HomeMy WebLinkAbout2025-09-15
Planning and Development Committee
Post-Meeting Agenda
Date:September 15, 2025
Time:5:00 p.m.
Location:Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
Inquiries and Accommodations: For inquiries about this agenda, or to make arrangements for
accessibility accommodations for persons attending, please contact: Lindsey Turcotte, Committee
Coordinator, at 905-623-3379, ext. 2106 or by email at lturcotte@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
Collection, Use and Disclosure of Personal Information: If you make a delegation, or presentation,
at a Committee or Council meeting, the Municipality will be recording you and will make the
recording public on the Municipality’s website, www.clarington.net/calendar. Written and oral
submissions which include home addresses, phone numbers, and email addresses become part of
the public record. If you have any questions about the collection of information, please contact the
Municipal Clerk.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or
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Copies of Reports are available at www.clarington.net/archive
The Revised Agenda will be published on Wednesday after 12:00 p.m. Late items added or a
change to an item will appear with a * beside them.
Pages
1.Call to Order
2.Land Acknowledgment Statement
3.Declaration of Interest
4.Announcements
5.Presentations/Delegations
5.1 Presentation by Darryl Lyons, Deputy CAO, Planning and Infrastructure
Services, Regarding Planning for Growth and Efficiency: Clarington's
Planning and Infrastructure Transformation
4
5.2 Delegation by Sarto E Provenzano, Regarding Planning and
Development Interactions with Lakeshore Residents Regarding the
Bowmanville Lakeshore Past Strategy
13
In accordance with Section 2.6(c) and (f) of the Procedural By-law, the
Delegation by Sarto E. Provenzano was removed from the Agenda
following the provision of further information on the delegation subject
matter.
5.3 Delegation by Libby Racansky, Regarding Concerns of Farewell Heights
Residents Well Water
15
6.Consent Agenda
6.1 PDS-041-25 - Historic Lambert House Revised Relocation Plan as part of
the Lakeridge Health Bowmanville Hospital Redevelopment
24
7.Items for Separate Discussion
8.Unfinished Business
9.New Business
Planning and Development Committee Agenda
September 15, 2025
Page 2
10.Public Meetings
10.1 Public Meeting for a Temporary Proposed Zoning By-law Amendment 53
Applicant: Tribute Tercot Brookhill 2 Inc.
Location: 2494 Bowmanville Ave., Bowmanville
Planner: Ainsley Johnston, Planner I
*10.1.1 PDS-042-25 - Application to amend Zoning By-law 84-63 to
permit a Temporary Sales Office in Bowmanville
54
(Attachment 1 has been Updated)
10.2 Public Meeting for an Official Plan Amendment, Zoning By-law
Amendment and Draft Plan of Subdivision
67
Applicant: Tribute Tercot Brookhill Inc.
Location: 2547 Bowmanville Ave., Bowmanville
Planner: Nicole Zambri, Principal Planner
10.2.1 PDS-043-25 - Applications for an Official Plan Amendment,
Zoning By-law Amendment and Draft Plan of Subdivision to
permit 100 residential units at 2547 Bowmanville Avenue in
Bowmanville
86
11.Confidential Items
12.Adjournment
Planning and Development Committee Agenda
September 15, 2025
Page 3
Planning for Growth & Efficiency:
Clarington’s P&I Transformation
September 15, 2025
Darryl Lyons, Deputy CAO
Planning and Infrastructure ServicesPage 4
Clarington is growing, and our population is expected to
double by 2051.
With growth comes more requests for new
developments, builds and permits.
Planning and Infrastructure is undergoing a major
transformation to better serve our customers –and
solidify Clarington as the growing,modern and efficient
municipality we’re quickly becoming.
A critical time in our history
Page 5
Three P&I initiatives underway
Improving development
application review
processes
Digitizing the planning
application process
Updating Planning Act
application fees
Each initiative has its own focus, but they are closely connected and being advanced together.
This helps us avoid duplication, reduce rework, and make the most of our efforts.
Page 6
•Meet statutory timelines to review development applications
under the Planning Act.
•Improve transparency, efficiency and the overall experience
for applicants and staff alike.
•Understand and recover the full cost to deliver planning
services to ensure long-term financial sustainability.
Our goals
Page 7
Improving development application review
processes
•Objective: to enhance efficiency and streamline the development review process to condense timelines.
•Key steps:
•Phase 1: Document the current process ("as-is") for processing development applications.
•Phase 2: Identify inefficiencies, gaps, and opportunities by applying best-practices.
•Phase 3: Design a more streamlined and effective process ("to-be") that improves service delivery.
•Improvements:
•Time saved in processing applications
•Reduced staff effort and resources
•Key Performance IndicatorsPage 8
Digitization of planning applications
•Objective: To modernize and streamline the planning application process
through digital tools. Goodbye, paper submissions!
•Key Steps:
•Phase 1: Begin accepting online applications
•Phase 2: Pilot tests of Electronic Plans Review
•Phase 3: All applicable reviews and approvals, fee changes and
workflows integrated
•Improvements:
•More efficient – afford the ability to do more with existing staff
compliment and accelerate decision timelines
•Enhanced customer experience – allows applicants to submit, pay
and track submissions online
•Improved collaboration – opportunity for all Clarington staff to review
applications in a centralized place
•Better process visibility – sets auto reminders for important
deadlines to move applications along in a timely manner
•Reduced risk of errors – auto monitoring will detect and flag gaps
and errors in applications Page 9
Planning Act application fees update
•Objective: To ensure Planning Act fees reflect the true cost of service delivery and support long-term financial sustainability of P&I services.
•Key Steps:
•Phase 1: Kick-off meeting held with Hemson Consulting and cross-departmental staff
•Phase 2: Analyze direct and indirect costs of processing Planning Act applications. Benchmark fees against comparator municipalities
•Phase 3: Inform Council of findings and recommended updates to the Planning and Infrastructure Services fees of the by-law
•Improvement: Fees are reflective of cost to deliver services.
Page 10
•Project schedule:
•Staff are working to advance these projects; no direction is
required at this time.
•All three initiatives are expected to be implemented by
January 1, 2026.
•We are committed to embracing new ways to streamline our
planning processes to better serve our vibrant community.
Next steps…
Page 11
Municipality of Clarington
40 Temperance Street
Bowmanville, ON L1C 3A6
905-623-3379
Toll Free: 1-800-563-1195
TTY: 1-844-790-1599
info@clarington.net
www.clarington.net
Thank you
Page 12
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from E Provenzano
Date:Thursday, August 21, 2025 2:05:50 PM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Planning and Development
Action requested of Council
Acknowledgement of Presentation
Date of meeting
9/15/2025
Summarize your delegation
Planning and Development interactions with lake shore residents
regarding Bowmanville Lakeshore Past Strategy.
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Mayor Foster and there is NO current litigation that may attempt to
deny the delegation.
Will you be attending this meeting in person or online?
In person
First name:
Sarto
Single/Last name
E Provenzano
How to pronounce your name:
Sarto E Provenzano
Firm/Organization (if applicable)
Page 13
individual
Address
Town/Hamlet
Courtice
Postal code
Email address:
Phone number
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
Yes
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 14
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Racansky
Date:Thursday, August 28, 2025 9:30:43 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Everybody has right to water supply
Action requested of Council
Council should approve Regional decision on private wells for FH
Date of meeting
9/15/2025
Summarize your delegation
We know for fact that FH residents will lose the water as all
surrounded areas did.
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Whole Council was advised on this situation since they have decided
for surrounding development before
Will you be attending this meeting in person or online?
In person
First name:
Libby
Single/Last name
Racansky
How to pronounce your name:
Racansky
Page 15
Address
Town/Hamlet
Courtice
Postal code
Email address:
Phone number
Do you plan to submit correspondence related to this matter?
Yes
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
No
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 16
To Council:
I am sorry, but I have to continue to advocate on
behalf of the Farewell Heights ‘residents regarding
their well water. I was in the same situation as they are
right now. Most of them are not part of subdivision
build not far from them or located at private road along
with their wetland. I lose my well water as soon as the
water pipe ran in front of my house, so I know how it
feels like. The same will happen to them. Can you
imagine that? Developer refused to pay for my
connection.
Our area is located on high but shallow water table,
unconfined aquifer that is underlain by clay - similar to
bath tub effects. The groundwater flow in this water
basin is coming from NE to SW. There is no other area
anywhere being found with aquifer like that. After
pipeline with lots of gravel around it was install in front
of my house, groundwater was diverted away from my
well. FH people are in limbo. On top of groundwater
diversion, only conventional SWM is planned for FH and
study states that the runoff will quickly be diverted to
Farewell Creek that is located past their subdivision or
Page 17
at private road. How will this work? Their wells may
become contaminated without treating it first.
We didn’t cause any problems, but now the question is -
Who should pay for all-around changes to water supply?
We all know that WATER is basic need in life.
Please, help people from Farewell Heights who are so
scared to lose their water.
There is nothing worse than losing access to water.
Some notes from my correspondence with Region:
Council can decide that developers will pay for
bringing the water, as it was done before. E.g.:
Pg. 15 – Should the approved development interfere with the well on
private water supply of an area landowner, the developer is required
to either connect the affected party to the municipal water supply
system or provide a new well or private water system so that water
supplied to the affected party shall be of quality and quantity of water
enjoyed by the affected party prior the interference.
It is the current practice of the Region of Durham to install a water
service to the affected owners’ property limit. It would be a
developer's responsibility to compensate the property owner for
associated private installation and connection costs.
This subdivision was located at the corner of FH. There was flooding,
cracks in the walls, etc.
Read Regional suggestions and my comments - excerpts from
reports.
Page 18
Libby Racansky
Good morning Ms. Racansky,
Your email was passed on to me as Charlotte is no longer
with the Region. In the future if you have any well related
questions, you should address them to Nga Nguyen (copied
on this email). Having said this, I am happy to respond to
your questions.
As you are aware, the Region has a Council
approved Well Interference Policy. The Policy
states that any property owner with a well
impacted by the construction of regional
services, will be provided a watermain
connection and the normal frontage and
connection charges will be waived. The Policy also
states that the well owner is responsible for the works
required on private property. Regional staff do not have the
discretion to pay for the works on private property because it
would be contrary to Council’s direction stated in the Policy.
I recall the subdivision you reference below. In
that case, Clarington made it a Condition of Draft
Plan approval that the developer had to pay for
any works required on private property. Should
Clarington choose to do the same in this case,
the Region would be happy to enforce it.
Finally, you asked, “Why would the Region spend any
finances for this?”. The Well Interference Policy is
100% funded by Development Charges, therefore
Page 19
developers are funding the Policy. There is no
property tax or water/sewer ratepayers’ money
spent through the Well Interference Policy.
I hope this answers your questions.
Regards,
Paul
Including Regional Chair and other planners
Mission of current strategic Plan: To enhance the quality of life in our community
Current Policy framework for FH: The areas marked “Environmental Protection
Area” are significant natural spaces that must be protected, conserved, and
enhanced
On top of geology of this site, we must consider the underground
volcanic fault and the results of machinery used on surrounded areas.
Page 20
Page 21
Page 22
Page 23
Staff 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: September 15, 2025 Report Number: PDS-041-25
Authored by: Sarah Allin, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: PLN 34.5. and PLN 34.18
Report Subject: Historic Lambert House Revised Relocation Plan as part of the Lakeridge
Health Bowmanville Hospital Redevelopment
Recommendation:
1. That Report PDS-041-25, and any related delegations or communication items, be
received;
2. That Council approve the relocation of the Lambert House to a n alternative location
on the Hospital property;
3. That any further relocation of the Lambert House on the Hospital property as part of
the Bowmanville Hospital Expansion project be delegated to the Deputy CAO of
Planning and Infrastructure Services and addressed through the site plan approval
process, and;
4. That all interested parties listed in Report PDS-041-25, and any delegations be
advised of Council’s decision.
Page 24
Municipality of Clarington Page 2
Report PDS-041-25
Report Overview
In October 2024, Council approved the relocation of the historic Lambert House to a different
location on the Hospital property in support of the redevelopment of Lakeridge Health
Bowmanville (PDS-042-24). At that time, the concept plan proposed to relocate the Lambert
House to a spot facing Liberty Street S. Since then, the design of the Hospital
redevelopment has progressed and Lakeridge Health has requested to instead relocate the
Lambert House to the southeast corner of the Hospital property, facing Prince Street.
The revised proposal is supported by the Clarington Heritage Committee, and Planning and
Infrastructure Services staff.
The purpose of this report is to seek approval to support the relocation of the Lambert House
on the hospital site in support of the Lakeridge Health Bowmanville Hospital redevelopment.
1. Background
1.1 To support the redevelopment of the Lakeridge Health Bowmanville Hospital, the
historic Lambert House on the Hospital grounds must be relocated within the
property. The Lambert House is listed on the municipal Heritage Register.
Figure 1: View of the Lambert House from Mabel Bruce Way
Page 25
Municipality of Clarington Page 3
Report PDS-041-25
1.2 In October 2024 via Report PDS-042-24, Council approved the relocation of the
Lambert House to a different location on the Hospital site, facing Liberty Street
S., as shown on the concept plan at that time (Figure 2, PDS-042-24).
2. Discussion
2.1 As the redevelopment plans for the Hospital have advanced, Lakeridge Health
has requested permission to relocate the Lambert House to a position on the
property facing Prince Street instead of Liberty Street (Figure 2, below).
Figure 2: Revised Lambert House Relocation Concept Plan (facing Prince Street)
2.2 The revised concept (i) simplifies the relocation process as the structure can be
moved within the site rather than along Prince and Liberty Streets, and (ii)
provides for an appropriate transition between the Hospital and the residential
neighbourhood to the east.
2.3 The Prince Street location was presented to and supported by the Heritage
Committee at its June 17, 2025, meeting (Motion 25.39), and is supported by
Planning and Infrastructure Services staff. The associated Heritage Impact
Assessment – Conservation Management Plan has been amended to support
the Prince Street relocation (Attachment 1).
Existing
Location
Prince
Street
Relocation
Queen Street
Prince Street Liberty Street S. Page 26
Municipality of Clarington Page 4
Report PDS-041-25
2.4 As Council approved the recommendation (#PD-075-24) in Staff Report PDS-
042-24, which references the Liberty Street S. location and a Heritage Impact
Statement that has since been revised, a revised recommendation is needed.
2.5 While staff do not anticipate further revisions, any further relocation of the
Lambert House on the Hospital property be required as part of the Bowmanville
Hospital expansion project, it is respectfully recommended to be delegated to the
Deputy CAO of Planning and Infrastructure Services and addressed through the
site plan approval process.
2.6 Following the relocation and restoration and completion of the hospital
construction, the Lambert House will be designated under Section 29, Part IV of
the Ontario Heritage Act as outlined in Staff Report PDS-042-24.
3. Financial Considerations
3.1 Not Applicable.
4. Strategic Plan
4.1 See subsection 8.1 of PDS-042-24.
5. Climate Change
5.1 See subsection 9.1 of Report PDS-042-24.
6. Concurrence
6.1 Not Applicable.
7. Conclusion
7.1 The purpose of this report is to seek Council approval for the relocation of the
Lambert House on the Hospital site in support of the Lakeridge Health
Bowmanville Hospital redevelopment.
7.2 The Heritage Committee and Planning and Infrastructure Services staff are
supportive of the revised concept to relocate the Lambert House within the
Hospital property to a position facing Prince Street.
7.3 It is respectfully recommended the Recommendations be adopted as presented.
Page 27
Municipality of Clarington Page 5
Report PDS-041-25
Staff Contact: Sarah Allin, Principal Planner, sallin@clarington.net or 905-623-3379 ext. 2419
or Lisa Backus, Manager, Community Planning, lbackus@clarington.net or 905-623-3379 ext.
2413.
Attachments:
Attachment 1 – Amendment No. 1 to Heritage Impact Assessment – Conservation
Management Plan for the Lambert House, 11 Mabel Bruce Way, prepared by Vincent J.
Santamaura, Architect Inc., dated June 2025.
Interested Parties:
List of Interested Parties available from Department.
Page 28
Heritage Impact Assessment –
Conservation Management Plan
Amendment No. 1
Lambert House
11 Mabel Bruce Way,
Clarington (Bowmanville), Ontario
Prepared for:
Lakeridge Health Corporation
Prepared By:
Vincent J. Santamaura, Architect Inc.
11 June 2025
Project No. 2024-01
Attachment 1 to PDS-041-25
Page 29
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 2 of 24
Table of Contents
1.0 Executive Summary
2.0 Introduction
2.1 Overview
3.0 Site Documentation
3.1 Site Inventory
3.1.1 Site Location
3.1.1 Site Identification
3.1.2 Site Survey
3.1.3 Current Applicable Designations
3.1.4 Existing Buildings
4.0 Heritage Evaluation
5.0 Development Proposal – Amended
5.1 Proposal Description - Amended
5.2 Development Assessment - Amended
5.2.1. Intensification
5.2.2. Built Form
5.2.3. Site Access
5.2.4. Impact on the Streetscape
5.2.5. Building Orientation
5.2.6. Views Through the Site.
5.2.7. Architectural Treatment
6.0 Heritage Impact Assessment
7.0 Conservation Management Plan - Amended
7.1 Work Plan - Amended
7.1.1 Building Program
7.1.2 Moving Plan
8.0 Heritage Assessment – Conservation
Management Plan
8.1 Relationship of content with
related HIA
9.0 Summary Statement and
Recommendations
9.1 Impact on Heritage Value
10.0 Mandatory Recommendations
10.1 Mandatory Recommendations regarding the
Impact on Heritage Value of the Listed
Property
11.0 Report Authorship
Appendix 1: Qualifications of Author
1.0 Executive Summary
On October 21st, 2024 Council Adopted the Lambert House Heritage Impact
Assessment/Conservation Management Plan (CMP) prepared by Vincent J.
Santamaura, Architect Inc., CAHP which proposed conserving Bowmanville Hospital’s
Lambert House on site by moving it to the hospital’s Liberty Street South frontage.
Evolution in the overall concept master site plan for the new hospital has necessitated
re-thinking the location for the Lambert House. Upon review of possible location options,
the properties at 20 and 22 Prince street which are part of the hospital campus have
been selected.
This amendment updates the CMP with the proposed new location . The findings in this
report amend the Conservation Management Plan for the Lambert House as such:
It is recommended that:
i) the Conservation Management Plan prepared by Vincent J. Santamaura,
Architect Inc. be amended to:
Page 30
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 3 of 24
Phase 1: identify the location to where the Lambert House will be
moved on the Hospital property as 20-22 Prince Street;
ii) there is not further negative impact on the Heritage value of the property;
iii) this report be received and recommended for approval.
2.0 Introduction
2.1 Overview
The property at 47 Liberty Street South (including 18-22 Prince Street) is the home
of the Lakeridge Health Hospital campus in the Town of Clarington (originally known
as the Bowmanville Hospital). It has been providing health services to the
community for over 100 years. The hospital is planning to build a new facility and
renovate existing facilities in order to provide the best of care to the local community.
Lakeridge Health retained Vincent J. Santamaura, Architect Inc., CAHP to prepare
the Heritage Impact Assessment, and a Conservation Management Plan which
proposes preserving the hospital’s Lambert House and re-locating it to the hospital’s
Liberty Street South frontage.
On October 21st, 2024 Council Adopted the Lambert House Heritage Impact
Assessment/Conservation Management Plan which proposed preserving the
Lambert House by moving it to the Liberty Street South frontage.
Evolution in the overall concept master site plan for the new hospital has
necessitated re-thinking the location for the Lambert House. Upon review of possible
location options, the properties at 20 and 22 Prince street which are part of the
hospital campus have been selected.
This report amends the CMP for the new site location.
Page 31
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 4 of 24
3.0 Site Documentation
3.1 Site Inventory
3.1.1 Site Location
The Lakeridge Health Bowmanville (LHB) hospital campus comprises the
block bounded by Queen Street to the north, Liberty Street to the west,
Prince Street to the south, and detached residences which front onto
Frank Street to the east.
The LHB property was originally the estate of Hector Beith, a longtime
landowner. Named “South Park”, the estate was purchased by J.W.
Alexander, the president of the Dominion Organ and Piano Company, and
then donated to become the Hospital in 1913. The site is located centrally
in the Town, one block south of the main intersection of King and Liberty
streets.
3.1.1.A – Aerial Photograph – Site
Page 32
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 5 of 24
3.1.1.B – Aerial Photograph 2
3.1.2 Site Identification:
The parcel of land consists of an assembly of lots defined as:
Block E, Block G, Lots 40, 44 and 53 and
Part of Lots 41, 45, 54, 59, and 60 and Block G, and
Part of Prince Street, George Street and Lambert Street,
C.G. Hanning’s Plan, and
Lots 1, 2, 3, 39 and 40, and Blocks A, B, and C,
Registered M-Plan 629
Municipality of Clarington,
County of Northumberland
The lot is addressed as:
47, 47B Liberty Street South, 11 Mabel Bruce Way (formerly 11 Lambert
Street), 18, 20 and 22 Prince Street
Tax Roll Number: 18 17 020 110 09901 0000
Page 33
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 6 of 24
3.1.3 Site Survey
3.1.3.A – Survey
Page 34
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 7 of 24
3.1.4 Current Applicable Designations:
The Legislation and Authorities Having Jurisdiction below may override
heritage concerns and recommendations included this Heritage Impact
Statement. The lot is currently designated as follows:
3.1.4.A Durham Official Plan:
Living Area
3.1.4.B Municipality of Clarington Zoning By-Law 84-63
P1- Institutional
3.1.4.C Municipality of Clarington’s Inventory of Heritage Properties:
11 Mabel Bruce Way - “Listed – Primary property”
18 Prince Street - Not Listed
20 Prince Street - Not listed
22 Prince Street - Not listed
Page 35
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 8 of 24
3.1.5 Existing Buildings – 18,20 22 Prince Street
The buildings at 18-22 Prince Street are one storey single detached
residences with garages and/or attached carports built around 1954 -
1960.
They are wood frame buildings on block foundations with brick cladding.
3.1.5.A – 18 Prince Street
3.1.5.B – 20 Prince Street
Page 36
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 9 of 24
3.1.5.A – 20 Prince Street
4.0 Heritage Examination
4.1 Cultural Heritage Value or Interest
The buildings at 18-22 Prince St are not listed and have no Cultural
Heritage Value or Interest.
5.0 Development Proposal - Amended
5.1 Proposal Description:
A phased design and construction program is being proposed to build the
new hospital using the P3 partnership method (Design and Construction)
which will allow it to continue to function during construction. A new
campus is being designed which proposes to demolish part of the original
hospital. A new main hospital building is to be added to the campus with
frontage along Queen Street on the north with public access from Prince
Street to the south.
As a cost saving strategy, the parking structure originally proposed to the
east of the new hospital building has been deleted from the building
program. The footprint of the hospital has been revised to expand
eastward, but also set back further from Prince Street. To satisfy hospital
parking requirements, more of the site is needed for surface parking.
Page 37
Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
Lambert House, 11 Mabel Bruce Way, Clarington (Bowmanville), Ontario.
11 June 2024. Project No. 2024-01
Lakeridge Health Vincent J. Santamaura, Architect Inc.
Page 10 of 24
As well, some technical/structural issues have arisen regarding the
proposed Lambert House Liberty Street frontage location;
- Additional snow loading will occur on the Existing Hospital north
wing roof which will require structural reinforcement, but is not
economical as the wing will be demolished;
- The re-location of Lakeridge Health’s Communication and data
services is proving to be very high risk undertaking to which
Lakeridge Health does not wish to be exposed. (The data
services feed 40% of the LH network of hospitals.)
The need for more flexibility for parking on site has necessitated a re-
thinking of the proposed Lambert House location. The Hospital master site
plan re-design offers an opportunity to review the Lambert House location
which can also address the structural and technical issues noted above,
but also:
- Makes the building re-location travel route much shorter, solely
on hospital property and will not require the use of regional and
municipal roads, thereby reducing community disruption;
- Allows for a gateway location for the Lambert House to
demarcate the public entry point to the hospital, and become
more involved in daily hospital use;
- Contributes a residential scaled building to the neighbourhood
streetscape;
- Transitions and buffers from the institutional uses to residential
uses.
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5.1.A – Original Conceptual Site Plan – with parking structure (Buildings’ locations may vary)
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5.1.B – Amended Conceptual Site Plan – without parking structure & new Lambert House location
(Hospital Buildings’ locations may vary)
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Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
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5.1.B – Amended Lambert House Site Plan – 20 – 22 Prince Street
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5.2 Development Assessment - Amended:
5.2.1 Intensification – the re-construction of the hospital responds to the
increase in population of the community. The proposal provides a built
form which provides for today’s medical standards minimizing any
potential major impact on the streetscape or the community. The new
buildings will be located away from existing neighbouring properties. The
re-location of the Lambert House to the Prince Street frontage will restore
its exposure to the community, and contribute to the existing
neighbourhood character. The development patterns of the site are being
respected.
5.2.2 Built Form- the history of the built forms on the site supports the
institutional built form as being appropriate. The proposal for a variety of
buildings on site echoes previous campus development pattern.
5.2.3 Site Access – the campus approach echoes older development patterns.
Multiple access points along the frontage of the streets similar to existing
conditions. Prince Street becomes the public access point to the Hospital.
Queen Street becomes the emergency and service access to the hospital.
The public access point to the hospital in essence remains as it is today.
5.2.4 Impact on the Streetscape – The Lambert House is exposed to Prince
Street. With the proposed re-location of the Lambert House to the Prince
Street frontage beside the main public access point to the Hospital, its
public exposure will be greatly improved, and allowed to express its
history to the hospital to which this building is connected. The westerly
view from Liberty St will greatly expose it as an entry point to the hospital
and a landmark. The 2 storey residential-like massing of the Lambert
House will transition from the Institutional use to the residential
neighbourhood scale. (The setback of the main hospital building mass
from Prince Street will also reduce its visual impact on Prince St.)
5.2.5 Building Orientation- The re-location of the Lambert House to Prince
Street increases its visibility. It will increase its exposure to the community,
and will also restore – in part – the original face of the hospital to the
community that existed early in the 20th century. It will act as a gateway to
the hospital campus.
5.2.6 Views through the site –The proposed new buildings’ location will allow
view corridors throughout the site. The Lambert House will act as a
landmark for entry into the site
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5.2.7 Architectural Treatment – The proposed setback of the new hospital
buildings to the Lambert House will respect the size and scale of the
building.
6.0 Heritage Impact Assessment – Heritage Value
6.1 Heritage Register Inventory – Listed
The amended location for the Lambert House has no further negative
impact on its Cultural Heritage Value or Interest.
7.0 Conservation Management Plan – Amended
All tasks remain as noted in the Approved Conservation Management Plan
except for the following amendments:
7.1 Work Plan
8.1.1 Design Goals (original CMP section)
Design Goals amended to remove:
▪ restore its exposure to Liberty St.,
▪ restore any generous lawn, as possible.
8.1.2 Building Program (original CMP section)
8.2.2.1 Phase 1: Building Re-location & Mothballing –
The Building Program is amended as follows:
i) The new location to move the Lambert House is proposed at 20-22
Prince Street (properties part of the hospital campus);
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8.2.2.A –Site Plan – Building Re-location (note: route may vary)
8.0 Heritage Assessment – Conservation Management Plan
The amendments to the Conservation Management Plan do not affect the
conclusions in this section:
9.0 Summary Statements and Recommendations
9.1 Impact on Heritage Value
Based on the analysis of the impact of the development proposal using the
criteria employed to determine Heritage value under the Ontario Heritage Act,
the development proposal will have no negative impact on the building at 11
Mabel Bruce Way:
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▪ The re-location of the Lambert House closer to 20-22 Prince Street
will preserve and increase the exposure of the Heritage
Design/Physical and Associative/Historical value of the building;
▪ The proposed development respects the traditional siting of buildings
in the neighbourhood and matches the existing street siting
strategies;
▪ The scale of the Architecture will be similar to the existing residential
neighbourhood;
▪ the remaining and proposed buildings will observe generous
setbacks from the re-located Lambert House so as to not impose on
it;
▪ The re-location of the Lambert House permits the intensification of
the site without major impact on the adjoining properties;
▪ The proposed development continues the natural regeneration of the
urban fabric and intensification as envisioned by Provincial and
Municipal policies but respecting the past.
10.0 Mandatory Recommendations:
10.1 Mandatory Recommendations regarding the Impact on the Heritage value
of the Lambert House, Listed Building at 11 Mabel Bruce Way:
It is the recommendation of this report that the Conservation Management
Plan for the Lambert House be amended to:
i) Phase 1: identify a new location to where the Lambert House will be
moved on the Hospital property at 20-22 Prince Street;
ii) there is not further negative impact on the Heritage value of the
property;
iii) this report be received and recommended for approval.
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11.0 Authorship
Report Prepared By:
VINCENT J. SANTAMAURA, ARCHITECT INC. Date: 11 June, 2025
Vincent J. Santamaura, B. Arch, OAA, MRAIC, CaBGC, CAHP (Building Specialist)
Principal Architect/President
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Appendix 1: Biography of Author:
SELECTED PROFESSIONAL RESUME
Vincent J. Santamaura, B. Arch, MOAA, MRAIC
Overview:
Vincent has evolved his close to 30 years of experience in the Construction Industry from Vincent J.
Santamaura, Architect into a founding partner of SRN Architects Inc. A creative designer, familiar with
a variety of Building systems, and the Building and Approvals process, he applies his knowledge to
solving the building needs of his clients.
Trained and registered as an Architect, Vincent graduated from the University of Toronto. He has been active in
the Greater Toronto Area – from downtown infill housing to new communities to historic renovations, adaptive
re-use to high-rise. Vincent has worked for award winning architectural firms and has run his own practice. He
has worked for a large land developer/home builder as Staff Architect and Community Planner where he was
responsible for designing new communities, lotting modules and commercial and residential unit forms. Fully
versed in the grand picture, Vincent applies his knowledge and experience back into the urban and architectural
design fields.
Familiar with a variety of building systems, Vincent is comfortable designing in steel frame, cast-in place
concrete or wood or light gauge steel framing. His design solutions balance urban concerns, client needs, and
budget demands. Sustainability has always been an interest of Vincent’s since his university days having been
involved in passive energy design since the first oil crisis, and this has led to an interest in building envelope
systems and an exploration of the new techniques. Fundamentally, though, it is the satisfaction of the client’s
needs that drives the building design solution and the delivery of it on time and on budget.
Vincent derives a large amount of his design inspiration from our Ontario Heritage. He’s been the Chair of the
Uxbridge LACAC and has been active in the preservation efforts of the Foster Memorial and the Lucy Maud
Montgomery House, both in Leaskdale. He designed the York/Durham Heritage Railway/Go Train Station in
Stouffville, and renovations to the Goodwood Town Hall (1875) and the Uxbridge Music Hall (1901). With these
works, Vincent has developed strong interpersonal skills interacting with various communities, committees and
municipal governments. This sensitivity to the existing built (and social) environment ensures that any design
intervention will respect its neighbours.
Keenly aware of the complex issues and interests in building communities, Vincent uses his design skills, his
consensus building skills and his experience to arrive at a balanced solution to any design challenge.
Professional Memberships:
2010 to present – Member, Building Specialist, Canadian Association of Heritage Professionals
1981 to present – Member, Ontario Association of Architects, Registered 1988
1983 to present – Member, Royal Architectural Institute of Canada
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Page 20 of 24
Community Memberships:
Currently - Member, Heritage Whitby/LACAC, Town of Whitby
2015 to 2018 - involved in Local Architectural Conservation Advisory Committee to the Town of
2009 to 2012 Whitby
1993 to 1996 - Member/Chairman, Heritage Uxbridge/LACAC, Town of Uxbridge
- involved in Local Architectural Conservation Advisory Committee to the Town of Uxbridge
1993 to 2002 - Member, Friends of the Foster Memorial, Town of Uxbridge
- involved in the fund raising, preservation and designation efforts for the Foster Memorial in
the Town of Uxbridge
1994 to 2002 - Member, York/Durham Heritage Railway Association, Stouffville
- involved the running of the heritage railway between Stouffville and Uxbridge
1995 to 1998 - Member, Celebration of the Arts Committee, Town of Uxbridge
- involved in organizing the annual Cultural Celebration in the Town of Uxbridge
Professional Activities and Selected Projects:
Expert Witness – Heritage Matters:
Expert Witness – Heritage Matters: Ontario
Municipal Board -
Recognized as an Expert in Heritage Matters by the
Ontario Municipal Board for Testimony during
Dunbar Homes Appeal of the City of Mississauga
Refusal to Enact By-Law no. 0225-2007
Expert Witness – Heritage Matters: Ontario
Municipal Board
Recognized as an Expert in Heritage Matters by the
Ontario Municipal Board for Testimony during
Testimony for Vitmont Holding Inc Appeal of the
Town of Aurora Non-Decision on Site Plan for 15160
Yonge Street & No. 5 Tyler Street, Aurora
Expert Witness – Heritage Matters: Ontario
Municipal Board -
Recognized as an Expert in Heritage Matters by the
Ontario Municipal Board for Testimony during
Ballantry Homes Appeal of the Town of Markham
By-Law no. 2006-78
Heritage Impact Statements/Reports:
Heritage Impact Statement/Conservation Plan –
68 Daisy Street, City of Toronto (Etobicoke):
Analyzed and authored a Heritage Impact
Assessment and Conservation Strategy for the
Vincent Massey Public School on the impact of a
new cluster of townhouses proposed around it in
the City of Toronto.
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Heritage Impact Assessment – Conservation Management Plan – Amendment No.1
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Cultural Heritage Impact Review Assessment/
Conservation Plan - 8161 & 8177 Kipling Avenue,
(The Thomas Wright House and the McGillivray-
Shore House) City of Vaughan:
Heritage Architect & Architect who analyzed and
authored a Cultural Heritage Impact Assessment/
Conservation Plan for the re-location and
renovation of two Designated Homes and the
impact of a proposed stacked townhouse project in
the Woodbridge Heritage Conservation District, in
the City of Vaughan.
2017 Vaughan Urban Design Award winner.
Cultural Heritage Impact Review
Assessment/Conservation Plan –
The Thomas Watson House
8934 Huntington Road, City of Vaughan:
Architect/Heritage Architect who analyzed and
authored a Cultural Heritage Impact Statement and
Conservation plan for the renovation of a formerly
Designated Home as part of the proposed Arlington
Estate Banquet Hall re-development project in the
City of Vaughan.
Heritage Impact Statement – 4583, 4589 & 4601
Mississauga Road, City of Mississauga:
Analyzed and authored a Heritage Impact
Statement for the impact of a new cluster of homes
on the Credit River Cultural Landscape (Heritage
Registered Inventory) and the Mississauga Road
Scenic Route (Heritage Register Inventory) in the
City of Mississauga.
Heritage Impact Assessment - 6 Mann Street,
Clarington (Bowmanville):
Analyzed and authored a Heritage Impact
Assessment for the impact of an infill project of
three single detached homes in the Town of
Clarington (Bowmanville).
Heritage Impact Statement – 4390 Mississauga
Road, City of Mississauga:
Analyzed and authored a Heritage Impact
Statement for the impact of a proposed semi-
detached and townhouse development on the
Mississauga Road Scenic Route (Heritage Register
Inventory) in the City of Mississauga.
Heritage Impact Statement –10056 & 10068 Keele
Street
(Le Sedici Viletti) City of Vaughan:
Analyzed and authored a Cultural Heritage Impact
Statement for a proposed townhouse project in the
Woodbridge Heritage Conservation District, in the
City of Vaughan.
Heritage Impact Statement/Conservation Plan -
Stiver Tenant House-9721 Kennedy Road, City of
Markham
Heritage Architect who analyzed and authored a
Cultural Heritage Impact Assessment/Conservation
Plan for the conservation, re-location, renovation,
and addition of a Designated Stiver Tenant Home
project in the Town of Markham.
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Restoration:
The Music Hall (1901), Uxbridge:
Architect for the renovation of the cultural centre
of the thriving artistic life of Uxbridge since 1901.
The facilities of the Historically Designated Music
Hall were updated, and the stage was restored.
Adaptive Re-Use:
11 Woodlawn Avenue, Toronto:
Project Architect for a conversion of a church
building into condominium suites. The existing
4,000 sf building shell had another 8,000 sf of
building area inserted into its envelope to create six
luxury 2-storey units.
Mixed Use Projects:
Old Brooklin-The Mews, Brooklin:
Architect for the infill and extension of downtown
Brooklin’s Heritage District’s main street with a
mixed-use project using traditional living above
retail programming and local heritage architectural
styles.
Institutional:
Go Transit Stouffville and York Durham Heritage
Railway Terminus, Stouffville:
Architect for the Heritage inspired Go Transit
Station Stouffville which also acts as a terminus
station for the York Durham Heritage Railway line
between Stouffville and Uxbridge.
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Commercial:
10 Richmond Street, Maple:
Architect for a commercial infill building in
Downtown Maple’s Heritage, currently approved by
the City of Vaughan Heritage Committee, the Maple
Streetscape Committee and City of Vaughan
Council.
Architectural Control Guidelines:
Spring Creek, Waterdown:
Control Architect who created Architectural Control
Guidelines which selected all components for the
accurate re-creation of Georgian, Edwardian, Queen
Anne, Arts & Crafts and Canadiana styles in this
heritage inspired residential community.
Kleinburg Estates, Vaughan (Kleinburg):
Control Architect who created Architectural Control
Guidelines which selected all components for the
accurate re-creation of Georgian, Queen Anne,
Second Empire and Victorian styles in this
residential community in the Heritage Conservation
District of Kleinburg.
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End of Report
Page 52
Owner: Tribute Tercot Brookhill 2 Inc.
Applicant: Tribute Tercot Brookhill 2 Inc.
Application Details:
Proposal for a Temporary Use Zoning By-law
Amendment to facilitate the construction of a
new one-storey temporary sales office at
2494 Bowmanville Avenue that is intended to
be used for the sale of homes within two
proposed plans of subdivision located in the
Brookhill Secondary Plan Area (subdivision
file numbers SC-2022-0015 and SC-2022-
0014).
Statutory Public Meeting
ZBA2025-0018
Location: 2494 Bowmanville Avenue,
Bowmanville
Meeting Date: September 15, 2025
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Public Meeting and Recommendation 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: September 15, 2024 Report Number: PDS-042-25
Authored By: Ainsley Johnston, Planner I, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2025-0018 Resolution#:
Report Subject: Application to amend Zoning By-law 84-63 to permit a Temporary
Sales Office in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and recommendations to
Council regarding a proposed temporary sales office in Bowmanville .
Recommendations:
1. That Report PDS-042-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-law Amendment application for a temporary
use submitted by Tribute Tercot Brookhill 2 Inc. and continue processing the
application;
3. That any further extensions beyond the three (3) year expiry date shall not be
subject to another public meeting; and
4. That all interested parties listed in Report PDS-042-25 and any delegations be
advised of Council’s decision.
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Report Overview
The applicant is proposing to construct a new one-storey temporary sales office at 2494
Bowmanville Avenue that is intended to be used for the sale of homes within two proposed
plans of subdivision located in the Brookhill Secondary Plan Area (subdivision file numbers
SC-2022-0015 and SC-2022-0014).The purpose of this report is to obtain public input on the
temporary use zoning by-law.
1. Application Details
1.1 Owner / Applicant: Tribute Tercot Brookhill 2 Inc. c/o Jacob Dosman.
1.2 Proposal: To amend Zoning By-law 84-63 to permit a new temporary sales
office for a maximum of three (3) years.
1.3 Area: 0.692 hectares (1.71 acres)
1.4 Location: 2494 Bowmanville Avenue, Bowmanville, Part Lots 15 Concession
2, former Township of Darlington (see Figure 1).
1.5 Roll Number: 1817-010-030-00600
2. Background
2.1 On June 12, 2025, applications for a Zoning By-law Amendment for a temporary use
and Site Plan were submitted by the applicant to construct a new temporary sales office
within the Brookhill Secondary Plan Area. The applications were deemed complete on
August 11, 2025.
2.2 Section 3.26 of Zoning By-law 84-63 permits temporary sales office and model homes
on lands in a draft approved plan of subdivision, without the need for a rezoning. The
Owner is requesting permission for a temporary use in advance of the draft approval to
accelerate the construction of the sales office in order to launch sales concurrently with
the draft approval date.
2.3 The sales office will support the sale of homes for two proposed plans of subdivision
within the Brookhill Secondary Plan Area (file numbe rs SC-2022-0014 and SC-2022-
0015) with the first phase being the subdivision on the east side of Bowmanville
Avenue, opposite the sales office location. The subject lands can better accommodate a
temporary sales office on the western lands as there is more developable land than the
eastern subdivision (see Figure 1).
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2.4 As per Clarington’s Delegation of Authority By-law 2024-042, the Deputy CAO of
Planning and Infrastructure Services has the authority to pass by-laws under Section 34
of the Planning Act that are minor in nature. This authority is granted under Section 39.2
of the Planning Act. However, this authority does not provide for an exemption to the
public notice or public meeting requirements.
Figure 1 - Location of Sales Office in Relation to Associated Subdivision Applications
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3. Land Characteristics and Surrounding Uses
3.1 The subject site is located at 2494 Bowmanville Avenue where the proposed temporary
sales office will be situated in the southeast corner of the subject lands within the
medium density block. The sales office is proposed to front Bowmanville Avenue. The
parcel of land is currently vacant and being used for agricultural purposes.
3.2 The surrounding uses are as follows:
North: Vacant agricultural land; further north Nash Road
East: Bowmanville Avenue and vacant agricultural land part of proposed plan of
subdivision SC-2022-0014.
South: Single detached dwellings on large lots and agricultural lands. Longworth
Avenue is proposed to be extended from Bowmanville Avenue to Green
Road.
West: Predominantly vacant agricultural lands proposed for redevelopment to
residential uses.
3.3 A corresponding Site Plan Application has been deemed complete and was circulated
with the Rezoning Application. The site plan review process is ongoing. Attachment 2
shows the proposed Site Plan for the temporary sales office. The temporary sales office
is proposing vehicle access from Bowmanville Avenue and includes a parking lot with
20 parking spaces and temporary private services.
4. Clarington Official Plan
4.1 The Clarington Official Plan designates the subject lands “Urban Residential” and is
within the Bowmanville Urban Area, however, the temporary use by-law section of the
Clarington Official Plan are the applicable policies to consider when reviewing a
proposal for a temporary use. Temporary uses may be permitted on any lands, or within
any buildings or structures, on a temporary basis, for any purpose provided that:
a. the proposed use is temporary in nature;
b. the proposed use is compatible with adjacent existing land uses, there is minimal
impact on natural features and land characteristics, or satisfactory measures to
mitigate any adverse impacts will be applied;
c. there will be no adverse impacts on traffic or transportation facilities or services in
the area;
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Report PDS-042-25
d. adequate access and parking are provided;
e. the use can be removed and the site can be restored to its original condition;
f. adequate sewage disposal and water services are available in compliance with
provincial and regional standards; and
g. it does not jeopardize the long term implementation of the Plan.
4.2 The temporary sales office is consistent with the policies as it is temporary in nature and
the site can be restored to its original condition. An associated site plan application was
submitted for the proposal and will implement conditions to satisfy the Official Plan
policies, such as holding securities for the landscaping, vehicle entrance location,
adequate sewage and water services, etc.
4.3 The proposed location of the sales office within the medium density block is situated in
an ideal location that would not jeopardize the long-term implementation of the
subdivision plan since the low density residential units can be built in the first phase
without impeding the design of the medium density block. The use will eventually cease
once all the phases are complete.
4.4 Once draft plan approval is received on the subject lands, there would be no need for
any further temporary use zoning by-law amendments as permissions in the Zoning By-
law 84-63 would allow for the sales office on lands that are draft approved.
5. Zoning By-law 84-63
5.1 Within Zoning By-law 84-63, the subject land is zoned “Agricultural (A)”. A temporary
sales office is only permitted on lands where draft approval has been granted. Given
that draft approval of the subdivision has not been received, a rezoning is required in
order to facilitate the development of a sales office on the subject lands.
5.2 There are also provisions in the By-law that relate to the sales office which should be
considered, including a minimum of eight parking spaces and the sales office must be
removed no later than two months from the date of the last sale within the plan of
subdivision. The proposal shows a total of 20 parking spaces.
5.3 The proposed rezoning would permit a temporary sales office, for up to a maximum
three years, with the ability to apply for further extensions in three-year intervals. A site-
specific zone exception is proposed (see Attachment 1).
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6. Public Notice and Submissions
6.1 Public notice was mailed to each landowner within 120 metres of the subject site and
one Public Meeting Notice Sign was installed along the Bowmanville Avenue frontage,
all in accordance with the Planning Act.
6.2 At the time of writing this report, no comments from members of the public had been
received.
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. At the time of writing this report, not all agency and department
comments were received. As the application is minor in nature, Staff do not anticipate
any adverse comments. Any outstanding issues raised can be addressed through the
associated site plan application.
8. Discussion
8.1 Section 3.26 of Zoning By-law 84-63 states that a temporary sales office is only
permitted on lands where draft approval has been granted. The rational for this
provision is to prevent home sales from occurring prior to the draft approval. Historically,
sales were occurring without the final determination of the subdivision layout and the
types of units proposed, leading to frustration and complaints from perspective
homebuyers if the plans were to change. In some instances, the Municipality has
approved temporary use zoning by-law amendments for sales offices on lands that were
not part of a draft approved plan of subdivision. In most cases, nearby lands were
owned by the same developer but were not part of the actual subdivision application.
8.2 In this case, the Owner has indicated that advancing the sales office approvals through
the temporary use zoning by-law would allow them to accelerate their construction
timelines and have the sales office open concurrently with the draft approval of the
subdivision to the east (SC-2022-0014). The proposed subdivision to the east of the
property is anticipated to receive draft approval before the westerly subdivision where
the sales office is proposed. Essentially an offsite sales office.
8.3 Staff are of the opinion that allowing the sales office to be constructed before the draft
approval is granted gives the Owner the ability to open the sales office concurrently with
the draft approval and also allows them to use the office for the two plans of subdivision.
The early start for the construction of the sales office supports the Municipality’s housing
pledge by accelerating the home sales and, in turn, contributes towards Clarington’s
Housing Targets.
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8.4 Under Section 52 of the Planning Act, the Owner cannot legally go to sale until draft
approval has been given under Section 51, therefore Staff have no concerns with the
construction of the sales office in advance of the draft approval of the subdivision. The
Owner still has to enter into a site plan agreement with the Municipality for the proposal.
The Site Plan Application for the temporary sales office is ongoing and the associated
drawings and documents have been circulated for review by various departments and
agencies.
9. Financial Considerations
9.1 The recommendations of this report do not have any financial implications.
10. Strategic Plan
10.1 The proposed development has been reviewed against the three pillars of the
Clarington Strategic Plan 2024-27. Staff gave attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities.
11. Climate Change
11.1 The proposed temporary sales office would facilitate the sales of new housing within
Bowmanville. By utilizing underutilized or vacant land within the urban boundary
minimizes the need to expand commercial uses into rural greenfield areas, protecting
the natural environment and reduces transportation-related emissions due to its
proximity to the established urban area.
12. Concurrence
12.1 Not Applicable.
13. Conclusion
The purpose of this report is to provide background information and obtain comments
on the submitted application for a temporary use zoning by-law amendment for a sales
office at the Statutory Public Meeting under the Planning Act. Staff will continue to
review and process the applications, including consideration of department, agency and
public responses. Provided no adverse comments are received, the Deputy CAO of
Planning and Infrastructure Services will ultimately approve the final zoning by-law
amendment for the temporary use, as per the delegated authority.
Staff Contact: Ainsley Johnston, Planner I, 905-623-3379 ext. 2438 or
ajohnston@clarington.net.
Page 60
Municipality of Clarington Page 8
Report PDS-042-25
Attachments:
Attachment 1 – Proposed Zoning By-law Amendment and Schedule
Attachment 2 – Proposed Site Plan and Elevations
Interested Parties:
The following interested parties will be notified of Council's decision:
Jacob Dosman, Tribute Tercot Brookhill 2 Inc.
Page 61
Attachment 1 to
PDS-042-25
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 2025-______
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington for the Temporary Use of a
sales office on lands located at 2494 Bowmanville Avenue, Bowmanville.
Whereas, in accordance with Section 39.2 of the Planning Act, R.S.O. 1990, c. P.13,
Clarington Council, by the Delegation of Authority By-law 2024-042, has delegated to
the Deputy CAO of Planning and Infrastructure Services the authority to approve
temporary uses of land, buildings or structures, and pass related by-laws;
Whereas pursuant to Section 34 of the Planning Act the Deputy CAO of Planning and
Infrastructure Services deems it advisable to amend By-law 84-63, as amended, of the
Corporation of the Municipality of Clarington for ZBA 2025-0018;
Now therefore, be it enacted, and it is hereby enacted as a by-law of The Corporation
of the Municipality of Clarington as follows:
1. Section 6.4 “Special Exceptions – Agricultural (A) Zone” is hereby amended by
adding thereto, the following new Special Exception Zone 6.4.98 as follows:
“6.4.98 Agricultural Exception (A-98) Zone
Notwithstanding Sections 3.12, 3.26 b., 6.1, and 6.3, those lands zoned A-98
shall only be used for a temporary sales office, subject to the following
regulations and the applicable provisions not amended by the A -98 zone:
a. Regulations for a temporary sales office:
i) Lot Area (minimum) 0.5 ha
ii) Lot Frontage (minimum) 30 metres
iii) Yard Requirements (minimum)
a) Front Yard 15 metres
b) Interior Side Yard 15 metres
c) Rear Yard 15 metres
iv) Building Height (maximum) 8.0 metres
Page 62
Attachment 1 to
PDS-042-25
v) Lot Coverage (maximum) 10%
vi) Landscape Open Space 30%
vii) Loading Spaces (minimum) nil
b. Pursuant to the requirements of Section 39 of the Planning Act, 1990, as
amended, a temporary sales office use may be permitted for a period of three
(3) years, ending on September 22, 2028; or no later than two months after
the last sale of a lot or unit within the plan of subdivisions SC-2022-0014 and
SC-2022-0015 after which time the building shall be removed or demolished
unless the temporary use is extended.”
2. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from "Agricultural (A) Zone" to " Agricultural
Exception (A-98) Zone" as illustrated on the attached Schedule ‘A’ hereto.
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 Sections 34 and 39 of the Planning Act.
Approved on this _____ day of ____________, 2025
___________________________
Darryl Lyons, Deputy CAO,
Planning and Infrastructure
Services
Delegation By-law 2024-042
Page 63
Page 64
07.00
6.003.401.502.75LANDSCAPING3.40²²)12.206.55M RAMP @1:12 SLOPE6.55M RAMP @1:12 SLOPE15.2420.004.2744.7849.6434.4016.91BOWMANVILLE AVENUE (40m)
STREET DSTREET ASCHAEFFER DZALDOV PURCELL LTD.CONCESSION ROAD 3LONGWORTH AVENUE BOWMANVILLE AVENUE GREEN ROADKING STREET WESTSCUGOG STREETLIBERTY STREET NORTHKey MapSITE STATISTICSLot AreaLot CoverageLot FrontageSetbacks - Front Yard - Exterior Side Yard - Rear YardLandscape Open SpaceBuilding HeightBuilding Area6920.51 sm226.94 sm (3.28%)94.53 m16.91m49.64m & 44.78m34.40m5832.85 sm (84.28%)4.76m(From FF tomid-point of roof)185.93 smTotal Parking Requiredas per By-Law 84-63 Section 3.26 = 8 spacesTotal Parking Provided20 spacesAccessible Space(4.5m x 5.7m (Single) as per By-Law 84-63 Section 3.16)(3.4m x 5.7m with 1.5m aisle (paired spaces)Required1 spacesProvided2 spaces(including accessible)Attachment 2 to PDS-042-25Page 65
1’-2”
1’-0”
50’-0”
Awning
1’-8”
AwningAwning +/- 2’-6” / 3’-0”
PLAN VIEW
SIDE ELEVATION
presentation centre
Page 66
Owner/Applicant: Tribute Tercot Brookhill 1 Inc.
Application Details:
Applications for an Official Plan Amendment, Zoning By-law Amendment, and proposed Draft Plan of Subdivision
•To create a total of 100 residential units consisting of 27 single detached dwelling units, 10 semi detached dwelling units, 25 street related townhouse units
•A medium density block proposed for 38 townhouse units
•A park, stormwater management pond, and servicing blocks
•Site area 6.93 hectares (17.1 acres)
Statutory Public Meeting
COPA2025-0013, ZBA2022-0014 and SC-2022-0023
Location: 2547 Bowmanville Ave,
Bowmanville
Meeting Date: September 15, 2025
Page 67
Page 68
Page 69
Page 70
Brookhill East -
Subdivision
2547 Bowmanville Avenue
Statutory Public Meeting
September 15, 2025
Municipality File #s ZBA 2022 -0023,
SC -2022-0014 & COPA2025-0013
1Page 71
CONTEXT
Bowmanville Valley
Conservation Area
1
2
2
SUBJECT
SITE
BOWMANVILLE
AVENUE1 St. Stephen Catholic
Secondary School
2
3 Freshco
3
GREEN ROAD
NASH RO
A
D
LONGWOR
T
H
A
V
E
N
U
E
4
4 2494 and 2538
Bowmanville Avenue and
2499 Nash Road
Bowmanville
Page 72
SUBJECT SITE
➢Area: 6.93 hectares (17.1 acres );
➢Frontage: 390 metres on
Bowmanville Avenue and
approximately 247 metres on
Longworth Avenue ;
➢Vacant Agricultural Property;
➢Bowmanville Creek and a
woodlot to the north and east;
➢Longworth Avenue is directly
south of the Subject Site,
followed by agricultural lands
and estate residential;
SUBJECT
SITE
3BOWMANVILLE
AVENUENASH
R
O
A
D
LONGWOR
T
H
AVENUE
BOWM
A
N
V
I
L
L
E
CREEK
Page 73
SUBJECT SITE
4
3
2
4
4
3
2
1
1
Woodlot North of the
Subject Site
Woodlot East of the
Subject Site
Agricultural Lands
Across Longworth
Avenue
Agricultural Lands
across Bowmanville
Ave
Page 74
PLANNING POLICY CONTEXT
➢Durham Regional Official Plan (2024)
➢Community Areas
➢Municipality of Clarington Official Plan (2018)
➢Urban Residential
➢Bowmanville Avenue is a Local Corridor
➢Brookhill Neighbourhood Secondary Plan
➢Adopted by Clarington Council in May 2021
➢Final Approval by Durham Region in July 2024
➢Municipality of Clarington Zoning By-Law 84-63
➢A - Agricultural Zone
5Municipality of Clarington Official Plan Map A3 – Land Use
SUBJECT
SITE
Page 75
MEDIUM DENSITY LOCAL CORRIDOR
MEDIUM DENSITY RESIDENTIAL
LOW DENSITY RESIDENTIAL
VILLAGE CORRIDOR
NEIGHBOURHOOD PARK
PARKETTE
SUBJECT SITE
ENVIRONMENTAL PROTECTION AREA
NP
P
SWM STORMWATER MANAGEMENT FACILITY
TRAIL
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
SUBJECT
SITE
Brookhill Neighbourhood Secondary Plan Schedule A – Land Use Page 76
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
➢Medium Density Residential
➢Permitted Uses
➢mix of housing types and tenures in
mid- and low-rise building forms.
➢Permitted Building Types:
➢Street townhouses;
➢Block townhouses;
➢Stacked townhouses;
➢Back-to-back townhouses;
➢Apartment buildings; and
➢Accessory dwelling units
➢Height and Density
➢Minimum of 2 storeys and a maximum
of 4 storeys.
➢Minimum net density of 40 units per net
hectare.
Land Use Designations
➢Medium Density Local Corridor
➢Permitted Uses
➢Housing in mid-rise building forms combined with
cultural, entertainment, recreational, offices,
restaurants, retail, and/or service commercial uses
within mixed-use buildings.
➢Permitted Building Types:
➢Street Townhouses;
➢Block townhouses;
➢Stacked townhouses;
➢Back-to-back townhouses;
➢Apartment buildings;
➢Mixed-use buildings; and
➢Accessory dwelling units
➢Height and Density
➢Minimum of 3 storeys and a maximum of 6
storeys.
➢Minimum net density of 40 units per net hectare.
7Page 77
8
Land Use Designations
➢Low Density Residential
➢Permitted Uses
➢Mix of housing types and tenures in low-rise building forms
➢Small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses
➢Permitted Building Types:
➢Detached dwellings;
➢Semi-detached dwellings;
➢Street townhouses; and
➢Accessory dwelling units
➢Height and Density
➢Shall not exceed 3 storeys in height.
➢Minimum net density of 13 units per net hectare
➢Parkette
➢0.5 to 1.0 hectare
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
➢Stormwater Management Facility
➢To be designed and located as key features within the community
contributing to the appearance and ambience of the neighbourhood
➢The exact location, number, and size of the facilities will be
determined through a Functional Servicing Report and in
accordance with Section 20 of the Official Plan.
➢Environmental Protection Area
Page 78
PROPOSED DEVELOPMENT
➢Official Plan Amendment, Zoning By-law Amendment & Draft Plan of Subdivision applications to permit a 106-unit residential development
▪Twenty-seven (27) single-detached lots with minimum lot width of 11 metres
▪Ten (10) semi-detached units with minimum lot width of 15.3 metres
▪Twenty-five (25) street townhouse units with minimum lot width of 6 metres
▪Thirty-eight (38) rear-lane townhouse units (Medium Density Local Corridor)
▪Stormwater Management Block (1.40 hectares)
▪Park block (0.68 hectares)
▪Open Space (0.72 hectares)
▪Street ‘A’ (23m) Local Roads
▪Streets ‘B’ and ‘C’ (18m) Local Roads
▪Private roads to provide access to rear-lane townhouse Medium Density Local Corridor Blocks
9Page 79
PROPOSED DEVELOPMENT REVISIONS
➢Public meeting held January 22, 2025
➢Revisions:
▪Stormwater Management Block revised from underground tank to surface pond
▪Stormwater Management Block increased from 0.72 hectares to 1.40 hectares
▪Park block relocated and increased from 0.5 hectares to 0.68 hectares
▪Single-detached lots increased from 18 to 27
▪Semi-detached units reduced from 18 to 10
▪Street townhouse units increased from 11 to 25
▪Medium Density Local Corridor blocks reduced from 2 to 1
▪Stacked townhouse units replaced with rear-lane townhouse units
▪Open Space block increased from 0.62 to 0.72 hectares
▪Connection to Longworth Avenue removed; Emergency access to Bowmanville Avenue added
10
Relocated Park
SWM Pond
replaces
U/G tank
Connection to Longworth
Avenue removed
Street towns
replace stacked
towns
Rear lane towns
replace stacked
towns
Emergency
Access
Page 80
11
CONCEPTUAL RENDERINGS
Street Townhouses
Single Detached
Semi Detached
Page 81
MEDIUM DENSITY CORRIDOR – CONCEPT PLAN
12
➢Thirty-eight Rear-lane townhouse units
➢Net density of 48.08 units per hectare.
➢Two vehicular access points from Street ‘B’
➢Two pedestrian walkways to Bowmanville
Avenue
➢10 visitor parking spaces
➢8.5 metre private road
➢Two outdoor amenity areas
Block 38 Conceptual Site Plan
Page 82
PROPOSED ZONING REGULATIONS
13
Regulations Single-Detached Semi-Detached Street Townhouse Medium Density Local Corridor
Lot Area (Min)300 sq m 450 sq m 150 sq m 2,500 sq m
Lot Frontage (Min)11.0 m 15.3 m 6.0 m 50.0 m
Front Yard (Min)
6.0 m to private garage or carport;
4.0 m to dwelling;
2.0 m to porch
6.0 m to private garage or carport;
4.0 m to dwelling;
2.0 m to porch
6.0 m to private garage or carport;
3.0 m to dwelling
3.0 m (min.)
6.0 m (max.)
Exterior Side Yard (Min)3.0 m 3.0 m 3.0 m 3.0 m (min.)
6.0 m (max.)
Interior Side Yard (Min)
a) With private garage or carport -
1.2 m on one side, 0.6 m on the
other side;
b) without private garage or carport -
3.0 m on one side, 0.6 m on the
other side
1.2 metres, nil where building has
a common wall with any building
on the same lot located in an R2 -
xx zone
1.2 metres, nil where building has
a common wall with any building
on an adjacent lot located in an R -
3 zone
3.0 m
Rear Yard (Min)7.5 m 7.5 m 6.0 m 3.0 m
Lot Coverage (Max)50% (dwelling)
55% All buildings and structures
50% (dwelling)
55% All buildings and structures
55% (dwelling)
60% All buildings and structures 40 percent
Landscaped Open Space (Min)30% (Lot)
30% (Front Yard Soft Landscaping)
30% (Lot)
30% (Front Yard Soft Landscaping)
25% (Lot)
50% (Front Yard Soft Landscaping)15 %
Building Height (Max)12.0 m 12.0 m 12.0 m 3 to 6 storeys
Parking Spaces (Min.)2 outdoor spaces 2 spaces 2 spaces 2 spaces
Page 83
ADDITIONAL SUPPORTING DOCUMENTS SUBMITTED
➢Draft Plan of Subdivision (Biglieri)
➢Planning Rationale Report (Biglieri)
➢Urban Design Brief (Biglieri)
➢Stage 1, 2 and 3 Archaeological
Assessments (Parslow Heritage
Consultancy)
➢Phase 1 and 2 Environmental Site
Assessments (Soil Engineers)
➢Functional Servicing and Stormwater
Management Report (DSEL)
➢Site Servicing, Grading, Drainage and
Erosion and Sediment Control Plans (DSEL)
➢Soil Investigation Report (Soil Engineers)
➢Environmental Noise Assessment (YCA
Engineering)
➢Transportation Impact Study (TYLin)
➢Environmental Impact Study (GeoProcess )
➢Hydrogeological Investigation Report (Palmer)
➢Landscape Analysis (Biglieri)
➢Environmental Sustainability Plan (GHD)
➢Master Block Plan (Biglieri)
➢On-Street Parking Plan (DSEL)
➢Park Facility Fit / Concept Plan (MBTW)
➢Trail and Active Transportation Plan (MBTW)
14Page 84
QUESTIONS?
15Page 85
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: September 15, 2025 Report Number: PDS-043-25
Authored By: Nicole Zambri, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA2025-0013, ZBA2022-0023 and SC-2022-0014 Resolution#:
Report Subject: Applications for and Official Plan Amendment, Zoning By-law Amendment
and Draft Plan of Subdivision to permit 100 residential units at 2547
Bowmanville Avenue in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-043-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Official Plan Amendment, Zoning By-law Amendment and Draft Plan of
Subdivision applications submitted by Tribute Tercot Brookhill 1 Inc. and continue
processing the applications including the preparation of a subsequent
recommendation report; and
3. That all interested parties listed in Report PDS-043-25 and any delegations be
advised of Council’s decision.
Page 86
Municipality of Clarington Page 2
Report PDS-043-25
Report Overview
The Municipality is seeking the public’s input on applications for an Official Plan Amendment,
Zoning By-law Amendment, and proposed Draft Plan of Subdivision to create a total of 100
residential units consisting of 27 single detached dwelling units, 10 semi detached dwelling
units, 25 street related townhouse units and one medium density block proposed for 38
townhouse units. A park and stormwater management facility are also proposed, as well as
one part lot at the south end of Street B. The part lot is proposed to be developed for a single
detached dwelling unit following the realignment of Longworth Avenue.
The proposal has been revised from the original submission, resulting in th e need for an
Official Plan Amendment and another Public Meeting. The draft plan of subdivision now
shows only one public road connection off Bowmanville Avenue, eliminating the connection
to Longworth Ave., a relocation of the park, and an increase in the size of the stormwater
pond area. The proposal is located at the northeast corner of Bowmanville Avenue and
Longworth Avenue and is within the Brookhill Secondary Plan Area.
1. Application Details
Owner/Applicant: Tribute Tercot Brookhill 1 Inc.
Proposal: Clarington Official Plan Amendment
To amend the Brookhill Neighbourhood Secondary Plan in the Clarington Official
Plan by redesignating lands from Medium Density Local Corridor to Parkette and
from Parkette to Low Density Residential. The amendment will permit the
relocation of a public park.
Zoning By-law Amendment
To rezone the subject lands from “Agricultural (A) Zone” to an Urban Residential
Exception Zone with a Holding provision to facilitate the development of single
detached units, semi-detached units, and street townhouse units. To rezone the
Medium Density Block (Block 38) along Bowmanville Avenue to a Mixed Use
Zone with a Hold provision. Parts of the subject lands are also proposed to be
rezoned to Environmental Protection to protect the natural heritage features and
reflect the open space lands, including the stormwater management pond.
Delegated: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to establish one medium density block, street
related townhouse blocks, semi-detached and single detached units, open space
blocks, and public roads. The plan also shows a park block and a stormwater
management block.
Page 87
Municipality of Clarington Page 3
Report PDS-043-25
Area: 6.93 hectares (17.124 acres)
Location: 2547 Bowmanville Ave., Bowmanville, Part Lot 14, Concession 2; Within the
Brookhill Secondary Plan Area
Roll Numbers: 1817-020-010-07400
2. Background
2.1 On October 28, 2022, Tribute Tercot Brookhill 1 Inc. submitted applications for a draft
plan of subdivision and rezoning to permit the development of 187 residential units
consisting of singles, semis, street townhouse and stacked townhouses. A public
meeting was held on January 20, 2025 and comments from the public, agencies and
departments were received (refer to Attachment 4 for the previous proposed Draft Plan
of Subdivision).
2.2 One of the major comments from Clarington Staff was in regard to the proposed
stormwater management tank. Clarington Staff were not favourable to the storage tanks
due to the financial feasibility to maintain the tanks over the long term. As a result, the
Owner has revised the proposal to a traditional stormwater pond, resulting in a greater
area required to accommodate the pond.
2.3 Given the changes, the proposal now shows a reduced number of dwelling units from
187 to 100 units. It also shows the elimination of a street connection to Longworth
Avenue, which means only one vehicle access will be provided off Bowmanville Avenue
to service the 100 dwelling units, plus additional units on a future development block not
currently owned by Tribute Tercot Brookhill 1 Inc. The park has also been relocated
from the east side of the subject lands, adjacent to the open space areas, which was
consistent with the Secondary Plan, to the north of the subject lands and adjacent to
Bowmanville Ave (refer to Figure 1).
2.4 As a result of these significant changes to the proposed plan, an Official Plan
Amendment was required to amend the Brookhill Secondary Plan given the overall
impacts of the proposed relocation of the park and the redesign within the broader
Secondary Plan Area, including connections to the realigned Longworth Ave.
2.5 The revisions to the applications and a formal Official Plan Amendment were received
on May 20, 2025. The applications were also circulated to agencies and departments for
comments.
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Municipality of Clarington Page 4
Report PDS-043-25
Figure 1 – Proposed Draft Plan of Subdivision
Page 89
Municipality of Clarington Page 5
Report PDS-043-25
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the east side of Bowmanville Avenue and north of
Longworth Avenue in the Bowmanville Urban Area. The lands are currently vacant and
being used for agricultural purposes. The topography of the site has a high point to the
north and slopes down to the southeast towards the Bowmanville Creek. The site
currently has frontage on Bowmanville Avenue. and Longworth Avenue, however after
the realignment of Longworth Ave., which is proposed to connect to Bowmanville
Avenue. further south, the site will no longer have frontage for that portion of Longworth
Avenue.
3.2 The surrounding uses are as follows:
North: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and North Scugog Court.
East: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and Scugog Street. It should also
be noted that the lands immediately to the east of the subject lands, along
Longworth Avenue, was a former waste disposal site which was capped
with clean fill in 1999.
South: Longworth Avenue is directly south of the subject lands, followed by
agricultural lands and estate residential homes. Recent applications have
been submitted by Delpark Homes which are directly south of the subject
lands.
West: Predominantly vacant agricultural lands proposed for redevelopment to
residential uses.
4. Provincial Policy
Provincial Planning Statement (PPS) 2024
4.1 The Provincial Planning Statement (PPS 2024) encourages planning authorities to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types and development patterns, while making efficient use of land
and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated. These objectives are to be achieved through
efficient land use planning. Municipal official plans and secondary plans support the
PPS through land use designations and policies.
4.2 The PPS 2024 has been combined with the Growth Plan and now encourages a
minimum density target of 50 residents and jobs per gross developable hectare in
designated growth areas. The applicant has indicated a gross density of approximately
51 people per hectare.
Page 90
Municipality of Clarington Page 6
Report PDS-043-25
4.3 Healthy and active communities should be promoted by planning public streets to be
safe, and meet the needs of pedestrians, foster social interaction, and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
4.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among natural
heritage features and areas, surface water features and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated and it has been demonstrated that there will be no negative impacts on
the natural features or on their ecological functions.
4.5 The PPS also states that planning for stormwater management shall promote
stormwater management best practices, including stormwater attenuation and re-use,
water conservation and efficiency, and low impact development.
4.6 The proposal is consistent with the Provincial Planning Statement.
5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Community Areas” and the eastern portion of the site is designated “Major Open Space
Areas.”
5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including singles and townhouse dwellings. These areas can also include population -
serving uses and shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas. Development within this area shall be
planned to achieve a minimum density target of 53 people and jobs per hectare. The
applicant has indicated the proposal is estimated to have 51 people and jobs per
hectare, with more density to be provided within the western subdivision given the
reduced need for an additional stormwater pond on those lands.
5.3 Major Open Space Areas are a component of the Region’s Greenlands System that
generally follow major permanent and/or intermittent stream and valleys and contain
high concentrations of key natural heritage features and key hydrologic features. These
lands are to be protected, enhanced, and conserved to ensure their ecological value is
maintained. Development or site alteration is not permitted in Key Natural Heritage and
Hydrologic Features, including any associated vegetation protection zone, as
determined through an Environmental Impact Study.
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Municipality of Clarington Page 7
Report PDS-043-25
5.4 An Environmental Impact Study was prepared by GeoProcess Research Associates
Inc., dated October 19, 2022, in support of the applications and will be reviewed and
assessed in the recommendation report.
5.5 The application conforms with Envision Durham.
Clarington Official Plan (COP)
5.6 The Clarington Official Plan designates the site Urban Residential and Environmental
Protection and is within the Bowmanville Urban Area. A variety of densities, tenure and
housing types are encouraged, generally up to 6 storeys in height along Local Corridors
and up to 3 storeys internal to neighbourhoods. Detached dwellings and townhouses
are permitted, as proposed.
5.7 One medium density block is proposed within the draft plan of subdivision and
townhouse blocks are proposed adjacent to the medium density block. Multi -unit
residential development will be developed on the basis of the following site development
criteria, as per policy 9.4.5:
a) The site is suitable in terms of size and shape to accommodate the proposed
density and building form;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing,
height and siting, setbacks, shadowing, and the location of parking and amenity
areas;
c) Minimize impact of traffic on local streets;
d) Multiple vehicular accesses from a public street shall generally be provided for
each townhouse block and each apartment block;
e) Each condominium corporation block shall have direct street frontage and direct
vehicular access to a public street without reliance on easements through
another condominium corporation block;
f) In order to achieve a mixture of housing types, ad jacent multi-unit residential unit
types shall not replicate the same built form;
g) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on-street parking;
h) Townhouses sited on blocks shall generally not exceed 50 units and apartment
blocks shall not exceed 2 buildings; and
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Municipality of Clarington Page 8
Report PDS-043-25
i) Street townhouses shall generally not comprise more than 6 attached units; and
j) Where multiple mid-rise and high-rise residential developments are planned for a
given area, a phasing plan shall be required to identify common amenity areas
and shared pedestrian and/or vehicle access.
5.8 An Environmental Impact Study (EIS) was prepared by the applicant to define the
development limits and meet the requirements of the Clarington Official Plan policies.
No development is permitted within the natural heritage features or their minimum
vegetation protection zone. A further analysis of the EIS and the recommendations of
the study will be analyzed in a subsequent report.
5.9 The following policies apply to the provision of parkland throughout the Municipality:
a) The parks system will include urban design elements to improve thermal comfort
and connect with the Open Space System wherever possible utilizing trails,
bicycle paths, walkways, sidewalks, and utility corridors;
b) Parks will be located as central as possible to the areas which they serve and
physical means of access shall generally be provided on two sides of all parks;
c) Street frontage shall not be less than 30% of the park perimeter;
d) Parks will be designed to be accessible and inclusive to encourage enjoyment by
all users;
e) Where major recreational uses are adjacent to residential areas, consideration
should be given to alleviating adverse noise, visual and lighting impacts including
the location and buffering of buildings and parking facilities; and
f) The development of new parks may be considered in association with proposed
school sites in order to facilitate the joint use of parking lots and sports fields in
consultation with the developing school board.
5.10 As per Section 23.10.4 of the Official Plan, Council may waive the land conveyance
requirement in favour of payment-in-lieu of parkland dedication or require a combination
of cash and land where:
a) The use of the alternative parkland dedication policy consumes more than 10%
of the site area thereby rendering the site undevelopable; or
b) The amount of land for parkland dedication does not result in a sufficient area for
park development; or
c) The dedication of land is not deemed necessary
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5.11 Section 23 of the Clarington Official Plan also provides criterial to evaluate the approval
of residential developments in an urban area, including draft plans of subdivisions:
a) Ensure sequential development of neighbourhoods
b) Proposed development is adjacent to Centres or Built-up Aras
c) The economical use and extension of all infrastructure and services
d) Ensure it offers intensification; and
e) Increase density for new neighbourhoods having regard for proposed measures
to integrate into existing stable residential areas.
5.12 The policies in the Official Plan indicate that the Municipality may declare a residential
draft plan of subdivision premature if the capital works and services required to service
the lands are not within the Municipality’s current capital budget or 10-year capital
forecast. Further discussions in this regard are to be provided in the recommendation
report.
Brookhill Neighbourhood Secondary Plan Area
5.13 Clarington Staff completed the update to the existing Brookhill Secondary Plan and it
was approved by the Region of Durham on July 25, 2024.
5.14 Within the updated Brookhill Secondary Plan, the subject lands are designated ‘Low
Density Residential’, ‘Medium Density Local Corridor’, and ‘Environmental Protection
Area’.
5.15 A Parkette and Stormwater Management Facility are also shown on the subject lands,
as well as a trail along the west side of the Bowmanville Creek valley.
Low Density Policies
5.16 The predominant use of lands within the Low-Density Residential designation shall be a
mix of housing types and tenures in low-rise building forms. The following building types
are permitted:
a. Detached dwellings;
b. Semi-detached dwellings;
c. Street townhouses; and
d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan.
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5.17 Detached and semi-detached dwelling units shall account for a minimum 80 percent of
the total number of units in the Low-Density Residential designation, with units in other
building types accounting for the remaining 20 percent. Generally, this ratio should be
applied for each plan of subdivision to encourage a mix of unit types. Proposal currently
has approximately 100% of the units as detached or semi-detached in the low-density
designation.
5.18 Townhouses should generally be located in proximity to open spaces and
neighbourhood commercial uses to allow for easy access to amenity spaces and
services. Proposal is generally consistent with this policy.
5.19 Private streets and private lanes are not permitted within the Low-Density Residential
Designation.
5.20 Residential development shall contribute to the overall appearance of the streetscape.
Garage doors shall not dominate the view of the streetscape. Front and exterior side
yard porches shall be encouraged.
Medium Density Local Corridor Policies
5.21 The Medium Density Local Corridor designation allows for a concentration of density
and mix of uses. The predominant use of lands within the Medium Density Local
Corridor designation is housing in mid-rise building forms combined with cultural,
entertainment, recreational, offices, restaurants, retail, and/or service commercial uses
within mixed-use buildings. The following building types are permitted:
a) Street townhouses;
b) Block townhouses;
c) Stacked townhouses;
d) Back-to-back townhouses;
e) Apartment buildings;
f) Mixed-use buildings; and
g) Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan
5.22 The height of any building shall be a minimum of 3 storeys and a maximum of 6 storeys.
Development on lands designated Medium Density Local Corridor shall have a
minimum net density of 40 units per net hectare. The proposal shows about 47 units per
net hectare.
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Medium Density Residential
5.23 The Medium Density Residential designation is shown along the southerly portion of the
site and once the realignment of Longworth Avenue has been constructed, will include
the lands to the south of the subject site, which are not part of the subject applications
but will need to be carefully considered in terms of pedestrian connections, integration
of partial lots on the subject lands, building form, and road networks. A Master Block
Plan has been submitted by the applicant to evaluate the interface and layout of the
lands to the south as it relates to the subject lands.
5.24 Recent applications have been submitted by Delpark Homes which are directly south of
the subject lands. Coordination between the two land owners is stron gly encouraged in
order to ensure the block is developed cohesively.
Implementation
5.25 The Secondary Plan also requires every development application to include a policy
implementation monitoring report as part of a complete application. The monitoring
report assesses the individual application in conjunction with the entire Secondary Plan
in terms of density, estimated population, number of units, and amount of non -
residential space and number of jobs.
6. Zoning By-law 84-63
6.1 Zoning By-law 84-63 zones the subject lands as “Agriculture (A)”. A Zoning By-law
Amendment is required to permit the proposed development which consists of single
detached, Semis and townhouses.
6.2 The proposed rezoning would change the zoning on the subject lands from an
Agricultural (A) Zone to an Urban Residential Exception Zone for the single detached,
semi-detached, and townhouse dwellings and a mixed use zone is proposed for the
medium density block. Each zone is proposed to have site-specific performance
standards. The Park is proposed to be zoned Mixed Use. The rezoning also proposes to
refine the Environmental Protection Zone, which also includes the stormwater
management pond. A draft zoning by-law is included in Attachment 2 of this report.
6.3 Finalization of appropriate zone categories will be determined after all public and
agency comments have been received and will be brought forward at a future date with
the recommendation report. A Holding (H) Symbol will be implemented as part of the
Zoning By-law Amendment to ensure the conditions of the draft plan of subdivision and
site plan approval (for the medium density block) have been fulfilled. The park will also
be rezoned to an urban residential zone and will have a hold until the lands are
transferred to the Municipality.
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7. Summary of Background Studies
7.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/2547BowmanvilleAve and are also available upon request. A
summary of the submitted reports and studies will be provided in a future
recommendation report.
8. Public Notice and Submissions
8.1 Public Notice was sent to 7 households within 120 metres of the subject lands on
August 25, 2025, as well as the 11 households on the interested parties list from the first
Public Meeting. Signage was also posted on the property, along Bowmanville Avenue
and Longworth Avenue, advising of the complete application received by the
Municipality and details of the public meeting. Details of the proposed application were
also posted on the Municipality’s website, and in the Clarington Connected e -newsletter.
8.2 As of writing this report, staff have received three comments from the public regarding
general interest from nearby residents. Comments received from the public, including
those received during the Statutory Public Meeting, will be considered and included in a
forthcoming recommendation report. Staff will continue to process any public inquiries
received.
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received, as well as all public comments received, will be included in a
subsequent recommendation report.
10. Discussion
10.1 The site is located within the Bowmanville Urban Area and is considered Greenfield
development. It is located along the Bowmanville Avenue Local Corridor. Environmental
features are present on the east and north side of the property which are associated
with the Bowmanville Creek valleylands. The applicant has proposed a total of 100 units
consisting of 27 singles, 10 semis, 25 street related townhouses, and one medium
density block. It also shows one part lot, a park and a stormwater management pond.
10.2 The subject lands are also within the Brookhill Secondary Plan Area. The proposal
provides for a denser urban form along the Local Corridor and transitions to lower,
ground related units towards the valley. Further discussion on the appropriateness of
the land uses proposed and the built form, such as heights, densities and general site
layout will be addressed through a subsequent recommendation report.
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Pedestrian Connections and Park
10.3 The revised proposal now shows the park relocated on the northern portion of the
subject lands, further away from the more centralized location adjacent to the
stormwater pond as currently depicted on Schedule A of the Brookhill Neighbourhood
Land Use Plan. Although the proposed pedestrian t rail connects to the park, further
discussions with the applicant on the grades of the site, size, shape, and location
adjacent to a Type A Arterial Road (Bowmanville Ave.) will need to be reviewed and
assessed further through the review of the application . Type A Arterial Roads are
designed to efficiently move large volumes of traffic at moderate to high speeds over
relatively long distances and parks may not be suitable directly adjacent to these
locations. Further discussions on the necessity of a park within this area, and as an
alternative, payment in lieu of parkland may need to be considered in this location if the
subject lands are not favourable for a park.
10.4 Further review and comments on the pedestrian connectivity will be dealt with through
the planning application review process.
Transportation Connections
10.5 The proposal also eliminates a street connection to Longworth Avenue, which is a Type
C Arterial Road. This will result in only one street connection off of Bowmanville Avenue
to service the proposed future residents. Clarington Emergency and Fire Services
provided comments on the revised applications and have concerns with the single
access into the development. A secondary access or an emergency access may need
to be provided in order to address the risk in the event of an emergency. This may
impact the developable area on the southern future development block if an emergency
access is needed to connect to Longworth Avenue. Another alternative is to provide
sprinkler systems in all buildings.
Proposed Zoning By-law Amendment
10.6 The plan indicates the proposed townhouses will have 6 metre frontages. Council has
indicated in the past, that townhouses must be a minimum of 7 metres. There have
been some exceptions for dual frontage townhouses but th e 7 metre frontages are to
provide for more on-street parking spaces and greater landscaped open space in the
front yards.
10.7 For the single detached dwellings, 9 metre frontages are proposed. The applicant must
demonstrate that the lots can accommodate two outdoor parking spaces (as per zoning
by-law) plus have enough room to meet the minimum landscape areas. Applicant must
also demonstrate that on-street parking is feasible.
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10.8 A rezoning is required to rezone to an appropriate zone that would permit the prop osed
Plan of Subdivision. Clarification from the applicant would be required on the proposed
Mixed Use Zone for the Medium Density Block as currently only townhouses are
proposed. The lands to the east will also need to be rezoned to an Environmental
Protection Zone which reflects and ensures the protection of the natural heritage
features and the minimum vegetation protection area.
Further Considerations
10.9 Given much of the developable area has been reduced due to the increase in size of the
stormwater management pond, consideration should be given to a mix of building
typologies, such as low rise apartments, stacked townhouses, mixed use buildings to
increase the density on the Medium Density Block, which would better achieve
Clarington’s Housing Targets and minimum density requirements.
10.10 The Brookhill Neighbourhood Secondary Plan, Section 7.2.14 has specific policies to
facilitate affordable housing. And the Clarington Official Plan encourages a minimum of
30% of the proposed units to be affordable. The Planning Act also requires the
adequate provision of a full range of housing, including affordable housing as a matter
of Provincial interest.
10.11 The Secondary Plan policies encourage the development of affordable housing and
Staff will work with the applicant to encourage the inclusion of affordable housing units.
10.12 The application currently does not mention any intention to provide affordable or rental
housing. Further discussions with the Owner in this regard will be required and would be
discussed further in a future recommendation report.
10.13 Staff will continue to review the submitted applications and work with the applicant to
address all technical matters. Agency and public comments will be addressed in a
subsequent recommendation report to Committee and Council.
11. Financial Considerations
11.1 Not applicable, as this is a public meeting report to gather public input on the proposal.
Financial considerations will be addressed in the subsequent recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
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13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for an Official Plan Amendment, Zoning By-law
Amendment, and Draft Plan of Subdivision for approximately 100 residential units that
consists of 37 single and semi-detached dwelling units, 25 street related townhouse
dwellings, and a medium density block, at the Statutory Public Meeting under the
Planning Act. Staff will continue to review and process the applications, 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 addressed in the final recommendation report.
Staff Contact: Nicole Zambri, Senior Planner, (905) 623-3379 x 2422 or
nzambri@clarington.net.
Attachments:
Attachment 1 – Proposed Clarington Official Plan Amendment
Attachment 2 – Proposed Zoning By-law Amendment
Attachment 3 – Current Proposed Draft Plan of Subdivision – 2nd Submission, May, 20, 2025
Attachment 4 – Previous Proposed Draft Plan of Subdivision – 1st Submission, Feb. 14, 2024
Interested Parties:
List of Interested Parties available from Department.
Page 100
Official Plan Amendment Number XX to the
Clarington Official Plan
Purpose: To amend the Brookhill Neighbourhood Secondary Plan in the Clarington
Official Plan by designating lands previously designated as Medium Density
Local Corridor and Parkette to Parkette and Low Density Residential. The
amendment will permit the relocation of a public park and development of 27
lots for single detached dwellings, 5 blocks for 10 semi-detached dwellings, 5
blocks for 25 street townhouse dwellings, and one block for 38 medium
density local corridor townhouse units while protecting environmentally
sensitive lands.
Location: The Subject Site is municipally known as 2547 Bowmanville Avenue. The
Subject Site is located at the northeast corner of the intersection of
Bowmanville Avenue and Longworth Avenue and has an area of 6.93 hectares.
Basis: The Amendment is based upon applications filed by Tribute Tercot Brookhill 1
Inc. and the supporting background studies including an Environmental Impact
Study and Functional Servicing Report.
Actual
Amendment: The Clarington Official Plan is hereby amended by amending Schedule A “Land
Use, Transportation, Parks and Open Space” in the Brookhill Neighbourhood
Secondary Plan as shown on Exhibit A to this Amendment.
Implementation: The provisions set forth in the Municipality of Clarington Official Plan
regarding the implementation of the Plan, shall apply in regard to this
amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official Plan
regarding the interpretation of the Plan, shall apply in regard to this
amendment.
File Number: COPA 20xx-xxxx
Attachment 1 to
PDS-043-025
Page 101
Exhibit “A” To the Municipality of Clarington Official Plan Amendment No. ___, Schedule A,
Brookhill Neighbourhood Secondary Plan
Page 102
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 202X-XXXX
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 84-63 ___________;
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
amended by introducing a new Subsection 14.6.XX as follows:
“Section 14.6.XX “Special Exceptions – Urban Residential Type Three (R3-
XX) Zone”
Notwithstanding Section 3.16 c.iii), e (vi), (vii), Sections 12.1 a., b., 12.2 a., b., c.,
d. i), ii), iii), f., g., h. and Sections 14.1 a., b., 14.3 a., b., c. ii), iii), iv), e., f., g.,
those lands zoned R3-XX on the Schedules to this By-law shall be subject to the
following regulations. Unless otherwise stated, single detached and Semi-
detached dwellings shall be subject to the regulations as set out in Section 12.2:
a.Permitted Uses
i)Single Detached Dwelling
ii)Semi-Detached Dwelling
iii)Street Townhouse Dwelling
b.Regulations for single detached and semi-detached dwellings
i)Lot Area (Minimum)
a)Single detached Dwelling 300 square metres
b)Semi-detached Dwelling 450 square metres
ii)Lot Frontage (Minimum)
a)Single Detached Dwelling
i)Interior Lot 11.0 metres
ii)Exterior Lot 14.0 metres
b)Semi-detached Dwelling
i)Interior Lot 15.0 metres
ii)Exterior Lot 18.0 metres
iii)Yard Requirements (Minimum)
Attachment 2 to
PDS-043-25
Page 103
a) Front Yard 6.0 metres to private
garage or carport
4.0 metres to dwelling
2.0 metres to porch
b) Exterior Side Yard 3.0 metres
c) Interior Side Yard
i) Single detached Dwelling 1.2 metres on one side, and
0.6 metres on the other side
ii) Semi-detached Dwelling 1.2 metres, nil where
building has a common wall
iv) Lot Coverage (Maximum)
i) Dwelling 50 percent
ii) Total all buildings and structures 55 percent
v) Landscape Open Space (Minimum)
i) Lot 30 percent
ii) Front Yard 30 percent must be
soft landscaping
vi) Building Height (Maximum) 12.0 metres
vii) Parking Space Requirements (Minimum)
a) Semi-detached Dwelling 2 parking spaces
per dwelling
viii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
ix) A covered and unenclosed porch/balcony having no habitable space
above it shall be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a
maximum area of 12.0 square metres shall be permitted provided
it is located in the front yard of the lot and shall not be calculated
as lot coverage;
b) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum of 20.0 square metres shall be permitted provided it is
located in the front and/or exterior side yard of the lot and shall not
be calculated as lot coverage.
x) All garage doors shall not be located any closer to the street line than
the dwellings first floor front wall or exterior side wall or covered porch
projection.
Page 104
xi) The minimum setback to a sight triangle shall be 1.0 metre. In addition,
unenclosed porches, steps, patios, ramps, landscape entrance features,
attached or directly abutting the principal or main building, either above
or below grade, may project into any required yard to a distance no
closer than 0.5 metres to a sight triangle.
xii) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
c. Regulations for street townhouse dwellings:
i) Lot Area (Minimum) 150 square metres
ii) Lot Frontage (Minimum)
a) Interior Lot 6.0 metres
b) Exterior Lot 9.0 metres
iii) Yard Requirements (Minimum)
a) Interior Side Yard 1.2 metres, nil where
building has a common wall
b) Exterior Side Yard 3.0 metres
c) Rear Yard 6.0 metres
iv) Lot Coverage (Maximum) 55 percent for the dwelling
60 percent for all buildings and structures
xiii) Landscape Open Space (Minimum)
iii) Lot 25 percent
iv) Front Yard 30 percent must be
soft landscaping
v) Building Height (Maximum) 12.0 metres
vi) A maximum driveway width of 3 metres shall be permitted.
vii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
viii) A covered and unenclosed porch/balcony having no habitable floor
space above it shall be permitted subject to the following;
a) In the case of an interior lot, an unenclosed porch/balcony up to a
maximum area of 10.0 square metres shall be permitted, provided
it is located in the front yard of the lot and shall not be calculated
as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum area of 15.0 square metres shall be permitted, provided
it is located in the front and/or exterior side yard of the lot and shall
not be calculated as lot coverage.
Page 105
ix) All garage doors shall not be located any closer to the street line than
the dwellings first floor front wall or exterior side wall or covered porch
projection.
x) The minimum setback to a sight triangle shall be 1.0m metre. In
addition, unenclosed porches, steps, patios, ramps, landscape entrance
features, attached or directly abutting the principal or main building;
either above or below grade; may project into any required yard to a
distance no closer than 0.5 meters to a sight triangle.
xi) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
2. Section 16A.7 “Site Specific Exceptions” is amended by adding the following new
Special Exception Zone and renumbering the remaining sections:
16A.7.XX Residential Mixed Use Exception (MU2-XX) Zone
Exception 16A.7.6: For the purposes of the Zoning By-law, the entire lands zoned
MU2-XX shall be considered as one lot for zoning purposes.
Notwithstanding Section 2, Sections 16A.1, 16A.2, 16A.3, 16A.4, 16A.5, and
16A.7, the lands zoned MU2-XX on the Schedules to this By-law shall be subject
to the following:
a. For the purpose of Exception Section 16A.7.XX, the term “Storey”
means the portion of a building, other than an attic, basement or cellar,
included between any floor level and the floor, ceiling or roof next above
it but excludes portions that provide access to roof terraces.
b. Permitted Uses
i) Apartment Buildings
ii) Mixed-Use Buildings
iii) Street Townhouse Dwellings
iv) Link Townhouse Dwelling
v) Stacked Townhouse Dwelling
vi) Back-to-back Townhouse Dwelling (as defined by Link Townhouse
Dwellings)
vii) Accessory Building
viii) Cultural, entertainment, recreational, offices, restaurants, retail,
and service commercial uses shall only be permitted on the
ground floor of a mixed use building.
c. Regulations for MU2-XX:
i) Number of Storeys 3 Storeys (minimum)
6 Storeys (maximum)
Page 106
ii) Building Height 3 Storeys (minimum)
6 Storeys (maximum)
iii) Setbacks (to public street) 3.0 metres (minimum)
6.0 metres (maximum)
iv) Setbacks (to any other lot line) 3.0 metres (minimum)
v) Underground Parking Structure
Setbacks (Minimum) 0.0 metres to any lot line
vi) Underground Parking Structure projecting
above grade but below finished ground
floor elevation Setbacks (Minimum) 0.5 metres to any lot line
vii) Unit width for Link Townhouse
Dwellings (Minimum) 4.5 metres
viii) Special Yard Regulations - Notwithstanding any other provision of
By-law 84-63 to the contrary, on lands zoned MU2-XX Zone the
following shall apply:
a) A maximum driveway width of 3 metres shall be permitted.
b) The minimum setback to a sight triangle shall be 1.0 metre.
In addition, unenclosed porches, steps, patios, ramps,
landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may
project into any required yard to a distance no closer than 0.5
metres to a sight triangle.
c) Steps, landing and porches may project into the required
front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below
1.0 metre.
3. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
“Agricultural (A) Zone" to “Holding – Urban Residential Exception
((H)(R3-XX)”
“Agricultural (A) Zone" to “Holding – Residential Mixed Use Exception
((H) MU2-XX) Zone”
“Agricultural (A) Zone" to “Environmental Protection (EP) Zone”
as illustrated on the attached Schedule ‘A’ hereto.
Page 107
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 34 and Section 36 of the Planning Act.
Passed in Open Council this _____ day of ____________, 20___
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 108
This is Schedule “A” to By-law 202X-XXX, passed this day of , 202X A.D.
Bowmanville ● ZBA 2022-0023 and S-C-2022-0014 ● Schedule 3
Page 109
EXISTINGLONGWORTH AVENUE23.00STREET AREALIGNEDLONGWORTH AVENUE15 x 1015 x
1
0
Future ResidentialFuture ResidentialBOWMANVILLE CENTRELINE
OF PAVEMENT 20.00BLOCK 39StormwaterManagement Block1.40 haBLOCK 42Park0.68 haBLOCK 43Open Space0.52 haBLOCK 38Medium DensityLocal Corridor38 Units0.83 haBLOCK 47LongworthRealignmentRight of Way0.04 haDrip Line(September 22, 2021Staked with CLOCA)VegetativeProtection ZoneVegetativeProtection ZoneBOWMANVILLE AVENUE 10.0020.00Trail System15.00 31.7932.5915.005 x 510 x 5R18.25STREET B
18.00℄r=16m
℄r=16mBLOCK 46Road Widening0.15 haLands to beAcquiredLTSTOB15 m LTSTOBBufferSTREET B
19.17
15.30 15.30 21.8332.0032.0032.00132313029R18.25STREET CSTREET C2316171819202122232425262732.0032.0032.0032.0032.0032.0032.0032.0032.0032.0032.0032.0011.0011.0011.0011.0011.0011.0011.0011.0011.0011.0011.0014.0098.47117.03℄r=13.25m5 x 511.2132.0032.0032.0011.0011.0014.00 21.83
5 x 55 x 55 x 5286.106.106.107.60
30.7030.7030.7030.7030.4733.4427.4039.60
39.6039.6028.81
20.07
18.0018.00
45.1612.00BLOCK 41Servicing/Walkway0.02 haBLOCK 40Servicing Block0.05 haBLOCK 33Townhouse4 UnitsBLOCK 34Townhouse6 UnitsBLOCK 35Townhouse6 UnitsBLOCK 36Townhouse4 UnitsBLOCK 37Townhouse5 Units4.00BLOCK 44Open Space0.20 haLimit ofDevelopmentDrip Line(September 22, 2021Staked with CLOCA)VegetativeProtection ZoneVegetativeProtection ZoneTrail System32m2 to be removedfrom NHS43m2 to be addedto NHS51m2 to be addedto NHS5m2 to be removedfrom NHS6.0039.60
27.40 33.5032.00BLOCK 45Residential Reserve0.02 ha12.2145678910111213141533.2332.0032.0032.0032.0031.4854.7332.00
32.00
33.3244.4811.3011.3011.3011.3011.3011.3011.3011.3011.3012.2012.20
12.37
NOTE:TITLE:LEGAL DESCRIPTION:KEY PLAN:DRAWING No.:SCALE:DATE:PROJECT No.:CHECKED BY:DRAFTED BY:No.DescriptionDateInt.123REVISIONSSeptember 22, 2022I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THEI HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIPTO THE ADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN.SURVEYOR'S CERTIFICATE:OWNER'S CERTIFICATE:DATEDATE2547 BOWMANVILLEAVENUETRIBUTE TERCOTBROOKHILL 1 Inc.21744ECMPDP-01DRAFT PLANOF SUBDIVISIONAS REQUIRED UNDER SECTION 51(17) OF THE PLANNINGACT R.S.O. 1990.REQUIRED INFORMATION:OPHIR N. DZALDOVONTARIO LAND SURVEYORAPPROVAL STAMP:MUNICIPALITY OF CLARINGTON(a) SEE PLAN(b) SEE PLAN(c) SEE KEY MAP(d) SEE SCHEDULE OF LAND USE(e) SEE PLAN(f) SEE PLAN(f.1) N/A(g) SEE PLAN(h) MUNICIPAL SERVICES AVAILABLE(i) SAND, GRAVEL AND MINOR SILTAND CLAY(j) SEE PLAN(k) MUNICIPAL SERVICES AVAILABLE(l) SEE PLANCONCESSION ROAD 3LONGWORTH AVENUE BOWMANVILLE AVENUE GREEN ROADKING STREET WESTSCUGOG STREETLIBERTY STREET NORTHDRAFT PLAN OF SUBDIVISIONPART OF LOT 14CONCESSION 2GEOGRAPHIC TOWNSHIP OF DARLINGTONREGIONAL MUNICIPALITY OF DURHAM2472 Kingston Rd, Toronto126 Catharine Street North, Hamilton(416) 693-9155thebiglierigroup.comSubmission for Pre-Consultation22/09/20 EC1:750TRIBUTE TERCOT BROOKHILL 1 INC.Second DPS/ZBA Submission25/04/02 ECAttachment 3 to PDS-043-25Page 110
EXISTINGLONGWORTH AVENUE23.00STREET ASTREET A
STREET B 2726101112131415202122232425REALIGNED LONGWORTH AVENUE15 x 1015 x
1
0
20.00
23.00 1617181910 x 510 x 5℄r=15m℄r=15m
Future ResidentialFuture ResidentialBOWMANVILLE CENTRELINE
OF PAVEMENT 20.00BLOCK 34StormwaterManagement Block0.72 haBLOCK 31Medium Density Local Corridor36 Units0.72 haBLOCK 38Road Widening0.15 haBLOCK 36Open Space0.14 haBLOCK 35Park0.50 haBLOCK 37Open Space0.48 ha10 x 5123456789BLOCK 28Townhouses6 UnitsBLOCK 29Townhouses5 UnitsBLOCK 32Part-lot0.09 ha℄r=110m℄r=110m 5 x 518.00BLOCK 30Medium DensityLocal Corridor104 Units1.35 ha℄r=106.5m
STREET C32.0019.2012.15 9.15
32.0018.30 15.30 31.7531.7520.17 BLOCK 39LongworthRealignmentRight of Way0.04 ha20.0023.0018.0018.00R18.25R18.2510 x 5
5 x 5Limit ofDevelopmentDrip Line(September 22, 2021Staked with CLOCA)Drip Line(September 22, 2021Staked with CLOCA)Lands to beAcquiredVegetativeProtection ZoneVegetativeProtection ZoneVegetativeProtection ZoneVegetativeProtection ZoneBOWMANVILLE AVENUE 10.0010.0018.30
20.00BLOCK 33Part-lot0.01 ha18.00
18.00 37.9735.6133.6032.3331.7831.7531.7531.7531.7531.759.15 9.15 9.15 9.15 9.15 9.15 9.15 9.15 9.15
9.1532.0032.0032.0032.0032.0032.0032.0032.009.159.159.159.159.159.159.15
15.30 15.30 15.30 15.30 32.0032.0032.0032.0032.0043.23
26.7238.23 33.00
33.00 28.79
7.50
84.15
54.7810.588.98 18.3989.8021.1330.111.975.9053.4755.0688.73 53.43
42.9619.26Trail SystemTrail System29.76
23.9667.98112.18
19.18
15.5553.4215.00 7.4827.703.050.98101.289.8330.1126.67 17.5131.7932.5915.00NOTE:TITLE:LEGAL DESCRIPTION:KEY PLAN:DRAWING No.:SCALE:DATE:PROJECT No.:CHECKED BY:DRAFTED BY:No.DescriptionDateInt.123REVISIONSSeptember 22, 2022I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THEI HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIPTO THE ADJACENT LANDS ARE ACCURATE AND CORRECTLY SHOWN IN ACCORDANCE WITH A PLAN OF SURVEY PREPARED BYSURVEYOR'S CERTIFICATE:OWNER'S CERTIFICATE:DATEDATE2547 BOWMANVILLEAVENUETRIBUTE TERCOTBROOKHILL 1 Inc.21744ECMPDP-01DRAFT PLANOF SUBDIVISIONAS REQUIRED UNDER SECTION 51(17) OF THE PLANNINGACT R.S.O. 1990.REQUIRED INFORMATION:SURVEYORDAN DZALDOVAPPROVAL STAMP:MUNICIPALITY OF CLARINGTON(a) SEE PLAN(b) SEE PLAN(c) SEE KEY MAP(d) SEE SCHEDULE OF LAND USE(e) SEE PLAN(f) SEE PLAN(f.1) N/A(g) SEE PLAN(h) MUNICIPAL SERVICES AVAILABLE(i) N/A(j) SEE PLAN(k) MUNICIPAL SERVICES AVAILABLE(l) SEE PLANCONCESSION ROAD 3LONGWORTH AVENUE BOWMANVILLE AVENUE GREEN ROADKING STREET WESTSCUGOG STREETLIBERTY STREET NORTHDRAFT PLAN OF SUBDIVISIONPART OF LOT 14CONCESSION 2GEOGRAPHIC TOWNSHIP OF DARLINGTONREGIONAL MUNICIPALITY OF DURHAMSCHAEFFER DZALDOV BENNETT LTD.2472 Kingston Rd, Toronto126 Catharine Street North, Hamilton(416) 693-9155thebiglierigroup.comSubmission for Pre-Consultation22/09/20 EC1:750TRIBUTE TERCOT BROOKHILL 1 INC.Attachment 4 toPDS-043-25Page 111