HomeMy WebLinkAboutStaff Report - B2024-0024 - B2024-0027Clarington Planning and Infrastructure Services Committee of Adjustment Summary of Comments Submitted 132024-0024, 132024-0025, B2024-0026 and B2024-0027 879 Regional Road 17, Newcastle Municipal Departments / External Agencies Comment Clarington Development Review Division Comments contained within Clarington Building Division No Concerns Clarington Development Engineering Division No Concerns, see Attachment 1 Clarington Community Planning Division No Concerns Region of Durham Planning and Economic Development Department Comments as attached, see Attachments 2 and 3 Region of Durham Works Department Comments as attached, see Attachment 4 Ganaraska Region Conservation Authority No concerns MTO No concerns Hydro One No concerns Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: November 28, 2024 File Numbers: B2024-0024, B2024-0025, B2024-0026 and B2024-0027 Address: 879 Regional Road 17, Newcastle Report Subject: B2024-0024, to B2024-0027; seeking consent to sever 4 lots Recommendations: 1. That the Report for Consent file B2024-0024, B2024-0025, B2024-0026 and B2024- 0027 be received. 2. That all written comments and verbal submissions are considered in the deliberation of this application. 3. That applications B2024-0024, B2024-0025, B2024-0026 and B2024-0027 for consent be approved subject to the conditions herein. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 1.5 1.6 1.7 Page 3 Brookfield Residential (ON) Ltd. Scott Warehouse on behalf of GHD Seeking consent to sever 4 lots: • B2024-0024: Severed Parcel A (Part 4) is 0.18 hectares and Retained is Part 7, and is 3.63 hectares; • B2024-0025: Severed is Parcel B (Part 5) is 0.30 hectares and Retained is Part 7 and is 3.63 hectares; • B2024-0026: Severed is Parcel C (Part 6) is 2.85 hectares Retained is Part 7 and is 3.63 hectares; and • B2024-0027: Severed is Part 2 which is 2.44 hectares and Retained is Part 3 which is 1.62 hectares. Zoning: "Agricultural Exception (A-92)", "Agricultural Exception (A- 1)", "Urban Residential Type One (R1)", "Holding -Urban Residential Exception (R1-86)", "Holding -Urban Residential Exception (R1-75)", "Holding -Urban Residential Exception (R1-42)" and "Holding -Urban Residential Exception (R3-44)" within Zoning By-law 84-63 Clarington Official Plan Urban Residential Area Designation: Heritage Status: None Water/Sanitary Supply: Regional Water and Sanitary Lines, Municipal ditches/swales. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Land Division Application: B2024-0024, B2024-0025, B2024-0026 & B2024-0027 Nature of Application: Creation of new lots Municipality: Clarington Clarington Address: 879 Regional Road 17 B2024-0027 for Part 2 (Severed) and Part 3 (Retained) C B2024-0026 for Part 6 (Severed) and Part 7 (Retained) F B2024-0025 for Part 5 (Severed) and Part 7 (Retained) = B2024-0024 for Part 4 (Severed) and Part 7 (Retained) Part 3 Retained - Part 7 Retained Page 4 0 40 80 160 240 320 Meters Figure 1 — Lands subject to 4 severance applications Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 5 2. Background 2.1 For many decades, there used to be a farmhouse and accessory building at 879 Regional Road 17. However, a demolition permit was issued by the Building Division on July 8, 2020, to demo the old buildings and structures. 2.2 4 consent applications were received on August 19th, 2024, from GHD, c/o Brookfield Residential (ON) Ltd., to sever lands municipally known as 879 Regional Road 17, which are part of a draft approved plan of subdivision. The purpose of the applications is to create 4 new residential lots in order to facilitate future development associated with the draft approved plan of subdivision. The proposed retained and severed lots associated with the application are highlighted in Figure 1 and Figure 2. la� �61 �DaL:iE! BLOCK 137 -0 oizel �s�- o,— (�) LOr 1111 II Ir j PIN [cNc[s9ox v 1E6A XXXX +' S xLOP1.00J g 26653-XXXX j Lf P!N 9 k k26653-XXXX) ! LOT 98 PART 6 2s653-u-I'd LOT 7 IW� 2fi653-XXXX off' LOT 96 w P!N 36653XXXX LOT 95 26653--XXXX J LOT 94 J,J.�(,pgjy��p+ �� N20� 26653=XXXX ll` 5160 D'31yD�Y [SAB) o N1631 t6A]D \ PART 4, OR-2 PLAN 40R-2W28 ,)�A �,�:hY iM FIN 2fi653 -0120 �t� (,pg, ry SIB NIB31'5D'tY 6180�B � I (�9 FNl �As ?� W BLOCK 132 PIN J6653-XXXX L0 ��a LOT 28, CONCESSION 2 nN'g"50M ¢e i M1 se SLOT (Ax1 seI D 0 .� [ �} e Inesrsrx s1.BD R 3 le Nia�rsD+6 13 P/N 26653-XXXX] s9.w N]DYT601V (nmc.s eon a R56.IJ --- (JLB] h m LOT 92 1612 ry 266PIN. OT 91 zses.�xxxx] s LOT 90 PART 7 266 3' XNNNJ o PLAN 40R-28108 LOT 89 S 2fi653 XXXX) LO` N II "II l f{ 1 xa 31.eD xlsarsow 1118 26653-XXXX LOYIN87 R QI Q IL d N 26653-XXXX] Lop 86 z_ a h1aaJ r ol) , L5PA 26653-XXXX] PART 4 LOT 95 PLAN I PIN I 26653 40R-29448 -0J23 266533 XXXXJ �J J a i i zsss3-xxxx eW� C^f LOT 83 Y!N t d L I o 2665XXXXXNle•' ri'aw I LOP52!26653-XXXXLT(IOT.faJ �-+� 55.6RJ SL 26653-XXXX _ N19l3 - - - IIA84 '. - ` - ' s - - � �ExPROPRIATcN foal N ez) 213J _ N1D3B'M fviauusl -- ` - PART 2, PLAN �— N42291 Figure 2 — Draft Reference Plan Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 6 3. Land Characteristics and Surrounding Uses 3.1 879 Regional Road 17 is within a draft approved plan of subdivision and is situated southeast of Regional Road 17 and Concession Road 3. Figure 3 shows the current parcel fabrics as they exist today. LEGEND: 0 Parcel 1 Owner = Brookfield Residential (Ontario) Lid. OTHER LANDS Area = 6.96 ha Li Pin No. = 266530121 -J I I OWNED BY BROOKFIELD N =Parcel 2 73*08'10" E 161.66 Owner =Brookfield Residential (Ontario) Ltd, S, Area = 4'06 ha Pin No.=266530123 O 0 N 7n5'10" E 201,77 N 7355'10' E 201,78 Parcel 2 _J 0 !2 Parcel 1 Figure 3 — Current Parcel Fabric of 879 Regional Road 17 Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 3.2 The surrounding uses are as follows: Page 7 a. North - Cultivated lands and temporary sales offices b. South - Cultivated lands, Draft Approved Plan of Subdivision by Brookfield Residential (ON) Ltd. c. East - Cultivated lands, Draft Approved Plan of Subdivision by Smooth Run Developments. d. West - Existing rural residential development and Highway 35/115. 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. In addition, a public notice was mailed to each landowner within 60 metres of the subject lands. 4.2 At the time of writing this report, Staff have received one written letter of support for the consent application regarding the proposal from the previous property owner and nearby residents to the property. No written letters of opposition have been received regarding the proposal. 5. Provincial Policy Planning Act 5.1 Section 53(12) of the Planning Act requires that the criteria set out under Section 51(24) shall be given regard for matters such as: health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality when considering an application for consent. For the purposes of this review, it is the opinion of the Planning and Infrastructure Services Department that the proposed application is consistent with the criteria (a) — (m) of Section 51(24) under the act. Provincial Planning Statement (2024) 5.2 Section 2.2 Housing: Planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected needs of current and future residents of the regional market area by: permitting and facilitating all types of residential intensification, introduction of new housing options within previously developed areas, and redevelopment, which results in a net increase in residential units in accordance with policy 2.3.1.3. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 8 5.3 Section 2.3 Settlement Areas: Settlement areas shall be the focus of growth and development. Land use patterns within settlement areas shall be based on densities and a mix of land uses. Land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment application is consistent with the criteria within the PPS. 5.4 The subject application will facilitate the intensification of a previously developed area and assist in meeting current and projected housing needs. It is the opinion of the Planning and Infrastructure Services Department that the proposed application is consistent with the Planning Act, R.S.O. 1990, c. P.13, and Provincial Planning Statement (2024). 6. Official Plan 6.1 The subject property is entirely designated Urban Residential within the Clarington Official Plan. The predominant use of lands designated Urban Residential shall be for housing purposes. 6.2 As per Section 9.4.6 in the Clarington Official Plan, the Municipality recognizes that established neighbourhoods are stable but not static, the Municipality encourages limited intensification in accordance with the criteria in Section 5.4.1 to ensure intensification projects are compatible with the adjacent neighbourhood. Section 5.4.1 requires that redevelopment in established neighbourhoods shall be designed to respect and reinforce the physical character of the established neighbourhood having regard to the pattern of lots, streets, blocks and the size and configuration of lots. Planning staff is satisfied that the creation of 4 new residential lots at 879 Regional Road 17 is consistent with the lot fabric of existing lots in the surrounding area and the future development of the lots will see low-rise residential development tied with the draft approved plan of subdivision. 6.3 Regional Road 17 is designated as a Type B Arterial Road shown on Map B and Map J1 within the Clarington Official Plan. Proposals for new infill lots are subject to the relevant policies found within Section 10.6. Access on Type B Arterial Roads is generally limited to private access every 80 metres. Regional Road 17 is a Regional Road and Durham Region Works are supportive of the 4 proposed consent applications. Furthermore, the Municipality is leading the Environmental Assessment on the realignment of Regional Road 17, and both Durham Works Department and the MTO have no concerns for the 4 consent applications. 6.4 The proposed consent application is subject to policies within Section 23.7 - Severances of the Clarington Official Plan. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 9 Official Plan Policy 23.7 Addressed a) Scattered residential development Planning Staff are satisfied that this throughout the Municipality shall be application does not result in scattered prohibited residential development. b) Ribbon development along arterial Planning Staff are satisfied that this roads shall be prohibited and direct application for consent does not result in access from arterial roads shall generally ribbon development as the proposed be restricted retained and severed parcels are being planned for future development within a draft approved plan of subdivision. c) Severances shall meet the The Durham Region's Works Department requirements of the Region of Durham has no objection to the granting of and applicable provincial agencies, approval for the above noted severance regarding the provision of sewage applications (see Attachment 4). disposal and water services, and may include entering into an agreement with the Region of Durham d) Severances shall only be given when The retained and severed lands have land fronts on an open and maintained frontage along a Municipally opened and public road. Notwithstanding, a maintained road. The subject consent landlocked parcel related to a land application does not result in the creation assembly for future development in of a landlocked parcel of land. The conformity to this Plan may be created proposed lot configuration would not jeopardize future access to the retained lands. e) The size of any parcel of land created Proposed lot creation is appropriate in by severance should be appropriate for frontage and area, is in keeping with the the use proposed in keeping with the character of the surrounding character of the surrounding neighbourhood and conforms to the neighbourhood and no parcel should be development policies within the Official created which does not conform to the Plan and Zoning by-law 84-63. provisions of this Plan and the implementing Zoning By-law Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 10 f) Severances shall not be granted for Clarington's Development Engineering land adjacent to a road from which Division and the Durham Region's Works access is to be obtained if a traffic hazard Department is satisfied that this would be created because of limited sight development for the creation of a new lot lines on curves or grades does not create a traffic hazard (see Attachments 1 and 4). g) Severances to be granted shall be This application to create 4 new lots is conditional upon the applicant meeting all subject to the fulfillment of Municipal requirements of the Municipality, financial conditions — (See page 12-13 of this and otherwise, and may include an report) agreement being entered into with the Municipality h) The Municipality is satisfied that a plan This application will result in the creation of subdivision is not required. Generally, of four (4) new lots which is to support an 3 lots are considered the maximum existing draft approved plan of number of new lots that may be created subdivision. by severances from a parcel of land i) Where a property has more than one Not applicable. The subject lands are not land use designation, a land severance under multiple land use designations. along the boundary of two different designations is permissible provided the severance does not contravene any applicable policies of this Plan j) In the Agricultural and Rural The subject applications does not result designations, any severance applications in the creation of a new lot within an for agricultural, farm -related uses, and Agricultural or Rual land use designation. farm -related industrial/commercial uses shall only be permitted in accordance with Sections 13.3.7, 13.3.8, 13.3.9, 13.3.11 and 13.3.12 k) The severance shall be in compliance Not applicable. with the provisions of any site plan, subdivision or any other development agreements registered against the title of the subject lands Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 11 6.5 For the purposes of this review, it is the opinion of the Planning and Infrastructure Services Department that this development proposal conforms to the severance policies under Section 23.7 a) — k). 6.6 Although there are 3 new lots to the property being created with no direct frontage to a road, it is considered internal to the neighbourhood, which will eventually have a robust local road network to support the draft approved plan of subdivision. In addition, the subject property is within the proposed North Village Secondary Plan, which is the future long-term vision for this part of Newcastle. Community Planning Division has no objections or concerns to the proposal in relation to the proposed North Village Secondary. 6.7 It is staff's opinion that the consent application conforms to the Clarington Official Plan. 7. Zoning By -Law 84-63 7.1 The subject lands Agricultural Exception (A-92)", "Agricultural Exception (A-1)", "Urban Residential Type One (R1)", "Holding -Urban Residential Exception (R1- 86)", "Holding -Urban Residential Exception (R1-75)", "Holding -Urban Residential Exception (R1-42)" and "Holding -Urban Residential Exception (R3-44)" within Zoning By-law 84-63. There are two retained lots due to there being two separate existing PINs on the subject lands. The two retained lots are zoned: "Agricultural Exception (A-1)" (which is 1.62 hectares) and "Holding -Urban Residential Exception (R1-86)" (which is 3.63 hectares). The two retained lots comply as it was created in accordance with the provisions of the Clarington Official Plan and Durham Regional Official Plan. 7.2 The Holding symbol limits the use of the lands to the existing land uses. The proposed severance does not introduce new land uses at this time and in Staff's opinion would not prevent the future use of the land for the purposes intended by the By-law or the Official Plan. 7.3 Section 3.14 of the Zoning By-law stipulates that when a lot is split into multiple zones, each distinct zoned portion is treated as a separate lot. The proposed severed lots that being Parts 2, 5, and 6 of the draft 40R plan are located internally within the site, fall within urban residential zones with Holding symbols, and meet the minimum lot area requirements. The Holding symbols on these three severed lots are intended to facilitate future development, which will include a local road network as part of the approved draft subdivision plan. The proposed severed lot on Part 2, which has a lot area of 2.44 hectares and a frontage of 170.52 metres, satisfies the minimum area and frontage requirements for residential uses in the "Agricultural Exception (A-92)" Zone as per the Durham Regional Official Plan. Furthermore, the "Agricultural Exception (A-92)" would follow the zoning regulations found in Section 9.2 of Zoning By-law 84-63 since the property is within an urban settlement boundary. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Page 12 7.4 It is staff's opinion that the proposed use of the subject lands is permitted and the 4 applications for severance is consistent with Zoning By-law 84-63. 8. Recommendation 8.1 Should the Committee deem it appropriate to approve the applications, staff would request that the approval be conditional upon the owner, applicant or agent fulfilling the following conditions: Requirements: Section 1: General That the applicant satisfies all the requirements of the Regional Municipality of Durham for concerning the provision of regional services, financial and otherwise as detailed in the Regional Works letter dated November 21, 2024. 2. That the applicant satisfies all the requirements of the Regional Planning and Economic Development Department for B2024-0024, B2024-0025, and B2024-0026, financial and otherwise as detailed in the Regional Planning letters dated November 25, 2024. 3. That the applicant satisfies all the requirements of the Regional Planning and Economic Development Department for B2024-0027, financial and otherwise as detailed in the Regional Planning letters dated November 25, 2024. 4. The owner, applicant or agent must provide a draft Reference Plan with the application which will be reviewed by the Planning and Infrastructure Department and approved by the Municipality prior to registration; Registration of this Reference Plan is done by the owner, applicant, or agent's surveyor at the expense of the owner/applicant or agent and shall be completed prior to the registration of the consent agreement. 5. The owner, applicant or agent must enter into a consent agreement with the Municipality of Clarington 6. All taxes shall be paid in full to the Municipality of Clarington prior to the issuance of a clearance letter. 7. Once all other conditions have been satisfied, the applicant shall engage their solicitor to provide the Municipality with: a. The original executed transfer/deed a duplicate original and one (1) photocopy; b. One copy of the registered reference plan; c. An accompanying letter with a request that the severing transfer/deed be stamped. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Section 2: Planning Requirements Page 13 8. The applicant shall pay the Municipality an amount in lieu of conveying land for park or other public recreational purposes under Section 53 (12.1) and (13) of the Planning Act, R.S.O,c.P.13. This payment is equivalent to 5% of the value of the severed parcel. To determine the value of the land, the applicant shall retain a certified Land Appraiser to prepare a land appraisal. 9. To ensure that any new lot created through severance, whether retained or severed comply with all applicable provisions of Zoning By-law 84-63. Staff will review the registered reference plan once submitted to ensure compliance with all applicable zoning provisions. Advisory Notes It is the owner, applicant/and or agent's responsibility to fulfill the conditions of consent approval within two (2) years from the date of the notice of decision pursuant to Section 53 of the Planning Act. We will issue no further notice or warning of the expiration of the two-year period. 2. If the conditions to consent approval are not fulfilled within two (2) years from the date of the notice of decision and the applicant is still interested in pursuing the proposal, a new consent application will be required. Prepared by: 1 -r Jacob Circo Acting Secretary -Treasurer Committee of Adjustment Planning and Infrastructure Services Municipality of Clarington Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Jacob Circo, Planner, (905) 623-3379 x2425 or jcirco clarington.net. Municipality of Clarington Committee of Adjustment B2024-0024-to-B2024-0027 Attachments: Page 14 Attachment 1 — Development Engineering Division Comments Letter, dated November 18, 2024 Attachment 2 — Region of Durham Planning and Economic Development Department for B2024-0024-to-B2024-0026, dated November 25, 2024 Attachment 3 — Region of Durham Planning and Economic Development Department for B2024-0027, dated November 25, 2024 Attachment 4 — Region of Durham Works Department for B2024-0027, dated November 21, 2024 Interested Parties: The following interested parties will be notified of Committee's decision: Theresa Gamble, Brookfield Residential (ON) Ltd. Scott Warehouse on behalf GHD Attachment 1 ciffbooil MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. To: Jacob Circo, Planner II From: Karen Richardson, Manager of Development Engineering Date: November 18, 2024 Subject: Land Division Applications B2024-0024 (Parcel 1 — Severed A) B2024-0025 (Parcel 1 — Severed B) B2024-0026 (Parcel 1 — Severed C) B2024-0027 (Parcel 2) Applicant: Scott Waterhouse from GHD on behalf of Brookfield Residential (Ont.) Ltd. Address: 755 Regional Road 17, Newcastle (Parcel 1) Address: 879 Regional Road 17, Newcastle (Parcel 2) Part Lot 28, Concession 02, Former Township of Clarke B2024-0024 Consent to sever a 0.18 hectares parcel of land, retaining a 3.63 hectares parcel of land (Parcel 1 — Severed A). Rqn?a-nngs Consent to sever a 0.30 hectares parcel of land, retaining a 3.63 hectares parcel of land (Parcel 1 — Severed B). B2024-0026 Consent to sever a 2.85 hectares parcel of land, retaining a 3.63 hectares parcel of land (Parcel 1 — Severed C). B2024-0027 Consent to sever a 2.44 hectares parcel of land, retaining a 1.62 hectares parcel of land (Parcel 2). We have reviewed the above -noted applications and have no objection to this proposal. The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 11 B2024-0024/25/26/27 If you have any questions regarding the above -noted comments, please contact Ajay Kumar Alagarsamy, Planning and Infrastructure Services Department. Karen Richardson, P.Eng. Manager of Development Engineering, Planning and Infrastructure Services KR/AKA cc: The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 12 Attachment 2 November 25, 2024 Jacob Circo Planner II Planning and Infrastructure Services Department Municipality of Clarington The Regional 40 Temperance Street, Bowmanville ON L1 C 3A6 Municipality of Durham Planning and Economic Development Department Re: Application for Consent: B-2024-0024, B-2024-0025, B-2024-0026 Planning Division Durham File No: LD 094- 096/2024 Durham Cross Ref: SC-2005-0004 605 ROSSLAND RD. E. 4TH FLOOR PO BOX 623 WHITBY ON L1 N 6A3 CANADA 905-668-7711 1-800-372-1102 Fax:905-666-6208 Email: planning(o)durham.ca www.durham.ca Brian Bridgeman, MCIP, RPP, PILE Commissioner of Planning and Economic Development Applicant: Scott Waterhouse, GHD Limited Location: 755 Regional Road 17 and 879 Regional Road 17 Municipality: Municipality of Clarington Hearing Date: November 28, 2024 RECOMMENDATION That applications B-2024-0024 to B-2024-0026 be approved, subject to the following conditions: That any required works and recommendations resulting from the Archaeological Site Assessment be completed and that a clearance letter from the Ministry of Citizenship and Multiculturalism be submitted to the Region 1 YURPOSE B-2024-0024: The purpose of the application is to permit the severance of Parcel A (Part 4) 0.18 hectares retaining 12.55 hectares, Part 7. To align with the proposed phasing of draft approved Plan of Subdivision (S-C-2005-0004). I:1r0yzffellym The purpose of the application is to permit the severance of 0.30 hectares Parcel B (Part 5) retaining 12.55 hectares, Part 7. To align with the proposed phasing of draft approved Plan of Subdivision (S-C-2005-0004). "Service Excellence for our Communities" If this information is required in an accessible format, please contact Planning Reception at 1- 800-372-1102, extension 2548. LD 094 to LD 09612024 1:1NIN,IIIIIIN101 The purpose of the application is to permit the severance of 2.85 hectares Parcel C (Part 6) retaining 12.55 hectares, Part 7. To align with the proposed phasing of draft approved Plan of Subdivision (S-C-2005-0004). 2.PLANNING ANALYSIS Regional Official Plan (ROP) The subject site is designated "Community Area" in Envision Durham, approved as modified by the Ministry of Municipal Affairs and Housing on September 3, 2024. Community Areas are intended to support complete communities, providing a range of housing, transportation, and lifestyle choices. The proposed consent applications will facilitate the creation of four new Parcels and two retained Parcels. The proposed Parcels are intended for subdivision development for residential purposes. Residential infill development is permitted within this designation and supports opportunities to increase the supply of housing and utilization of land and resources. The proposed severance applications conform with the policies of the new ROP by meeting housing objectives and by capitalizing on existing infrastructure. The proposed applications appear to conform to the new ROP. However, in accordance with Policy 11.3.10 of the new ROP, severances cannot be granted that are contrary to the ROP and/or any area municipal official plan, as such full conformity to the new ROP will be determined once final decision has been issued by area municipality confirming that the retained and severed parcels comply with the requirements of the area municipality's zoning by-law. Provincial Planning Statement Ontario has released the Provincial Planning Statement, 2024. This is a new streamlined provincial planning document that will replace the Provincial Policy Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe 2019, as amended in 2020. The PPS, 2024 directs planning authorities to support the achievement of complete communities, including by accommodating an appropriate range and mix of land uses, a range and mix of housing options, and other uses to meet long-term needs. Planning authorities shall permit and facilitate all types of residential intensification, including establishing and implementing minimum targets for intensification, in order to promote densities which efficiently use land, infrastructure, and support active transportation. 2 LD 094 to LD 09612024 The subject lands are within an established neighbourhood in the Municipality of Clarington. The proposal will help contribute to the achievement of more compact complete communities and intensification. The proposed severances are consistent with the PPS, 2024. 3. PROVINCIAL PLAN REVIEW RESPONSIBILITIES Potential Soil Contamination In accordance with the Soil and Groundwater Assessment Protocol the applicant submitted a completed Site Screening Questionnaire signed by a Qualified Person, answering `no' all questions. As such matters of potential site contamination have been addressed to the Region of Durhams satisfaction. Archaeological Assessment The Region's composite archaeological resources tool identifies the subject site as an area of archaeological potential. A licenced Archaeologist must complete an Archaeological Site Assessment. The archaeological report, and any further studies resulting from it must be submitted to the Ministry of Citizenship and Multiculturalism for review and approval. Once approved, a clearance letter issued by the Ministry must be forwarded to the Regional Planning Division indicating that all cultural heritage resource concerns on the site have been satisfied. 3.AGENCY COMMENTS Regional Works Department Regional Works Department has reviewed the above noted application and has no objections or conditions to be imposed. Please be advised regional works requires a 15m x 15m sight triangle at the intersection of street `a' and regional road 17 and this shall be reflected in the 40m plan submitted through the plan of subdivision related to this application our file: 2024-C-027. 4.CONCLUSION The proposed severance applications would facilitate the creation of parcels for future residential subdivision development and conforms with the policies of the ROP. As such, the Region of Durham Planning Division recommends that the above -noted consent applications be approved subject to the conditions contained in this letter. 3 LD 094 to LD 09612024 Yours truly, Lai wavv Ra+wy Lauren Raney Planning Analyst Attachments: 1. Regional Works Letter CC: Grant Young- Regional Works Attachment 3 November 25, 2024 Jacob Circo Planner II Planning and Infrastructure Services Department Municipality of Clarington The Regional 40 Temperance Street, Bowmanville ON L1 C 3A6 Municipality of Durham Planning and Economic Development Department Re: Application for Consent & Minor Variance: B-2024-0027 Planning Division Durham File No. LD 097/2024 Durham Cross Ref: S-C-2017-07 605 ROSSLAND RD. E. 4TH FLOOR PO BOX 623 WHITBY ON L1 N 6A3 CANADA 905-668-7711 1-800-372-1102 Fax:905-666-6208 Email: planning(o)durham.ca www.durham.ca Brian Bridgeman, MCIP, RPP, PILE Commissioner of Planning and Economic Development Applicant: Scott Waterhouse, GHD Limited Location: 879 Regional Road 17 Municipality: Municipality of Clarington RECOMMENDATION That application LD 097/2024 be approved, subject to the following conditions: That any required works and recommendations resulting from the Archaeological Site Assessment be completed and that a clearance letter from the Ministry of Citizenship and Multiculturalism be submitted to the Region of Durhams satisfaction 1-PURPOSE B-2024-0027: The purpose of the application is to permit the severance of 2.44 hectares Part 2 and retained 1.62 hectares Part 3. To align with the proposed phasing of draft approved Plan of Subdivision (S-C-2017-0007). 2.PLANNING ANALYSIS Regional Official Plan (ROP) The subject site is designated "Community Area" in Envision Durham, approved as modified by the Ministry of Municipal Affairs and Housing on September 3, 2024. Community Areas are intended to support complete communities, providing a range of housing, transportation, and lifestyle choices. 'Service Excellence for our Communities" If this information is required in an accessible format, please contact Planning Reception at 1- 800-372-1102, extension 2548. LD 09712024 The proposed consent application will facilitate the creation of one new Parcel and a retained Parcel. The proposed are intended for subdivision development for residential purposes. Residential infill development is permitted within this designation and supports opportunities to increase the supply of housing and utilization of land and resources. The proposed severance application conforms with the policies of the new ROP by meeting housing objectives and by capitalizing on existing infrastructure. The proposed applications appear to conform to the ROP. However, in accordance with Policy 11.3.10 of the new ROP — Envision Durham, severances cannot be granted that are contrary to the ROP and/or any area municipal official plan, as such full conformity to the ROP will be determined once final decision has been issued by area municipality confirming that the retained and severed parcels comply with the requirements of the area municipality's zoning by-law. Provincial Planning Statement Ontario has released the Provincial Planning Statement, 2024. This is a new streamlined provincial planning document that will replace the Provincial Policy Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe 2019, as amended in 2020. The PPS, 2024 directs planning authorities to support the achievement of complete communities, including by accommodating an appropriate range and mix of land uses, a range and mix of housing options, and other uses to meet long-term needs. Planning authorities shall permit and facilitate all types of residential intensification, including establishing and implementing minimum targets for intensification, in order to promote densities which efficiently use land, infrastructure, and support active transportation. The subject lands are within an established neighbourhood in the Municipality of Clarington. The proposal will help contribute to the achievement of more compact complete communities and will help meet the City's and Region's intensification targets. The proposed severances are consistent with the PPS and conforms to the intent of the Growth Plan 3. PROVINCIAL PLAN REVIEW RESPONSIBILITIES Potential Soil Contamination In accordance with the soil and groundwater assessment protocol the applicant submitted a completed Site Screening Questionnaire signed by a Qualified 2 LD 09712024 Person, answering `no' all questions. As such matters of potential site contamination have been addressed to the Region of Durhams satisfaction. Archaeological Assessment The Region's composite archaeological resources tool identifies the subject site as an area of archaeological potential. A licenced archaeologist must complete an Archaeological Site Assessment. The archaeological report, and any further studies resulting from it must be submitted to the Ministry of Citizenship and Multiculturalism for review and approval. Once approved, a clearance letter issued by the Ministry must be forwarded to the Regional Planning Division indicating that all cultural heritage resource concerns on the site have been satisfied. IAGENCY COMMENTS Regional Works Department Regional Works Department has reviewed the above noted application and has no objections or conditions to be imposed. Please be advised regional works requires a 15m x 15m sight triangle at the intersection of street `a' and regional road 17 and this shall be reflected in the 40m plan submitted through the plan of subdivision related to this application our file: 2024-C-027. Regional Health Department The above noted application was reviewed by Regional Health department, and have no objection to the approval provided the following conditions are met: The private sewage system servicing the dwelling on the severed lot is properly abandoned as per best management practices and written confirmation is provided to this department. 2. The existing well on the severed lot is properly abandoned as per the Ministry of the Environment's Regulation 903 and a copy of the well abandonment record is provided to this department. 3. Both the severed and retained lots are connected to municipal sanitary and water services. 3 LD 09712024 4.CONCLUSION The proposed severance application would facilitate the creation of parcels for future residential subdivision development and conforms with the policies of the ROP. As such, the Region of Durham Planning Division recommends that the above -noted consent applications be approved subject to the conditions contained in this letter. Yours truly, La,ttr,wZa wy Lauren Raney Planning Analyst Attachements:1. Regional Works Letter CC: Grant Young- Regional Works Department Lesley Kennedy — Regional Health Department 4 Attachment 4 November 21, 2024 Planning and Economic Development L J Regional Municipality of Durham 605 Rossland Road East, 4th Floor Im P.O. Box 623 The Regional Whitby, ON L1 N 6A3 Municipality By email — lino.trombino(aD_durham.ca of Durham Works Department Attention: Lino Trombino 605 Rossland Rd. E. PO Box 623 Whitby, ON L1 N 6A3 Re: LD 094-097/2024 (B-2024-0024-27) Canada Brookfield Residential (Ont.) Ltd. 905-668-7711 879 Regional Road 17 1-800-372-1102 Part of Lot 28, Concession 2 Fax: 905-668-2051 E-mail: Municipality of Clarington works@durham.ca www.durham.ca Dear Mr. Trombino, Please be advised that our department has no objection or conditions to be imposed upon the above noted severance application. Please be advised Regional Works requires a 15m x 15m sight triangle at the intersection of Street `A' and Regional Road 17 and this shall be reflected in the 40M plan submitted through the plan of subdivision related to this application our file: 2024-C-027. In the event you have any questions, please contact the undersigned. Yours truly, 1 Grant Young, C.E.T. Development Approvals Technician grant.young@durham.ca 905 668 7711 extension 2479 If this information is required in an accessible format, please contact 1-800-372-1102 ext. 3753.