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HomeMy WebLinkAboutPDS-056-22Clarftwn Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. 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. dR, L 9 LOT P V.LOr ee� I .nuT-�.... �. 4 ,�N-z., I :;sue L.�omTb '�� 4 .. v ... .. .... = LOT 2 LM21 . p wxLn � a s LbT sa � Mr _ fJ L T LO 25 F e `1 e — . 1 •� LOT e - - sv M"LOCN 46 LOT �., 3 t. n• -LOCK 27 ' 3F I LOT LOT 1 LOF 2 -LWTzy LOT. air. ems, _ I i 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.