director of Public
Works.
That the Applicant meet all the requirements, financial or otherwise, of the
Public Works Department.
6.3 Clarington Public Works Department - Parks Division stated the 2% parkland
dedication requirement is to be accepted as cash -in -lieu and the funds realized
credited to the Parkland Reserve Account and that an approved landscape plan
be developed.
6.4 The Regional Planning Department stated in a letter received November 22, 1996
that in light of agricultural policies in the Provincial Policy Statement non -farm
uses such as service stations are allowed in agricultural designations provided
there is a demonstrated need for additional land to be designated to
accommodate the proposed use and there are no reasonable alternative locations
which avoid the use of agriculturally designated land. Furthermore, the "applicant
has not as yet demonstrated that the requirements of the Provincial Policy
Statement have been met ".
In response to a needs analysis study submitted by the applicant, the Regional
Planning Department has forwarded updated comments. The above department
stated in a letter received September 4, 1997, that the Provincial Policy Statement
allows for non -farm uses under certain conditions and that consideration of
"alternative locations is based on a hierarchy of alternatives ". The first alternative
are those locations which are already designated for such proposed uses; the
second, those locations which are outside of agriculturally designated areas; and
finally, those locations which are located within agriculturally designated areas.
Consideration of alternative locations needs to be as broad as the market area
UJ0
REPORT NO. PD- 149 -97 PAGE 9
applicable to the proposed use. If the gas bar is intended to provide service to
the residents of the Courtice Urban Area and surrounding rural areas, as indicated
in the needs analysis study, then the alternative locations should include all the
lands in or around the existing or designated urban area. The Planning
Department noted that the report fails to satisfactorily address consideration of
alternative locations within the Courtice Urban Area which are already designated
for such uses as that proposed. The department further states that one of the
points used in the report to support the contention that there is a lack of
alternative locations within the Courtice Urban Area, is based on Section 10.9.2
a) of an earlier draft of the Clarington Official Plan. This policy permitted service
stations only at the intersection of arterial roads. However, this policy is not in the
approved Clarington Official Plan. The Regional Planning Department concluded
the Clarington Official Plan provides ample opportunity for the development of
service stations and gas bars, such as that proposed by the applicant, on the
lands within the Courtice Urban Area itself, rather than in the surrounding
agricultural areas. The needs analysis does not satisfactorily demonstrate the
need for additional land to be designated to accommodate the proposed use.
6.5 The Regional Works Department reiterated their comments of December 8, 1994
which stated the following. Municipal water and sanitary sewer services are not
readily available to the site and that there are no plans to change this situation.
Therefore, private wells and septic systems will have to be used. Bloor Street has
been identified as a future Type "A" arterial road in the Regional Official Plan and
therefore, Clarington should acquire a 8.22 m road widening across the total Bloor
Street frontage. Regarding Courtice Road, the applicant should convey sufficient
road widening to the Region to provide for 18 metres from the centreline of the
right -of -way. Ultimately, this intersection will be reconstructed with raised centre
median islands and then, access to both Bloor Street and Courtice Road will be
restricted to right -in, right -out operation only. The applicant will be required to
submit six copies of detailed site servicing plans to the Region for entrance
Jf
REPORT NO. PD- 149 -97 PAGE 10
approval prior to the issuance of a building permit. Based on the foregoing, the
Department had no objection to the further processing of the application.
6.6 The Regional Health Department had no objections to the proposal but, did
require a site plan showing tile bed location and design.
6.7 Central Lake Ontario Conservation stated that within the area a Master Drainage
Plan/Watershed Plan for the Tooley Creek watershed is needed but, given the
relatively minor nature of the proposed development they are prepared to support
the intended use. The Authority also stated that prior to final approval of the site
plan a report should be prepared to address the following issues:
• pollution /spill controls to be implemented on site;
• perhaps stormwater quantity controls but, definitely "an indication of pre
and post development flows (for storms up to and including the Regional
Storm) ";
• a grading and drainage plan to be submitted for approval, which shows
there is no increase in flow passing onto adjacent private lands and the
extent of on -site ponding; and
• stormwater quality controls, as per the Fisheries Act, including measures
to ensure there is no harmful alteration, disruption or destruction of fish
habitat, and /or the discharge of deleterious substances into waters
frequented by fish or that unavoidable fish habitat destruction is dealt with
through the provision of appropriate compensation (which is determined
in consultation with the Department of Fisheries and Oceans). Appropriate
quality control measures are to be used on site both during and after
construction and so, the applicant is to provide a plan /report which
demonstrates the methods to be used on a temporary and permanent
basis to address water quality issues such as increases in sediment or
other suspended solids, pollutants from spills or other thermal impacts.
The design of water quality treatment facilities should employ best
management practices. The site is subject to Ontario Regulation 145/90,
with written permission from the Authority being required prior to starting
any filling or grading.
REPORT NO. PD-1 49-97 PAGE 11
6.8 The Ministry of Agriculture and Food stated in their November 10, 1994 comments
on the original proposal:
• surrounding uses to the northeast and the southeast are agriculture with
several non -farm residences present and there is no conflict with the
Agricultural Code of Practice;
• that the existing use is agriculture and that according to Canada Land
Inventory Mapping the site has Class 1 Soil;
• the use proposed should not be permitted in the agricultural area and it
should be directed to the urban area or to a non - agricultural designation;
and
• the Ministry "recommends the proposed amendment not be approved ".
6.9 Consumers Gas red -lined one copy of the site plan to show all of their existing
gas facilities on the site.
6.10 Comments remain outstanding from:
• Bell Canada (comments on original proposal only)
7. STAFF COMMENTS
7.1 The Regional Planning Department staff expressed in their comments on the
Official Plan Amendment application that the Agricultural Lands Consumption
Justification Study failed to satisfactorily demonstrate support for the approval of
this proposal. Staff would concur with this assessment.
7.2 The applicant has on two occasions questioned the selection of Courtice Road
as the easterly boundary for the Courtice Urban Area. This boundary was
REPORT NO. PD- 149 -97 PAGE 12
established through the preparation of the 1991 Durham Region Official Plan and
was similarly identified in the Clarington Official Plan.
7.3 Courtice Road is identified with the Clarington Official Plan as a Type "A" Arterial
Road. It is designed to efficiently move large volumes of traffic at moderate to
high speeds over relatively long distances. Such roads provide the highest level
of service and vehicle operating speed relative to other types of arterial roads.
The policies within the Clarington Official Plan that involve service station uses
imply that locations shall not create vehicular congestion nor should they impede
traffic flows. No supporting documentation was submitted addressing these
concerns.
7.4 Notwithstanding, it is staff's position that Courtice Road provides the clear,
concise and decisive limit between the Green Space - Agricultural Area
designations within the Clarington and Regional Official Plans that is needed to
identify the distinct separation of the two urban areas of Courtice and
Bowmanville.
7.5 It is staff's position that the newly approved Clarington Official Plan provides
sufficient opportunities for the development of service stations and gas bars on
lands located within the Courtice Urban Area for this type of commercial use
rather than consuming the surrounding agriculturally designated lands.
8. CONCLUSIONS
8.1 In consideration of the comments contained within this report, staff respectfully
recommends the Official Plan Amendment Application be recommended to the
Region of Durham for DENIAL and that the Rezoning Application be DENIED.
REPORT NO. PD- 149 -97 PAGE 13
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
BR *LT *FW *cc
Attachment #1 - Key Map
Attachment #2 - Site Plan
October 7, 1997
Reviewed by,
Interested parties to be notified of Council and Committee's decision:
Robert E. Young
2131 Courtice Road
COURTICE, Ontario L1 E 2M8
Oleh Semen Stasyszyn
Roberta Marie Stasyszyn
1863 Bloor Street East
COURTICE, Ontario L1 E 2M9
Tony & Zena Baksh
2101 Courtice Road
COURTICE, Ontario L1 E 2M8
Jim & Carol Quirk
2207 Hancock Road
COURTICE, Ontario L1 E 2M3
Dean & Marjorie Worden
1218 Trulls Road
COURTICE, Ontario L1 E 2S4
Ralph & Maryan Buzza
2252 Courtice Road
COURTICE, Ontario L1 E 2M8
Mr. & Mrs. John Barnes
2173 Baseline Road
R.R. #2
BOWMANVILLE, Ontario L1 C 3K3
Marie & Edmund Adams
41 Inglis Avenue
COURTICE, Ontario L1 E 2G7
Terry Robert & M.A. Ormiston
Southview Farms
1738 Bloor Street
COURTICE, Ontario L1 E 2N1
Brian & Betty Ormiston
1594 Courtice Road
COURTICE, Ontario L1 E 2N1
Margot Top
Group 8, Box 34, R.R. #6
BOWMANVILLE, Ontario L1 C 3K7
Carolyn & Neil Metcalf
1849 Bloor Street
COURTICE, Ontario L1 E 2M9
REPORT NO. PD-149-97 PAGE 14
Marjorie & Walter Tink
Margaret G. Down
64 Clayton Crescent
10 -155 Glovers Road
BOWMANVILLE, Ontario L1 C 4N8
OSHAWA, Ontario L1 G 7A4
Patricia Jermey
Larry & Dorothy Smith
65 Hemmingway Drive
122 Centrefield Drive
COURTICE, Ontario L1 E 2E6
COURTICE, Ontario L1 E 1 L4
Jack & Shirley Locke Ken & Edna Pamment
2193 Courtice Road 2165 Courtice Road
COURTICE, Ontario L1 E 2M8 COURTICE, Ontario L1 E 2M8
William & Frances Andrew L. A. & Carol Clement
1987 Bloor Street, R.R. #2 2231 Hancock Road
BOWMANVILLE, Ontario L1 C 3K3 COURTICE, Ontario L1 E 2M3
Ken & Janet Spencer Robert Merrin
82 Centrefield Drive 21 Living Court
COURTICE, Ontario L1 E 1 K6 COURTICE, Ontario L1 E 2V6
Ms. Elliott Alex Buksa
20 Robert Adams Drive 2265 Hancock Road
COURTICE, Ontario L1 E 1 V8 COURTICE, Ontario L1 E 2M3
Monica Johns
William & Evelyn Reid
1718 Nash Road
1776 Bloor Street
COURTICE, Ontario L1 E 21-8
COURTICE, Ontario L1 E 2M9
Gwendolyn E. Muir
Fay A. Henry
1775 Highway No. 2
1711 Bloor Street
COURTICE, Ontario L1 E 2M4
COURTICE, Ontario Li E 2N1
Elaine Kinsman
Richard & Charlotte Hughes
1725 Bloor Street
1786 Bloor Street
COURTICE, Ontario L1 E 2N1
COURTICE, Ontario L1 E 2M9
Gay Property Management
Sadie M. Courtice
103 Athol Street East
2433 Courtice Road
OSHAWA, Ontario L1 H 1 J8
COURTICE, Ontario L1 E 2M8
W.E. Roth Construction Ltd.
Stan & Libby Racansky
1500 Highway No. 2
3200 Hancock Road
COURTICE, Ontario L1 E 2T5
COURTICE, Ontario L1 E 2M1
REPORT NO. PD- 149 -97 PAGE 15
Richard Hughes, Representative
Board of Stewards,
Ebenezer United Church
1669 Courtice Road
COURTICE, Ontario L1 E 2P9
Mr. & Mrs. Bryan Staal
1788 Bloor Street
COURTICE, Ontario L1 E 2M9
Raymond Osborne
1775 Bloor Street
COURTICE, Ontario L1 E 2M9
Al Canfield
2181 Courtice Road
COURTICE, Ontario L1 E 2M8
Donald C. George
1040 Beaufort Avenue
OSHAWA, Ontario L1 G 1 G6
I. Pegg
55 White Cliffe Drive
COURTICE, Ontario
Ebenezer United Church
Board of Stewards
c/o Kay Moore
9 Church Street
BOWMANVILLE, Ontario L1 C 1S2
Wesley J. Oke
25 Oke Road
COURTICE, Ontario L1 E 2V1
Mrs. Gladys Short
2115 Courtice Road
COURTICE, Ontario L1 E 2M8
Gordon A. Vinson
22 Old Kingston Road
COURTICE, Ontario L1 E 2R8
W.S. & Noreen Paterson
1909 Bloor St. East
R.R. #2
BOWMANVILLE, Ontario L1 C 3K3
Lloyd & M. Eileen Down
L1 E 1T2 1687 Baseline Road West
COURTICE, Ontario L1 E 2S6
Jean B. & Wally McKnight
1719 Darlington Park Rd.
COURTICE, Ontario L1 E 2P7
Mr. & Mrs. Wesley Down
726 Townline Rd. South
R.R. #4
OSHAWA, Ontario Li H 7K6
R. Brooks & Bernice L. Pearce
1883 Bloor Street
R.R. #2
BOWMANVILLE, Ontario Li C 3K3
Alan Berk
650 King Street East
OSHAWA, Ontario L1 H 1 G5
W. & Eileen A. Sanderson
87 Kingswood Drive
COURTICE, Ontario L1 E 1 Z3
Jim Turk
2207 Hancock Road
COURTICE, Ontario L1 E 2M3
Ebenezer United Church
Trustees
c/o Rae Pickell
1464 Courtice Road
COURTICE, Ontario L1 E 2M8
Doug Schneider
416 Taunton Road West, R.R. #1
OSHAWA, Ontario Li H 7K4
bU -)
REPORT NO. PD-149-97 PAGE 16
Roy V. & Beverly A. Balson
131 Easthaven Street
OSHAWA, Ontario Li G 6K4
Mr. H.F. & Mrs. A.C. Preston
869 Grandview Drive South
OSHAWA, Ontario L1 H 8G9
Elmer & Margaret Down
R.R. #4
OSHAWA, Ontario L1 H 7K6
K. Hawke
163 Labrador Drive
OSHAWA, Ontario Li H 7E4
John, Marlene & Glenn Waters
1882 Bloor Street East
R.R. #2
BOWMANVILLE, Ontario L1 C 3K3
Wayne & Pat Beckett
6705 Holt Road
BOWMANVILLE, Ontario L1 C 3K4
Barbara Popodyn
1895 Bloor Street
COURTICE, Ontario L1 E 21VI9
Mr. & Mrs. T. Peoples
29 Longwood Court
COURTICE, Ontario L1 E 1 R9
Bernice Gay
300 Mary Street
Apt. 310
OSHAWA, Ontario L1 G 5C8
Alex L. Muir
1805 Highway 2
COURTICE, Ontario L1 E 2M4
Mr. & Mrs. Bruce Johnson
29 Stagemaster Crescent
COURTICE, Ontario L1 E 2Y7
Mr. & Mrs. Osborne
1835 Bloor Street
COURTICE, Ontario L1 E 2M9
Leonora Nicholls
1915 Bloor Street East
R. R. #2
BOWMANVILLE, Ontario L1 C 3K3
Graham Gardner
31 Stagemaster Crescent
COURTICE, Ontario L1 E 2Y7
Anthony & Stephanie Maiorino
28 Stagemaster Crescent
COURTICE, Ontario L1 E 2Y7
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