HomeMy WebLinkAboutPDS-043-25Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: September 15, 2025 Report Number: PDS-043-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Nicole Zambri, Principal Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA2025-0013, ZBA2022-0023 and SC-2022-0014 Resolution#:
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.
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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.
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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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Figure 1 – Proposed Draft Plan of Subdivision
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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.
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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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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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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.
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
Exhibit “A” To the Municipality of Clarington Official Plan Amendment No. ___, Schedule A,
Brookhill Neighbourhood Secondary Plan
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)
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.
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.
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)
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.
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
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
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
18.00r=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 C2316171819202122232425262732.0032.0032.0032.0032.0032.0032.0032.0032.0032.0032.0032.0011.0011.0011.0011.0011.0011.0011.0011.0011.0011.0011.0014.0098.47117.03r=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 ECAttacht 3 toPDS-043-25
EXISTINGLONGWORTH AVENUE23.00STREET ASTREET A
STREET B 2726101112131415202122232425REALIGNED LONGWORTH AVENUE15 x 1015 x
1
0
20.00
23.00 1617181910 x 510 x 5r=15mr=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 har=110mr=110m 5 x 518.00BLOCK 30Medium DensityLocal Corridor104 Units1.35 har=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-043-25