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Report To: Planning and Development Committee
Date of Meeting: April 20, 2026 Report Number: PDS-032-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Shrija Vora, Planner II
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Trevor Pinn, Deputy CAO/Treasurer (Acting CAO)
ZBA2025-0025 and S-C-2025-0008 Resolution#: PD-054-26
Applications for a Zoning By-Law Amendment, and Draft Plan of
Subdivision to permit the creation of seven single detached dwelling lots at
Part Lot 8, Concession 1, Newtonville.
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-032-26 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public and Council with respect
to Zoning By-Law Amendment and Draft Plan of Subdivision applications submitted
by D.M. Wills Associates Limited (Wills)(Agent). on behalf of 408428 Ontario Inc.
c/o. Shawn Rondeau (Owner) and continue processing the applications including the
preparation of a subsequent recommendations report; and
3.That all interested parties listed in Report PDS-032-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-032-26
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By-law
Amendment and Draft Plan of Subdivision to facilitate the development of seven single
detached dwelling lots in Newtonville.
The Municipality is seeking the public’s input on applications for a Zoning By-law
Amendment and Draft Plan of Subdivision to facilitate the development of seven single
detached dwelling lots in Newtonville.
The subject property is located on the northeast corner of Highway 401 (King’s Highway)
and Regional Road 18 in Newtonville. The subject property is approximately 9 hectares
(22.24 acres) in size.
1. Application Details
1.1 Owner: 2408428 Ontario Inc. c/o., Shawn Rondeau
1.2 Agent: D.M. Wills Associates Limited (Wills) c/o., Marnie Saunders
1.3 Proposal
Zoning By-law Amendment:
To rezone the subject lands from “Residential Hamlet Exception (RH-18) Zone” to
“Residential Hamlet Exception (RH-17) Zone” to permit the use of single detached
dwelling serviced by private sanitary sewers
1.4 Area: 90,045 square metres ( 9 hectares)
1.5 Location: Part Lot 8, Concession 1, Newtonville (see Figure 1)
1.6 Roll Number: 181703001009131
Municipality of Clarington Page 3
Report PDS-032-26
2. Background
2.1 In September 2025, Clarington Staff met with D.M. Wills Associates Limited (Agent) and
representatives from 408428 Ontario Inc. (Owner) for a pre-consultation meeting.
Agency and department comments were provided to the applicant as part of the
Meeting minutes dated October 20, 2025.
2.2 On December 22, 2025 D.M. Wills Associates Limited (Agent) submitted an application
for a Zoning By-law Amendment and a Draft Plan of Subdivision for propose of creation
of seven single detached dwelling lots as a continuation of Eden Park Phase one on the
subject site.
Figure 1 – Proposed Plan
2.3 The application was deemed complete application on March 10, 2026. The submitted
studies and reports were circulated to all relevant agencies and department for review.
Currently the first submission of the documents is under review by staff and agencies
and will be summarized in a future report.
Municipality of Clarington Page 4
Report PDS-032-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the northeast corner of Highway 401 and Regional
Road 18 in Newtonville. The subject property is located on the northeast corner of
Highway 401 (King’s Highway) and Regional Road 18 in Newtonville (See Figure 1).
The subject property is approximately 9 hectares (22.24 acres) in size and with 28.71
metres (94.19 feet) of frontage along the east side of Newtonville Road and the
extension of Charles Tilley Crescent. The property is currently undeveloped and vacant
of buildings and structures.
3.2 The surrounding neighbourhood consists of mainly single detached dwellings. The
property just north and east of the subject site has an approved Draft Plan of
Subdivision to permit single detached dwellings. The dwellings on Charles Tilley
Crescent are mainly one or one and a half storeys in height with a few two storey
dwellings.
3.3 The surrounding uses are as follows:
North: Newtonville Public School and Single detached dwelling
South: Highway 401 (King’s Highway)
East: Existing Single detached dwellings
West: Regional Road 18
4. Provincial Policy
Provincial Planning Statement (PPS) 2024
4.1 The Provincial Planning Statement, 2024 (PPS) identifies settlement areas as the focus
of growth. Land use patterns within settlement areas shall be based on densities and a
mix of land uses which efficiently use land, infrastructure and resources.
4.2 Opportunities for redevelopment and intensification are to be promoted where it can be
accommodated. Municipalities must provide a variety of housing types and densities,
and a range of housing options that are affordable to area residents.
4.3 The proposal is consistent with the Provincial Planning Statement
Municipality of Clarington Page 5
Report PDS-032-26
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
‘Hamlet’. Development within the Hamlet area should be predominantly in the form of
low-density single-detached dwellings. Development within the hamlets shall be
individually serviced with private drilled wells (unless municipal services are available)
and private sewage disposal systems where groundwater quantity and quality permits.
5.2 Hamlet development shall only be permitted to proceed if the required technical studies
conclude that the development on individual private services is sustainable.
5.3 According to Maps 2a and 2b of the Regional Official Plan, the subject lands contain, or
are adjacent to, Key Natural Heritage and Hydrologic Features. Any future development
will require an Environmental Impact Study, as determined by the GRCA and the
Municipality. An Environmental Impact Study Terms of Reference has been submitted
by the applicant with will be approved and accordingle an Environmental Impact Study
will be required for further review.
5.4 The proposal conforms to Envision Durham.
Municipality of Clarington Official Plan
5.5 The Clarington Official Plan designates the lands “Environmental Protection” and
“Hamlet.”
5.6 The predominant use of lands within the Hamlet designation shall be detached
residential dwellings. New residential lots in any rural settlement area shall meet the
policies of the Official Plan, specifically Sections 12.3.5 and 12.4.2. This includes a
minimum lot size of 0.4 ha, which is what is shown on the proposal.
5.7 No development is permitted within Natural Heritage features or their associated
Minimum Vegetation Protection Zone.
5.8 The west and south portions of the site are designated Environmental Protection.
Development limits will be established through an Environmental Impact Study (EIS), in
accordance with the policies of the Clarington Official Plan. The extent of development
will ultimately depend on the findings and recommendations of all required technical
studies.
5.9 The proposal conforms to the Clarington Official Plan.
6. Zoning By-law
6.1 Zoning By-Law 84-63 zones the subject lands as “Environmental Protection (EP)” and
“Residential Hamlet Exception (RH-18)”.
Municipality of Clarington Page 6
Report PDS-032-26
6.2 The applicant is proposing to change the zoning of the site from Residential Hamlet
Exception (RH-18) to a site-specific exception to permit the use of single detached
dwelling serviced by private sanitary sewers and to allow for minimum lot frontages of
27 metres (88.6 feet) and a minimum lot area of 2,000 square metres (0.2 ha).
6.3 The determination of appropriate zone categories will be made following the review all
public and agency comments and will be brought forward at a future date with the
recommendation report. A draft Zoning By-law, submitted by the applicant, is included
as Attachment 1 to this report.
6.4 A site-specific zoning exception was applied to Block 32 (now registered as Block 31)
in 1992. At that time, the Ministry of the Environment required that the block be
reserved by the owner as a nitrate dilution area. The intent of the site-specific exception
was to prohibit development on this block until municipal sewage services became
available.
6.5 A Zoning By-law Amendment will be required to accurately reflect the limits of the
Environmental Protection (EP) Zone and a site specific exception zone would be
required to facilitate the smaller proposed lots to be serviced by private septic services.
The finalization of an appropriate zoning category for the Residential Hamlet area will
be determined once development limits have been established and through the review
of all required technical reports.
6.6 The proposed Zoning By-law Amendment does not currently include a Holding (H)
symbol, however, the inclusion of an (H) symbol may be required. The Holding provision
would remain in effect until the applicable conditions, as outlined in Section 3.10 of the
Zoning By-law, are satisfied. These conditions will be further detailed in a future
recommendation report.
7. Summary of Background Studies
7.1 The applicant has submitted several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/Part Lot 8,
Concession 1, Newtonville and 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 Notices were sent to 29 landowners in Newtonville within 120 metres of the
subject lands on April 1, 2026. Two public meeting signs were installed on the subject
lands along Charles Tilley Crescent and Regional Road 18 in Newtonville. Details of
the proposed application were also posted on the Municipality’s website, and in the
Clarington Connected e-newsletter.
8.2 As of writing this report, staff have not received any public submissions.
Municipality of Clarington Page 7
Report PDS-032-26
8.3 Staff will continue to process any public inquiries received. Comments rec eived 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 department
comments received, as well as all public comments received, will be included in a
subsequent recommendation report.
10. Discussion
10.1 The Official Plan requires that new development within existing neighbourhoods mus t
respect the physical character of the existing neighbourhood. New development must
provide appropriate setbacks and have regard for the height and scale of the existing
building stock in the surrounding neighbourhood. The Official Plan policies are to
protect existing neighbourhoods from incompatible development.
10.2 The surrounding neighbourhood contains a range of built forms. While most dwellings
on Charles Tilley Crescent are single detached homes, there is considerable variation
in building size, architectural form, setbacks, lot sizes, and lot frontages.
10.3 The Environmental Impact Study (EIS) must be updated to reflect and evaluate the
current proposal. The extent of development will ultimately depend on the findings and
recommendations of all required technical studies. A consolidated constraints map
must also be prepared, illustrating all identified constraints from the various studies on
a single figure, including the proposed development.
10.4 In recent years, the Province of Ontario has updated the applicable Planning
Legislation to include policies related to the establishment of additional dwelling units,
accessory dwelling units, etc. in order to alleviate the current housing demand. For thi s
reason, the inclusion of accessory/additional dwelling units within the proposed
dwellings, where possible is encouraged.
10.5 No parks are proposed within this development. Cash in lieu of parkland is proposed for
this development.
10.6 Staff will continue to review the submitted applications and work with the applicant to
address all technical matters.
10.7 The purpose of the Public Meeting is to provide an opportunity for further public input.
Agency and public comments will be addressed in a subsequent recommendation
report to Committee and Council.
Municipality of Clarington Page 8
Report PDS-032-26
11. Financial Considerations
11.1 Not Applicable, as this is a public meeting report to gather public input and the analysis
of the proposal and the reports are being reviewed by the different agencies, additional
financial considerations that may arise will be discussed in a 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 alignment with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
13. Climate Change
13.1 As this is a public meeting report to gather public input and the analysis of the proposal
and the reports are being reviewed by the different agencies, a fulsome 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 proposed Zoning By-law Amendment, and Draft Plan of Subdivision for seven
single detached dwelling at the Statutory Public Meeting under the Planning Act. Staff
will continue to review and process the application, 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: Shrija Vora, Planner II, (905)-623-3379 ext. 2436 or svora@clarington.net or
Amanda Tapp, Manager of Development Review, 905 -623-3379 ext. 2527 or
atapp@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-Law Amendment
Attachment 2 – Draft Plan of Subdivision
Corporation of the Municipality of Clarington
By-law Number 2026-XX
Being a by-law to amend By-law 84-63, 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 of the Corporation of the Municipality of Clarington for
ZBA-2026-XX;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘16’ to By-law No. 84-63, as amended, is hereby further amended by
changing the zone designation of the lands legally described as Block 32 on Draft
Plan 18T-87083, Part of Lot 8, Concession 1, Municipality of Clarington, Durham
Region, from:
“Rural Hamlet Exception 18 (RH-18) Zone” to “Rural Hamlet Exception 17 (RH-17)
Zone” as illustrated on Schedule “A” attached hereto.
2. Schedule ‘A’ attached hereto shall form part of this By -law.
3. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 34 and 36 of the Planning Act.
By-Law passed in open session this ______ day of ________________, 20 26.
_____________________________
Adrian Foster, Mayor
_____________________________
June Gallagher, Municipal Clerk
Attachment 1 to Report PDS-032-26
This is Schedule “A” to By-law 2026-XX, passed this ______ day of ______________, 2026 A.D.
Environmental Protection (EP) Zone
Zoning Change from ‘RH-18’ to ‘RH-17’
Attachment 2 to Report PDS-032-26