HomeMy WebLinkAbout2128 Newtonville Road A2020-0053 & 0054 Commentsc1twingwn
Planning Services
Committee of Adjustment
Date of Meeting: November 12, 2020
File Number: A2020-0053 & A2020-0054
Address: 2128 Newtonville Road, Newtonville
Report Subject: A minor variance application to reduce the minimum
required lot frontage for the severed and retained parcels
from 30 metres to 10 metres to facilitate a severance.
Recommendations:
1. That the Report for Minor Variance Application A2020-0053 and A2020-0054 be
received;
2. That all written comments and verbal submissions were considered in the
deliberation of this application;
3. That application A2020-0053 and A2020-0054 to reduce the minimum required
lot frontage for the severed and retained parcels from 30 metres to 10 metres to
facilitate a severance be approved as it is minor in nature, desirable for the
appropriate development or use of the land and maintains the general intent and
purpose of the Zoning By-law, the Durham Region Official Plan and Clarington
Official Plan; and
3. That all interested parties listed in this report be forwarded a copy of Committee's
decision.
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 2
1 Application Details
1.1 Agent: Dave Pearce — DP Realty Advisors
1.2 Owner: Michael & Susan Gimblett
1.3 Proposal: Minor variance to Section 9.2.b. of Zoning By-law 84-63 to
reduce the minimum required lot frontage for the severed
and retained parcels from 30 metres to 10 metres to facilitate
a severance.
1.4 Area of Lot: Retained Parcel: 15,150 square metres (A2020-0053)
Severed Parcel: 4,594 square metres (A2020-0054)
1.5 Location: 2128 Newtonville Road, Newtonville (see Figure 1)
1.6 Legal Description: Part Lot 9, Concession 2, Former Township of Clarke
1.7 Zoning: Residential Hamlet (RH) and Agricultural Exception (A-1)
Zone of Zoning By-law 84-63
1.8 Clarington Official
Plan Designation: Hamlet
1.9 Durham Region
Official Plan
Designation: Hamlet
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 3
Property Location Map
(Newtonville)
Area Subject To Minor Variance
2128 Newtonville Road, Newtonville
A2O2O-0053 & A2O2O-0054
Figure 1 — Location Map (REVISED)
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 4
2 Background
2.1 A Land Division application (LD124/2018) was submitted to the Region of
Durham to sever a vacant residential parcel, retaining a residential parcel with an
existing single detached dwelling. At the time, the application was tabled as
Clarington staff expressed concerns with the grading of the subject property and
noted that the proposed severance would constrain future sequential
development of surroundings lands within the Hamlet of Newtonville.
2.2 Since the tabling of the Land Division application, the owners have been working
with Clarington's Infrastructure Division of Public Works to address grading
issues. The application was approved with conditions at the Land Division
Committee on July 20, 2020. In order to ensure that the proposed severance will
not limit future development, a condition recognized the 20-metre-wide strip
associated with the existing driveway from Newtonville Road as being a potential
road connection for future residential development. In addition, a condition was
that the severance is that the retained and severed lots comply with applicable
provisions of Zoning By-law 84-63.
2.3 A survey included in the Land Division application shows the retained and
severed parcel having a frontage less than the minimum required lot frontage of
30 metres for the Residential Hamlet (RH) zone (see Figure 2). A minor variance
is required to reduce the minimum lot frontage for the severed and retained
parcel from 30 metres to 10 metres to facilitate the severance. The severed and
retained parcel meet minimum lot area requirements for the Residential Hamlet
(RH) zone.
Retained Par
15150 square met
Figure 2 — Proposed Severance
Severed Parcel
4594 square metres
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 5
3 Land Characteristics and Surrounding Uses
3.1 The subject property is located at 2128 Newtonville Road, which is west of
Newtonville Road and north of Hill Street. (see Figure 1). The property is an
interior lot, approximately 19,744 square metres with an approximate frontage of
20 metres and an approximate depth of 200 metres. The property is a key lot and
is one of the larger parcels within the Hamlet of Newtonville. The retained parcel
has an existing dwelling and the severed parcel will have sufficient lot area to
accommodate the construction of a dwelling.
3.2 The surrounding uses to the east, west, and south are agricultural and residential
in the form of single detached dwellings. The uses to the north are agricultural.
4 Public Notice and Submissions
4.1 Pursuant to the requirements of the Planning Act, signage acknowledging the
application was installed on the subject lands. In addition, notice was mailed to
each landowner within the prescribed distance. The map provided with the notice
captured a portion of the neighbouring property, 2078 Newtonville Road, due to
mapping error.
4.2 At the time of writing this report, Staff received a phone call from a resident of a
nearby property, 4472 Hill Street, which is in south of the subject property. The
resident wanted details about the application and future development but did not
express concerns.
4.3 Staff received a phone call from a resident of a nearby property, 2078
Newtonville Road, which is south of the property. The resident had concerns with
the application capturing a portion of his property. Staff informed the resident that
the mapping system was not updated to reflect the property lines established
through a lot line adjustment application (LD2012/029) and that Staff will be
correcting the error. The resident did not have any concerns with the application.
The mapping error does not require further notification as the Planning Act
requirements for giving notice were exceeded.
5 Departmental Comments
5.1 Clarington Infrastructure Division of Public Works
The Clarington Engineering Services Department has no concerns with this
application.
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 6
5.2 Clarington Building Division of Planning and Development Services
The Clarington Building Division has no concerns with this application.
5.3 Clarington Emergency and Fire Services Department
Clarington Emergency Services provided no fire safety concerns with this
application.
6 Agency Comments
6.1 Durham Region Health Department has no objections.
7 Discussion
Conformity with the intent and purpose of the Regional and Clarington Official Plans
7.1 Both the Regional and Clarington Official Plans permit the residential use of the
property.
7.2 It is staff's opinion that the application conforms to the intent and purpose of both
the Official Plans.
Conformity with the intent and purpose of the Zoning By -la
7.3 The intent and purpose of frontage is to ensure that there is sufficient area to
situate a dwelling with appropriate setbacks from abutting properties while also
creating a consistent neighbourhood character. The proposed reduction in lot
frontage from 30 metres to 10 metre will facilitate a severance. The severed and
retained parcel have sufficient lot area to accommodate the existing single -
detached dwelling and future construction of a dwelling. In addition, the proposed
10 metre frontages will not impact the character along Newtonville Road as
adjacent properties have varied frontages. In the Hamlet of Newtonville, key lots
have similar long driveways.
7.4 It is in staff's opinion that the proposed reduction to lot frontage maintains
sufficient area to situate a dwelling with appropriate setbacks from abutting
properties while also maintaining neighbourhood character. For the above
reasons, it is in staff's opinion that the proposal maintains the intent and purpose
of the Zoning By-law.
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 7
Desirable for the appropriate development or use of the land, building or structure
7.5 The appropriate development is residential. The proposed severance will provide
an opportunity for intensification on the property while protecting the opportunity
for future residential development within the Hamlet of Newtonville. Intensification
though infill development is desirable where it can be accommodated as it makes
efficient use of existing infrastructure while providing additional housing.
7.6 The reduction in lot frontage from 30 metres to 10 metres for the severed and
retained parcel are appropriate development as it maintains appropriate access
while the conditions associated with the Land Division application ensures that
that the infill development does not negatively impact future development.
7.7 For the above stated reasons, it is staff's opinion that the minor variance
requested is desirable for the residential use of land and building.
Minor in Nature
7.8 The subject property, as it exists today, has an approximate of 20 metres, similar
to other key lots in the Hamlet of Newtonville. The existing frontage on the
subject property is less than required 30 metres in the Residential Hamlet (RH)
zone. The application would further reduce lot frontage from 30 metres to 10
metres for each of the severed and retained parcels. This will allow for
intensification without significantly altering the visual impact to the street. In
addition, the proposed lot frontages for the retained and severed parcel will
accommodate access to the parcels with adequate area for grading.
7.9 For the above stated reasons, it is staff's opinion that the proposed reduction in
lot frontage is minor in nature and would be desirable for the neighbourhood.
8 Conclusion
8.1 Based on Staff's review of the application the application conforms to the intent
and purpose of the Zoning By-law and the Regional and Municipal Official Plans,
is desirable for the appropriate development or use of land and is deemed to be
minor in nature.
8.2 Given the above comments, Staff recommends approving this application for a
minor variance to Section 9.2.b. of Zoning By-law 84-63 to reduce the minimum
required lot frontage for the severed and retained parcels from 30 metres to 10
metres to facilitate a severance.
Municipality of Clarington
Committee of Adjustment A2020-0053 & A2020-0054
Page 8
Submitted by:
Anne Taylor Scott, Principal Planner,
Development Review Branch
The following is a list of interested parties to be notified of the Committee's decision:
Dave Armstrong
Dave Pearce
Michael & Susan Gimblett