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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: December 5, 2022 Report Number: PDS-056-22
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By: Mary -Anne Dempster, CAO
File Number: S-C-2022-0010 and ZBA-2022-0020 Resolution#: PD-110-22
Report Subject: Proposal for a 25-unit Plan of Subdivision in Newtonville
Purpose of Report:
The purpose of this report is to provide information and to gather input from the public and
Council. It does not constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-056-22 and any related communication items, be received for
information only;
2. That Staff receive and consider comments form the public and Council with respect
to the Draft Plan of Subdivision and Zoning By-law Amendment applications
submitted by Whitepine Contractors Ltd. and continue processing the applications
including preparation of a subsequent report; and
3. That all interested parties listed in Report PDS-056-22 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PDS-056-22
Report Overview
Page 2
The Municipality is seeking public input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment submitted by Whitepine Contractors Ltd. to
permit a total of 25 detached dwellings at 4430 and 4442 Hill Street in Newtonville. The lots
would have frontage on a new proposed local road which would connect to Hill Street. The
proposal also includes park space and a stormwater management pond towards the
southeast portion of the site.
1. Application Details
1.1
Owner:
Whitepine Contractors Ltd.
1.2
Applicant:
D.G. Biddle and Associates Limited
1.2
Proposal:
Draft Plan of Subdivsion
1.3 Area:
Proposed Draft Plan of Subdivision for 25 detached residential
units, a park, and a stormwater management pond.
Zoning By-law Amendment
To rezone the subject lands from Agricultural Exception (A-1) zone
and Residential Hamlet (RH) Zone to an appropriate Residential
Hamlet Exception Zone to permit the development of 25 detached
residential lots.
8.75 hectares (21.62 acres)
1.4 Location: 4430 and 4442 Hill Street, Newtonville (See Figure 2)
1.5 Within Built Boundary: No
Municipality of Clarington
Report PDS-056-22
Figure 1 — Proposed Draft Plan of Subdivision and Surrounding Context
2. Background
Page 3
2.1 On July 15, 2022, D.G. Biddle and Associates Ltd. submitted applications for a Draft
Plan of Subdivision and Zoning By-law Amendment with supporting documentation on
the lands 4430 and 4442 Hill Street in Newtonville.
2.2 The proposal consists of 25 detached dwelling lots, a park and a stormwater
management pond. The lots are proposed to be accessed from Hill Street via a local
road, with the exception of Lots 1-6, which will all be accessed directly from Hill Street.
Municipality of Clarington
Report PDS-056-22
Page 4
Additionally, each proposed lot will be serviced via connection to the existing municipal
water system and private individual septic system.
2.3 The area subject to the application is approximately 8.75 hectares (21.62 acres) with
265.83 metres of frontage on Hill Street. There will be a 72.37 hectare (178.83 acre)
parcel retained to the north of the subject lands (outside the settlement boundary) if the
subdivision application is approved. It should also be noted that a related consent
application (LD2021-0013) was also submitted to the Durham Region Land Division
Committee to sever these lands from the subject site. The severance application has
not been finalized by the Region of Durham at the time of writing this report.
2.4 The lots are generally proposed to be between 2,000 and 3,000 square metres (0.5
acres to 0.7 acres). The block proposed for parkland would be approximately 0.5
hectares (1.2 acres) and the stormwater block will be 0.63 hectares (1.5 acres).
2.5 The applicant has submitted the following supporting documents whic
• Planning Justification Report
• Urban Design Brief
• Sustainability Report
• Phase 1 Environmental Site Assessment (ESA)
• Stage 1 and 2 Archaeological Report
• Tree Inventory and Preservation Plan
• Landscape Analysis Plan
• Geotechnical Report
• Hydrogeological Assessment
• Functional Servicing Report
• Stormwater Management Report
• On -Street Parking Plan
• Noise Impact Study
• Operational Safety Review Report + Traffic Addendum
3. Land Characteristics and Surrounding Context
h
3.1 The subject lands are located at 4430 and 4442 Hill Street in Newtonville, north of
Highway 2, approximately 0.3 kilometres east of Ovens Road cul-de-sac and north of
Highway 401. The development will be approximately 300 metres from the intersection
of Newtonville Road (Regional Road 18) and Highway 2, a major intersection within the
hamlet of Newtonville. The site has some significant topographic land characteristics
and is currently occupied by a single detached dwelling and ancillary agricultural
structures.
3.2 The surrounding land uses are as follows:
North — vacant land used for agricultural purposes. The lands directly to the north of the
Draft Plan area are located outside of the settlement area.
Municipality of Clarington
Report PDS-056-22
Page 5
East — low -density residential, consisting of single detached dwellings.
South — low density residential uses, consisting of single detached dwellings, as well as
a neighbourhood cemetery (Lakeview Cemetery) and Highway 2.
West — low density residential uses, consisting of single detached dwellings, and
agricultural uses.
�J
Figure 2 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law
Amendment Applications
Municipality of Clarington Page 6
Report PDS-056-22
Figure 3 — View of subject lands looking northeast
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement (PPS) policies direct growth to settlement areas and
promote compact development forms. The subject lands are proposed within the
Newtonville Settlement boundary. Planning authorities are to facilitate a variety of
housing forms and promote residential intensification to achieve efficient development
patterns, especially along public transit and active transportation routes.
Greenbelt Plan
4.2 The Greenbelt Plan identifies areas that should be protected from large scale
development, including natural heritage features, hydrologic features, and agricultural
lands. The Hamlet of Newtonville is considered a settlement area under the Greenbelt
Plan. Policies are to support residential development which is compatible and
complementary to the rural community. The proposed development is located in an
existing residential area, where the lots are to be similar in size and density to other
residential lots on Hill Street, and within the greater Hamlet of Newtonville.
Municipality of Clarington
Report PDS-056-22
Page 7
4.3 Lands to the north, which are outside the settlement boundary, would be retained for
agricultural uses, therefore ensuring the viability of the rural community outside of the
Hamlet.
4.4 Notwithstanding the above, the Greenbelt Plan generally states that land uses within
hamlets are to be governed by local Official Plans.
5. Official Plans
Durham Region Official Plan
5.1 The subject lands are located in Newtonville, a designated hamlet in the Durham
Region Official Plan. Development within the Hamlet area should be predominantly in
the form of low -density single -detached dwellings with "views and vistas of the
countryside". 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 The Plan further states that development within the Hamlet area, unless it is considered
limited infilling, shall proceed through Plan of Subdivision.
Clarington Official Plan
5.3 The Clarington Official Plan designates the property "Hamlet". New residential lots in
any rural settlement area with or without a municipal water system shall:
a) Have a minimum lot size of 0.4 hectares;
b) Meet the requirements of the Durham region Health Services Department;
c) Provide a primary reserve conventional tile field area; and
d) Provide a technical report that demonstrates that there is no adverse impact on
adjacent wells and septic systems and meets provincial guidelines for assessing
water supply and risk of water quality impact.
5.4 Section 12.4.5 contains further policies for the Hamlet of Newtonville, which states:
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 system, regardless of whether designated lands remain vacant;
and
Municipality of Clarington Page 8
Report PDS-056-22
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.
5.5 New development within Newtonville will be required to connect to the existing
municipal water supply, which the applicant is proposing to connect to. Each lot will be
serviced via private individual septic system.
5.6 The minimum lot size of the proposed development is 0.21 hectares (0.52 acres); the
maximum proposed lot size is 0.33 hectares (0.82 acres). Various studies have been
undertaken and submitted for the above -noted development which support the reduced
lot sizes.
5.7 Additional Dwelling Units (ADUs) are permitted within the hamlet areas. In keeping with
the Province's goals of increasing the housing supply, the creation of an ADU, either
within the home or within an accessory building should be evaluated and considered
when designing the floor plans and building locations on the lot. This will enable the
units to be easily converted for an ADU in the future.
5.8 Hill Street is a local road within Newtonville. The transportation policies state that new
development must provide adequate off-street parking and safe ingress/egress. The
development proposal shows a new local road to be utilized by 19 of the 25 lots within
the subdivision which connects to Hill Street. The new local road was planned as far
east as possible to improve site lines for drivers when coming up over the hill from the
east.
6. Zoning By-law
6.1 The subject property is zoned "Agricultural Exception-1 (A-1)" within the Municipality of
Clarington Zoning By-law 84-63, which is a common zoning category for
underdeveloped lots located within Newtonville. A zoning by-law amendment is required
to permit the 25 lot plan of subdivision. A draft Zoning by-law is included as Attachment
1. The zoning by-law amendment would need to address the proposed lot area,
setbacks, frontage, lot area, and landscape open space.
6.2 The applicant has requested that the lands be rezoned to the Residential Hamlet
Exception-17 (RH-17) Zone and a new Residential Hamlet Exception Zone. The RH-17
Zone has a minimum lot area of 2,000 square metres (0.2 hectares) with a minimum
frontage of 27.0 metres. Finalization of an appropriate zone category will be determined
after the minimum lot areas and frontages have been established and approved by all
approval authorities.
7. Public Notice and Submissions
7.1 Public notice was mailed to approximately 90 residents within 120 metres of the subject
lands on November 11, 2022. A sign was also posted on the property, along Hill Street,
advising of the complete application received by the Municipality and details of the
public meeting.
Municipality of Clarington
Report PDS-056-22
Page 9
7.2 At the time of writing this report, no public comments were received. Comments
received from the public at this Public Meeting will be considered and included in the
recommendation report.
8. Department and Agency Comments
8.1 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
comments have been received to date.
Department/Agency
Comments
Summary of Comment
Received
Durham Region
✓
Planning Department
and Public Works
Durham Region Health
Department
Ganaraska Region
✓
The Functional Servicing and Stormwater
Conservation Authority
Management Report will need to be revised to
(GRCA)
address the revisions to the draft subdivision
plan. Technical comments on reports will need to
be addressed.
Kawartha Pineridge
✓
The Kawartha Pine Ridge District School Board
District School Board
advises that approximately 6 public elementary
students and 2 public secondary students will be
generated from this proposal development. The
School Board has no objection and provided
conditions of draft approval regarding sidewalks,
access to public road for school bus
transportation, and warning clauses advising
potential purchasers, that accommodation within
the assigned schools may not be available to
students and they may need to attend "holding
schools" or an alternate school outside the
community.
Clarington Engineering
Development Division
Clarington Emergency
✓
Any public right away with a dead-end street entry
Services
into a multi residential section that exceeds 150
meters to the furthest point will require an
emergency access route.
Clarington Building
Division
Canada Post
Corporation
Bell Canada
✓
No objection to the proposal
Rogers
✓
No objection to the proposal
Municipality of Clarington
Report PDS-056-22
Page 10
Hydro One Network
✓
Additional information requested.
Inc.
Enbridge Gas
PVNC District Catholic
School Board
Conseil Scolaire de
District Centre-Sud-
Quest
Conseil Scolaire de
District Catholique
Centre-Sud
9. Discussion
9.1 The site is located in a delineated rural settlement area, which is to be the location of
limited, compatible residential growth. The Applicant has applied for a rezoning to
establish a 25-lot plan of subdivision on the subject lands. Each lot will accommodate a
single detached dwelling on municipal water and private septic. Each unit will have their
own private driveway, and vehicle access off an internal local road which will connect to
Hill Street, with the exception of Lots 1-6, which will be accessed via Hill Street (See
Figure 1).
9.2 A rezoning is required to rezone the lands from "Agricultural Exception-1 (A-1)" to an
appropriate zone that would permit the proposed Plan of Subdivision. Based on the
current provisions for single -detached dwelling units in the RH-17 Zone, which has been
proposed by the applicant, the implementing zoning by-law for this site would require
additional site -specific exceptions to reduce the lot frontage, and potentially additional
setbacks.
9.3 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 this reason, the
inclusion of accessory/additional dwelling units within the proposed single detached
units or accessory building where possible is encouraged.
9.4 Hill Street is considered a local road within the Municipality of Clarington. This section of
Hill Street appears to be constructed at a lower standard (rural cross-section). Further
discussion between Clarington Engineering and the applicants related to the potential
upgrading and/or expansion of Hill Street to accommodate the proposed residential
development may be required.
9.5 The Clarington Official Plan contains Hamlet development goals that would need to be
considered when reviewing the application, such as lot size and impacts to surrounding
uses. Careful attention and consideration of these policies will contribute to the overall
success of the project and assist in creating a development that cohesively ties in with
the surrounding Hamlet of Newtonville.
Municipality of Clarington Page 11
Report PDS-056-22
9.6 Staff will continue to review the submitted Plan of Subdivision and rezoning applications
and work with the applicant to address all technical matters. Agency and public
comments will be addressed in a subsequent recommendations report to Committee
and Council.
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Figure 4 — Proposal for 25-lot Plan of Subdivision
Municipality of Clarington
Report PDS-056-22
Figure 5 — Proposed front elevations for the single -detached units
10. Financial Considerations
10.1 The recommendations of this report do not have any financial implications.
Page 12
10.2 Financial implications of this project will be included in subsequent reports as more
information becomes available.
11. Concurrence
Not Applicable.
Municipality of Clarington
Report PDS-056-22
12. Conclusion
Page 13
12.1 The purpose of this report is to provide background information and obtain comments
on the proposal for 25-lot plan of subdivision 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: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or
nzambri _clarington.net .
Attachments:
Attachment 1 — Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to
Report PDS-056-22
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 20_-
Being a By-law under the provisions of Sections 34 of the Planning Act,
R.S.O. 1990, c. P.13, as amended, to amend By-law No. 84-63, as
amended, the Municipality of Clarington Comprehensive Zoning By-law,
with respect to certain lands located in Part of Lots 9 & 10, Concession 2,
Geographic Township of Clarke, Municipality of Clarington, Regional
Municipality of Durham.
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
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Schedule `16' to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from the "Agricultural Exception-1 (A-1) Zone" and
"Residential Hamlet (RH) Zone" to the "Residential Hamlet Exception-XX (RH-XX)
Zone" as illustrated on the attached Schedule 'A' hereto.
2. Section 9.3 of By-law No. 84-63, as amended, entitled "Special Exceptions -
Residential Hamlet (RH) Zone", is hereby amended by deleting the subsection
numbered 9.3.XX and replacing with the following:
"9.3.XX Residential Hamlet Exception-XX (RH-XX) Zone
Notwithstanding Sections 9.1 and 9.2 of this By-law to the contrary, on lands within
the Residential Hamlet Exception-XX (RH-XX) Zone, the following provisions shall
apply:
a) Minimum Lot Area 0.21 hectares
b) Minimum Lot Frontage 26.0 metres
In all other respects the provisions of the Residential Hamlet (RH) Zone
shall apply."
3. Schedule `A' attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act, R.S.O. 1990, as amended.
Passed in Open Council this day of , 20
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D.