1. Proposal

The applicant proposes a new neighbourhood retail centre at 3916 Harrow Line, Millfield, consisting of a mid-format retail building and a café with a drive-through facility.Mediumpre-consultation request form descriptionThe site plan (SP-04) shows two proposed buildings: Building A, a retail/commercial use on the western portion of the site, and Building B, a drive-through café on the eastern portion.Mediumsite plan drawing SP-04 The development is proposed on a currently vacant 1.42-hectare parcel with approximately 248 metres of frontage on Harrow Line.Mediumpre-consultation form

The applicant is seeking Site Plan Approval only. No Official Plan Amendment or Zoning By-law Amendment applications have been indicated on the pre-consultation form.Highpre-consultation form checkboxes Staff analysis indicates the property carries a Holding Zone (H2) and the proposed uses may require additional applications beyond SPA.

2. Description of Subject Property and Existing Uses

Address: 3916 Harrow Line, Millfield, Town of Clearwater Ridge HighGIS geocode confirmed Legal Description: Part of Lot 7, Concession 4, Geographic Township of Clearwater; Lot 3, Registered Plan 218 Highlegal survey plan PIN: 11842-0091 Highlegal survey schedule Municipality: Town of Clearwater Ridge, Regional Municipality of Northshore HighGIS confirmed

Lot Dimensions:

• Lot Area: 1.42 hectares (14,200 m²).Mediumpre-consultation form The legal survey schedule indicates 14,218 m².Highsurvey plan
• Lot Frontage: 248 metres Mediumpre-consultation form
• Lot Depth: 57 metres Mediumpre-consultation form

Current Use: Vacant.Highpre-consultation form confirmed No existing buildings or structures.

Heritage: Not heritage designated or listed.Mediumpre-consultation form The property is within an area of archaeological potential per GIS.Highregional archaeological potential layer

Physical Context: The property is an irregular-shaped parcel along the south side of Harrow Line, west of Millfield Road, in the Millfield settlement area. Millfield Crescent lies to the south of the property.

Soil: Brookfield Loamy Sand, Class B, CLI rating 3W.Highprovincial soil survey layer Moderate drainage is noted, which may influence stormwater management design.

3. Surrounding Context and Neighbourhood Character

• North: Harrow Line (regional road). Beyond Harrow Line, low-density residential and rural lands. Mediumsurvey plan and GIS context
• South: Millfield Crescent and low-density residential. Mediumsurvey plan
• East: Vacant and rural lands within Plan 218. MediumGIS context
• West: Millfield Road intersection with Harrow Line. Mixed commercial and residential uses. MediumGIS context

Neighbourhood Character:The property is located at the southern gateway to the Millfield settlement area. Millfield is classified as a "Town and Village" within the regional settlement hierarchy.Highregional land designation layer The surrounding area combines rural/agricultural lands, low-density residential, and limited commercial uses typical of a small settlement area.

Infrastructure Observations:

• Harrow Line is a regional road — access design will require coordination with the regional transportation department.
• Millfield Road provides a secondary frontage/access point.
• No railway observed within 300 m based on GIS and survey plan review.Highregional rail corridor layer
• One bus stop within 500 m.Highregional transit layer

Nearby Development Activity: 2 regional development applications within 500 m.Highregional dev applications layer

Severe Collisions: 1 severe collision reported nearby on regional roads.Highregional collisions layerRelevant context for Traffic Impact Study scoping.

Parks: 2 parks within 500 m.Highmunicipal parks layer

4. Description of Applicant, Land Owner, and Consultants

Highparty information from pre-consultation request form and agent authorization

5. Anticipated Application Requirements

Based on preliminary analysis, the following applications are anticipated:

5.1 Site Plan Approval (SPA) — Requested by Applicant

SPA is required for new commercial construction. The entire Town is designated as a Site Plan Control Area. This is a non-residential development and therefore not exempt under the Bill 23 residential threshold. SPA is required.HighOP site plan control + non-residential use

5.2 Holding Zone Removal — Required, Not Requested by Applicant

The property is zoned C2 ORM(H2).HighGIS zoning layerThe "(H2)" suffix indicates a Holding provision. No development can proceed until the Holding is removed by Council through a by-law amendment.

5.3 Official Plan Amendment (OPA) — Not Anticipated at This Stage

The OP designation is Commercial Corridor.HighOP schedule map The proposed neighbourhood retail and café uses are generally consistent with Commercial Corridor policies. An OPA is not anticipated based on current information.

5.4 Zoning By-law Amendment (ZBA) — Not Anticipated

The proposed uses appear permitted in the C2 zone subject to development standards compliance. A ZBA is not anticipated unless site plan dimensions cannot meet C2 standards.

5.5 Anticipated Supporting Studies and Submissions

• Site Plan drawings (full submission set)
• Survey Plan (provided — Plan 42R-118)
• Natural Heritage Evaluation — for ORM Holding removal
• Stormwater Management Report
• Stage 1–2 Archaeological Assessment
• Functional Servicing Report
• Traffic Impact Study
• Landscape Plan and photometric study

6. GIS Analysis

Coordinates: 43.8912°N, 79.6841°W Highregional geocoder Query Date: 2026-05-14

Key GIS findings: ORM Settlement Area with Holding Zone (H2); watershed protection policies apply; archaeological potential confirmed; moderate environmental sensitivity in the 500 m context.

7. Conformity to Provincial Plans and Legislation

7.1 Provincial Planning Statement (PPS) 2024

The proposal for commercial development within a settlement area is generally consistent with PPS direction to focus growth in settlement areas.MediumPPS policy analysis

7.2 Greenbelt Plan (2017)

The property is within the Greenbelt outer boundary.HighGIS As an ORM Settlement Area, ORMCP provisions take precedence for lands within the ORM Planning Area.

7.3 Oak Ridges Moraine Conservation Plan (ORMCP) 2017

The property is within the ORM Planning Area with a Settlement Area land use designation.HighORM layers The Holding Zone (H2) is the primary control mechanism until required environmental studies are satisfied.

7.4 Planning Act Considerations

• Site Plan Approval: Planning Act s. 41 — SPA required.
• Holding Provisions: Planning Act s. 36 — H2 removal required before approval.
• Bill 23: No impact — commercial development, not residential.

8. Official Plan Analysis

OP Designation

The property is designated Commercial Corridor in the in-force Official Plan.HighOP schedule map

Commercial Corridor policies support neighbourhood-serving retail and restaurant uses at the proposed scale. The proposed development is generally consistent with the Commercial Corridor designation.

9. Zoning Analysis

Current Zoning

Zone: C2 ORM(H2) HighGIS zoning layer

Holding Zone Analysis

The H2 Holding must be removed before any development can proceed. Typical conditions include Natural Heritage Evaluation, hydrogeological assessment, and stormwater management plan meeting ORM requirements.

C2 Zone — Permitted Uses and Development Standards

Zoning Compliance Assessment

10. Site Plan Control

1. The entire Town is a Site Plan Control Area — Yes
2. No OP exemption applies — new commercial construction
3. Not residential — Bill 23 exemption does not apply
4. Conclusion: Subject to Site Plan Control HighOP site plan control

SPA cannot be approved while the Holding Zone (H2) remains in place.

11. Key Issues

12. Site-Specific Concerns

Stormwater Management

Stormwater design must meet ORM water-balance requirements and watershed phosphorus standards. Infiltration-based approaches may be limited by soil characteristics.

Servicing

Millfield servicing capacity (water, sanitary, storm) should be confirmed with Town Engineering early in the process.

13. Departments and Agencies

14. Urban Design and Streetscape

The site plan shows Building A set back from Harrow Line behind surface parking, with Building B at the eastern portion.Mediumsite plan SP-04 Drive-through stacking is oriented to the interior of the site. Landscape buffers along the south property line should include deciduous and coniferous screening toward Millfield Crescent.

15. Heritage

The property is within an area of archaeological potential.Higharchaeological potential layer A Stage 1–2 Archaeological Assessment is required before site disturbance. The property is not designated or listed as heritage.Mediumpre-consultation form

16. Other Sections

Stormwater Management: Triggered by new impervious coverage on a vacant site. A comprehensive SWM report addressing ORM and watershed requirements is required.

Environmental Impact Study: May be scoped by the conservation authority given wetlands and watercourses within 500 m.

17. Questions

Questions for the Applicant

1. Confirm final GFA for each proposed building from the site plan stats table.
2. Confirm whether environmental studies (NHE, archaeological) have been initiated.
3. Confirm drive-through stacking lane dimensions and order box location.

18. Next Steps

1. Schedule the DRC pre-consultation meeting.
2. Communicate Holding Zone (H2) removal requirements to the applicant.
3. Issue pre-consultation checklist within 5 business days after the meeting.
4. Applicant to commission environmental studies, archaeological assessment, and Traffic Impact Study.

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