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Report To: Planning and Development Committee
Date of Meeting: March 17, 2025 Report Number: PDS-014-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-014-25 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Draft Plan of Subdivision and Zoning By-law Amendment
applications submitted by Planfarm Inc. on behalf of WDD International Inc. and
continue processing the applications including the preparation of a subsequent
recommendation report; and
3.That all interested parties listed in Report PDS-014-25 and any delegations be
advised of Council’s decision.
Toni Rubino, Senior Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
ZBA2024-0025 (Cross: S-C 2024-0012)Resolution#:
Applications by WDD International Inc. for a Zoning By-law Amendment to
permit 19 lots for detached dwellings in Newtonville.
Municipality of Clarington Page 2
Report PDS-014-25
Report Overview
The Municipality is seeking the public’s input on applications for a proposed Zoning By-law
Amendment to permit 19 lots for detached dwellings, a stormwater management pond, a
walkway and public roads in Newtonville.
1. Application Details
Owner: WDD International Inc.
Agent: Planfarm Inc.
Proposal:
Zoning By-law Amendment
To rezone the subject lands from “Agricultural Exception (A -1)” Zone and “Residential
Hamlet (RH)” to an appropriate zone to permit the development.
Draft Plan of Subdivision
To permit 19 lots for detached dwellings, a stormwater management pond, a walkway
and public roads.
Area: 5.654 Hectares (14 acres)
Location: North of Regional Highway 2 and east of Regional Road 18 in the Hamlet of
Newtonville (see Figure 1)
Roll Number: 18-17-030-010-22401
Municipality of Clarington Page 3
Report PDS-014-25
Figure 1 – Location of Subject Lands
Municipality of Clarington Page 4
Report PDS-014-25
2. Background
2.1 A pre-consultation meeting (PC2022-0042) was held on June 2, 2022, for a proposal for
20 lots for detached dwellings, a walkway, a stormwater management pond and public
roads in Newtonville.
2.2 On October 23, 2024, Planfarm Inc. on behalf of WDD International Inc., submitted
applications for a Draft Plan of Subdivision and Zoning By-law Amendment to permit a
development consisting of 19 residential lots with a minimum lot size of 0.2 hectares
each, a 0.28-hectare stormwater management pond, a walkway and new public roads.
Access is proposed from Regional Road 18 and a 6.0 metre emergency access which is
also a walkway provides a connection from Church Lane into the site.
2.3 The rezoning and subdivision applications were deemed complete on December 9,
2024.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located in the north-east quadrant of the Hamlet of Newtonville.
There is frontage on Regional Road 18 and Church Lane.
3.2 The subject lands are 5.64 hectares in size and are part of the hamlet boundary. The
lands subject to the applications are currently vacant but have been cultivated in the
past. A wetland has been identified in the location of the proposed stormwater
management pond.
3.3 The surrounding uses are as follows:
North: Farmed lands outside of the hamlet boundary.
East: Existing detached residential dwellings on large lots.
South: Existing detached residential dwellings, Newtonville Community Hall and a
parkette.
West: Existing single detached residential dwellings.
4. Provincial Policy
The Provincial Planning Statement (PPS 2024)
Municipality of Clarington Page 5
Report PDS-014-25
4.1 The PPS 2024 provides policies to support the creation of a full range of housing, while
respecting the rural character in rural settlement areas. It also encourages the use of
existing infrastructure, protection of the natural environment and creating complete
communities.
4.2 The subject lands are located within a settlement area, where the PPS promotes infill
development and where existing infrastructure, and public services facilities will be
utilized.
4.3 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among
natural heritage features and areas, surface water features, and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the n atural
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated, and it has been demonstrated that there will be no negative impacts on
the natural features or their ecological functions.
4.4 The proposal conforms with the PPS 2024.
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 On September 3, 2024, the Ministry of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
Region Official Plan (Envision Durham) designates the subject lands as” Hamlets.”
5.2 Envision Durham encourages development within hamlets to be compatible with
surrounding uses and the rural landscape consisting of a mix of housing types
appropriate for existing service levels, employment uses and commercial uses that meet
the needs of the residents of the hamlets and the surrounding rural area.
5.3 The Regional Official Plan encourages a wide range of residential dwellings that are
locally appropriate and consistent with the character of the area. The proposed
development supports Regional policies guiding the development of Hamlets by
promoting housing opportunities within an existing neighbourhood area and by
proposing to develop the subject lands in an efficient manner while maintaining an
attractive and contextually appropriate built-form.
5.4 The proposal conforms to Envision Durham.
Municipality of Clarington Page 6
Report PDS-014-25
Municipality of Clarington Official Plan
5.5 The Clarington Official Plan designates the subject lands “Hamlet.”
5.6 New residential lots in any rural settlement area with or without municipal water shall
have a minimum lot size of 0.4 hectares, must meet the requirements of the Region of
Durham Health Department for private services to ensure there are no adverse impacts
for water supply and quality.
5.6 Development within a hamlet shall:
a) Complement and enhance the historic character of the hamlet;
b) Provide housing designed to complement the architecture of existing buildings;
c) Implement a grid street system; and
d) Consider opportunities and innovations to provide a more compact settlement form
5.7 The Clarington Official Plan has specific policies for development in Newtonville. The
following policies apply:
a) All development shall be serviced by municipal water supply;
b) The minimum lot size may be reduced provided an engineering study demonstrates
to the satisfaction of the approval authorities that the soil and groundwater conditions
can support reduced lot sizes without contaminating soil or groundwater;
c) No further development shall be permitted upon reaching the capacity of the
municipal water supply system, regardless of whether designated lands remain vacant;
and
d) No further development shall be permitted if there is evidence of soil and
groundwater contamination which cannot be mitigated, until such time as the
contamination is addressed to the satisfaction of the approval authorities.
5.8 The relevant studies are under review to determine the appropriate lot sizes. Staff are
reviewing studies associated with the proposed removal of natural features to determine
whether the proposal conforms to the Clarington Official Plan. Conformity with the
Clarington Official Plan will be discussed in a subsequent report.
Municipality of Clarington Page 7
Report PDS-014-25
6. Zoning By-law 84-63
6.1 The subject lands are currently zoned “Agricultural Exception (A-1)” Zone and
“Residential Hamlet (RH)” Zone within Zoning By-law 84-63.
6.2 Finalization of appropriate zone uses and provisions will be determined after all public
and agency comments have been received and will be brought forward in a subsequent
recommendation. A Holding (H) Symbol will be implemented as part of the Zoning By-
law Amendment to ensure the conditions of the draft plan of subdivision have been
fulfilled.
6.3 A draft Zoning By-law Amendment that was submitted as part of the applications is
included in Attachment 1.
7. Summary of Background Studies
7.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/Rd18Newtonville are also available upon request. A summary of the
submitted reports and studies will be provided in a future recommendation report.
8. Public Notice and Submissions
8.1 Public Notice was mailed to households within 300 metres of the subject lands on
February 24, 2025. Two public meeting signs were installed on the subject lands, one
sign fronts onto Regional Road 18 and the other on Church Lane. Details of the
proposed application were also posted on the Municipality’s website, and in the
Clarington Connected e-newsletter.
8.2 At the time of writing this report, Staff have not received any comments from the public.
8.3 Staff will process any public inquiries received. Comments received at the Statutory
Public Meeting will also be considered and included in the recommendation report.
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal departments
comments received thus far are shown on Attachment 2 to this report and will be
included in a subsequent recommendation report.
Municipality of Clarington Page 8
Report PDS-014-25
10. Discussion
10.1 The proposed residential development is located within the Hamlet of Newtonville and
the proposed residential uses represent a form of development encouraged for the most
part by Provincial, Regional, and Municipal policies. It aims to develop a total of 19 lots
for detached residential units, a stormwater management pond and a
walkway/emergency access. All lots will be on new public roads. Two of the 19 lots on
the east side of the subject site are shown as temporary turning circles and will not be
available for building permits until the lands to the east are developed, making road
connections to the east possible.
10.2 Block Plan
The draft plan shows one access point onto Regional Road 18 and an emergency
access to the south. A Block Plan was submitted showing how the lands to the east,
including road connections to Durham Highway 2 can be developed within the
boundaries of the hamlet (see Attachment 3). Staff will review the Block Plan to
determine if the proposed future land uses and street layout is appropriate for
Newtonville and will be addressed in a subsequent recommendation report.
10.3 The Clarington Official Plan contains policies and guidelines to be considered for
developments within Hamlets. In addition to those policies, there are also specific
policies related to development in Newtonville. Development in Newtonville must b e
serviced with municipal water supply. A municipal wastewater system is not available in
Newtonville. Lot sizes can be reduced subject the appropriate studies are submitted
and deemed satisfactory to the approval authority, being Durham Region Health
Services Department. The lot sizes as proposed are approximately 0.2 hectare in size.
The applicant has submitted the appropriate studies to support the reduction of lots
sized
Wetland
10.4 Although not mapped on Schedule “D3” to the Clarington Official Plan, a wetland on the
westerly portion of the site has been identified. This is the site of the proposed
stormwater management pond on the draft plan. The Official Plan allows for the removal
of a wetland if it is under 0.5 hectares in size, among other criteria and it can be
demonstrated through an EIS that the removal is warranted. It appears that this feature
is also north of the limits of the proposed draft plan and may exceed the 0.5 hectare size
limit for removal. An Environmental Impact Study (EIS) is currently under review by
staff and will determine the exact limits of development and wetland. The EIS must
demonstrate that the proposal is consistent with Official Plan policies.
Municipality of Clarington Page 9
Report PDS-014-25
10.5 The findings of the studies are to be reflected in the implementing site-specific zoning-
by-law. Further discussion on the findings of the EIS and the appropriateness of the
wetland as a stormwater management pond will be required once the review is
complete and will be discussed in a subsequent recommendation report.
11. Financial Considerations
11.1 Not applicable, as this is a public meeting report to gather public input on the proposal.
Financial considerations will be addressed in the subsequent recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for Draft Plan of Subdivision and Zoning By-law
Amendment for 19 residential units at the Statutory Public Meeting under the Planning
Act. Staff will continue to review and process the applications , including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Toni Rubino, Senior Planner, 905-623-3379 ext. 2431 or trubino@clarington.net
or Amanda Tapp, Manager of Development Review, 905 -623-3379 ext. 2527 or
atapp@clarington.net.
Municipality of Clarington Page
10
Report PDS-014-25
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Department and Agency Comments
Attachment 3 – Block Plan
Interested Parties:
List of Interested Parties available from Department.
WDD International Inc.
Planfarm Inc.
Attachment 1 to Report PDS-014-25
The Corporation of the Municipality of Clarington
By-law Number 20XX-XXXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation
of the Municipality of Clarington
Whereas, the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA-
20XX-XXXX;
Now therefore, the Council of the Corporation of the Municipality of Clarington enacts as follows:
1. Schedule “16” (Newtonville) to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
“Agricultural Exception (A-1) Zone” to “Residential Hamlet (RH-XX) Zone”, as illustrated
on the attached Schedule “A” hereto.
Notwithstanding By-law 84-63, the lands zoned “Residential Hamlet (RH-XX) Zone”, shown on
Schedule “A”, shall form one lot.
Notwithstanding Section 9.2, the following shall apply:
a. Lot Area (minimum) 2000 square metres
b. Lot Frontage (minimum) 29 metres
2. Schedule “A” attached hereto shall form part of the By-law.
3. This By-law shall come into effect on the date of passing hereof, subject to the
provisions of Section 34 of the Planning Act.
Passed in Open Council this day of , 20xx
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
This Schedule "A" to By-law 20XX- , passed this A.D.
I
I
Subject Property
Zoning Change From 'A-1' to 'RH-XX'
Newtonville • S-C-20XX-XXXX and ZBA 20XX-XXXX • Schedule 16
Attachment 2 to PDS-014-25
Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
we have received comments to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Community Growth
and Ec. Dev.
Department
☐
Durham Region Works
Department
☐
Durham Region Health ☐
Clarington Engineering
Development Division
☒ Engineering has no objection to the proposal.
Development Engineering is in support
of an emergency access route.
With respect to the Traffic Impact
Study, provide a conceptual plan
illustrating the roadway network,
including fire routes, sidewalks,
temporary cul-de-sacs, and all relevant
dimensions, ensuring conformity with
Clarington Design Standard.
A 6 m setback / buffer is required
around the pond block as well as a .
sediment drying area in the pond block.
Provide an On-Street Parking Plan.
Provide a tree preservation plan which
includes the “reason for removal” in the
inventory tables.
Updates are required to the
Stormwater Management Report, and
the Geotechnical Report to meet
Provincial and Municipal requirements.
All other comments can be addressed at the
detailed design stage.
Clarington Emergency
& Fire Services
☒ CEFS is concerned with one access into the
site should the access be blocked. A
secondary access is to be confirmed. The
maximum length of a cul-de-sac shall be 300
Attachment 2 to PDS-014-25
Department/Agency Comments
Received
Summary of Comment
metres to the access point or all units shall
have a sprinkler system.
Clarington Building
Division
☐
Ganaraska Region
Conservation Authority
☒ The proposed development involves the full
removal of the wetland habitat for the
implementation of the Stormwater
Management pond. The GRCA strongly
encourages that the wetland feature be
retained, however GRCA could support the
removal of the wetland if the upper and lower
tier municipality also support its removal due
to the following:
a. Even after the removal of the
feature the Conservation
Authority Act tests are satisfied;
b. The wetland is under 0.5 ha in
size;
c. The wetland appears to be
anthropogenically formed;
d. The wetland provides minimal
flood mitigation and erosion
control; and
e. The wetland is disconnected
from larger wetlands.
The hydrogeological assessment meets the
guideline requirements and demonstrates a
sound understanding of site-specific
conditions. GRCA staff concurs with the
recommendations made by Cambium Inc. and
agrees that the site is feasible for the
proposed development.
Enbridge Gas ☒ No objection.
Hydro One ☒ No objection.
Bell ☒ No objection.
Rogers Cable ☒ No objection.
Kawartha Pine Ridge
District School Board
☒ No objection.
Attachment 3 to Report PDS-014-25
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