HomeMy WebLinkAboutPD-112-96DN: 18T95oo9.GPTHE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: General Purpose and Administration Committee File
Date: Tuesday, July 2, 1996 Res. #6A0 - U(_
Report #: PD- 112 -96 File #: 18T -95009 By -law #
Subject: PROPOSED DRAFT PLAN OF r •
MORTGAGE
FRONT PART LOT 1, BROKEN O
CITY OF OSHAWA
00.
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 112 -96 be received;
2. THAT the Region of Durham Planning Department and the City of Oshawa be
advised that the Municipality of Clarington withdraws its objection to the draft plan
of subdivision 1 BT -95009 submitted by C & K Mortgage Services; and
3. THAT a copy of Report PD- 112 -96 be forwarded to the City of Oshawa Planning
Department, the Region of Durham Planning Department and the applicant.
1. BACKGROUND:
1.1 The applicant's lands are located at the southern terminus of Townline Road in
Part of Lot 1, Broken Front Concession in the City of Oshawa (see Attachment #1
to Report PD- 30 -96). The draft plan of subdivision proposes 42 townhouse units
and 38 semi - detached units, including 10 semi - detached units with direct access
to Townline Road South.
599024
W
TEPOTT \
1.2 On March 11, 1996, Council adopted the recommendations of Report PD -30 -96
and forwarded an objection to the above - referenced plan of subdivision in the City
of Oshawa (see Attachment #1). The Municipality's objection was based primarily
on concerns that the plan of subdivision would not conform to the standards for
a Type 'B' arterial road and that the Boundary Road Agreement with the City of
Oshawa needed to be updated to ensure that the City would assume all costs of
road reconstruction and future maintenance. These matters also related to the
Ontario Municipal Board hearing on the lands in South -West Courtice, to which
the City of Oshawa is a party objecting to the proposed reclassification of
Townline Road.
1.3 Through the Official Plan Review, the Municipality determined the need to amend
the classification of Townline Road (south of Bloor Street) from a Type 'C' to a
Type 'B' arterial. On January 23, 1996, the consultant for C & K Mortgage
Services registered an objection to the proposed reclassification of Townline Road
as a Type 'B' arterial (see Attachment #2). Notwithstanding this objection,
Council adopted the new Official Plan on January 29, 1996. Council also
authorized the Municipality's application to amend the Durham Region Official
Plan with respect to the classification of Townline Road (ROPA 96 -002).
1.4 The Region will make a decision on the Municipality's official plan amendment
application concurrent with its approval of the Clarington Official Plan. This is
scheduled for September 1996.
2. PROPOSED RESOLUTION OF CONCERNS:
2.1 In an effort to resolve the Municipality's concerns, Regional staff convened several
meetings and held discussions with various parties. As an alternative to awaiting
a decision on the Municipality's Regional Plan amendment application or the
Ontario Municipal Board hearing on South -West Courtice, staff provided a number
of conditions which served as the basis for negotiations. ...3
599025
. .*
2.2 These conditions have been resolved satisfactorily to staff as follows:
i) Staff Report PD -30 -96 requested that the Stormwater Management
Implementation Report be forwarded to staff for review and approval. The
City has agreed to undertake this.
ii) Staff Report PD -30 -96 noted concerns which may arise from potential
purchasers who would object to the development of lands for industrial
purposes in Clarington. Accordingly, staff requested that a clause be
included in the purchase and sale agreement to disclose future land uses
in Clarington. The City of Oshawa concurred.
iii) Staff Report PD -30 -96 indicated that the Municipality would not participate
in the reconstruction of Townline Road to serve this plan of subdivision.
A condition has been written to the satisfaction of the Public Works
Department with respect to the road standard for the reconstruction but the
subject of cost - sharing will be formally incorporated into a revised
Boundary Road Agreement. A letter dated June 21, 1996 from John
Simmonds, Director of Engineering for the City of Oshawa outlines the
understanding regarding cost sharing of future improvements (see
Attachment #3). Since the future alignment of Townline Road has not
been determined, it is not known how much of the reconstructed road will
be incorporated into the arterial road system. However, only if and when
the Municipality receives a benefit from this portion of the road would the
Municipality be obligated to share in the costs of this road reconstruction
work.
iv) Staff requested that a 5 metre road widening be imposed on the plan of
subdivision to allow for the future widening to a Type 'B' arterial road
standard. Staff subsequently agreed to a 3 metre road widening in light
...4
599026
of the lack of a defined alignment for the future diversion of Townline Road
into the Employment Area and the proponents' proposal for a service lane
easement (see Section 2.3 below).
v) Staff requested that the proponent withdraw its objection to the Clarington
Official Plan and the Municipality's application ROPA 96 -002 to amend the
Regional Official Plan regarding the classification of Townline Road. Ms.
D'Alessandro on behalf of the proponent has conditionally withdrawn her
objection provided the Municipality withdraws its objection to the plan of
subdivision (see Attachment #4).
vi) Staff requested that the City of Oshawa staff indicate their willingness to
recommend that the City of Oshawa withdraw their objection to the Type
'B' designation for Townline Road. Staff subsequently withdrew this
request in light of the provision of the front service lane /easement.
Nevertheless, a letter received from the City of Oshawa Public Works
Department on June 24, 1996, indicated that based on technical
information provided by the Municipality, "the proposal to reclassify
Townline Road as a Type 'B' arterial is reasonable, justifiable and can be
supported by this Department ". This position is subject to Oshawa
Council's confirmation.
2.3 During the discussions, the applicant proposed a service lane /easement with two
access points at Lots 5 and 9. The service lane would limit the number of
accesses to Townline Road to a total of three (3) thereby meeting the Regional
Official Plan spacing requirement of 80 metres. This proposal is acceptable to
staff. The City of Oshawa passed a resolution on June 17, 1996 indicating its
support.
599027
...5
• w• • -�
FgAAW
In light of the above, the plan of subdivision complies with the spacing criteria of
the Regional Official Plan for Type 'B' arterial roads and therefore would not be
prejudicial in the event that the City of Oshawa continues to object to the
designation in the Clarington Official Plan. The costs of upgrading the road to a
collector road standard would reside with the City of Oshawa. In the event that
the road provided some benefit to Clarington residents or businesses at a future
point in time, the boundary road agreement, to be negotiated in the near future,
would contain provisions regarding the Municipality's responsibilities for cost
sharing.
Accordingly, it is recommended that the Municipality withdraw its objection to the
draft plan of subdivision.
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
DC *FW *jip
25 June 1996
Reviewed by,
W. H. Stockwell
Chief Administrative
Officer
Attachment #1 - Planning Department Report PD -30 -96
Attachment #2 - Letter of Objection from AVD Planning & Development
Consulting
Attachment #3 - Letter from City of Oshawa on Approval Condition
Attachment #4 - Objection Withdrawal Letter from AVD Planning &
Development Consulting
599028
MMMORTWATHE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: General Purpose and Administration Committee File #
Date: Monday, March 4, 1996
Res. #
Attachment # 1
Report #: PD -30 -96 File #: 18T -95009 By -law #
Subject: PROPOSED DRAFT PLAN OF SUBDIVISION
C. & K. MORTGAGE SERVICES
PART LOT 1, BROKEN FRONT CONCESSION, CITY OF OSHAWA
FILE: 18T -95009
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -30 -96 be received;
2. THAT the City of Oshawa and the Region of Durham be advised that the
Municipality of Clarington objects to the approval of the application for Draft
Plan of Subdivision 18T -95009 submitted by C & K Mortgage Services Inc.;
3.
4.
THAT a copy of this report be forwarded to the City of Oshawa and Region of
Durham Planning Departments; and,
THAT the interested parties listed in this report and any delegation be advised
of Council's decision.
1.
APPLICATION DETAILS
1.1
Applicant:
C & K Mortgage Services Inc.
1.2
Agent:
AVD Planning & Development Consulting
Limited
1.3
Draft Plan of Subdivision:
To permit the development of 38 semi-
detached units, 42 townhouse units, a
parkette, and a stormwater management
facility.
1.4
Site Area:
4.53 hectares (11.19 acres)
599029
REPORT NO.: PD -30-96 PAGE 2
2. LOCATION
2.1 The subject lands are located within the southern portion of Oshawa. The
property consists of Part Lot 1, Broken Front Concession in the City of
Oshawa. The property consists of a 4.53 ha (11.19 ac) parcel on the west
side of Townline Road.
3. BACKGROUND
3.1 On March 24, 1995, the Municipality was requested to provide comments on
this Draft Plan of Subdivision application. Staff have delayed responding on
this application until such time as the designation of Townline Road was
confirmed through the consideration of the Clarington Official Plan.
3.2 The property represents a small, triangular residential site bordered by
Townline Road to the east, C.P. Railway tracks and Highway 401 to the west,
and existing residential development to the north. The proposal would extend
Southport Drive through the property from Southgate Drive at the north to
Townline Road. The townhouse units are proposed on the west side of
Southport Drive while the semi - detached units front onto the eastern side of
Southport Drive and Townline Road. A parkette is located at the northern end
of the proposal while a stormwater management facility is located at the
southern tip of the property.
3.3 The property was subject to a previous application for a non - profit, co-
operative housing development consisting of 49 apartment units in a 3-4 storey
building and 115 townhouse units. Although the City of Oshawa Planning
Department recommended approval, both the City of Oshawa and Durham
Regional Councils denied the proposal and the application was referred to the
Ontario Municipal Board. The appeal was dismissed on the basis -that the site
was too remote from services such as transit, schools, parks, retail areas, and
medical /dental clinics for an assisted housing project. The Board also felt that
the high noise levels from the nearby two railway tracks and Highway 401
599030
REPORT NO.: PD -30-96 PAGE 3
would be more suitable to a development in which the buyer was aware of the
situation through warning clauses. As a result, a revised application has been
submitted.
4. AGENCY COMMENTS
4.1 The application was circulated to the Public Works Department for review. The
following comments have been received for consideration:
• The Neighbourhood Plan for Southwest Courtice indicates that West
Townline Road is being considered as a future Type B arterial road.
The draft plan of subdivision proposes lots fronting onto Townline Road
which would not be permitted under a Type B designation. The status
of Townline Road should be finalized and the plan revised to eliminate
access onto Townline Road.
• A stormwater management report must be submitted to the Public
Works Department for review and comment prior to draft approval. The
report myst address the manner in which drainage from the site will be
handled, the stormwater management works required to service the
development, and ensure that no municipal or private lands are affected.
• Development of this plan of subdivision will necessitate the
reconstruction of Townline Road from Southgate Drive to the southerly
limit of the development, including the installation of sidewalk and street
lighting. As the reconstruction works are not required by the
Municipality, the City of Oshawa should assume and accept all costs for
the reconstruction and future maintenance of Townline Road. The
Boundary Road agreement between the City and the Municipality should
be amended to reflect these provisions.
REPORT NO.: PD -30-96 PAGE 4
Until these issues have been addressed, the Public Works Department
considers the proposal to be premature.
5. STAFF COMMENTS
5.1 The Durham Region Official Plan designates Townline Road south of Bloor
Street as a Type C arterial. Direct access is permitted on Type C arterial
roads. The draft plan of subdivision proposes 10 lots that would access
directly onto Townline Road South.
5.2 The Clarington Official Plan, as adopted by Council on January 29, 1996,
designates Townline Road south of Bloor Street as a Type B arterial. In
addition, the Municipality has requested that the Region amend its Official Plan
accordingly. Regional policies do not permit lots with frontage on and direct
access to a Type B arterial road. The draft plan of subdivision does not
conform with the Clarington Official Plan and the Municipality's application to
amend the Durham Region Official Plan.
5.3 It is noted that the issue of the designation of Townline Road is a matter which
will be considered by the Ontario Municipal Board at the hearing related to .
various applications in southwest Courtice. The Municipality has requested the
Region to refer a portion of the Clarington Official Plan to be consolidated with
that hearing, including the designation of Townline Road. Until this matter is
resolved., the draft plan of subdivision should not be approved or should be
redesigned to eliminate lots with direct frontage on ' Townline Road.
5.4 The Boundary Road agreement between the City of Oshawa and the
Municipality of Clarington should be updated to reflect changing circumstances
in both Municipalities. At a recent meeting with respect to the southwest
Courtice OMB hearing, Public Works officials from both municipalities agreed
to initiate discussions on this matter. Until there is an agreement with respect
599032
"SPORT NO.: PD -30 -96 PAGE 5
to the road widening, reconstruction, and future maintenance, the approval of
this draft plan of subdivision is premature.
5.5 It is noted that a portion of the proposed plan of subdivision is adjacent to.
Prestige Employment lands in the Municipality of Clarington. It is important
that potential buyers be aware of the land use designations in Clarington to
avoid future misunderstandings or potential objections to industrial
development in Clarington. Accordingly, it is recommended that at such time
that draft approval may be considered, a condition of approval would require
the subdivision agreement to contain a clause requiring the vendor to post a
plan showing future land uses in the Municipality of Clarington.
6. CONCLUSIONS
6.1 Based on the discussion in this report, it is apparent that the application is
premature until various issues have been resolved and that the draft plan of
subdivision is redesigned. It is recommended that the Municipality register an
OBJECTION to this proposal with the City of Oshawa and the Durham Region
Planning Departments.
Respectfully submitted, Reviewed by,
- til
Franklin Wu, M.C.I.P., R.P.P. W.H. Stockwell
Director of Planning Chief Administrative
and, Development Officer
RH *FW *df
Attachment #1 - Key Map
Attachment #2 - Draft Plan of Subdivision
February 1996
r'4 i
599033
REPORT NO.: PD -30-96 PAGE 6
Interested parties to be notified of Council and Committee's decision:
C & K Mortgage Services Inc.
600 Eglinton Avenue East
Suite 600
Toronto, Ontario
M4P 1 P3
AVD Planning and Development
Consulting Limited
3800 Steeles Avenue West
Suite 202
Woodbridge, Ontario.
L4L 4G9
Attn: Anna V. D'Alessandro
NAM
ATTACHMENT #1
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SUBJECT SITE KEY !MAP O. 18T-95009
599035
r ATTACHMENT ,#2
SOVrHGATe . pR
II' REG'0• 9 Pl A N
114 0lo `fir tl�ILAA'rN•N
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'� . �'�%'1 _ . ``4'� •r ",•� •�IYt Y`' ` \ Val '\ N )•N'_•E_ i�.a09
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\
\ \ \ \ O \ 'yam '. ° /,,,,Y / � • m \
PROPOSED LAND USES \ \ \\
DESCRIPTIONS UNITS AREA (h0)
RESIDENTIAL 6.5m TOWNHOUSES 42 �G\ \yam!\ \ . •?°�¢\ `t'
LOTS 20 TO 61 \ \Tyc \ \
RESIDENTIAL 16.Om SEWT'S 36 1.45
LOTS 1 TO 19 i
;'
PART LOTS - BLOCK 62 (EwSTNO) 1 (1a7n�) \ p��A4W �_ 1
BLOCK 63 (SEMI) 1 0.06 • \ \ \ \ \ ',.•. ,Wp Rn.
WALKWAY - BLOCK 64,65, AND 66 3 0.03 \ \ \ ,�' AtI
LOCAL PARK - BLOCK 67 1 0.26
STORM WATER MANACEAENT - SIX 66 1 0.61 \\ \\ \ \\ O�
3-Om ROAD WIOENINC - BLOCK 69 1 0.11
ROADS 20.0m 1 0.59
0.30m RESERVE •- BLOCK 70
TOTALS 60 UNITS 4.53 ha.
• NOTE 0.06ha AREA IS PMT OF I.M. AREA FOR SE MM
MINIMUM LOT DIMENSIONS \\ \\ \ \\
6.5m FRONTAGE (TOWNHOUSES) - MIttIMUM LOT AREA : 165mi
16.Om FRONTAGE (SEMFS) - MINIMUM LOT AREA : 550m \ \
6.5m TOWNHOUSES -TOTAL FRONTAGE 309,60m
16.Om SEMI'S - TOTAL FRONTAGE 36L61m \
ADDITIONAL INFORMATION \\ \\ \ \\ \
AS REQUIRED PURSUANT TO SECTION Si OF THE
PLANNING ACT: \ \ \ \
B) STREETS BE NAMED IN CONSULTATION WITH THE
C) THIS REPRESENTS THE APPLICMTS ENTIRE HOLDINGS OF \ /
UNDEVELOPED LAND IN THIS VICINITY.
E) COSTING USES OF AMNINC LANDS: RESIDENTIAL. \ \
H) PROPOSED WATER SUPPLY: MUNICIPAL WATERMAIN3. \ \
1) SOIL• SANDY LOAM \
N) FULL MUNICIPAL SERVICES TO BE INSTALLED INCLUDING I
SANITARY AND STORM SEWERS, PAVED ROADS WITH CURB \
AND CUTTER. /
L) THERE ARE NO EASEMENTS OR RESTRICTIVE COVENANTS
AFFECTING Ti6S PROPERTY.
599036 \ .
PLANNING & DEVELOPMENT CONSULTING LTD.
January 23, 1996
VIA TELECOPIER & MAIL
Ms. Patti L. Barrie, A.M.C.T.
Clerk
Municipality of Clarington
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
Dear Ms. Barrie:
RE: Clarington Official Plan
Attachment #2
Jab 26 1126 AM '96
AVD Planning & Development Consulting Ltd. represents C & K Mortgage Services Inc. and
Aldana
Properties Inc., owners of property on the west side of Townline Road, in the City of Oshawa
(see attached locational plan).
In March, 1995, we submitted on behalf of our clients a proposed draft plan of subdivision
(18T- 95009) which conforms with both the City of Oshawa Official Plan and the Region of
Durham Official Plan.
Your proposed new official plan and the proposed South -west Courtice Neighbourhood Plan
propose that Townline Road be re- classified from a Type C to a Type B road. This proposal
does not conform to the Region of Durham Official Plan nor the City of Oshawa Official
Plan. Until such a time that the appropriate studies have been completed to justify such a
redesignation, showing it in your official plan is premature.
In addition to the foregoing, any such reclassification seriously affects the viability of my
client's development plans.
As such, please accept this letter as our objection to the proposed reclassification of Townline
Road to Type B. We respectfully request that Council not approve the reclassification of
Townline Road to Type B.
/...2
3800 STEELES AVE. WEST., SUITE 202W, WOODBRIDGE, ONTARIO L4L 4G9, TEL: (905) 850 -2040, FAX: (905) 850 -2041
599037
-2-
We trust the foregoing to be satisfactory at this time however, should you require additional
information or clarification on any of the above -noted information, please do not hesitate to
contact me.
Yours very truly,
AVD PLANNING & DEVELOPMENT
CONSULTING LTD.
Anna V. D'Alessandro
Principal
attach.
cc. C & K Mortgage Services Inc.
Aldana Properties Inc,
City of Oshawa
Region of Durham
:...- ... a _- C
3800 STEELES AVE. W., SUITE 202W, WOODBRIDGE, ONT. L4L 4G9, TEL.: (905) 850 -2040, FAX: (905) 850 -2041
599038
SENT JUN 24 PLANNING 'DEF5f,9PN i PUBLIC WORKS DEPT.-' 9P VN 2;# 2
Attachment #3
Department of
f'utilic Works sendce9
199601521
FAX 626.61282 AND MAIL
Amund Myklebost, B.A.Sr -, REng.
Commissioner
Mr. T. Cannella, Manager of Engineering
Munlclpal(ty of Ciaringtbn
40 Tcmperan�e Street
Bowmanville, Ontario
L1C 3A6
M
•. V
Ou0 pa6�
50 Centre Street South
Oshawa, Optarlo, I-1 H 37-7
.. Te! (905) 725' -7351
4w anr..6 d,-,,,_ F ax (905) 436 -5694
r ;��
REGIONAL GRAPT ALAN CONDITION- TOWNLINE ROAD SUBDIVISION IST -9300 (AVD SUBDIVISION
AGRESMEhM. OUR FILE: S02984 AND ID4106.MIS
This is further to our recent telephone conversation of June 21, 1986 regardino finalizing'the Regional
clause regarding draft plan approval for the above subdivision.
It was agreed that the last two sent+enoes of this clause, starting at "no costs... ,v would be deleted.
Tho eaaence of tho olauiss remains, in that the City will reconstruct Townline Road to the standard
referenced In the 1970 Boundary Road Agreement.
Our next step, as both Boundary Roast Agreements have expired, is to enter into a new one which will
address Townline Road from Its southerly limit to its•northerty limit.. As discussed, should any section
of Townline road, Including this one, not ba used by Clarington, then the costs of reconstructing -the
roan would remain with the City of Oshawa, and there would be no reimbursement from the
Municipality of Clarington.'
This situation could happen, for Instance if, the south and of Townline Road became a dead and and
was no longer required as part of the 1lrtailal system shown on the Regional Official Flan, And there
was consequently no link to any development on Clarington's side.
I trust that this letter provides you with sufficient comfort and that we will be stale to enter Into
negotiations to conclude a new Boundary road agreement that will follow the general principles of the
previous Boundary Road Agrearnents. To this end, we could get together after my holidays in the first
two weeks of July and start the procesdings.
Should you have any questions, please feel free to give me a call at 725 -7251 extension'260.
J. monds, F. tang.
Director of Engineering
Copy: A. DeFaria- Reglon of Durham (fax 436 -6612)
T. Hodgins
F. Ralph
A. Mykieboet
►dr.eosae.� •
R
From: rIJLJN 12 '96 02: 469•'1 DURHAM PLANNINv LaEPTPJW Time; 14:22:52 F 2�3tp � 01 a
OV12196 1;):34 'x'416 650 8041 C7j002
Attachment #4
PLANNING & DEVQ.DPMW CONSULTING LTD:.
Jme 12, 1996
bu. Anna DeFada
:u'r P,µlcl,l', Yt{ •
mat openadom B=ch
Durham r,• r • ,.„d�5j,r11, �csiarr•
:lion Plmming Department
1615 has 5t. E•, 4th Flood ? � � ► ,�- _ _....,�.. ,
P.O. Box, 623
';itby, ont 4o
LIN 5A3
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RE: APPHcafltrii far'Dmft' tan c�f;gtsbdiv ioa
C &Z Moro P SOMM Ind'. Wd na Promties Inca
Part of L,ot 1, itl+en 1f Condon •
City of L)sbawa, Win, of Dimba u
Further to our telephone conveys &n this is to conr= that say cliepts' interesr ind objcn cm
to the rC6I&WWCadoa of Towne koad to a Type "'B" arteziaf =d applies Only s nc &r 2S it
affe= i#, l ds located in the +pity of Oshawa and wfhlch lands have frontage an. 'rowxHae
Road.
This is also to serve as tbat wo wifbdmw o= objection to the fica crn bf'
Townline '. Road from. a Typo "C" to a Type 'B?' mtmW mot, subject to t�.Mui2lcipalky of
Cbr Eu: a' *hhdrawing Its objet don to my client's draft plan of sabdWdon. '
phialiy, #leis is also to confirm tha my..clieats have aid to pct dii�: access Onto
Tome oad °to two (2) loca&U, in, compliance vdth,the proposed Typ* B mat road.,
The kenertl location of theme ate.. wM be at lets 5 and 9 and a service access eas$rneat
will be created seaoss thO frOnt Of the=--&&s, tors to tdlftaiz iagnm and eggs for threse
properties. It shcatci be tiinderstood however,, tba tie agreed to 'regii gong tin&
again CC+txll Onai'iipQi the Nkmidpaly Of n Witildraaitg' ft 'dbjgd��o= to dip '
a..o_..ffieutls draftpl*'Ofs - n. .r .. .
3800 STELES AVE, WEST„ SME 202W, W000BROG, ONW10 M 43A TEL.; (8W 850-M, F=, (OM' SSM041
5.99040 ;
Fron, YJUN 12 '96 02: 47Ph9 DURHAM PLANNING DEPTPJOV iimo: 14:22 :52 p 3/310 � of 2
,00'7'12/98 1,x:54 $416, 860 2041 .' a 009
X tL'Q5E ihIK f0mgdmg t0 be flSF tdty $OWeVerf S1iQ111d YOi.L ,�.�e additional �afO�ih' "'or
' churl icit[on,:pl • do not hot ,to cow me-.. .
Y'owrs very"Ir y, ,
„
pal'. . -
CO- ... C & $ Wrtgages
2lO0 SIF�4ES AVE W., WIT5 2o,%W, WddDBRtpG y OW. LAL -469, T' ~ A (905) 850-2040, PAS. (06) 850 -2041 '
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