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Planning and Development Committee
Minutes
Date:
Time:
Location:
September 15, 2025
5:00 p.m.
Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
Members Present: Mayor A. Foster, Councillor G. Anderson, Councillor S. Elhajjeh,
Councillor L. Rang, Councillor C. Traill, Councillor W. Woo,
Councillor M. Zwart
Staff Present: M. Dempster, J. Newman, L. Turcotte, L. Preston, D. Lyons, K.
Richardson, L. Backus
Other Staff Present: S. Allin, A. Brooks, B. Rice, N. Zambri, A. Johnston
_____________________________________________________________________
1. Call to Order
Councillor Anderson called the meeting to order at 5:01 p.m.
2. Land Acknowledgment Statement
Councillor Elhajjeh led the meeting in the Land Acknowledgement Statement.
3. Declaration of Interest
There were no disclosures of interest stated at this meeting.
4. Announcements
Members of Committee announced upcoming community events and matters of
community interest.
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September 15, 2025
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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
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services, was present
and delivered an electronic presentation. Darryl provided an overview of
Clarington's Growth History, Planning and Infrastructure's initiatives, and goals
underway. D. Lyons explained each initiative, which included improving
development application review processes, digitizing planning applications, and
the Planning Act application fees update. Darryl outlined the next steps and
answered questions from Members of Committee.
Resolution # PD-072-25
Moved by Mayor Foster
Seconded by Councillor Elhajjeh
That the Presentation by Darryl Lyons, Deputy CAO, Planning and Infrastructure
Services, regarding Planning for Growth and Efficiency: Clarington's Planning
and Infrastructure Transformation, be received with thanks.
Carried
5.2 Delegation by Sarto E Provenzano, Regarding Planning and Development
Interactions with Lakeshore Residents Regarding the Bowmanville
Lakeshore Past Strategy
In accordance with Section 2.6 (c) and (f) of the Procedural By-law, the
Delegation by Sarto E. Provenzano, Regarding Planning and Development
interactions with Lakeshore Residents Regarding the Bowmanville Lakeshore
Past Strategy, 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
Libby Racansky was present and delivered an electronic presentation. Libby
explained that the area is situated on a high but shallow water table, with an
unconfined aquifer underlain by clay, and noted that groundwater in the basin
flows from northeast to southwest. L. Racansky stated that after the pipeline was
installed in front of their home, the groundwater was diverted away from their
well. Libby expressed concerns about water runoff being redirected to Farewell
Creek and the resulting impact on Farewell Heights residents. L. Racansky
provided an overview of the Region’s responses to the issue and raised concerns
about the Well Interference Policy. Libby answered questions from Members of
Committee.
Planning and Development Committee Minutes
September 15, 2025
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Resolution # PD-073-25
Moved by Mayor Foster
Seconded by Councillor Elhajjeh
That the Delegation of Libby Racansky, regarding Concerns of Farewell Heights
Residents Well Water, be referred to Staff.
Carried
6. Consent Agenda
6.1 PDS-041-25 - Historic Lambert House Revised Relocation Plan as part of
the Lakeridge Health Bowmanville Hospital Redevelopment
Resolution # PD-074-25
Moved by Mayor Foster
Seconded by Councillor Traill
That Report PDS-041-25, and any related delegations or communication items,
be received;
That Council approve the relocation of the Lambert House to an alternative
location on the Hospital property;
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;
That all interested parties listed in Report PDS-041-25, and any delegations, be
advised of Council’s decision.
Carried
7. Items for Separate Discussion
8. Unfinished Business
9. New Business
Recess
Resolution # PD-075-25
Moved by Councillor Elhajjeh
Seconded by Councillor Zwart
That the Committee recess until 6:30 p.m.
Carried
The meeting reconvened at 6:32 p.m. with Councillor Anderson in the Cha ir.
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September 15, 2025
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10. Public Meetings
10.1 Public Meeting for a Temporary Proposed Zoning By-law Amendment
Libby Racansky was present and expressed concerns regarding Nash Road
realignment and grading, CLOCA's involvement with the wetlands, health risks,
and climate change.
Jacob Dosman, Project Manager, Tribute Communities, was present to answer
questions from Members of Committee.
10.1.1 PDS-042-25 - Application to amend Zoning By-law 84-63 to permit a
Temporary Sales Office in Bowmanville
Resolution # PD-076-25
Moved by Mayor Foster
Seconded by Councillor Zwart
That Report PDS-042-25 and any related communication items, be received for
information only;
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;
That any further extensions beyond the three (3) year expiry date shall not be
subject to another public meeting; and
That all interested parties listed in Report PDS-042-25 and any delegations be
advised of Council’s decision.
Carried
10.2 Public Meeting for an Official Plan Amendment, Zoning By-law Amendment
and Draft Plan of Subdivision
Libby Racansky was present to express concerns regarding development on
lands identified as natural heritage, speeding of cyclists, and wildlife.
Jim McEwen was present regarding the application and raised several questions.
Jim inquired whether the Traffic Impact Report prepared by TYLIN was based on
the existing two-lane configuration or the future four-lane expansion of
Bowmanville Avenue and whether the analysis considered the cumulative
impacts of proposed developments near Highway 2 and Bowmanville Avenue. J.
McEwen expressed concerns about the proposed signalized intersection at
Street A and Bowmanville Avenue, noting its proximity to Longworth Avenue and
the grading in the area. Jim questioned the planned locations of bus shelters
along Bowmanville Avenue and whether they would affect sight lines at Street A.
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September 15, 2025
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Suspend the Rules
Resolution # PD-077-25
Moved by Councillor Elhajjeh
Seconded by Councillor Traill
That the Rules of Procedure be suspended to extend the delegation of Jim
McEwen for an additional 5 minutes.
Carried
Jim McEwen expressed concerns regarding the lack of discussion on pedestrian
movements along both shoulders of Bowmanville Avenue, between Longworth
Avenue and Stevens Road, and noted the absence of a cumulative traffic impact
analysis. Jim suggested that Clarington retain its own traffic consultant to review
all development proposals within the Brookhill area, emphasizing that the Traffic
Impact Analysis conducted for the Brookhill Secondary Plan Update was
completed without knowledge of the total number of new residential units
proposed. J. McEwen also expressed concerns about the Hydrogeological
Report prepared by Palmer, stating it lacked consideration of potential well
interference at the Linden Lane community. Jim noted that three properties on
Linden Lane, including his own, rely on the deep aquifer for potable water, while
one relies on the upper water table, and pointed out that there are no nearby
watermains available should the wells be impacted. J. McEwen stressed the
importance of future well monitoring during construction and recommended that
well monitoring be included as a draft plan condition. Jim further requested that
the municipality require a letter of credit specific to well interference as part of the
draft plan conditions. J. McEwen questioned how the diversion of 0.64 hectares
of drainage area from the Bowmanville Creek watershed to the Brookhill Creek
watershed is possible, given that the land slopes from Bowmanville Avenue
toward Bowmanville Creek and answered questions from Members of
Committee.
Jim Derlatka was present and noted that he had delegated at the Public Meeting
in January. Jim thanked Staff for reducing the number of units within the
proposed development by 50%. J. Derlatka questioned whether the community
efforts, such as door knocking and petitions, had contributed to the reduction,
and if so, whether a similar approach could be used as a formula to reduce
residential unit counts in future developments. Jim answered questions from
Members of Committee.
Thorsten Kosek was present and suggested the use of artificial intelligence tools
to help residents identify elements of development proposals that may not align
with best practices. T. Kosek expressed concern that the traffic study was
conducted during the pandemic, potentially affecting its accuracy, and
emphasized that any safety concerns raised should be reviewed by qualified
experts. Thorsten also noted that wildlife studies may not have included all
relevant species and answered questions from Members of Committee.
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Mark Jacobs, Associate, The Biglieri Group, was present on behalf of Tribute
Communities. Using an electronic presentation, Mark provided an overview of the
site and surrounding area, planning policy context, and Brookhill Neighbourhood
Secondary Plan. M. Jacobs outlined the revisions in the proposed development
since January 2025, conceptual renderings, medium -density corridor concept
plan, proposed zoning regulations, and answered questions from Members of
Committee.
The Public Meetings concluded at 7:54 p.m.
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
Resolution # PD-078-25
Moved by Mayor Foster
Seconded by Councillor Woo
That Report PDS-043-25 and any related communication items, be received for
information only;
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
That all interested parties listed in Report PDS-043-25 and any delegations be
advised of Council’s decision.
Carried
11. Confidential Items
12. Adjournment
Resolution # PD-079-25
Moved by Mayor Foster
Seconded by Councillor Traill
That the meeting adjourn at 7:55 p.m.
Carried