HomeMy WebLinkAboutPDS-031-25Staff 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: June 16, 2025 Report Number: PDS-031-25
Authored By:
Submitted By:
Reviewed By:
By-law Number:
File Number:
Report Subject:
Ruth Porras, Senior Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
Resolution Number:
COPA-2025-0002 and ZBA-2024-0024
Official Plan and Zoning By-law applications to facilitate four apartment
buildings ranging from 8 to 12 storeys in height with 906 dwelling units and
61 townhouses in the Bowmanville Protected Major Transit Station Are a.
Recommendations:
1.That Report PDS-031-25 and any related delegations or communication items, be
received;
2.That the Official Plan application submitted by Modo Bowmanville Urban Towns Ltd.
and Modo Bowmanville Towns Ltd. (Kaitlin Group) be approved and the Official Plan
Amendment in Attachment 1 to Report PDS-031-25, be approved;
3.That the Zoning By-law Amendment application submitted by Modo Bowmanville Urban
Towns Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin Group), be approved and that
the Zoning By-law Amendment in Attachment 2 to Report PDS-031-25, be approved;
4.That once all conditions contained in the Clarington Official Plan and Zoning By-law 84-
63 with respect to the removal of the (H) Holding Symbol and the conditions as outlined
in Section 6 of this report are satisfied, the By-law authorizing the removal of the (H)
Holding Symbol be approved by the Deputy CAO of Planning and Infrastructure
Services;
5.That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-031-25 and Council’s decision; and
6.That all interested parties listed in Report PDS-031-25 and any delegations be advised
of Council’s decision.
Municipality of Clarington Page 2
Report PDS-031-25
Report Overview
This report recommends approval of the Clarington Official Plan and Zoning By-law
amendments to permit four apartment buildings ranging from 8 to 12 storeys in height , sixty-
one townhouse units and a park in the Protected Major Transit Station Area (PMTSA) in
Bowmanville. The site is 3.97 hectares in size.
The Statutory Public Meeting for these applications was held on April 14, 2025 (PDS-017-
25). Staff’s recommendation to continue to review and process the applications was denied
(Resolution # PD-030-25).
At the Council meeting held on April 28, 2025, Council altered the motion from the April 14,
2025, meeting and directed Staff to continue to review and process the applications,
including the preparation of a subsequent recommendation report. Staff were specifically
instructed to consider infrastructure constraints and the appropriateness of the proposed
density and transition to the existing neighbourhood. In addition, Council rejected any notion
that there is a correlation between crime and intensification (Resolution #C-088-25).
Staff held several follow-up meetings with the applicant between April 28, 2025, and the
preparation of this recommendation report. In response, the applicant has submitted a
Concept Plan, Planning Memo, and Proposed Zoning By-law that illustrates the proposed
changes to the proposal in response and inline to comments from staff, the public, the
review agencies, and Council.
Should Council support staffs’ recommendation, the development applications will have
been processed to a positive recommendation in a total of 105 days, 15 days under the
statutory requirements for combined Official Plan and Zoning By-law Amendments.
The site plan and tenure details will be addressed through future Site Plan and Plan of
Condominium applications.
Municipality of Clarington Page 3
Report PDS-031-25
1. Application Details
1.1 Owner/Applicant: Modo Bowmanville Urban Towns Ltd. and Modo Bowmanville Towns
Ltd. (Kaitlin Group)
1.2 Proposal: Official Plan Amendment (OPA):
To redesignate a portion of the subject lands located within
the Bowmanville West Urban Centre Secondary Plan area
from Low Rise High-Density Residential to Mid-Rise High-
Density Residential to permit building heights of up to 12
storeys for the proposed development.
Zoning By-law Amendment (ZBA):
To rezone the subject lands from “Agricultural (A) Zone”,
“Holding- Urban Residential Exception ((H)R3-65) Zone”
and “Holding- Urban Residential Exception ((H)R4-46) Zone”
to residential exceptions zones to an additional 421
residential units compared to the previous approval in 2022.
1.3 Area: 9.81 acres (3.97hectares)
1.4 Location: 2050, 2078, 2098 Green Road and 279 Boswell Drive in
Bowmanville (see Figure 1)
1.5 Roll Numbers: 18-17-010-020-18432
18-17-010-030-02705
18-17-010-030-02710
18-17-010-030-02800
2. Background
2.1 A Zoning By-law Amendment was approved in 2022 for a development containing 546
residential units consisting of 62 townhouse units and 4 six-storey apartment buildings
with a total of 484 units. Since then, the lands have been identified as being located
within Bowmanville’s Protected Major Transit Station Area (PMTSA), where Provincial
Policy encourages the most growth.
2.2 On October 1, 2024, Modo Bowmanville Urban Towns Ltd., and Modo Bowmanville
Towns Ltd. (Kaitlin Group) applied for a Zoning By-law Amendment, followed by an
Official Plan Amendment application submitted on February 12, 2025. The proposal
consists of four apartment buildings ranging from 8 to 12 storeys in height and 61
townhouses on the subject site. The proposal includes underground and surface
parking, indoor and outdoor amenity spaces, and a public park.
Municipality of Clarington Page 4
Report PDS-031-25
2.3 The applications were deemed complete by staff on March 13, 2025. In accordance with
the Planning Act, an applicant can appeal a combined Official Plan and Zoning By-law
Amendment application for non-decision 120 days after the application is deemed
complete. In this case, the timeline started on March 13, 2025. As a result, an appeal for
non-decision can be received as of July 11, 2025. Staff continue to work with the
applicant and have brought forward the application to a public meeting to gather input
from members of the public on the development proposal.
2.4 The Statutory Public Meeting was held on April 14, 2024 (PDS-017-25). Staff’s
recommendation to continue to review and process the applications was denied
(Resolution # PD-030-25), following concerns expressed by the public related to the
location of the proposed intensification and density, building heights, shadow impacts
on adjacent properties, the character of the existing neighbourhood, the need for a park
and the cost of implementing a proposal with taxpayers' money. Concerns with the
impact of development on the community and school related to traffic, noise, safety,
garbage, rodent infestation, and crime.
2.5 Following the Statutory Public, Staff was directed to work with the developer on a
solution that could assist with the community’s concerns. At the meeting held on April
28, 2025, the Council of the Municipality of Clarington directed Staff to continue to
review and process the applications, including the preparation of a subsequent
recommendation report. Staff was specifically instructed to consider infrastructure
constraints and the appropriateness of the proposed density and transition to the
existing neighbourhood. In addition, the Council rejected any notion that there is a
correlation between crime and intensification (Resolution #C-088-25).
2.6 Several follow-up meetings were held with Staff and Modo Bowmanville Urban Towns
Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin Group) after April 28, 2025, to discuss a
solution per the Council direction. The latest proposed development, as of May 2025,
envisions a residential development comprising townhouses and apartment units,
totalling 967 units. The applicant has submitted a Concept Plan, Planning Memo, and
Proposed Zoning By-law that illustrate the proposed changes to the proposal in
response to comments from the public, review agencies, and Council Resolution #C-
088-25. The applicant proposed the following key changes that are reflected in Figure
1.
Municipality of Clarington Page 5
Report PDS-031-25
Figure 1: Proposed Development and Surrounding Context
Deleted two blocks of townhouses (totalling 13 units) from the plan and used that
space to expand the park.
Underground parking access and all other encumbrances have been removed from
the park.
Reduced number of units from 980 to 967
Municipality of Clarington Page 6
Report PDS-031-25
A reduction in height of the building closest to Green Road (building D), from 9
storeys to 8 and a reduction in building frontage onto Green Road to ensure a better
transition and reduction of shadows to the neighbourhood. Buildings C and D are
also located further to the southern property line.
Proposing Building D to be purpose-built rental housing and exploring funding with
Canada Mortgage and Housing Corporation (CMHC). (See Attachment 3 – Letter of
Intent - Building D, Purpose-Built Rental Development).
The proposed changes, including the applications evolution summary, are outlined in Table 1:
Table 1:
Application Evolution Summary June 2022 to May 2025
Item Approved By-law
dated June 2022
April 2025 Committee
Meeting
Current Plan (May 2025)
Apartment
Buildings
6 storeys 9 – 12 storeys 8 – 12 storeys
Building A 6 storeys 12 storeys 12 storeys
Building B 6 storeys 12 storeys 12 storeys
Building C 6 storeys 12 storeys 12 storeys
Building D 6 storeys 9 storeys 8 storeys
Townhouses
Buildings
3 storeys 3 storeys 3 storeys
Parking spaces 865 1,361 1,097
Public Park
Size
N/A 0.25 ha or 2,530 square
metres
0.49 hectares or 4.900
square metres
Amenity Space 3,250 square metres 4,406 square metres 3,351square metres
Total
Residential
Units
546 980 967
2.7 The applicant submitted the following supporting plans and studies, which were
circulated to departments and agencies for review and comment. They are available
upon request and are summarized in Section 8 of this report.
Municipality of Clarington Page 7
Report PDS-031-25
Architectural Drawings and Sun Shadow Diagrams
Planning Justification Report
Urban Design Brief
Noise Feasibility Study
Traffic Impact Study
Functional Servicing and Stormwater Management Report
Phase 1 and 2 Environmental Site Assessment
Supplementary Geotechnical Investigation
Stage 1 and 2 Archaeological Assessment
3. Land Characteristics and Surrounding Context
3.1 The subject lands are comprised of four properties on the south side of Brookhill
Boulevard between Boswell Drive and Green Road, and municipally known as 2050,
2078, 2098 Green Road and 279 Boswell Drive in Bowmanville (See Figure 1).
3.2 The surrounding land uses are as follows:
North: Brookhill Boulevard and rear lane townhouses and semi-detached
dwellings.
East: Green Road and a temporary sales centre, and Clarington Central
Secondary School.
South: Commercial, including Walmart and Canadian Tire.
West: Boswell Drive and a long-term care home under construction.
Figure 2: Subject Lands – Looking South along Brookhill Boulevard
Municipality of Clarington Page 8
Report PDS-031-25
4. Provincial Policy
Provincial Planning Statement, 2024
4.1 The PPS 2024 identifies settlement areas, such as the Bowmanville Urban Area, as the
focus of growth and development to support compact development forms. Land use
patterns should be based on densities and a mix of uses that efficiently use land
resources, housing options, including affordable housing, employment, recreation, parks
and open spaces, and transportation choices that increase the use of active
transportation and transit in areas where it exists or is to be developed before other
modes of travel. Within settlement areas, growth should be focused in strategic growth
areas, including major transit station areas.
4.2 The PPS 2024 requires Planning Authorities to identify appropriate locations and
promote opportunities for intensification and redevelopment, and the appropriate type
and scale of development in strategic growth areas and the transition of built form to
adjacent areas. It also requires Planning Authorities to identify the availability of suitable
existing or planned infrastructure and public service facilities required to accommodate
these projected needs.
4.3 The applications are consistent with the Provincial Planning Statement.
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 Per Map ‘1’ Regional Structure - Urban and Rural Systems of the Durham Region
Official Plan, the subject lands are designated “Protected Major Transit Station Area
(PMTSA)”.
5.2 PMTSAs are communities centered around higher-order transit services. Developments
within PMTSAs serve as focal points for high-density, mixed-use destinations
characterized by a walkable, transit-oriented, pedestrian-friendly public realm, with
strong and active transportation connections within convenient walking distance of
existing and planned rapid transit stations. Permitted uses include, but are not limited to,
medium and higher-density residential with a density of 150 people and jobs per hectare
as a minimum for lands in the PMTSA. The proposal seeks an overall density of
approximately 282 units per hectare. The proposal would support and assist in
achieving the PMTSA density policies.
5.3 The proposal will intensify and redevelop underutilized lands within a PMTSA and
conforms to the Durham Region Official Plan.
Clarington Official Plan
5.4 Per Map ‘A3’ of the Clarington Official Plan, the subject lands are designated “Urban
Centre”. Development within Urban Centres shall provide for a mix of uses with a focus
on higher density and a mix of housing types to support the successful development of
complete communities.
Municipality of Clarington Page 9
Report PDS-031-25
5.5 Per Map ‘B’ of the Clarington Official Plan, “Urban Centre” are identified as Priority
Intensification Areas. Priority Intensification Areas have been identified as the primary
locations to accommodate growth and the greatest mix of uses, heights and densities.
The minimum density target for Urban Centres is 120 units per hectare . The
predominant built forms of sites located within Urban Centres include apartments and
mixed-use buildings with building heights ranging between 4 and 12 storeys .
5.6 The proposed built form along the southern portion of the site, adjacent to the existing
commercial development, is for buildings ranging between 8 and 12 storeys. The Official
Plan contains urban design policies that need to be considered when reviewing the
application, such as the transition in scale to surrounding uses, which is achieved with
the 3-storey townhouses along Boswell Drive and Brookhill Boulevard, as shown on the
concept plan. These townhouses were approved with the Zoning By-law Amendment in
2022.
5.7 Proposals for multi-unit residential must consider the appropriateness of the site,
compatibility, provision of suitable access points, traffic impacts and massing. The urban
design and sustainability policies of the Official Plan must be implemented through the
development.
5.8 Affordable housing is encouraged within Centres to reduce travel needs and facilitate
alternative modes of transportation such as public transit, cycling, and walking.
Bowmanville West Town Centre Secondary Plan
5.9 The Bowmanville West Town Centre Secondary Plan designates the subject lands Low
Rise High-Density Residential. The Low-Rise High-Density designation permits
townhouses and low-rise apartment buildings not exceeding six storeys in height with a
density range of 50 and a maximum of 80 units per hectare. The proposed 3-storey
townhouses with a density of 50 units per hectare along Boswell Drive and Brookhill
Boulevard would provide a transition in scale.
5.10 The Official Plan contains a policy that allows the density of the parent plan of 120 units
per hectare to prevail. The development does not conform to the height requirements in
the existing Bowmanville West Town Centre Secondary Plan and therefore requires an
Official Plan Amendment (see Attachment 1).
5.11 The proposal to increase the maximum permitted building height within the existing
Bowmanville West Town Centre Secondary Plan to allow up to 12 storeys along the
south side of the property while providing transition in scale with the proposed 3-storey
townhouses along Boswell Drive and Brookhill Boulevard meets the intent of the policies
of the Clarington Official Plan. As informed by the supporting technical materials
submitted, the proposed height balances the need for intensification in a PMTSA, while
respecting the surrounding lower density-built forms.
5.12 Bowmanville West Town Centre Secondary Plan is currently under review and will be
updated to conform with the Clarington Official Plan.
Municipality of Clarington Page 10
Report PDS-031-25
6. Zoning By-law 84-63
6.1 The subject lands are currently zoned “Holding-Urban Residential Exception ((H)R3-65)
Zone”, “Holding-Urban Residential Exception ((H)R4-46) Zone” and “Agricultural (A)
Zone”. The lands zoned “Holding - Urban Residential Exception ((H)R3-65) permit the
proposed link townhouse dwellings and back-to-back townhouse dwellings. The lands
zoned “Holding-Urban Residential Exception ((H)R4-46) Zone” permit apartment
buildings.
6.2 A rezoning will allow the park, increase building heights, remove parking requirements,
provide a minimum density, reduce amenity areas, amend zoning provisions and
redefine zoning boundaries. The lands zoned Urban Residential Exception ((H)R3-65)
would be rezoned to Holding Urban Residential Exception ((H)R3-81) Zone.
“Agricultural (A) Zone” would be rezoned “Urban Residential Type One” ((H)R1) Zone.
The recommended zoning by-law is included as Attachment 2.
Holding Symbol
6.3 In addition to the regulations of Section 3.10 of Zoning By-law 84-63, the symbol ‘H’
following the zoning on the Zoning Schedule is identified ; the ‘H’ shall not be removed
until:
The Applicant provides satisfactory evidence on compliance with Clarington
Official Plan policies, including Section 23.4.3; and
The Applicant provides satisfactory evidence which addresses all concerns listed
in this report and fulfills conditions of the future site plan with the Municipality of
Clarington.
7. Summary of Background Studies
Planning Justification Report, Weston Consulting, February 2024, Addendum 2025
7.1 A Planning Justification Report was prepared to support Official Plan Amendment and
Zoning By-law Amendment applications to permit the proposed development. The report
provides an analysis of relevant Provincial, Regional, and Municipal planning policies.
7.2 The Planning Justification Report States that the proposed development represents an
appropriate level of intensification on an underutilized site in the West Bowmanville
Urban Centre and Protected Major Transit Station Area (‘PMSTA’) associated with the
future Bowmanville GO Station.
Urban Design Brief, John G. Williams Limited, February 12, 2024
7.3 The Urban Design Brief states that the proposed scale and intensity of the development
consider its context and respond to the urban design principles and objectives of the
Official Plan and Bowmanville West Town Centre Secondary Plan to create an
appropriate built form interface with surrounding land uses and high-quality architectural
and landscape treatments.
Municipality of Clarington Page 11
Report PDS-031-25
Noise Feasibility Study, HCG, December 11, 2023. Addendum January 29, 2025
7.4 The Feasibility Noise Study was prepared to analyse the noise generated by traffic and
the surrounding commercial uses. The report identifies mitigation measures such as
acoustic barriers, ventilation requirements, warning clauses and upgraded building
components. A revised Noise Feasibility Study will be required once the design of the
site and buildings are finalized through the Site Plan application to ensure the required
warning clauses and upgraded building components are identified for each uni t.
Traffic Impact Study Update, Arcadis, January 29, 2024
7.5 A Traffic Impact Study was prepared to analyse the anticipated impacts of future area
and site-generated traffic for the proposed development. The units are proposed to be
serviced with an internal private lane, which eliminates direct vehicle access from
individual private entrances and concentrates vehicle access to four points, one onto
Boswell Drive, two onto Brookhill Boulevard, and one onto Green Road .
7.6 The report concludes that improvements to the traffic operations under future conditions
of the full build-out of the site are expected to improve traffic operation. In addition, the
study anticipates improvements to traffic operations as the Bowmanville GO Station is
operational.
7.7 The report concludes that there is sufficient space within the site, on the private lane, to
provide for fire and garbage truck movements. The proposed parking and loading
spaces are not anticipated to impact the operation of the subject lands . 1,097 parking
spaces at a rate of 1.21 spaces per unit are located both on the surface and in the
underground parking garage. In addition, each townhouse will have two parking spaces.
A future Travel Demand Management (TDM) Plan is anticipated to focus on reducing
dependency on single-occupant vehicles (SOV). It is also noted that as a result of Bill
185, Cutting Red Tape to Build More Homes Act, municipalities can no longer require
minimum parking standards within PMTSAs. An updated Traffic Study will be required
prior to the approval of the Site Plan Application.
Functional Servicing and Stormwater Management Report, Arcadis, December 2023
7.8 The report states that the site is serviceable based on the review of background
information from adjacent and existing municipal servicing designs. The report
concludes that the proposed road and lot grading scheme follows the Municipality’s
Engineering Design Standards and respects the perimeter grades of the surrounding
properties and further concludes that there are no negative effects on the neighboring
properties.
7.9 The report states that a stormwater management strategy is proposed utilizing typical
underground storage facilities for quantity control. Enhanced water quality control and
erosion control are already provided by the existing Brookhill West SWM pond. The
report discusses various low-impact development measures to achieve water balance.
The report notes that preliminary hydraulic analysis indicates that the system pressures
within the subject site meet the Region’s pressure requirements. An Updated Functional
Servicing and Stormwater Management Report will be required prior to the approval of
the Site Plan Application.
Municipality of Clarington Page 12
Report PDS-031-25
Phase 1 Environmental Site Assessment, GHD, February 15, 2023, and Phase 1 and 2
Environmental Site Assessment, GHD, February 15, 2023, March 11, 2022, and July 18,
2022, Phase 1, GHD, ESA dated January 22, 2025
7.10 A Phase 1 Environmental Site Assessment (ESA) for the subject lands does not identify
any potential issues, and no further study is required. The study did not include 2098
Green Road. The assessment did not include 2098 Green Road.
7.11 A Phase 1 and 2 Environmental Site Assessment (ESA) for 2098 Green Road identified
2 spots requiring further study. A Phase 1 ESA dated January 22, 2025, does not
identify any additional potential spots requiring study, and states that the ones identified
previously would need to be addressed prior to redevelopment, and it would be required
as part of the Site Plan Application process.
Supplementary Geotechnical Investigation, Soil Engineers Ltd., July 2024
7.12 The Supplementary Geotechnical Investigation presents geotechnical findings and
design recommendations for the proposed development to ensure that design and
construction are safe and appropriate for the site-specific ground conditions.
Stage 1 and 2 Archaeological Assessment, This Land Archaeology Inc., September 15,
2008, and CC Archaeological Consultants Canada, December 9, 2024
7.13 A stage 1 and 2 archaeological assessment did not identify any archaeological
resources or sites requiring further assessment. A clearance letter was received from
the Ministry of Culture on October 3, 2008. The study did not include 2078 and 2098
Green Road.
7.14 A Phase 1 archaeological assessment for the lands located at 2078 and 2098 Green
Road concluded that the Stage 2 archaeological assessment of the property is to be
submitted to the Ministry of Citizenship and Multiculturalism for approval. A clearance
letter from the Ministry of Citizenship and Multiculturalism will be required prior to the
approval of the Site Plan Application.
Environmental Sustainability Plan, Weston Consulting, February 2024
7.15 The Environmental Sustainability Plan concluded that the proposed development would
contribute to a healthy and sustainable community with a strong sense of place, aligns
with the policies of the Clarington Official Plan.
Department and Agency Comments
7.16 Various agencies and internal departments were circulated for comments on the
application. Circulated departments and agencies did not provide objections to the
proposed Official Plan Amendment and Zoning By-law Amendment. Comments
received focused on the forthcoming site plan application. Comments received
pertaining to the forthcoming site plan application will be addressed prior to the removal
of the hold on the zoning or site plan approval by the Deputy CAO of Planning and
Infrastructure Services.
Municipality of Clarington Page 13
Report PDS-031-25
8. Public Submissions
8.1 A Public Meeting was held on April 14, 2025. Details of the applications were also
posted on the Municipality of Clarington’s development application webpage, various
Clarington social media channels, and in the Planning and Infrastructure Services
monthly e-mail update.
8.2 Notification of the Public Meeting was mailed to property owners within 120 metres of
the subject lands. Notification signage was also posted on the property along Boswell
Drive, Brookhill Boulevard, and Green Road. Four written submissions were received,
and six delegates spoke at the April 14, 2025, Public Meeting. The following inquiries
and questions were received from residents, as follows:
Seek clarity on the PPS. Expected a development consisting of townhouses,
semis, and singles to fit the character of the neighbourhood and suggest that
increased density be located south of Highway 2.
Concern with the proposed built form and mix of building types as required in the
Official Plan, the need for a park, the cost of implementing a proposal with
taxpayers' money, and whether the municipality is working for the benefit of the
community or others.
Agree with the development’s location being close to transit, shopping, and main
roads, but want to know how parking would be addressed. Would like to know if
the dwelling units would be rental or condo units.
Opposition to the proposed height. Concern with intensification outside the
MTSA, lack of sunlight and shadows on the properties located north of the
development, and supporting study, traffic congestion on nearby arterial roads.
Concern with the impact of development on the community and school related to
traffic, different home sizes, noise, safety, construction and parking on the nearby
roads, and snow removal, garbage, rodent infestation, and crime
8.3 These comments and concerns are further discussed in Section 9 of this report.
9. Discussion
Provincial, Regional, Municipal policies and the PMTSA
9.1 Growth should be focused on areas such as major transit station areas per the
Provincial Planning Statement (2024). The subject lands are designated “Protected
Major Transit Station Area (PMTSA)” per the 2024 Durham Regional Official Plan.
9.2 The proposed development is located within an Urban Centre and a Priority
Intensification Area. The predominant residential built form and mix within Urban
Centres consists of mid-rise and high-rise buildings between 4 and 12 storeys. The
Clarington Official Plan gives an overall percentage for the mix of the built form
typologies in the Urban Centre, which generally guides the housing forms across the
entire Urban Centre and is to be distributed across the entire Urban Centre designation.
Municipality of Clarington Page 14
Report PDS-031-25
9.3 The proposed apartment buildings and townhouses represent a form of residential
development encouraged by Provincial, Regional, and Municipal policies. The proposed
development seeks to develop a total of 967 units and would be located near the future
GO station.
Transition
9.4 The Brookhill Secondary Plan permits apartments and townhouses on the subject lands.
The applicant has indicated that the townhouses on the north and west portions of the
lands along Brookhill Boulevard and Boswell Drive, approved with the Zoning By-law
Amendment in 2022, will remain unchanged. The three-storey townhouses would
provide the required transition between the existing two-storey neighbourhood located
to the north and the proposed 8 to 12-storey residential buildings along the south side of
the property.
Figure 2: Applicant’s elevations of the proposed townhouses along Brookhill Boulevard,
Boswell Drive and Green Road
Figure 3: Applicant’s coloured illustrations of the proposed townhouses along Brookhill
Boulevard, Boswell Drive and Green Road
Municipality of Clarington Page 15
Report PDS-031-25
9.5 The revised proposal contemplates the removal of 13 townhouse units to be replaced
with the expanded public park, along with the reduction in the height and footprint of
Building D along Green Road. These measures reinforce an appropriate transition and
buffer between the proposed buildings and the existing low-rise neighbourhood to the
north, while also providing a buffer that mitigates any impacts the proposed
development has on the existing residential context.
9.6 A Phasing Plan is required for the applications. The requirements and conditions to
ensure development does not negatively impact the adjacent neighbourhood will be
confirmed through the site plan review process.
Figure 4: Applicant’s rendering of the proposed buildings along the north side of the property
facing Brookhill Boulevard
Density
9.7 The area south of Brookhill Boulevard including the subject lands are part of the
Protected Major Transit Station Area and are located near (walking distance) the future
Bowmanville GO station. The proposed development will incorporate built forms that
provide transition to the established neighbourhood and increased residential densities.
Further, the policies of the Durham Region Official Plan and Clarington Official Plan
support and encourage increased residential densities and more intense land uses in
this context near higher-order transit facilities.
Municipality of Clarington Page 16
Report PDS-031-25
9.8 Focusing density and growth within the PMTSAs supports the Municipalities goal of
achieving our Housing Pledge of 13,000 homes by 2031 (PDS-009-23) and the
Bowmanville GO Extension. In the context of the changing and evolving planning policy
framework for this area and the lands around the future Bowmanville GO Station, the
residential densities resulting from the proposed development support and conform with
these policies and are supported by staff .
Proposed Park, Infrastructure and Amenity Space
9.9 The acquisition of 2098 Green Road provided an opportunity to include a public park
within the scope of the proposed development. The proposal presented in April 2025
included a public park of 0.253 ha, and now the revised proposed development has
considerably increased the land allocated to a public park of 0.49 hectares. The revised
size of the park provides a much larger, more programmable space to serve the needs
of residents both within the proposed development and the surrounding community. In
addition, the reduction in the required amenity space is supported by the increase in the
public park, as it will provide recreational space in a similar manner.
9.10 Further to concerns raised regarding parking located underneath the public park through
stratified ownership. The footprint of the underground parking garage has been revised
to be located entirely outside of the new larger public park block . The proposed park
and all proposed infrastructure required for this development will be built by the
developer and assumed by the Municipality upon acceptance.
9.11 Municipal parkland dedication for this site has been calculated in accordance with the
Planning Act under Section 42, as well as the Municipality’s Parkland Dedication By-
law. It has been determined that the proposal exceeds the Planning Act and the
Municipality’s Parkland Dedication By-law requirements, as the total parkland to be
provided is approximately 0.23 hectares, whereas the proposed park is 0.49 hectares.
9.12 The concept plan identifies areas where amenity space could be accommodated and
will be confirmed through the Site Plan Approval process. The subject lands will be
required to provide amenity space for the residents that meet the intent of Bowmanville
West Town Centre Secondary Plan policies and Clarington’s Amenity Space Guidelines.
Sunlight and Shadow Compatibility
9.13 The COP contains development policies that need to be considered when reviewing the
application, such as lot size, transition and impacts to surrounding us es (specifically
refer to Section 5.4 of the COP).
Municipality of Clarington Page 17
Report PDS-031-25
9.14 Chamberlain Architects previously completed a Shadow Study for the proposed
development presented in April 2025 that analyzed the shadow impact that the
proposed 12-storey apartment buildings. The Shadow Study concluded that the shadow
impact is contained to the site and within the public right-of-way. There is no impact on
adjacent properties in any of the periods analyzed.
9.15 The revised development proposal contemplates revisions to Building D, which includ e
a reduction of one storey, a revised footprint and adjustment of the building shape.
Buildings C and D are also located further to the southern property line. In addition, the
townhouses have been removed to expand the park block. This reduction further
minimizes any shadow impact on the perceived park, beyond the ultimate condition that
is currently depicted in the Shadow Study.
Vehicle Access, Traffic and Parking
9.16 Although the applicant has not submitted a site plan application, a concept plan has
been provided. The proposed concept plan shows four vehicular accesses one onto
Boswell Drive, two onto Brookhill Boulevard, and one onto Green Road . The apartment
buildings are accessed by a private road network on the subject lands. The street
townhouses on the north and west portions of the lands have been designed to face the
public street with access to the properties through the private road network.
9.17 The proposed development includes the majority of the proposed residential and visitor
parking to be provided in an underground parking garage, with surface visitor parking
areas. A total of 1,097 parking spaces at a rate of 1.21 spaces per unit are located both
on the surface and in the underground parking garage. In addition, each townhouse will
have two parking spaces. Staff have no concerns given the site location within the
PMTSA. An Updated Traffic Study will be required prior to the approval of the Site Plan
Application including future a Travel Demand Management (TDM) Plan that is
anticipated to focus on reducing dependency on single-occupant vehicles (SOV).
Affordable Units
9.18 The Clarington Official Plan and Secondary Plan encourage a broad range of housing
types, tenures and costs to meet the evolving housing needs for people of all ages,
abilities, and income groups, with a minimum of 30% of the proposed units to be
affordable.
9.19 The applicant has provided a formal letter acknowledging the intent of working with
CMHC to develop building D into purpose-built rental housing (See Attachment - 3). The
proposed 129 purpose-built rental units represent approximately 13% of the overall
development. Discussions about the provision of affordable units will be undertaken as
part of a site plan application process.
Municipality of Clarington Page 18
Report PDS-031-25
Schools
9.20 Per the agency's comments, there is capacity within the School Board to accommodate
the number of students generated by the proposed development.
Proposed Zoning By-law Amendment
9.21 The lands zoned “Holding - Urban Residential Exception ((H)R3-65) permit the
proposed link townhouse dwellings and back-to-back townhouse dwellings. The lands
zoned “Holding-Urban Residential Exception ((H)R4-46) Zone” permit apartment
buildings. A rezoning is required to allow the park, increase building heights, remove
parking requirements, provide a minimum density, reduce amenity areas, amend zoning
designations and redefine zoning boundaries.
9.22 It is noted that as a result of Bill 185, Cutting Red Tape to Build More Homes Act,
municipalities can no longer require minimum parking standards within PMTSAs.
9.23 Based on review of the submitted technical studies, traffic, noise, functional servicing
and, shadow study, it is staff’s opinion that the subject lands and the amount of land
area and depth available, can support the proposed four apartment buildings ranging
from 8 to 12 storeys in height and 61 3-storey townhouses will not result in any
compatibility concerns to the adjacent low density residential neighbourhood.
9.24 The proposed Zoning By-law meets the intent of the Provincial Planning Statement, the
Durham Region Official Plan, and the Clarington Official Plan.
9.25 The proposed Official Plan and Zoning By-law Amendments represent good planning.
Transit Station Charge (TSC)
9.26 In preparation for the introduction of a TSC, the Region has commenced work on an
Economic Study. The draft study confirms that land value capture is a viable approach
to financing the new transit stations.
9.27 The potential for the development to be approved prior to a GO station development
charge being established requires consideration as part of the approval process.
9.28 Between April 28, 2025, and the writing of this report, staff held severa l meetings
between the applicant and regional staff to come to a meaningful solution to ensure the
proposed conditions do not halt development within Clarington’s PMTSAs and
surrounding areas.
9.29 The condition below will be incorporated as conditions of the f uture draft approval of the
subdivision, and conditions of approval for a future site plan application:
Prior to final approval, and in the event that the appropriate Region of Durham by -
law has not yet been enacted under the GO Station Funding Act, 2023, the Owner
shall enter into an agreement with the Region of Durham and Municipality of
Clarington to pay the Transit Station Charge once the appropriate by-law is enacted
under the GO Transit Station Funding Act, 2023.
Municipality of Clarington Page 19
Report PDS-031-25
9.30 The updated verbiage has been reviewed and concurred with by the
landowner/applicant, regional staff, and municipal staff. See Attachment 4, a letter from
the landowner/application supporting the proposed condition to be imposed within the
draft approval of the subdivision and the future site plan approval process required for
the applications.
9.31 Staff continue to work with the Region to ensure an appropriate path forward for the
TSC and sequencing with any subsequent development approvals.
Site Plan Application
9.32 Staff will continue to collaborate with the owner through a future site plan application.
Detailed site design refinements of technical aspects of the project will occur through
the Site Plan approval process.
10. Financial Considerations
10.1 The capital infrastructure within the right of way required for this development will be
built by the developer and assumed by the Municipality upon acceptance. The
Municipality will include the new capital assets in its asset management plans and be
responsible for the major repair, rehabilitation, and replacement upon assumption.
10.2 Maintenance and minor repairs of any public infrastructure will be included in future
operating budgets.
10.3 The maintenance, repair, and replacement of any private laneways or private amenities
will not be the responsibility of the Municipality.
10.4 Design and construction funding requests will be made through the appropriate annual
budgeting cycles for the public park, subject to availability of funds.
10.5 The addition of the 0.49ha parkette will increase operating costs by $12,377 a nnually for
grass cutting, maintenance, garbage collection, and upkeep of playgrounds and hard
structures. Staffing impact is 0.1 Full Time Employees. Future budget requests will
account for any additional funds or staff required to maintain services level s. Public
Works will work with the Deputy CAO/Treasurer of Finance to address any financial
implications of increased operational costs.
11. Strategic Plan
11.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications that support
and implement the creation of growing, resilient, sustainable and complete communities
and connecting residents through the design of safe, diverse, inclusive and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
Municipality of Clarington Page 20
Report PDS-031-25
12. Climate Change
The applicant prepared an Environmental Sustainability Plan in support of the
applications. The report concludes that the proposal aligns with the policies of the
Clarington Official Plan and will contribute to a sustainable community.
13. Concurrence
Not Applicable.
14. Conclusion
14.1 In consideration of the review of the detailed plans, all agency, staff , Council and public
comments, it is respectfully recommended that the Clarington Official Plan and Zoning
By-law Amendments included in Attachments 1 and 2 be approved. The (H) Holding
provision will be removed once the applicant enters into a Subdivision Agreement and
all the conditions therein are satisfied.
Staff Contact: Ruth Porras, Senior Planner, (905) 623-3379 ext. 2412 or
rporras@clarington.net. or Amanda Tapp, Manager of Development Review, (905)623-3379
ext. 2527 or atapp@clarington.net
Attachments:
Attachment 1 – Proposed Official Plan Amendment
Attachment 2 – Proposed Zoning By-law Amendment
Attachment 3 – Letter of Intent - Building D, Purpose-Built Rental Development
Attachment 4 – Landowner
Interested Parties:
List of Interested Parties available from Department.
The Corporation of the Municipality of Clarington
Amendment Number 141 to the Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to redesignate a portion of the
Bowmanville West Town Centre Secondary Plan from Low Rise High
Density Residential designation to Mid-Rise High Density Residential
designation to permit apartment buildings of up to 12 storeys in the
southern part of the site.
Location: This amendment to the Bowmanville West Town Centre
Secondary Plan applies to the properties at 2050, 2078, 2098
Green Road and 279 Boswell Drive in Bowmanville.
Basis: This amendment is based on applications by Modo Bowmanville
Urban Towns Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin
Group) to permit four apartment buildings ranging from 8 to 12
storeys in height, with 906 dwelling units and 61 townhouses in
Bowmanville.
The amendment meets the review criteria for amendments to the
Clarington Official Plan under section 23.2.6 of the Official Plan by:
conforming to municipal goals and objectives of the Durham Region
Official Plan and the Clarington Official Plan; contributing to the overall
structure of the Municipality; being compatible with adjacent land uses;
and being supported by infrastructure to service the development.
Actual Amendment:
Unless otherwise indicated, in the Amendment, newly added text is shown with underlining,
and deleted text is shown with a strike-through.
The Clarington Official Plan is hereby amended as follows:
1.Existing Bowmanville West Town Centre Secondary Plan Map
A – Land Use, is amended by redesignating the southern
blocks of the subject lands identified by Roll Numbers 18-17-
010-020-18432, 18-17-010-030-02705, 18-17-010-030-02710,
18-17-010-030-0280 (2 050, 2078, 2098 Green Road and
279 Boswell Drive in Bowmanville) from ‘Low Rise High
Density Residential’ to ‘Mid-Rise High Density Residential’ as
shown on Exhibit A and attached hereto and forming part of
this amendment.
Implementation: The provisions outlined in the Clarington Official Plan and the
Bowmanville West Town Centre Secondary Plan, regarding
the implementation of the Plan, shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan and the
Bowmanville West Town Centre Secondary, regarding the
interpretation of the Plan, shall apply in regard to this Amendment.
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!G!(PN
!(PN
!(PC
!(PC
CH
U
R
C
H
S
T
R
E
E
T
WE
L
L
I
N
G
T
O
N
S
T
R
E
E
T
SILVER STREETELGIN STSTREETDURHAM HIGHWAY 2CLARINGTON BOULEVARDGREEN ROAD
DUR
H
A
M
H
I
G
H
W
A
Y
2
ODELL
S
T
R
E
E
T
PROSPECT ST
CONCESSION
S
T
R
E
E
T
W
E
S
TMUNDAY COURTWAVERLEY ROADLAWRENCE CRES
LITTLE AV
LITTLE AVENUESTRIKE AVENUECOLE AVENUECOLEMAN S
TCHAPEL STRO
S
A
L
Y
N
N
E
A
V
E
ROSALYNNE
A
V
E
RHONDA BOULEVARDRHONDA BOULEVARDTREWIN LANEMcCRIMMON CRWRENN BVBOWMANVILLE AVENUEDOREEN CRESCENT
KING STRE
E
T
W
E
S
T
ROENIGK DRI
V
E ELGIN ST
FRY CRES
GLEN RAY
CT
BONNYCASTLE DR
PENNINGTON PLACELUTTRELL STREET
PRESTONWAY
D
R
CANDLER CTASPEN SPRINGS DRIVE
BRODIE
C
TMAPLE GROVE ROADBO
S
W
E
L
L
D
R
I
V
ESHADY LANE CRESBONATHON CRESRUSTWOOD STREETBONATHON
CRESIVORY CTGREEN ROADRUSTWOOD ST
HAMMOND S
TREE
T
OXLEY CT WELDR
ICK
CRESPADF
IE
LD
DR
IVE
ALONNA STREETMARTIN ROADWAVERLEY ROADHILLIER STREET
SPRY
A
V
E
N
U
E
QU
I
N
N
D
R
I
V
E CRESCLARINGTON BLVDUPTOWN AVE
SILVER ST
PRINCE WILLIAM BOULEVARD
LUVERME
C
T
WEST SIDE DRIVEPETHICKBOWMANVILLE AVENUESTEVENS ROAD
D
U
R
H
A
M
R
E
G
I
O
N
A
L
R
O
A
D
5
7GREEN ROADBOSWELL DRIVEBROOKH
I
L
L
B
O
U
L
E
V
A
R
D
BROOKHILL BOULEVA
R
D
CANADIAN PACIFIC RAILWAY
CP
CP
NP
NP STREET F³GFuture GO Station Site
Pedestrian Walkway
Contaminated Site
! ! ! ! !
Street-Related Commercial Area
Office Commercial Area
General Commercial Area
West Town Centre Boundary
Medium Density Residential
Low Rise High Density Residential
Mid Rise High Density Residential
Community Facility
Community Park
Neighbourhood Park
Environmental Protection Area
!!NP!!CP
GO
GO
GO
BOWMANVILLEWEST TOWN CENTRESECONDARY PLAN
LAND USE
MAP A
June, 2025
Change From Low Rise High Density Residential to Mid Rise High Density Residential
Exhibit 'A', Amendment No. To the Municipality of Clarington Official Plan, Map A.
Attachment 2 to Report PDS-031-25
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 2025-______
Being a By-law to amend By-law 84-63, the 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, as amended, of the Corporation of the Municipality of
Clarington for ZBA2024-0024;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
14.6.81 as follows:
14.6.81 Urban Residential Exception (R3-81) Zone
Notwithstanding Sections 3.1 g. iv); 3.16 a, b. ii), c. iii), 14.1, 14.4 a. b, c., e., f.,
g., and h., those lands zoned R3-81 shall only be used for back-to-back
townhouse dwellings and link townhouse dwellings, subject to the following zone
regulations and the applicable provisions not amended by the R3 -81 Zone:
a. Density (maximum) 50 units per net hectare
b. Regulations for Link Townhouse Dwellings
For the purposes of establishing regulations for each Link Townhouse
Dwelling, the following specific regulations shall apply as if each unit is
located on a lot.
i) Lot area (minimum) 110 square metres
ii) Lot frontage (minimum) 4.5 metres
iii) Lot coverage (maximum) 75 percent
iv) Yard Requirements (minimum)
a) Front Yard 4.0 metres to a dwelling
6.0 metres to a garage
b) Interior side yard 1.5 metres, nil where a
building has a common
wall with an adjacent
building on an adjacent lot
in the same zone
c) Exterior side yard 4.0 metres to a private lane
d) Rear Yard 4.0 metres to a dwelling
2.5 metres to a porch
fronting a public street
v) Where a Link Townhouse Dwelling Lot is a through lot with frontage on
both a Public Street and a Private Lane, the lot line along the Public
Street shall be deemed to be the Rear Lot Line.
vi) Landscaped Open Spaces (minimum) 10 percent
vii) Building Height (maximum) 12.0 metres
viii) Height of floor deck of unenclosed porch above
finished grade (maximum) 1.0 metre
ix) Special Yard Regulations
a) An unenclosed and uncovered deck with a minimum height of 2.5
metres may encroach into the required front yard a maximum of 3.5
metres from the garage provided it is located over a parking space
provided at grade. The area of the deck will not count towards lot
coverage.
c. Regulations for Back-to-Back Townhouse Dwellings
For the purposes of establishing regulations for each Back-to-back Townhouse
Dwelling, the following specific regulations shall apply as if each unit is located
on a lot.
i) Lot Area (minimum) 85 square metres
ii) Lot Frontage (minimum) 6.5 metres
iii) Lot Coverage (maximum) 80 percent
iv) Yard Requirements (minimum)
a) Front Yard 6.0 metres to a garage
3.5 metres to a dwelling
2.5 metres to a porch
b) Exterior Side Yard 3.5 metres to a dwelling
2.0 metres to a porch
c) Interior Side Yard 2.0 metres, nil where a
building has a common
wall with an adjacent
building on an adjacent
lot in the same zone
d) Rear Yard Nil where a building has
a common wall with an
adjacent building on an
adjacent lot in the same
zone
v) Landscaped Open Space (minimum) 8 percent
vi) Building Height (maximum) 12.0 metres
vii) Height of floor deck of unenclosed porch 1.0 metre
above finished grade (maximum)
viii) Special Yard Regulation
a) An unenclosed and uncovered deck with a minimum height of
2.5 metres may encroach into the required front yard a
maximum of 4.0 metres provided it is located over a parking
space provided at grade. The area of the deck will not count
towards lot coverage.
d. Amenity Space
i) Minimum shared outdoor amenity space 4.0 square metres per
unit
ii) Notwithstanding the above where outdoor amenity space is
provided in a location other than the same lot as the use requiring
such amenity spaces, the amenity space shall be located not more
than 500 metres from the same lot, and shall be located in the R4-
46 Zone.
e. Parking Spaces (minimum) Nil
f. Regulations for Watermeter Building
i) Yard Requirements (minimum)
a) Setback from a private lane 1.3 metres
b) Setback from a public lane 4.0 metres
c) Setback from south property line 2.4 metres
2. Section 15.4.46 “Special Exception – Urban Residential Type Four (R4) Zone” is
amended by deleting and adding Special Exception Zone 15.4.46 as follows:
“15.4.46 Urban Residential Exception (R4-46) Zone”
Notwithstanding Section 3.1 c., 3.9, 3.16a, b. ii), 15.1 a., 15.2 a., b., c., d., e., f.,
g., h., and i, those lands zoned R4-46 shall only be used for apartment buildings,
subject to the following zone regulations and the applicable provisions not
amended by the R4-46 Zone:
a. Density (minimum) 120 units per hectare
b. Yard Requirements (minimum)
i) Front Yard 4.5 metres
ii) Exterior Side Yard 4.5 meters
iii) Interior Side Yard 4.5 metres
iv) Rear Yard 4.5 metres
c. Dwelling Unit Area (minimum)
i) One Bedroom Dwelling Unit 40.0 square metres
ii) Two Bedroom Dwelling Unit 55.0 square metres
d. Lot Coverage (maximum) 36 percent
e. Landscaped Open Space (minimum) 20 percent
f. Building Height
i) Maximum 12 Storeys (40.0 metres).
ii) For buildings within 70 metres of Green Road, Maximum 8
storeys (27 metres).
Attachment 2 to Report PDS-031-25
iii) Notwithstanding the above, in calculating the height of a
building, equipment used for the functional operation of the
building including but not limited to electrical, utility,
mechanical and ventilation equipment, enclosed stairwells,
roof access, maintenance equipment storage, elevator shafts,
building maintenance units or window washing equipment and
which are less than 6 metres in height, shall be excluded.
Further, accessory roof constructions, such as architectural
features, parapets, trellises, pergolas, and unenclosed
structure providing safety or wind protection to rooftop amenity
space may be permitted to project above the maximum height
by a maximum of 4 metres. Total coverage of all structures
and features excluded from the maximum building height shall
not exceed 50% of the roof area.
iv) Any communication equipment other than an antenna must be
contained within the building or mechanical penthouse.
g. Parking Spaces (minimum) Nil
h. Bicycle Parking (minimum)
i) 0.5 spaces per dwelling unit
ii) 75% of the required spaces shall be within a building or structure
i. Parking structure regulations (minimum)
i) Setback from the property line 0.5 metres
ii) No portion of the underground parking structure, above finished grade,
shall be located within the any yard, with the exception of air intake or
exhaust shafts not exceeding 0.5 metres above finished grade.
j. Amenity Space (minimum)
i) Combined indoor and outdoor shared
amenity space 4.0 square metres per
unit.
ii) Notwithstanding the above where
outdoor amenity space is provided in a
location other than the same lot as the
use requiring such amenity spaces, the
amenity space shall be located not more
than 500 metres from the same lot, and
shall be located in the R3-81 Zone.
iii) Notwithstanding the above where indoor
and outdoor amenity space is provided
in a location other than the same lot as
the use requiring such amenity spaces,
the amenity space shall be located not
more than 500 metres from the same
lot, and shall be located in the R4-46
Zone.
k. Regulations for Watermeter Building
i) Yard Requirements (minimum)
a) Setback from a private lane 1.3 metres
b) Setback from a public street 4.0 metres
c) Setback from a south property line 2.4 metres
3. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone from:
“Agricultural (A) Zone“ to “Holding - Urban Residential Type One ((H)R1) Zone”
“Holding - Urban Residential Exception ((H)R3-65) Zone” to “Holding - Urban
Residential Type One ((H)R1) Zone”
“Holding - Urban Residential Exception ((H)R3-65) Zone” to “Holding - Urban
Residential Exception ((H)R3-81) Zone”
“Urban Residential Exception ((H)R3-65) Zone” to “Holding - Urban Residential
Exception ((H)R4-46) Zone”
“Holding - Urban Residential Exception ((H)R4-46) Zone” to “Holding - Urban
Residential Type One ((H)R1) Zone”
“Holding - Urban Residential Exception ((H)R4-46) Zone” to “Holding- Urban
Residential Exception ((H)R3-81) Zone"
as illustrated on the attached Schedule ‘A’ hereto.
4. Schedule ‘A’ attached hereto shall form part of this By-law.
5. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 24.2, 34, and Section 36 of the Planning Act.
Passed in Open Council this _____ day of June, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
May 22, 2025
Amanda Tapp – Manager, Development Review
Planning and Infrastructure Services
Municipality of Clarington
40 Temperance Street, Bowmanville, ON
L1C 3A6
Attention: Amanda Tapp
Re: Support for Brookhill Project – Building D Rental Development
On behalf of Canada ICI, one of the largest CMHC-approved lenders in the country, we are pleased to
express our support for the Brookhill project in Bowmanville, specifically Building D, which is proposed as
a purpose-built rental development.
We have reviewed the updated concept for this project and, based on the information provided, it appears
that Building D could be eligible for one of the CMHC financing programs. While final eligibility is subject
to CMHC’s formal application and underwriting process, the project aligns with the objectives and criteria
typically supported under CMHC’s rental housing initiatives.
Yours very truly,
CANADA ICI CAPITAL CORPORATION
Brody Cross
Senior Director, Origination
Attachment 3 for Report PDS-031-25
CORPORATION
DearAmandaTapp,
Thank you for the significant effort of your team to meet and work with us to resolve the outstanding
matters related to the Brookhill project so expeditiously.
While upper levels of government still need to work though the regulations and associated details of the
contemplated Go Station Transit Charges, we acknowledge that this is a significant project in the
Bowmanville PMTSA and will be important to the ultimate delivery and ridership of the Bowmanville GO
station. To that end, we are supportive of the approach of adding your proposed condition to the
eventual draft approval of subdivision and future site plan approval process.
Best Regards,
MODO Bowma '
Devon Daniell
rban Towns Ltd.
220 Duncan Mill Road, Suite 315, North York, ON MSB 3J5
T 905-642-7050 F 905-642-8820 E info@kaitlincorp.com
KaitlinCorp.com
Attachment for Report PDS-031-25