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Planning Services
Public Meeting Report
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Report To: Joint Committees
Date of Meeting: September 9, 2019
Submitted By: Faye Langmaid
Acting Director of Planning Services
Reviewed By: Andrew C. Allison, CAO
File Number: COPA2019-0001 & ZBA2019-0011
Cross Reference: ROPA2019-003
Report Number: PSD -032-19
By-law Number:
Resolution #: 1C-091-19
Report Subject: Applications by Werrcroft Farms Ltd. to amend the Clarington
Official Plan and Zoning By-law 2005-109 to facilitate a surplus farm
dwelling severance at 8800 Middle Road, Darlington.
Recommendations:
1. That Report PSD -032-19 be received;
2. That the Official Plan Amendment and Zoning By-law Amendment applications
submitted by Werrcroft Farms Ltd. continue to be processed and that a subsequent
report be prepared; and
3. That all interested parties listed in Report PSD -032-19 and any delegations be advised
of Council's decision.
Municipality of Clarington
Resort PSD -032-19
Report Overview
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The Municipality is seeking the public's input on applications to amend the Clarington Official
Plan and Zoning By-law 2005-109, submitted by Werrcroft Farms Ltd. The applications are
to facilitate a surplus farm dwelling severance at 8800 Middle Road in Darlington. The
Official Plan amendment will permit the retained farm parcel to be less than 40 hectares. The
Zoning By-law amendment will prohibit residential dwellings on the retained farm parcel.
1. Application Details
1.1 Owner/Applicant:
1.2 Agent:
1.3 Proposal:
1.4 Area:
1.5 Location:
1.6 Roll Number:
1.7 Within Built Boundary:
2. Background
Kevin Werry, Werrcroft Farms Ltd.
Bob Clark, Clark Consulting Services
General
To facilitate a surplus farm dwelling severance at 8800
Middle Road. The retained farm parcel will be 21.73
hectares in size and will consolidate with non -abutting
farmlands owned by Werrcroft Farms Ltd. The severed
residential parcel will be 0.41 hectares in size.
Official Plan Amendment
To permit the retained farm parcel at 8800 Middle Road to
be less than 40 hectares in size.
Rezoning
To rezone the retained farm parcel at 8800 Middle Road to
prohibit residential dwellings on the lot.
22.14 hectares (54.7 acres)
South-west corner of Regional Road 20 and Middle Road
181701015008900
No
2.1 A future land division application for 8800 Middle Road will be submitted to the Durham
Region Land Division Committee to permit the severance of a surplus farm dwelling as
a result of the consolidation of non -abutting farm parcels. To facilitate such severance, a
Regional Official Plan Amendment, Clarington Official Plan Amendment and Zoning By-
law Amendment have been submitted.
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Municipality of Clarington
Resort PSD -032-19
Figure 1: Proposed retained and severed parcels
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2.2 The Regional Official Plan Amendment is required to permit the severance of a farm
dwelling rendered surplus as a result of a farmer acquiring a non -abutting farm and
wishing to sever the surplus dwelling lot. As part of a surplus farm dwelling severance,
the Clarington Official Plan requires the retained farm parcel to be a minimum of 40
hectares. An Official Plan Amendment is required to permit the retained farm parcel
with an area of 21.73 hectares. A Zoning By-law Amendment is required to prohibit the
estishment of a future residential use on the retained farm parcel, in compliance with
Pro cial, Regional, and Local policies.
2.3 The plicant has submitted the following studies in support of the applications:
Planning Justification Report and Minimum Distance Separation Review; and
Phase I Environmental Site Assessment.
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Municipality of Clarington
Resort PSD -032-19
3. Land Characteristics and Surrounding Land Uses
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3.1 The subject lands are 22.14 hectares (54.7 acres) in area with an existing single
detached dwelling on the east side of the property, fronting onto Middle Road. There is
a wooded area located in the south-west corner of the property and a hydro corridor
running across the property in the north. The majority of the property is farmed for corn
and feed grain crops that support the owners' dairy operation.
3.2 The surrounding uses are as follows:
North: Regional Road 20, hydro corridor, agricultural lands, woodlands;
South: Agricultural lands;
East: Middle Road, agricultural lands and woodlands; and
West: Agricultural lands, and woodlands.
Figure 2: Zoning Amendment Sketch
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Figure 2: Zoning Amendment Sketch
Municipality of Clarington
Resort PSD -032-19
4. Provincial Policy
Provincial Policy Statement
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4.1 The Provincial Policy Statement (PPS) protects prime agricultural areas for long-term
agricultural uses. The PPS permits lot creation in prime agricultural areas for the
severance of a surplus farm dwelling as a result of farm consolidation.
4.2 The proposal is consistent with the Provincial Policy Statement.
Greenbelt Plan
4.3 The policies of the Greenbelt Plan are intended to protect prime agricultural areas for
long-term agricultural uses. Within the Oak Ridges Moraine Area of the Greenbelt, lot
creation is permitted in the Countryside Area for the severance of a surplus farm
dwelling as a result of farm consolidation, provided that the surplus dwelling area is
limited in size and no new residential dwellings are constructed on the retained parcel of
farmland.
4.4 The proposal is consistent with the Greenbelt Plan.
5. Official Plans
Durham Region Official Plan
5.1. The Durham Region Official Plan designates the property "Countryside Area" and
"Prime Agricultural Area" within the Oak Ridges Moraine Area designation. The
severance policies of the Plan state that the severance of a farm dwelling rendered
surplus as a result of the consolidation of non -abutting farms is permitted through
amendment to the Plan, and provided that the surplus dwelling area is limited in size
and the retained farm parcel be rezoned to prohibit the establishment of a residential
dwelling.
5.2 The applicant has submitted an application for an amendment to the Durham Region
Official Plan.
Clarington Official Plan
5.3 The Clarington Official Plan designates the property as "Prime Agriculture Area" and
"Environmental Protection Area". The severance of a farm dwelling rendered surplus as
a result of the consolidation of non -abutting farms is permitted, provided that the farm is
a minimum of 40 hectares, the surplus dwelling lot be less than 0.6 hectares and the
retained farm parcel be rezoned to prohibit the establishment of a residential dwelling.
5.4 The retained farm parcel will be 21.73 hectares in size and the surplus dwelling lot will
be 0.41 hectares. The applicant has submitted an application for an amendment to the
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Municipality of Clarington
Resort PSD -032-19
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Clarington Official Plan to permit the farm parcel to be 21.73 hectares, as opposed to
the minimum required 40 hectares.
6. Zoning By-law
6.1 Zoning By-law 2005-109 zones the subject lands "Prime Agriculture (A) Zone" and
"Environmental Protection (EP) Zone". The proposed Zoning By-law Amendment
would rezone the agriculturally zoned portion of the retained farm parcel to prohibit any
residential uses and will fulfil the requirements of Provincial policy and Durham Region
and Clarington Official Plan policies.
7. Summary of Background Studies
7.1 A Planning Justification report prepared by Clark Consulting was submitted in support
of this application. The report concludes that the application in support of severance of
a surplus farm dwelling meets the objectives and requirements of the Provincial Policy
Statement, Region of Durham Official Plan policies and the intent of the Clarington
Official Plan policies. As part of the report a map identifying the other farm parcels
owned by Werrcroft Farms Ltd. was provided. A total of eight land holdings, including
the subject lands, make up the Werrcroft Farms Ltd. operation (see Figure 3).
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Figure 3: Location of farm parcels owned by Werrcroft Farms Ltd.
7.2 The report also addresses the Minimum Distance Separation formulae. The report
concludes that the application meets the policies of the Minimum Distance Separation
formulae.
Municipality of Clarington
Report PSD -032-19 Page 7
7.3 A Phase I Environmental Site Assessment was also submitted. This report concluded
that a Phase II review is not required.
8. Public Notice
8.1 Public notice was mailed to each landowner within 300 metres of the subject lands on
August 15, 2019 and Public Meeting signs were installed fronting onto Regional Road
20 and Middle Road on August 19, 2019.
8.2 Staff have not received any comments at the time of finalizing this report.
9. Agency Comments
Durham Region
9.1 Comments from Durham Region Planning, Works and Health have not been received at
the time of finalizing this report but will be included in a subsequent report.
Central Lake Ontario Conservation Authority
9.2 Comments from the Central Lake Ontario Conservation Authority have not been
received at the time of finalizing this report but will be included in a subsequent report.
Other Agencies
9.3 Comments from Hydro One have not been received at the time of finalizing this report
but will be included in a subsequent report.
10. Departmental Comments
Engineering Services Department
10.1 The Engineering Services Department provided comments that they had no objections
to the proposed applications.
11. Discussion
11.1 The Provincial Policy Statement encourages the long-term viability of agricultural areas
and limits the opportunities to create new parcels in the rural area. Severances of
surplus farm dwellings are permitted by the Province, as it is recognized that farmers
may not be interested in acting as landlords when acquiring additional farmland. The
Durham Region and Clarington Official Plans allow farm consolidation when possible to
ensure long-term viability of agricultural operations. The Plans set out regulations for the
severance of a surplus farm dwelling as a result of farm consolidation.
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Municipality of Clarington
Resort PSD -032-19
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11.2 When a surplus farm dwelling is severed, the Regional and Clarington Official Plans in
conformity with the Provincial Policy Statement require the retained farm parcel to be
rezoned to prohibit the establishment of a residential dwelling on the lot.
11.3 The Clarington Official Plan policies require that when a surplus dwelling is severed
from a farm parcel that is non -abutting, the farm parcel must have a minimum lot area of
40 hectares. The purpose of this policy is to ensure that the lands are viable for a farm
operation. This application proposes an amendment to the Clarington Official Plan to
permit the retained farm parcel to be 21.73 hectares in size. The proposed severance
does not alter the existing land uses of the retained farm parcel, which is being farmed
for corn and feed grain crops that support the owners' dairy operation. Upon severance,
the retained farm parcel will continue to be used for agricultural purposes. The proposed
retained farm parcel is deemed viable for a farm operation.
11.4 There have been no objections to this application from any circulated agencies or the
public to date.
12. Concurrence
Not Applicable.
13. Conclusion
13.1 The purpose of this report is to provide background information on the development
applications submitted by Werrcroft Farms Ltd. for the Public Meeting under the
Planning Act. Staff will continue processing the application including the preparation of
a subsequent report upon resolution of the identified issues.
Staff Contact: Isabel Lima, Planner I, (905) 623-3379 ex 2428 or (Lima@clarington.net
A list of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
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