HomeMy WebLinkAbout2025-10-20
Planning and Development Committee
Post-Meeting Agenda
Date:October 20, 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: Laura Preston, Temporary
Committee Coordinator, at 905-623-3379, ext. 2106 or by email at lpreston@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
placed on non-audible mode during the meeting.
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 Delegation by Marilyn Morawetz, Jury Lands Foundation and Matthew
Jamieson, Manorville Homes, Regarding Report PUB-017-25 - Camp 30
Cafeteria Building Costing Options for Temporary Stabilization and
Demolition
5
*5.2 Delegation by Sarto Provenzano Regarding PDS-045-25 - Community
Engagement for the Clarington Waterfront Strategy Vision and Guiding
Principles - What We Heard
7
*5.3 Delegation by Brandon Weiler Regarding PDS-039-25 - Camp 30
Cafeteria Building – Heritage Impact Assessment for Alternatives to Full
Restoration and Accompanying High-Level Costing of Options
9
*5.4 Delegation by Stephanie (Swinson) Campbell Regarding Report PUB-
017-25 - Camp 30 Cafeteria Building Costing Options for Temporary
Stabilization and Demolition
*5.5 Delegation by Rick McEachern Regarding Report PUB-017-25 - Camp
30 Cafeteria Building Costing Options for Temporary Stabilization and
Demolition
6.Consent Agenda
6.1 PDS-045-25 - Community Engagement for the Clarington Waterfront
Strategy Vision and Guiding Principles - What We Heard
11
6.2 PDS-048-25 - Zoning By-law Amendment to Permit 6 Single Detached
Dwellings Fronting onto the Extension of Tabb Avenue and a Medium
Density Block Fronting onto Nash Road
27
6.3 PDS-049-25 - Zoning By-law Amendment Application to Facilitate a 7-
unit, 3-storey Apartment Building in Bowmanville
50
Planning and Development Committee
October 20, 2025
Page 2
6.4 PUB-017-25 - Camp 30 Cafeteria Building Costing Options for
Temporary Stabilization and Demolition
75
6.5 LGS-036-25 - Outline of Council Policy CP-004 Road Closure and
Conveyance
79
7.Items for Separate Discussion
7.1 PDS-039-25 - Camp 30 Cafeteria Building – Heritage Impact
Assessment for Alternatives to Full Restoration and Accompanying High-
Level Costing of Options
(Referred from the June 16, 2025 Planning and Development Committee
Meeting)
Link to Report PDS-039-25
8.New Business
9.Public Meetings (6:30 p.m.)
9.1 Public Meeting for a Proposed Zoning By-law Amendment and Draft Plan
of Subdivision
93
Applicant: The Biglieri Group on behalf of Delpark Homes
Location: 2600 and 2798 Green Road, Bowmanville
Planner: Tyler Robichaud, Senior Planner
9.1.1 PDS-047-25 - Applications for a Zoning By-law Amendment and
Draft Plan of Subdivision to Facilitate the Development of 222
Residential Units at 2600 and 2798 Green Road, Bowmanville
107
9.2 Public Meeting for a Proposed Official Plan and Zoning By-law
Amendment
124
Applicant: Clark Consulting Services on behalf of Thornlea Holsteins
Location: 4854 Concession Road 5, Clarke
Planner: Shrija Vora, Planner II
9.2.1 PDS-051-25 - Official Plan and Zoning By-law Amendment
Applications to Facilitate the Severance of a Surplus Farm
Dwelling
139
Planning and Development Committee
October 20, 2025
Page 3
10.Confidential Items
10.1 LGS-035-25 - OLT Appeal – Vanstone Mill Inc in Bowmanville East
Urban Centre Secondary Plan
Municipal Act, 2001 Section 239 (2) (e)
11.Adjournment
Planning and Development Committee
October 20, 2025
Page 4
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Morawetz
Date:Thursday, October 9, 2025 11:55:42 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Camp 30
Action requested of Council
Request to not Demolish of the Cafeteria Building
Date of meeting
10/20/2025
Summarize your delegation
Request to not Demolish of the Cafeteria Building
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.
Lee-Ann Reck
Report number (if known)
PUB-017-25
Will you be attending this meeting in person or online?
In person
First name:
Marilyn
Single/Last name
Morawetz
Firm/Organization (if applicable)
Jury Lands Foundation
Page 5
Address
Town/Hamlet
Bowmanville
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.
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 6
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Provenzano
Date:October 13, 2025 5:05:47 PM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Planning and Development
Action requested of Council
Information Purposes Only
Date of meeting
10/20/2025
Summarize your delegation
Agenda 2.13 Bowmanville Waterfront
Have you been in contact with staff or a member of Council
regarding your matter of interest?
No
Will you be attending this meeting in person or online?
In person
First name:
Sarto
Single/Last name
Provenzano
How to pronounce your name:
Sarto E Provenzano
Firm/Organization (if applicable)
individual
Address
Page 7
Town/Hamlet
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.
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 8
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Weiler
Date:October 15, 2025 9:45:42 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Camp 30 Cafeteria Building
Action requested of Council
Continue to work with the Jury Lands and community to explore all
options for the Jury Lands site before removal of any buildings
Date of meeting
10/20/2025
Summarize your delegation
Continue to support the Jury Lands Foundation and volunteers in the
community that have given almost two decades to support the history
and future uses of this one-of-a-kind site.
Have you been in contact with staff or a member of Council
regarding your matter of interest?
No
Report number (if known)
PDS-039-25
Will you be attending this meeting in person or online?
In person
First name:
Brandon
Single/Last name
Weiler
Address
Page 9
Town/Hamlet
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.
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 10
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: October 20, 2025 Report Number: PDS-045-25
Authored by: Laila Shafi, Coordinator – Projects and Administration, Alicia Da Silva –
Planner I and Kaitlin Keefer, Communications Officer
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: PLN 15.17
Report Subject: Community Engagement for the Clarington Waterfront Strategy Vision and
Guiding Principles - What We Heard
Recommendation:
1. That Report PDS-045-25, and any related delegations or communication items, be
received for information.
Page 11
Municipality of Clarington Page 2
Report PDS-045-25
Report Overview
As part of the renewal of Clarington’s Waterfront Strategy, this report provides Council with
background on the engagement process and a summary of community input gathered during
the second phase of public consultation.
Between June 25 and July 30, 2025, a comprehensive survey was conducted to collect
feedback on the draft Vision, Guiding Principles, and Five Distinct Experiences. The survey
was made available both online and in person, supported by a multi-channel outreach
campaign designed to ensure broad and meaningful participation. In total, 602 responses
were received, reflecting a wide range of perspectives from residents and stakeholders.
All comments received will be considered and will help inform the development of a
Waterfront Strategy that is meaningful, responsive, and reflective of the values and
aspirations of the Clarington community.
This report outlines key themes from the survey results, summarizes what was heard from
the public, and outlines next steps in the process. Additional engagement will be undertaken
once the draft Waterfront Strategy is prepared, ensuring continued opportunities for public
input prior to finalization.
1. Background
1.1 The Municipality of Clarington is renewing its Waterfront Strategy to build on the
previous successes of the 1992 Strategy, and guide planning and development along its
34 kms of Lake Ontario shoreline for the next 30 years. This report shares the results
from the public survey, which gathered input on the draft Vision, Guiding Principles and
Five Distinct Experiences. Community engagement continues to be a key part of the
process, ensuring that feedback from residents and stakeholders can help shape the
direction of the W aterfront Strategy moving forward.
1.2 The Draft Strategy will envision Clarington’s waterfront as a vibrant, inclusive
destination where nature, community, parks, and heritage come together. It is expected
to emphasize ecological resilience, connected trails, inclusive recreation, and economic
vitality. Once developed, the Strategy will be anchored by a long-term Vision, Guiding
Principles, and Five Distinct Waterfront Experiences tailored to the character and
potential of each shoreline area.
Summary of Engagement to Date
1.3 Engagement for the Waterfront Strategy began in 2022 with a series of waterfront trail
surveys, community pop-ups, Councillor interviews, and stakeholder meetings. These
early efforts helped establish a baseline understanding of community interests and
concerns, laying the groundwork for future phases.
Page 12
Municipality of Clarington Page 3
Report PDS-045-25
1.4 Building on this foundation, the community engagement phase of this project was
launched in 2025 to gather feedback on the draft Vision, Guiding Principles, and Five
Distinct Experiences that will inform the draft Strategy. This phase included a public
survey, targeted outreach, and promotional efforts designed to reach a broad cross -
section of residents.
1.5 To further support transparency and collaboration, the draft Vision and Guiding
Principles were presented to the Planning and Development Committee (PDC) in May
2025 (PDS- 024-25), inviting feedback from both the public and Council. This
presentation provided an opportunity for open dialogue and ensured that the
foundational elements of the project were shaped by a broad range of perspectives.
1.6 To ensure broad and inclusive participation, the Municipality deployed a multi -channel
outreach campaign for community engagement on the Waterfront Strategy draft Vision
and Guiding Principles. The survey was made available both online and in-person at
Clarington Connected kiosks located in the Clarington municipal recreation facilities,
and the Municipal Administrative Centre. Promotional tactics included press releases, a
story in Clarington Connected newsletters mailed to every household, social media
posts, trail signage, radio advertisements, Google Ads, and direct email invitations to
interested parties and registered ActiveNet users.
1.7 Feedback was also received through Clarington’s communityservices@clarington.net
email and the project email waterfrontstrategy@clarington.net. Comments from
residents submitted via email were considered and have been reflected in the
“Additional Feedback” section of this report.
1.8 As part of Clarington’s commitment to strengthen Indigenous partnerships, First Nations
communities have been invited to learn about the project and provide feedback through
dedicated outreach to help shape the draft Strategy.
Response Rates
1.9 Between June 25 and July 30, 2025, the Waterfront Strategy webpage on Clarington
Connected received over 4,700 visits and a total of 602 surveys were completed.
1.10 To ensure the integrity and reliability of the data, respondents were required to register
through Clarington Connected before completing the survey. This measure helped track
where respondents reside, prevented duplicate submissions, and eliminated automated
responses from Artificial Intelligence (AI) bots.
1.11 To encourage broad participation and support a diverse respondent pool, participants
that completed the survey were entered into a draw for a $250 VISA gift card. This
approach is commonly used by municipalities to boost response rates and reduce bias.
2. Survey Results
2.1 The survey results reflect strong community interest and general support for the draft
Vision and Guiding Principles. Respondents emphasized the importance of
environmental protection, inclusive public access, and small scale, community-focused
amenities. The feedback provides a clear mandate to prioritize nature, accessibility, and
thoughtful, community driven planning. Page 13
Municipality of Clarington Page 4
Report PDS-045-25
2.2 This section provides a broad overview of the survey results. A more detailed summary
of results is outlined in Attachment 1.
Demographics
2.3 Survey respondents represented a broad cross-section of Clarington residents. More
than 95% of the respondents reside in Clarington, with the majority living in Bowmanville
(37%), Courtice (30%), and Newcastle (23%), while smaller percentages reside in rural
areas (4%), Orono (1%), and outside Clarington (4%).
2.4 Many respondents are long-term residents, with 30% having lived in Clarington for over
25 years (and 80% of all respondents having lived in Clarington for 5+ years). The age
range was diverse and spanned from 15 to over 85, with the largest group between 30
and 49 years old.
The Draft Vision
2.5 A Vision statement sets the long-term direction, guiding priorities and ensuring
decisions contribute to a cohesive, future-focused Strategy. Participants were asked to
rank their support of the draft Vision statement on a scale of 1 to 5.
Draft Vision: Clarington’s waterfront is a vibrant, accessible destination where
community, nature, parks, and heritage meet. Our shoreline thrives through ecological
resilience, connected trails, diverse recreation, and economic vitality. By focusing on
sustainable growth, cultural preservation, and public access, we’re creating a legacy
that enriches the lives of residents, captivates visitors and establishes a legacy of
stewardship for generations to come.
2.6 Respondents supported the draft Vision for Clarington’s W aterfront, especially its
emphasis on environmental protection and inclusive public spaces. The overall Vision
received an average rating of 3.84 out of 5. This feedback reinforced the importance of
creating a waterfront that prioritizes sustainable growth, ecological resilience, and public
access, reflecting the values of both residents and visitors.
The Guiding Principles
2.7 To support the implementation of this draft Waterfront Vision, four guiding principles
have been developed to establish a framework and set priorities for future decision -
making. They include:
Environmental Stewardship: Protect and enhance the natural environment, including
the Lake Ontario shoreline, wetlands, and wildlife habitats.
Economic Viability: Foster a vibrant and sustainable waterfront economy that supports
local businesses, attracts investment and tourism, and creates employment
opportunities.
Public Access, Connection and Enjoyment: Ensure equitable, safe and inclusive
access to the waterfront for all residents and visitors.
Page 14
Municipality of Clarington Page 5
Report PDS-045-25
Design Excellence and Cultural Heritage Preservation: Create high-quality and
impactful public and private realms, while also recognizing, protecting, and celebrating
the rich cultural heritage of the waterfront
2.8 Participants were asked to rank their support of the draft Guiding Principles on a scale
of 1 to 5. Among the Guiding Principles, Environmental Stewardship was rated highest
at 4.37 out of 5, followed by Public Access, Connection and Enjoyment at 4.29, Des ign
Excellence and Cultural Heritage Preservation at 3.88, and Economic Viability at 3.73.
Overall, these principles were broadly supported, with particular emphasis on
environmental protection and inclusive design.
The Five Distinct Experiences
2.9 Five key waterfront destinations, linked by the Great Lakes Waterfront Trail, offer a
diverse mosaic of experiences that reflect the Guiding Principles and draft Vision. The
survey evaluated each waterfront area separately.
Courtice Waterfront Park:
2.10 The draft Vision: a new waterfront community featuring a prestigious 16-hectare/39-acre
Courtice Waterfront Park – bigger than the former Bowmanville Zoo lands. The park
would significantly increase public access to Lake Ontario, offer year-round recreational
opportunities, preserve the entire shoreline, and enhance the existing trail network.
2.11 The draft Vision for Courtice Waterfront Park was rated 4.03 out of 5. Residents
supported shoreline preservation and recreational access but expressed concerns
about overdevelopment and infrastructure strain.
2.12 Specific to the Courtice Waterfront Park, the survey also asked, “How much do you
support or oppose the creation of a new residential community (including shopping,
dining, and services) to help fund and acquire land for the 16-hectare/39-acre Courtice
Waterfront Park?” Although a park was highly supported, support for funding the park
through residential development was more mixed, with a rating of 3.36 out of 5.
Bowmanville Waterfront:
2.13 The draft Vision for the Bowmanville waterfront includes three key elements:
Protect and improve environmentally sensitive landscapes and natural heritage
areas, including the Bowmanville Westside Marshes Conservation Area.
Position Port Darlington West Beach Park as Clarington's main beach, with excellent
access to the water and passive/active onsite programs and amenities (i.e. beach
volleyball, boardwalks, playground).
Reimagine Port Darlington East Beach Park as an enhanced and accessible
waterfront park.
2.14 This draft Vision for this destination was supported with a rating of 3.98 out of 5.
Feedback highlighted support for environmental protection and beach enhancements,
alongside concerns about infrastructure limitations and marina conditions. Page 15
Municipality of Clarington Page 6
Report PDS-045-25
Newcastle Waterfront:
2.15 The Newcastle Waterfront's draft Vision includes a vibrant marina village with waterfront
living and enhanced public spaces:
Create a municipal-wide gateway park to the waterfront, featuring public art
installations, a boardwalk, food services, and passive/active water programs.
Position the Port of Newcastle Park on Lakebreeze Drive as a resilient shoreline
park with flexible program spaces (i.e. outdoor fitness areas).
Position Bond Head Park as a primary boat launch area.
2.16 This draft Vision for this destination was rated 3.76 out of 5. While there was support for
public amenities and a gateway park, residents strongly opposed designating Bond
Head Parkette as a primary boat launch due to size and infrastructure constraints.
Agricultural Heritage Area
2.17 The waterfront lands between Newcastle and Port Granby are envisioned(draft) as a
celebrated agricultural heritage hub with preserved food production traditions,
opportunities for agri-tourism, continued environmental stewardship and public access
to the waterfront. The draft Vision suggests new access points to the shoreline will
include enhanced and accessible waterfront trails, rest stops, lookouts, public event
spaces and passive activities to enjoy the scenic beauty of the Lake Ontario shoreline.
2.18 This destination area was rated 4.01 out of 5. Respondents supported farmland
preservation, agri-tourism, and environmental stewardship.
Port Granby Nature Reserve
2.19 Through the previously endorsed Port Granby Nature Reserve Concept Plan, there are
opportunities for continued environmental restoration, education and public access to
this natural area. Here, residents can experience the beauty of a nature reserve through
protected and preserved forests, meadows, wetlands, pastures and trails.
2.20 This destination was rated 4.14 out of 5. There was strong support for restoration,
education, and low-impact public access to the lands.
Additional Feedback
2.21 Feedback was also received through Clarington’s communityservices@clarington.net
email, as well as the project email waterfrontstrategy@clarington.net. Comments
submitted via these emails were considered and have been reflected below, along with
“final thoughts” from survey respondents.
2.22 Key themes included the need to preserve nature and heritage, ensure equitable and
inclusive public spaces, avoid privatization, engage Indigenous communities and youth,
and plan realistically for infrastructure and growth. Respondents consistently prioritized
environmental protection and community benefits.
Page 16
Municipality of Clarington Page 7
Report PDS-045-25
2.23 Residents identified several missing principles, including climate resilience, Indigenous
engagement, infrastructure planning, and youth programming. There was a clear desire
for stronger environmental protections and long-term stewardship. Respondents also
emphasized the importance of meaningful engagement with Indigenous communities
and the need for inclusive, family-friendly spaces and beachfronts. The importance of
meaningful resident involvement in future planning and decision-making processes was
also identified.
2.24 Feedback received has reinforced the importance of protecting natural landscapes,
maintaining public access, and avoiding over-commercialization. Residents expressed a
strong preference for small-scale, locally owned businesses that complement public
use, and voiced concerns about traffic, infrastructure strain, and the potential loss of
community character.
2.25 Residents overwhelmingly supported shoreline preservation, year -round recreational
access, connected trail networks and walkways, and the integration of small-scale,
locally owned businesses. There was strong opposition to high-density residential
development near the waterfront and a clear preference for maintaining the natural
character of these spaces.
3. Next Steps
3.1 As outlined previously, (PDS-024-25), the feedback and insights from engagement on
the draft Vision and Guiding Principles, will inform the development of the draft
Waterfront Strategy, which is targeted for presentation to Council in December 2025.
3.2 Key themes, such as the need for clear development boundaries, infrastructure that
supports growth, and transparent planning processes, will help inform a Strategy that
reflects community values and promotes long term sustainability, equity, and
stewardship.
3.3 The Municipality of Clarington is working closely with Dillon Consulting to develop the
draft Strategy. Continued engagement is planned prior to its finalization to ensure the
Strategy remains responsive to community priorities and reflects a shared vision for the
waterfront.
4. Financial Considerations
4.1 No financial considerations.
5. Strategic Plan
5.1 This approach towards meaningful public engagement directly supports Clarington’s
Strategic Plan to Lead, Connect and Grow Responsibly. Specifically, the following
strategic priorities have been addressed:
5.2 L.4.1 – Increase opportunities for civic engagement and public participation: Through
public surveys, pop-ups, stakeholder meetings, and presentations to Council, the
engagement process has created multiple avenues for residents to contribute to the
visioning of the W aterfront Strategy. Page 17
Municipality of Clarington Page 8
Report PDS-045-25
5.3 L.4.2 – Proactively communicate with residents about the planning process and how we
are responsibly addressing growth: The engagement included outreach and education
efforts to inform residents about the Strategy and its role in shaping future growth along
the waterfront.
5.4 L.4.3 – Continue to cultivate an informed community through meaningful
communications: By incorporating feedback from various channels, including surveys,
emails, and community associations; the process has supported transparency and
constructive dialogue around municipal planning initiatives.
5.5 C.1 – A Connected Community: This engagement has fostered stronger connections
between residents, staff and council, reinforcing the community’s role in shaping public
spaces.
5.6 G.2 – Growth is proactively addressed: The Parks, Recreation and Culture Master Plan
provides recommendations to prioritize action items for implementation of the
Waterfront Strategy, informed by feedback from public engagement.
5.7 G.3.3 – Enhance Clarington’s Waterfront: The Waterfront Strategy is a direct initiative
under this goal, and the engagement process ensures that enhancements reflect
community values, needs, and priorities.
6. Climate Change
6.1 Sustainability and resilience are central to waterfront planning and are reflected in the
draft Vision and Guiding Principles, including Environmental Stewardship, Public
Access and Enjoyment, and Economic Viability. As the Waterfront Strategy evolves,
public feedback will continue to help shape the final Vision and Principles, aligning with
Clarington’s Corporate Climate Action Plan to support long-term environmental goals.
This approach promotes responsible growth and ensures the waterfront remains vibran t
and resilient in the face of climate change.
7. Concurrence
7.1 Not Applicable.
8. Conclusion
8.1 It is respectfully recommended that this report be received for information only.
Staff Contact: Alicia Da Silva, Planner I, adasilva@clarington.net; Kaitlin Keefer,
Communications Officer, kkeefer@clarington.net, Lisa Backus, Manager, 905-623-3379 ext.
2413, lbackus@clarington.net.
Attachments:
Attachment 1 – Clarington Waterfront Survey
Interested Parties:
List of Interested Parties available from Department. Page 18
What We Heard – Clarington Waterfront Survey
Draft Vision, Guiding Principles and Five Distinct Experiences
Survey highlights (between June 25-July 30, 2025):
602 survey respondents
4,700 webpage visitors
95% of survey respondents reside in Clarington
80% of survey respondents have lived in Clarington for 5+ years
Diverse age range of respondents, from 15 to 85+
49% of respondents between the ages of 30-50
The Vision
When asked, “how much do you agree or disagree with the draft Vision for Clarington’s waterfront?”
Overall Rating: 3.84 out of 5
14%
8%
6%
StronglyDisgree
Neutral
35%
Strongly Agree
37%
Agree
Disgree
Overall:
The community envisions Clarington’s waterfront
as a publicly accessible, ecologically resilient,
and culturally respectful space that prioritizes
nature preservation, connected trails, and inclusive
recreation. Respondents overwhelmingly support
a vision that enhances quality of life through
sustainable growth, while expressing concerns
about overdevelopment and the loss of natural
and community character.
Key Priorities:
•Environmental stewardship
and ecological resilience
•Connected trails and safe, accessible
public access
•Year-round recreation and community use
•Support for small-scale local businesses
•Concerns about overdevelopment and
high-density housing
•Requests to meaningfully integrate
Indigenous voices and local history
1Percentages are rounded to the nearest percentile; totals may not equal 100%
Attachment 1 to Report PDS-045-25
Page 19
The Guiding Principles
When asked, “how much do you agree or disagree with the draft Guiding Principles of Environmental
Stewardship, Public Access, Connection and Enjoyment, Design Excellence and Cultural Heritage
Preservation, and Economic Viability?”
Overall:
Respondents broadly support the draft
Guiding Principles of Clarington’s waterfront
strategy, especially those emphasizing
environmental stewardship, public access,
and inclusive design. However, there is
concern that large-scale commercial
development and high-density residential
expansion could undermine the natural
character, accessibility, and long-term
sustainability of the waterfront.
1 2 3 4 5
EnvironmentalStewardship
Public Access, Connection & Enjoyment
Design Excellence & Cultural Heritage Preservation
Economic Viability
Rating: 4.37
Rating: 4.29
Rating: 3.88
Rating: 3.73
Key Priorities:
• Strong protection for wetlands, wildlife habitats and shoreline ecosystems
• Safe, accessible and barrier-free access to trails, beaches and green spaces
• Indigenous consultation, preservation of historic sites along the waterfront
• Support for small-scale, local businesses that complement public use
• Thoughtful, sustainable design that enhances natural beauty and community use
2 Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 20
The Five Unique Experiences
When asked, “how much do you agree or disagree
with the vision for the Courtice Waterfront Park?”
Rating: 4.03 out of 5
Overall:
The Courtice Waterfront is seen as a rare and valuable
opportunity to create a landmark public space that
balances environmental preservation, recreational
access, and community well-being. While many
residents are excited about the potential for trails,
year-round activities, and shoreline protection, there
are concerns about overdevelopment, infrastructure
strain, and the loss of natural character.
26%
47%
16%
6%
4%
Strongly Agree
Disgree
Agree
Neutral
StronglyDisgree
Key Priorities:
• Preserve the shoreline, protect habitats and enhance natural features
• Naturalized landscapes, shade and minimal impacts to the environment
• Offer year-round recreational opportunities, splash pads and family-friendly activities
• Connect Courtice to the broader trail networks and waterfront destinations
• Offer safe, inclusive access via walking, biking and transit – especially across barriers
like Highway 401 and rail lines
• Concerns about high-density housing and large-scale commercial sprawl
• Support for small-scale, local businesses (i.e. cafes, ice cream shops)
3Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 21
When asked, “how much do you support or oppose the creation of a new residential community
to help fund and acquire land for the 16-hectare/39-acre Courtice Waterfront park?”
Rating: 3.36 out of 5
Overall:
More than half of respondents support the idea in principle—recognizing the need for funding and
infrastructure—while others express strong opposition due to concerns about environmental impact,
overdevelopment, and loss of public access.
22%19%
11%
StronglySupport
SupportNeutral
18%
StronglyOppose 30%
Oppose
Key Priorities:
• Guarantee the park’s creation
• Offer nature-focused amenities
and quiet public spaces
• Opposition to high-density housing
and large-scale commercial businesses
• Ensure strong environmental safeguards,
including habitat protection, shoreline
preservation and sustainable design
• Support for small-scale local businesses
that enhance the park experience
• Phased infrastructure delivery to support
growth (i.e. schools, transit, services)
4 The following is an appendix to PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 22
Bowmanville Waterfront
When asked, “how much do you agree or disagree
with the vision for the Bowmanville Waterfront?”
Rating: 3.98 out of 5
Overall:
The Bowmanville waterfront vision is widely supported
for its emphasis on environmental protection, improved
public access, and recreational amenities. However,
residents raised concerns about infrastructure
limitations, environmental risks, and the need for clearer
planning and community consultation.
27%
18%
5%
StronglyAgree
Disagree
Agree
Neutral
6%
StronglyDisagree
44%
Key Priorities:
• Protect the Bowmanville Westside Marshes
Conservation Area and other sensitive areas
• Position Port Darlington West Beach as Clarington’s main beach,
and reimagine East Beach as a more accessible and inclusive space
• Suggestions for year-round programming, food vendors
and family-friendly features
• Revitalize the Bowmanville Marina as a primary boat launch
• Improve road access, parking, sidewalks, bike paths and public transit
• Preserve heritage cottages, maintain quiet natural areas
• Emphasize accessibility for seniors, children and people with disabilities
5Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 23
Newcastle Waterfront
When asked, “how much do you agree or disagree
with the vision for the Newcastle Waterfront?”
Rating: 3.76 out of 5
Overall:
The Newcastle waterfront vision—featuring a
gateway park, resilient shoreline, and primary boat
launch—has sparked both enthusiasm and concern.
While many residents support improved public spaces
and amenities, there is strong opposition to designating
Bond Head Parkette as a primary boat launch due to
its size, infrastructure limitations, and impact on the
local community.
30%
21%
StronglyAgree
3% Disagree
Agree
Neutral
10%
StronglyDisagree
35%
Key Priorities:
• Broad support for a municipal-wide gateway park with public art,
food services and water programs
• Desire for connectivity between waterfront areas via trails and boardwalks
• Emphasis on resilient shoreline design, erosion control and habitat protection
• Opposition to Bond Head Parkette as primary boat launch
• Support for small-scale commercial development (i.e. cafes, restaurants, shops)
• Better transit, accessible washrooms, parking, senior-friendly designs
• Calls for outdoor fitness areas, splash pads and family-friendly amenities
6 Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 24
Agricultural Heritage
When asked, “how much do you agree or disagree
with the vision for an Agricultural Heritage Area?”
Rating: 4.01 out of 5
Overall:
The vision to celebrate Clarington’s agricultural heritage
along the waterfront is widely supported, especially
for its focus on preserving farmland, enhancing public
access, and promoting environmental stewardship.
However, residents expressed a need for clarity,
balance, and protection—ensuring that development
does not compromise the area’s rural character
or ecological integrity.
26%
24%
StronglyAgree
Disagree
Agree
Neutral
5%
43%
3% StronglyDisagree
Key Priorities:
• Protect vital farmland and maintain local food production
• Prevent urban sprawl and subdivision development on agricultural lands
• Provide educational opportunities, like farm tours, markets, and community gardens
• Offer accessible waterfront trails with lookouts and rest stops
• Provide passive recreation that respects the natural landscape
(bike paths, shade structures, washrooms)
• Native plantings, wildflower gardens and low-impact design
7Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 25
Port Granby Nature Reserve
When asked, “how much do you agree or disagree
with the vision for the Port Granby Nature Reserve?”
Rating: 4.14 out of 5
Overall:
The Port Granby Nature Reserve vision—focused
on environmental restoration, education, and public
access—is widely supported. Residents value the
opportunity to experience protected natural landscapes,
but many emphasize the need for minimal impact,
controlled access, and preservation of ecological
integrity.
StronglyAgree
2% Disagree
Agree
Neutral 50%
2% StronglyDisagree
20%
26%
Key Priorities:
• Preserve forests, wetlands, meadows and pastures
• Maintain the area’s wild, untouched character
• Provide low impact trails, lookouts and quiet nature experiences
• Offer environmental education, especially for youth and schools
• Consider Indigenous-led programming and features
• Ensure limited infrastructure and no commercial development
• Need for accessibility features for seniors and those with disabilities
8 Attachment 1: PDS-045-25 Percentages are rounded to the nearest percentile; totals may not equal 100%Page 26
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: October 20, 2025 Report Number: PDS-048-25
Authored By: Jacob Circo, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2021-0009 (X-ref: S-C-2021-0002) Resolution#:
Report Subject: Zoning By-law Amendment to permit 6 single detached dwellings
fronting onto the extension of Tabb Avenue and a medium density
block fronting onto Nash Road.
Recommendations:
1. That Report PDS-048-25 and any related communication items, be received;
2. That the Zoning By-law Amendment Application submitted by Headgate
Developments Inc. for 6 single detached dwellings and a future medium density
block be approved and the By-law in Attachment 1 to Report PDS-048-25 be
approved;
3. That once all conditions contained in the Zoning By-law with respect to the removal
of the (H) Holding Symbol and the conditions as outlined in Section 10.6 of this
report are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be
approved by the Deputy CAO of Planning and Infrastructure Services;
4. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-048-025 and Council’s decision; and
5. That all interested parties listed in Report PDS-048-25 and any delegations be
advised of Council’s decision.
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Report Overview
This report recommends approval of the proposed Zoning By-law Amendment submitted by
Headgate Developments Incorporated to permit six single detached dwellings and a future
medium density block. The subdivision would extend Tabb Avenue to the east. The
Rezoning application would also rezone development blocks associated with a previous
Draft Approved Plan of Subdivision (S-C-2009-0001). The subject land is located at 1824
Nash Road, which is situated in the Hancock Neighbourhood in Courtice.
1. Application Details
1.1 Owner/Applicant: Andy Anderson, Headgate Developments Incorporated
1.2 Agent: Scott Waterhouse, GHD Limited
1.3 Proposal: To rezone the subject lands from “Holding-Urban Residential
Exception ((H(R2-60)” to “Holding-Urban Residential Exception
((H(R2-59)” that would permit single detached dwelling units and
from “Holding-Urban Residential Exception ((H(R2-60)” to “Holding-
Urban Residential Exception ((H(R3-82)” that would permit link
townhouse dwelling units.
1.4 Area: Approximately 0.69 Hectares
1.5 Location: 1824 Nash Road, Courtice
1.6 Roll Number: 1817-010-090-10471
1.7 Within Built Boundary: Yes
2. Background
2.1 The subject lands are located within the Hancock Neighbourhood Plan of the Clarington
Official Plan. The Hancock Neighbourhood Plan is intended to guide development for the
area (see Figure 1). For the Neighbourhood Plan, the exact lot pattern and street layouts
are to be determined at the application stage once the required studies have been
submitted to support the application.
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Report PDS-048-25
Figure 1: Approved Hancock Neighbourhood Design Plan
with subject lands identified.
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2.2 The lands subject to the draft plan of subdivision application were previously subject to
draft plan of subdivision application S-C-2004-0002, which was approved in 2009. A
portion of the draft-approved lands was registered and developed (consisting of 11
dwellings on the west side of Duval Street and 1 dwelling on the south side of Tabb
Avenue). The remainder of the lands were not registered, and the original draft plan
approval lapsed. These lands are now the subject of a new draft plan of subdivision
application (File No. S-C-2021-0002).
2.3 In 2009, a separate application for a draft plan of subdivision was submitted for additional
lands owned by the applicant. The applications were approved in 2014. The lands
included the extension of Broome Avenue and a new street north of Broome Avenue,
Walter Park Trail. The applicant is in the process of registering lots on Broome
Avenue. The lots on Walter Park Trail require servicing through external lands to the
east, as per the current application S-C-2018-0003, and cannot be developed until this
servicing is in place.
2.4 In May 2021, Headgate Development Inc. submitted Draft Plan of Subdivision and Zoning
By-law Amendment applications for the lands formally part of S -C-2004-0002. The
rezoning application also included the development blocks associated with a Draft
Approved Plan of Subdivision (S-C-2009-0001) (see Attachment 3).
2.5 The applicants have submitted the following studies in support of the subdivision and
rezoning applications:
Functional Servicing and Stormwater Management Plans;
Planning Rationale and Urban Design Report;
Environmental Impact Study;
Environmental Noise Assessment;
Stage One and Two Archaeological Assessment Report;
Tree Preservation Plan and Report;
Phase One and Two Environmental Site Assessment; and
Sustainability Report
2.6 These above noted studies will be summarized in Section 9 of this report.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are situated on the north side of Nash Road, bounded by Harry Gay
Drive to the west and Hancock Road to the east (see Figure 2). The lands primarily
contain mature trees.
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Report PDS-048-25
Figure 2: Subject Lands
The surrounding uses are as follows:
North - Existing Single detached dwellings and planned registered single detached lots
as part of subdivision plan 40M-2726.
South - Agricultural and single detached dwellings, subject to current draft plan of
subdivision application (S-C-2018-0004)
East - A draft plan of subdivision consisting of mainly single detached dwellings (S-C-
2018-0003)
West - Existing Single detached dwellings.
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Report PDS-048-25
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. Municipal officials plan, secondary plans, and
neighbourhood design plans support the PPS through land use designations and policies.
4.2 The PPS 2024 encourages a minimum density target of 50 residents and jobs per gross
developable hectare in designated growth areas. The applicant has indicated a density of
approximately 90 persons per hectare could be achieved from this development proposal.
4.3 Healthy and active communities should be promoted by planning public streets to be safe,
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. A scoped
Environmental Impact Study has been submitted as part of this development proposal
and is summarized and discussed in this report.
4.5 The PPS (2024) 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)
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5.3 The application conforms with Envision Durham.
Clarington Official Plan
5.4 The Clarington Official Plan designates the subject lands “Urban Residential”. The
“Urban Residential” designation is predominately intended for housing purposes. In
addition, Nash Road is designated as a Type ‘B’ Arterial Road within the Clarington
Official Plan.
5.5 Consistent with higher levels of government planning documents, the Clarington Official
Plan supports opportunities for intensification within the existing neighbourhoods, while
having regard for established residential areas.
5.6 Table 4-3 of the Official Plan provides the Urban Structure Typologies for specific areas of
the Municipality. These areas are where growth and higher intensity-built forms are to be
directed. At the edge of neighbourhoods and adjacent to Arterial Roads, ground -related
units are permitted with heights between 1 and 3 storeys. Permitted uses include limited
apartments, townhouses, single and semi-detached units. Table 4-3 then provides that for
locations along the edge of neighbourhoods and adjacent to arterial roads, the minimum
residential density is 19 units per net hectare. The proposed density is approximately 30
units per hectare, and the proposed zoning by-law amendment contains a maximum
height provision of three storeys. Further details of the medium-density block design will
be determined at the site plan application stage. Table 4 -3 of the Clarington Official Plan
also specifies that, within neighbourhoods, the minimum residential density is 13 units per
net hectare, the permitted building height ranges from 1 to 3 storeys , and the permitted
built form includes limited townhouses, semi-detached dwellings, and detached dwellings.
5.7 The proposed medium density block which will feature linked townhomes are well-suited
for the Nash Road frontage, a Type ‘B’ Arterial Road. The planned design, featuring
townhouse units oriented toward Nash Road with amenity space located at the rear, will
help reduce the need for noise barriers. The link townhouse dwellings will contribute to
the diversity of housing types within the Hancock Neighbourhood, with architectural
details to ensure a high-quality design to be addressed during the site plan application
stage.
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5.8 A scoped Environmental Impact Study (EIS) was previously prepared by GHD Limited
(formerly Niblett Environmental Associates) in 2007 for the lands north of the subject
parcel, following the re-designation of local wetlands as Provincially Significant Wetlands
(PSWs). The EIS 2007 report served as an update to the original 2006 EIS prepared by
Aquafor Beech. As part of the current development application, a pre-consultation
meeting was held with the Municipality and the Central Lake Ontario Conservation
Authority (CLOCA) on December 6, 2018. At that meeting, CLOCA requested an updated
EIS. A Terms of Reference for the updated EIS was subsequently submitted and
accepted by CLOCA and the Municipality of Clarington on May 27, 2019, with the
condition that vegetation surveys be completed. The scope of the curre nt EIS is limited to
the southern portion of the site, adjacent to Tabb Avenue and Nash Road. The Scoped
EIS was prepared by the applicant to define the development limits, to study the
vegetation and wetland communities within the subject lands, and to meet the
requirements of the Regional and Clarington Official Plan policies. Further discussion of
the Scoped EIS can be found in Section 9.8 of this report.
5.9 The application conforms with the Clarington Official Plan.
Hancock Neighbourhood Design Plan
5.10 Within the Hancock Neighbourhood Design Plan the subject lands are identified with a
mix of 10 metre and 12 metre (lot frontage) single detached dwellings and medium
density along Nash Road. The plan also indicates the extension of Tabb Avenue east
through the subject lands.
5.11 The Medium Density designation along Nash Road was to facilitate additional unit
typologies in the neighbourhood, adjacent to the arterial road where access points are to
be limited.
5.12 In accordance with Section 9.4 of the Clarington Official Plan, approved Neighbourhood
Plans will continue to provide guidance for the development of neighbourhoods unless
superseded by a Secondary Plan.
5.13 The application conforms with the Hancock Neighbourhood Design Plan of the Clarington
Official Plan.
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Report PDS-048-25
6. Zoning By-law
6.1 The proposed zoning by-law amendment would permit the development of 6 single
detached units and link townhouses dwelling units. Two zoning exception zones are
proposed to facilitate the development. A Holding (H) Symbol would be placed on the
zoning until the conditions of the Draft Plan of Subdivision are fulfilled and the Site Plan
Agreement is finalized for the medium-density block. Zoning By-law 84-63 zones the
subject lands “Holding – Urban Residential Exception ((H)R2-60)” and “Holding – Urban
Residential Exception ((H)R2-49)”. The subject lands will be rezoned from “Holding –
Urban Residential Exception ((H)R2-60)” to “Holding – Urban Residential Exception
((H)R2-59)” to permit single detached dwelling units and from “Holding – Urban
Residential Exception ((H)R2-60)” to “Holding – Urban Residential Exception ((H)R3-82)”
to permit link townhouse dwelling units (see Attachment 1).
7. Public Notice and Submission
7.1 A statutory Public Meeting was held on April 25, 2022. Public notice was mailed to each
landowner within 120 metres of the subject lands on April 1, 2022, and Public Meeting
signs were installed fronting onto Nash Road and Tabb Avenue on April 4, 2022. Since
the initial statutory public meeting in 2022, the applicant and owner have worked
collaboratively with the Region of Durham, the Central Lake Ontario Conservation
Authority (CLOCA), and the Municipality of Clarington to address comments related to the
subdivision application. Over the past 10 months, significant progress has been made
toward finalizing draft conditions of approval for Subdivision Application S-C-2021-0002.
Draft conditions have now been received from both CLOCA and the Region of Durham,
enabling the applicant to move forward with the associated Zoning By-law Amendment.
There are no outstanding objections from these external agencies or from the Municipality
pertaining to the draft Zoning By-law Amendment.
7.2 Staff received comments from residents and landowners in the area with concerns related
to:
Questions regarding the history of development approvals in the surrounding
neighbourhood;
Concerns with the trees that will be removed to facilitate the development;
The lands to the east, currently agricultural lands, drain towards the neighbourhood
and can cause a lot of standing water on properties, especially during the spring
months. Some residents are concerned the development may increase the amount
of water on their properties or the potential for flooding on their properties;
Questions about the form of development integrating with the surrounding
neighbourhood;
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Report PDS-048-25
Residents emphasized the ecological importance of the area, including running
water, wetlands, wildlife, and amphibians. Concerns were raised about the removal
of tributaries, impacts on unconfined aquifers, and insufficient protection of
environmentally sensitive features;
The existing Harry Gay Parkette was described as inadequate for the growing
neighbourhood. Residents requested additional or expanded parkland within the
proposed or adjacent developments to support outdoor recreation and reduce
safety concerns from children playing in the streets;
There were concerns raised for increased flooding in the Hancock neighbourhood
and along Black Creek following precipitation, with concerns that development and
altered drainage patterns, including weir and tributary changes, are contributing
factors;
Residents opposed the removal of 100-year-old trees and stressed the importance
of preserving mature trees, marshes, and streams. There was concern over
climate-related impacts, such as increased wind exposure due to tree loss .
Concerns were also raised impact to the Provincially Significant Wetland; and
Opposition was expressed to the extension of Tabb Avenue, with concerns it would
negatively affect safety and reduce opportunities for children’s outdoor activity
8. Departmental and Agency Comments
8.1 A list and summary of the agency and internal department comments received, at the
time of writing this report, can be found in Attachment 2.
9. Summary of Background Studies
Planning Rationale and Urban Design Report prepared by GHD Limited, May 2021;
updated September 2021
9.1 The Planning Justification Report prepared and submitted in support of the proposal
concludes that the applications represent good planning and are in the public interest.
Phase One Environmental Site Assessment prepared by Golder Associates Limited,
November 23, 2021:
9.2 As part of subdivision application S-C-2009-0001, which included the subject lands, both
a Phase One and Phase Two Environmental Site Assessment (ESA) were completed by
Golder Associates Ltd. These assessments culminated in the filing of a Record of Site
Condition (RSC) with the Brownfields Environmental Site Registry for the former auto
wrecking yard. The RSC confirmed, based on soil and groundwater testing, that the lands
are suitable for residential use.
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Report PDS-048-25
9.3 To determine whether any recent contamination had occurred on or adjacent to th e site
since the original ESA studies, a new Phase One Environmental Site Assessment (ESA)
was submitted in accordance with the Region’s Soil and Groundwater Assessment
Protocol (SGAP) and Ontario Regulation 153/04, as amended. The report, prepared by
Golder Associates Ltd. and dated November 23, 2021, concluded that no further
investigation was required.
9.4 The report identified one off -site potentially contaminating activity (PCA), being the
aforementioned former auto wrecker yard adjacent to the subject site. The report stated
that based on the results of recent groundwater monitoring at several wells on the site,
this PCA is not considered to represent an Area of Potential Environmental Concern
(APEC) and recommended that a Phase Two ESA report is not required to be completed.
9.5 The Municipality of Clarington concurs with the findings of the environmental work
performed to date; however, the Municipality will require the completion of a Reliance
Letter and Certificate of Insurance to its satisfaction. This requirement will form a
condition of draft plan approval of the application, being currently worked on through
subdivision application number S-C-2021-0002.
Stage 1 and 2 Archaeological Assessment Report prepared by Archaeological Services
Incorporated, June 2010 (completed for Subdivision Application S-C-2009-0001)
9.6 Both a Stage 1 and 2 Archaeological Assessment were completed and filed with the
Ministry of Tourism, Culture and Gaming. Test pits were investigated during the Stage 2
survey 2010). Several outbuildings, including a dilapidated stone barn foundation were
located, however no archaeological materials were encountered. The site may be
considered free of any further archaeological concern.
Environmental Noise Assessment prepared by YCA Engineering Limited, October 2019
9.7 The Environmental Noise Assessment was prepared to analyse future sound levels within
the proposed development and describes the types and locations of noise mitigation
measures which will be required. The report identifies mitigation measures such as
ventilation requirements, warning clauses and upgraded building components. A revised
Environmental Noise Assessment Study will be required once the design of the proposed
density block and link townhouse dwellings is finalized through the future Site Plan
application to ensure the required warning clauses and upgraded building components
are identified for each unit.
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Environmental Sustainability Plan prepared by GHD Limited, May 2021
9.8 The Environmental Sustainability Plan submitted highlights many initiatives that would be
required as part of the Planning Act and Building Permit process. The Environmental
Sustainability Plan submitted in support of the proposal concludes that the proposal
meets the principles of the OBC and identifies implementation practices imposed to
improve air quality, energy efficiency, water quality and efficiency, minimize waste and
protect the natural environment throughout the construction period. The Environmental
Sustainability Plan demonstrates the developments commitment to the Clarington’s
Official Plan policies for sustainable development and protection of the natural
environment.
Scoped Environmental Impact Study prepared by GHD Limited, September 2021
9.9 GHD Limited (formerly Niblett Environmental Associates) was retained to prepare a
scoped Environmental Impact Study (EIS) for a proposed draft plan of subdivision located
within the Municipality of Clarington. A previous EIS for the adjacent northern lands was
completed in 2007. The current Scoped EIS was required by the Municipality of
Clarington, the Region of Durham, and the Central Lake Ontario Conservation Authority
(CLOCA), due to the site’s proximity to wetlands, woodlands, and potential species -at-risk
habitat. A scoped Environmental Impact Study (EIS) was submitted in support of the
proposal. Staff have reviewed the study and comments provided by the Central Lake
Ontario Conservation Authority. Small wetland pockets were identified on the subject
property, which were all less than 0.5 hectares in size. In addition, woodlands were found
both on and adjacent to the subject property. The Scoped EIS concluded that the
proposed subject lands contained isolated wetlands and woodlands that are not
connected to a wider forest network or a part of a Provincially Significant Wetland and
that measures described in Section 5 and 7 the Scoped EIS are recommended to be
implemented during site preparation, construction and post-construction periods. As a
condition of draft approval for the subdivision, a detailed compensation plan is required to
be provided for the proposed removal of isolated wetlands on the subject property to
satisfaction of CLOCA and the Municipality of Clarington.
10. Discussion
10.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved
Hancock Neighbourhood Plan was designed through community consultation to balance
the requirements of the Provincial Growth Plan, Durham Region Official Plan
requirements and recognizing the existing natural heritage features in the area. The
proposed draft plan of subdivision, proposing single detached dwellings on Tabb Avenue
and a medium density block fronting onto Nash Road, is consistent with the Council
approved Hancock Neighbourhood Design Plan.
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10.2 The stormwater for the lands to the east of the subject lands travels overland through a
number of properties to a ditch inlet catch basin that is located at the existing eastern limit
of Tabb Avenue. The ditch inlet catch basin was constructed as a condition of a previous
draft plan of subdivision, S-C-2004-0002, as a temporary servicing solution for the
overland flows from external lands to the east, including the lands on the east side of
Hancock Road. The extension of Tabb Avenue will allow for the extension of existing
services and facilitate the coordination of servicing with future developments to the eas t,
eliminating the overland flows in the area when municipal services are extended to
Hancock Road.
10.3 The development blocks that are within a draft approved plan of subdivision (S-C-2009-
0001) were not zoned nor were lots identified when the subdivision was approved. This
was due to the lack of frontage onto a public road and the close proximity to an auto
wrecker on adjacent lands at 3090 Hancock Road; the auto wrecker is no longer in
operation and the lands to the east are subject to current development applications. If
approved, the blocks would have the required frontage onto a public road; as such, the
applicant has proposed the blocks be rezoned for future residential lots. A holding symbol
is required to be placed on the proposed single detached dwelling lots and medium
density blocks until future access is possible and the medium density blocks would be
subject to a Planning Act application to create the future lots.
Parkland
10.4 No parks are proposed within this development given the amount of land required for
parkland conveyance does not result in a sufficient area for park development. Harry Gay
Neighbourhood Park is a nearby park that was dedicated through previous plans of
subdivision. A full analysis of parkland dedication credits as a result of the parkland
previously dedicated within this neighbourhood will be conducted before issuing the
conditions of subdivision for the subject lands. In the event that further parkland
dedication is required for the proposal, payment in lieu of parkland dedication will be
required as a condition of approval for the plan of subdivision.
Cost Sharing
10.5 The applicant will be required to enter into a Cost Sharing arrangement for the installation
of services, utilities and roads, with the adjacent landowner. A (H) Holding Symbol will be
placed on the proposed 6 single detached dwelling lots and medium density b locks until
access is available through the construction of the Street on draft approved plan of
subdivision S-C-2018-0003.
Holding Symbol
10.6 The Holding Symbol shall only be removed once the following conditions have been
fulfilled:
i. All obligations in the Conditions of Draft Approval are fulfilled, all conditions of the
Subdivision Agreement are met, and when the subdivision plan is registered;
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Report PDS-048-25
ii. Headgate Developments Inc. provides Staff with an executed Cost Sharing
Agreement with the landowner to the east (S-C 2018-0003) for the construction of
services, utilities and roads; and
iii. Special Condition for the medium density blocks only: Until Site Plan Approval is
granted.
10.7 The (H) Holding provision will remain on the lands until the necessary Conditions of Draft
Approval are fulfilled, the Subdivision Agreement is executed, the plan is registered, and
all the necessary securities are in place before building permits can be issued.
10.8 Once the (H) Holding Symbol is removed, house construction can begin, and the
applicant may apply for exemption to Part Lot Control. The passing and registration of the
Part Lot Control By-law will create 6 lots for single detached dwellings. A future site plan
application will develop the proposed medium density blocks.
Affordable Units
10.9 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.
10.10 The current application does not indicate any intention to include affordable or rental
housing. Further discussions with the Owner are anticipated, particularly in relation to the
future site plan application for the development of the medium density blocks.
Parkland and Community Amenities
10.11 Harry Gay Park is designed to serve the broader neighbourhood depicted in the
Neighbourhood Design Plan (see Figure 2) and not just those within the immediate
vicinity. There is another park in the neighbourhood on Moyse Drive. Harry Gay Park
does have a water feature and soccer field which makes it a popular destination.
10.12 As a condition of draft approval of the subdivision, the applicant and owner will be
required to provide a pedestrian walkway or dedicated pedestrian use only area through
the subdivision to accommodate and promote safe walking routes to the nearby school
property and elsewhere.
Tree Removal and Landscaping
10.13 The proposed development would result in the loss of 25 trees and 8 groups of trees
within the subject lands, 2 groups of trees within the Nash Road allowance and a group of
trees on neighboring lands subject to draft approved plan of subdivision S -C-2009-0001.
Two trees and 4 groups of trees have been identified for preservation. A tree
compensation plan will be required as a condition of draft approval of the subdivision.
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Municipality of Clarington Page 15
Report PDS-048-25
10.14 The Municipality of Clarington has a soft landscaping definition and general zoning
requirement for detached units and townhouse units that a minimum 40% soft
landscaping in the front yard or exterior side yard not be reduced below 40 percent. This
helps to promote low impact development, positive stormwater management and control
the number of impervious surfaces.
Natural Features and Wetlands
10.15 As a condition of draft approval for the subdivision, a detailed comp ensation plan is
required to be provided for the proposed removal of isolated wetlands on the subject
property to satisfaction of CLOCA and the Municipality of Clarington.
10.16 CLOCA has confirmed that all studies/inventories relating to the Scoped EIS followed the
approved protocols. The Scoped EIS did not find any watercourses on the subject
property, and there are no fish or amphibians residing on the subject property.
Stormwater Management and Servicing
10.17 As a condition of draft approval for the subdivision, details on the design, installation,
access, maintenance, and monitoring of Low Impact Development (LIDs) stormwater
management measures are required to the satisfaction of CLOCA and the Municipality of
Clarington. This will support the treatment train approach to stormwater management,
and measures to maintain pre-and-post-development water balance.
10.18 Stormwater is designed to go to the stormwater management pond located at the
southeast corner of Courtice Road and Nash Road. The pond provides quality and
quantity treatments before it outlets into Black Creek. The pond has been reviewed by the
Municipality and CLOCA.
10.19 As a condition of draft approval of the subdivision, the applicant and owner will be
required to submit a comprehensive Stormwater Management and Functional Servicing
Report, articulates the drainage assumptions and directs the site-specific stormwater
management control requirements for the site. All residential development within the
proposed subdivision will be required to be designed in accordance with the Municipality
of Clarington’s Design Guidelines and Standard Drawings, which ensure positive
stormwater management and mitigate against major storm flooding not encroaching onto
private property.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be built by the developer and
assumed by the Municipality upon acceptance. The Municipality will include the new
capital assets in its asset management plans and be responsible for the major repair,
rehabilitation, and replacement in the future.
11.2 Maintenance and minor repairs of the road infrastructure will be included in future
operating budgets.
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Municipality of Clarington Page 16
Report PDS-048-25
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications resulting in the
creation of growing resilient, sustainable, and complete communities and connecting
residents through the design of safe, diverse, inclusive, and vibrant communities. The
proposal aligns with Clarington’s Strategic Plan.
13. Climate Change
13.1 The applicant has submitted an Environmental Sustainability Plan in support of the
applications. The report concludes that the proposal conforms with the Clarington Official
Plan and will contribute to a sustainable community. The development addresses climate
change by implementing dust mitigation measures during construction to improve air
quality, incorporating energy-efficient designs and products to reduce energy
consumption, and using water-efficient fixtures such as low-flow showerheads, faucets,
and toilets to conserve water. Landscaping will help mitigate the urban heat island effect.
Upon completion, the subdivision will receive curbside waste collection services from the
Region of Durham, including garbage, recycling, and compost pickup.
14. Concurrence
14.1 Not applicable.
15. Conclusion
15.1 It is respectfully recommended that Zoning By-law Amendment application by Headgate
Developments Incorporated consisting of 6 single detached dwellings and link townhouse
dwellings, be approved, with a (H) Holding provision, contained in Attachment 1. The (H)
Holding provision will be removed once the applicant enters into a Subdivision Agreement
and all the conditions are satisfied.
Staff Contact: Jacob Circo, Senior Planner, (905) 623-3379 ex. 2425 or jcirco@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-law
Attachment 2 – Departmental and Agency Comments
Attachment 3 – Draft Plan of Subdivision
Interested Parties:
List of Interested Parties available from Department.
Page 42
Attachment 1 to
Municipality of Clarington Report PDS-048-25
Corporation of the Municipality of Clarington
By-law Number 2025-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2021-0009;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone”
is hereby amended by adding Special Exception Zone 14.6.82 as follows:
“14.6.82 Urban Residential Exception (R3-82) Zone
Notwithstanding Sections 14.1, and 14.4 those lands zoned R3-82 on the
Schedules to this By-law shall only be used for link townhouse dwellings. The
following regulations apply to each Link Townhouse Dwelling as if each unit is
located on a lot:
a. Lot Area (Minimum) 120 square metres
b. Lot Frontage (Minimum)
i) Interior Lot 5.5 metres
ii) Corner Lot 8.5 metres
c. Yard Requirements (minimum)
i) Front Yard 3.0 metres to a dwelling,
2.5 metres to an unenclosed porch
Page 43
6.0 metres to a garage door
ii) Exterior Side Yard 3.0 metres to a dwelling
iii) Interior Side Yard 1.5 metres, nil where building has
a common wall with any adjacent
building on an adjacent lot
iv) Rear Yard 6.0 metres to a garage door,
7.5 metres to a dwelling
v) Special Yard Regulations
a. Steps may project into the required front or exterior side yard, but in
no instance shall the front or exterior side yard be reduced below
1.0 metre
d. Lot Coverage (maximum) 65 percent
e. Landscaped Open Space (minimum) 20 percent
f. Building Height (maximum) 12 metres
g. Maximum number of storeys (maximum) 3 storeys
h. Height of floor deck of unenclosed porch
above finished grade (maximum) 1.0 metre
i. Where a Link Townhouse Dwelling Lot is a through lot with frontage on
both a public street and a private lane, the lot line along the public street
shall be deemed to be the front lot line.
2. 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.
3. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
Page 44
“Holding – Urban Residential Exception ((H)R2-60) Zone” to “Holding – Urban
Residential Exception ((H)R2-59) Zone”,
“Holding – Urban Residential Exception ((H)R2-60) Zone” to “Holding – Urban
Residential Exception ((H)R3-82) Zone”,
as illustrated on the attached Schedule ‘A’ hereto.
4. Schedule ‘A’ attached hereto shall form a part of this By-law.
By-Law passed in open session this _____ day of ____________, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 45
Page 46
Attachment 2 to Report PDS-048-25
Attachment 2 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
we have received comments to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Community Growth
and Ec. Dev.
Department
☒ The Region has no objection to the rezoning.
Conditions provided for draft approval of the
subdivision (File Number: S-C-2021-0002).
Durham Region Works
Department
☒ Regional Works has no objection to the
rezoning. Conditions provided for draft approval
of the subdivision (File Number: S-C-2021-
0002).
Durham Region Transit
Department
☒ Durham Region Transit has no objection to the
rezoning.
Canada Post ☒ Canada Post has no objection to the
rezoning.
Elexicon ☒ Elexicon has no objection to the
rezoning.
Enbridge ☒ Enbridge has no objection to the
rezoning.
Hydro One Comments Outstanding. Any comments
received will be addressed through the
subdivision application, that being File Number:
S-C-2021-0002.
Central Lake Ontario
Conservation Authority
(CLOCA)
☒ CLOCA has no objection to the
rezoning. Conditions provided for draft approval
of the subdivision (File Number: S-C-2021-
0002).
Kawartha Pine Ridge
District School Board
(KPRD)
☒ KPRD has no objection to the
rezoning. Conditions provided for draft approval
of the subdivision (File Number: S-C-2021-
0002).
PNVC District Catholic
School Board
Comments Outstanding. Any comments
received will be addressed through the
subdivision application, that being File Number:
S-C-2021-0002.
Conseil Scolaire
Catholique Mon Avenir
Comments Outstanding. Any comments
received will be addressed through the
subdivision application, that being File Number:
S-C-2021-0002.
Conseil Scolaire
Viamonde
Comments Outstanding. Any comments
received will be addressed through the
subdivision application, that being File Number:
S-C-2021-0002.
Rogers Cable ☒ Rogers Cable has no objection to the rezoning.
Bell Canada ☒ Bell Canada has no objection to the rezoning.
Clarington Fire & ☒ Clarington Fire & Emergency Services Division Page 47
Department/Agency Comments
Received
Summary of Comment
Emergency Services
Division
has no objection to the rezoning. Comments to
be addressed through the ongoing subdivision
application and future site plan application for
the proposed medium density blocks.
Clarington Engineering
Development Division
☒ Clarington Development Engineering Division
has no objection to the proposal. Conditions
provided for draft approval of the subdivision
(File Number: S-C-2021-0002).
Clarington Accessibility
Committee
☒ Clarington Accessibility Committee has no
objection to the rezoning.
Clarington Building
Division
☒ Clarington Building Division has no objection to
the rezoning.
Page 48
"UUBDINFOUUPReQPSU1%4
Page 49
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: October 20, 2025 Report Number: PDS-049-25
Authored By: Jacob Circo, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2024-0023 (X-ref: B2024-0037 and A2025-0027) Resolution#:
Report Subject: Zoning By-law Amendment application to facilitate a 7-unit, 3-storey
apartment building in Bowmanville.
Recommendations:
1. That Report PDS-015-25 and any related communication items, be received;
2. That Zoning By-law Amendment Application submitted by North Lakes
Developments for a 7-unit, 3-storey apartment building be approved and the By-law
in Attachment 1 to Report PDS-049-25 be approved;
3. That once all conditions contained in the Clarington Official Plan and Zoning By-law
84-63 with respect to the removal of the (H) Holding Symbol and the conditions as
outlined in Section 10.4 of this report are satisfied, the By-law authorizing the
removal of the (H) Holding Symbol be approved by the Deputy CAO of Planning and
Infrastructure Services;
4. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-049-025 and Council’s decision; and
5. That all interested parties and any delegations be advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-049-25
Report Overview
This report recommends approval of a proposed Zoning By-law Amendment submitted by
North Lakes Developments on behalf of 13296415 Canada Corporation to permit a 7-unit, 3-
storey apartment building at 53 Liberty Street North in Bowmanville. The proposal is linked to
Consent Application B2024-0037, which sought to create a new residential lot for the
construction of the apartment building while retaining the existing semi-detached dwelling on
the original parcel. Provisional approval for the consent application was granted by the
Municipality of Clarington’s Committee of Adjustment on July 25, 2024. As a condition of
approval, the applicant is required to obtain a Zoning By-law Amendment to facilitate the
proposed apartment building.
1. Application Details
1.1 Owner: 13296415 Canada Corporation
1.2 Agent: North Lakes Developments and Construction
1.3 Proposal: To rezone the subject lands from “Urban Residential Type One (R1) Zone” to
“Holding - Urban Residential Exception ((H)R4-50) Zone”.
1.4 Area: 765.09 square metres (0.08 hectares)
1.5 Location: 53 Liberty Street North, Bowmanville (see Figure 1)
1.6 Roll Number: 1817-020-060-01300
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Municipality of Clarington Page 3
Report PDS-049-25
Figure 1: Location of Subject Lands and severed parcel represents the proposed development
site (see Attachment 3).
2. Background
2.1 Staff conducted a Stage 1 pre-consultation meeting for the proposal on June 21, 2023,
with staff and relevant agencies. The applicant submitted a Stage 2 pre-consultation
(technical review) on March 11, 2024.
2.2 On October 17, 2024, Planning Staff received a Zoning By-law Amendment application,
together with a consent application, which seeks to support the creation of a 7 -unit
apartment building in Bowmanville.
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Report PDS-049-25
2.3 The consent application shows a new residential lot for the construction of an apartment
building, while maintaining the existing semi-detached dwelling unit on the retained
parcel. Provisional approval for consent application file number B2024 -0037 was
granted by the Municipality of Clarington’s Committee of Adjustment on July 25, 2024.
One of the consent approval conditions was the requirement for obtaining an approved
Zoning By-law Amendment for the proposed apartment building (see Attachment 1).
2.4 A statutory public meeting for the rezoning application was held on April 14, 2025.
2.5 On May 26, 2025, Planning Staff received Minor Variance application A2025-0027 for
53 Liberty Street North. The application sought relief from several zoning by-law
deficiencies affecting the existing semi-detached dwelling on the retained lot, resulting
from the proposed consent application. The Committee of Adjustment approved the
Minor Variance on July 24, 2025.
2.6 There is a proposed shared private right-of-way between the provisionally approved
severed and retained lots (Parts 3 and 4 on the Draft Reference Plan) which will provide
access for both lots to the proposed parking area (see Attachments 3 and 4). As a
condition of approval for Consent Application B2024 -0037, the applicant/owner is
required to establish a shared private right-of-way and provide the associated private
access agreement to the Municipality of Clarington.
2.7 The applicant has submitted the following studies in support of the applications which
were circulated to departments and agencies for review. They are avai lable upon
request and are summarised in Section 8 of this report:
Planning Justification Report
Urban Design Brief
Functional Servicing and Stormwater Management Report
Environmental Noise Assessment
Stage One and Two Archaeological Assessment
Region of Durham Site Screening Questionnaire
Geotechnical Report
Priority Green Sustainability Brief
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at 53 Liberty Street North in Bowmanville, having
frontage on Liberty Street (see Figure 1).
3.2 The subject property’s additional surrounding land uses are as follows:
North: Existing residential development, which includes single detached and semi-
detached dwellings.
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Municipality of Clarington Page 5
Report PDS-049-25
East: The Alan Strike Aquatic Centre, Duke of Cambridge Public School and
Bowmanville Highschool.
South: Existing residential development, which includes single detached and semi-
detached dwellings.
West: Existing residential development, which includes single detached and semi-
detached dwellings.
4. Provincial Policy
Provincial Planning Statement (PPS) 2024
4.1 The PPS encourages planning authorities to create healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing and shall promote development patterns that ef ficiently use
land and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Bowmanville Urban Area. Planning
authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient use of land, especially along public transit and active
transportation routes. The rezoning application will support gentle intensification of an
existing parcel of land within a built-up area of the Municipality.
4.3 Healthy and active communities should be promoted by planning public streets to be
safe, 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 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.
4.5 The proposal is consistent with the Provincial Planning Statement.
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Community Areas”. The subject lands are located within the Urban and Built Boundary
(Schedule ‘A’ – Map ‘A5’).
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Municipality of Clarington Page 6
Report PDS-049-25
5.2 Envision Durham provides a long-term policy framework that is used to manage Durham
Region’s growth and development. The intent of Envision Durham is to manage
resources, direct growth and establish a basis for providing Regional services in an
efficient and effective manner.
5.3 “Community Areas” are to be planned for a variety of housing types, sizes, and tenures,
including townhouses and apartments within connected neighbourhoods. 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.
5.4 The proposal conforms to Envision Durham.
Municipality of Clarington Official Plan
5.5 The subject property is entirely designated “Urban Residential” within the Clarington
Official Plan. The “Urban Residential” designation is predominantly intended to provide
for a variety of housing densities, tenures, and types in neighbourhoods for all incomes,
ages, and lifestyles.
5.6 Clarington’s Urban Structure and local corridors are outlined on Map B, which includes
Built-up Areas, Greenfield Areas, and Priority Intensification Areas. Development will be
concentrated within the defined Built-up Areas and Priority Intensification Areas. These
Priority Intensification Areas are designated as the key locations for accommodating
growth, offering a mix of uses, heights, and densities. The subject lands are situated
within the built-up area of Bowmanville, with Liberty Street North designated as a local
corridor on Map B of the Clarington Official Plan. Local corridors are intended to support
intensification, mixed-use development, and development that is pedestrian and transit -
friendly.
5.7 Table 4-3 of the Official Plan provides the Urban Structure Typologies for specific areas
of the Municipality. These areas are where growth and higher intensity-built forms are to
be directed. Local corridors are a part of the Priority Intensification Areas and require
buildings with a minimum of 2 stories and a maximum of 6 stories, with apartments
being a permitted use. In accordance with Table 4-3, the minimum residential density is
40 units per net hectare. The proposed net density for the severed lot would be 92 units
per hectare. The proposed apartment building will be 3 stories and be approximately 12
metres in building height. Therefore, the proposed apartment building meets the
minimum density requirements and building height provisions of Table 4-3 of the
Clarington Official Plan.
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Municipality of Clarington Page 7
Report PDS-049-25
5.8 The development proposal is subject to the urban design policies laid out in Chapter 5
for “corridors” “existing neighbourhoods”, and “sustainable design and climate change”.
In addition to Chapter 5, more site development criteria for “multi-unit residential
development” can be found in Policy 9.4.5 of the Clarington Official Plan. Clarington’s
Amenity Guidelines for Medium and High Density Residence provides further guidance
for multi-unit development.
5.9 The proposal conforms with the policies of the Clarington Official Plan.
6. Zoning By-law 84-63
6.1 The property is zoned “Urban Residential Type One (R1) Zone” within Zoning By-law
84-63. Apartments are not a permitted use within this zone, as such, a Zoning By-Law
Amendment is required. The applicants have proposed a special exception zone within
the “Urban Residential Type Four (R4) Zone” to permit an apartment building on the
subject lands. The retained portion of the lot which contains the semi-detached dwelling
is to remain Urban Residential Type One (R1) Zone. A draft zoning by-law is included
as Attachment 1.
6.2 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding
would remain on the lands until the necessary conditions are satisfied. Given that the
proposal contains less than 10 units, it is exempt from site plan control.
7. Public Notice and Submissions
7.1 The statutory public meeting was held on April 14, 2025. Public Notice was mailed to 58
households within 120 metres of the subject lands on March 25, 2025 (see Figure 2).
Two public meeting signs was installed on the subject lands, including one sign along
Liberty Street North and the other along Redfern Crescent. Details of the proposed
application were also posted on the Municipality’s website
(www.clarington.net/53LibertySt), and in the Clarington Connected e-newsletter.
7.2 Staff have received several comments from area residents and landowners regarding
the rezoning application. The concerns identified include:
Existing traffic congestion along Liberty Street, particularly during school hours
due to nearby schools and its role as a key north -south arterial road. Concerns
were raised that the proposed development would exacerbate congestion,
reduce road safety, and strain local infrastructure;
Incompatibility with the surrounding low-density, single-family residential
neighbourhood. Area residents expressed concerns about the building's scale,
massing, and potential to set a precedent for further intensification ;
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Report PDS-049-25
The existing home at 53 Liberty Street North was identified as having potential
heritage value. Area residents urged that a Heritage Impact Assessment be
completed prior to any decision, in accordance with Clarington's Official Plan
policies on cultural heritage conservation;
Concerns were raised about the site’s limited size (766 square metres) and its
ability to accommodate adequate on-site parking, servicing, and stormwater
management. A Traffic Impact Study and further studies were requested by a
member of the public to assess infrastructure sufficiency;
Area residents noted potential privacy impacts on adjacent properties,
particularly rear yards, and raised concerns about reduced property values.
Additional comments opposed the displacement of current residents due to the
demolition of an existing duplex on the site;
Area residents expressed strong concerns about increased traffic congestion,
insufficient parking, and the impact of added density on already strained
infrastructure, including garbage collection, snow removal, and road
maintenance. Questions were raised about whether infrastructure upgrades are
planned to support the proposed intensification. The proposed 3-storey, 7-unit
apartment building was seen as incompatible with the surrounding low-density,
single-family residential neighbourhood. Area residents expressed concerns
about the building's scale, massing, and potential to set a precedent for further
intensification;
Several residents felt the proposed development is out of character with t he
surrounding low-density residential neighbourhood. Concerns included the scale
and density of the proposal, loss of community fabric, and displacement of
existing residents;
Residents noted potential privacy intrusions, particularly for homes directly
adjacent to the site, including backyards and pools. Impacts on property values
and residential enjoyment were also raised ;
Concerns were raised about the historical nature and a rchitectural integrity of the
existing home on the subject property, with calls to preserve its appearance and
character. Some noted that previous applications were denied due to the small lot
size and incompatibility with the area's established character; and
There was opposition expressed to tree removal, concerns about driveway access
and safety, particularly during winter due to snowbanks, and questions about the
cumulative effects of higher density on street safety and accessibility.
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Report PDS-049-25
8. Summary of Background Studies
Planning Justification Report prepared by D.G. Biddle & Associates Limited, February
2024; updated June 2025
8.1 The Planning Justification Report prepared and submitted in support of the proposal
concludes that the applications represent good planning and are in the public interest.
Urban Design Brief prepared by D.G. Biddle & Associates Limited, March 2024
8.2 The Urban Design Brief submitted in support concludes that the proposed development
embodies an appropriate reinvestment and improvement of the existing site.
Additionally, the proposal contributes to the goals and urban design objectives of the
Clarington Official Plan.
Functional Servicing and Stormwater Management Report prepared by D.G. Biddle &
Associates Limited August 2024; updated June 2025
8.3 The Functional Servicing Report concludes that the proposed development can be
graded and serviced in accordance with the Municipality of Clarington and Regional
Municipality of Durham design criteria and policies.
Environmental Noise Assessment prepared by YCA Engineering Limited, September
2023
8.4 The Environmental Noise Assessment was prepared to analyse future sound levels for
the proposed development and describes the types and locations of noise mitigation
measures which will be required. The report identifies mitigation measures such as
ventilation requirements, warning clauses and upgraded building components. The
Environmental Noise Assessment was reviewed as part of the consent application, and
the proposed warning clauses are satisfactory for to the Region of Durham and the
Municipality of Clarington and will be included in the Consent Agreement.
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Report PDS-049-25
Stage One and Two Archaeological Assessment prepared by Archaeological
Consultants Canada, September, 2023
8.5 The Stage One and Two Archaeological Assessment indicated that no artifacts or other
archaeological resources were identified during the assessment. It recommended that
no further archaeological assessment of the subject site is required. A letter, prepared
by the Ministry of Citizenship and Multiculturalism, dated July 5, 2024, was submitted in
support of the application. The letter stated that the above mentioned assessment has
been entered into the Ontario Public Register of Archaeological Reports without
technical review. The Stage One and Two Archaeological Assessment was reviewed
through the consent application, and the Region of Durham and Municipality of
Clarington is satisfied that all matters related to archaeological potential have been
addressed by the applicant.
Region of Durham’s Site Screening Questionnaire Form completed by Cambium
Incorporated, July 2023
8.6 The Region’s Site Screening Questionnaire Form was reviewed as part of the consent
application by the Regional Community Growth and Economic Development
Department. In accordance with the Region’s Soil and Groundwater Assessment
Protocol, the proponent submitted the Region’s Site Screening Questionnaire (SSQ),
signed by a Qualified Person under the meaning of the Environmental Protection Act.
As such, the Region of Durham and Municipality of Clarington is satisfied that all
matters related to potential site contamination have been addressed.
Geotechnical Investigation Report prepared by Cambium Incorporated, August 2023
8.7 The Geotechnical Investigation Report submitted in support of the proposal concludes
that materials testing and inspections should be carried out during construction
operations. The Geotechnical consultant should be contacted to review and approve
design drawings, prior to tendering or commencing construction. It is important that
onsite geotechnical supervision be provided at this site for excavation and backfill
procedures, deleterious soil removal, subgrade inspections an d compaction testing.
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Report PDS-049-25
Priority Green Sustainability Brief prepared by North Lakes Developments, June 2025
8.8 The comprehensive Energy Efficiency and Sustainability Plan was completed using the
Municipality of Clarington’s Priority Green Framework and Checklis t. This infill project,
consisting of a 7-unit, 3-storey apartment building, incorporates a variety of low-impact
development (LID) features such as on-site stormwater infiltration, native species
landscaping, and measures to mitigate heat island effects. The Energy Efficiency and
Sustainability Plan emphasizes energy efficiency through the use of air source heat
pumps, high-efficiency HVAC systems, LED lighting, and ENERGY STAR appliances.
Water conservation is addressed through low-flow fixtures, while solid waste will be
managed using the 3Rs (reduce, reuse, and recycle) during and after construction. The
plan also includes tree replacement strategies, bike parking, and connectivity to transit,
while ensuring minimal environmental disruption and improved air quality. A Tenant
Manual will support long-term sustainability by educating residents on proper
maintenance, environmental awareness, and resource conservation practices. Overall,
the Energy Efficiency and Sustainability Plan conforms to the Clarington’s Official Plan
policies for sustainable development and conforms to the objectives and policies
outlined in Clarington’s Priority Green Framework.
9. Departmental and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 2 to this report is a chart which provides the list of circulated
parties.
10. Discussion
10.1 The proposed residential development is located within the Bowmanvi lle Urban Area
and the proposed residential uses represents a form of development encouraged by
Provincial, Regional, and Municipal planning policies.
10.2 As a result of Bill 23, More Homes Built Faster Act (2022) municipalities can no longer
require site plan control for developments under 10 units. As a result, the only required
Planning Act applications to facilitate the proposal is the rezoning application.
Page 60
Municipality of Clarington Page 12
Report PDS-049-25
10.3 The subject property is listed as a “Secondary” resource on Clarington’s Cultural
Heritage Resources List, and is not designated under the Ontario Heritage Act. It is
located adjacent to the Bowmanville Neighbourhood Character Study area and is
subject to the "Celebrating our Cultural Heritage" policies outlined in Section 8 of the
Clarington Official Plan. A "Secondary" listing identifies buildings constructed in a
vernacular interpretation of a specific architectural style. Any new development on or
adjacent to such a property should conserve and enhance the cultural heritage value
and be compatible with the existing building and surrounding area, particularly with
respect to materials, colour, height, scale, and architectural elements such as windows,
doors, and rooflines. In this case, the existing semi-detached dwelling unit on the
subject property is to be retained and preserved on the proposed retained lot. As
demolition is not proposed, a Heritage Impact Assessment (HIA) was not required.
However, the applicant has considered the cultural heritage policies in Chapter 8 of the
Official Plan in the architectural, urban, and landscape design of the proposed
apartment building to complement the existing character.
Holding Symbol
10.4 The Holding Symbol shall only be removed once the following conditions have been
fulfilled:
i. Works security, road damage deposit and landscaping security are collected;
ii. All obligations of the Consent Agreement are fulfilled ; and
iii. Water, sanitary and storm servicing are connected to the severed lot for the
proposed apartment building.
10.5 Once the (H) Holding Symbol is removed, apartment construction can begin.
Urban Design and Landscape Design
10.6 The Clarington Official Plan contains policies and guidelines for developments within the
“Urban Residential” designation.
10.7 An Urban Design Brief was submitted for the proposed development, and Staff are
satisfied that it conforms with the urban design policies of the Clarington Official Plan
and aligns with Clarington’s Amenity Guidelines for Medium and High Density
Residence. For example, the proposed apartment building will feature a architectural
design that incorporates brick construction, a gable roof, and consistent window shapes
and arrangements. The architectural style features varied brick detailing and banding,
complemented by larger accent stones below (see Figure 2).
Page 61
Municipality of Clarington Page 13
Report PDS-049-25
Figure 2: Front Elevation, showing the proposed apartment building from Liberty Street North.
Entrances to the building are located on the sides of the building.
10.8 Section 10.8 of Clarington’s Amenity Guidelines for Medium and High Density
Residential Development requires the provision of outdoor amenity space for
developments with 15 or fewer units, however, the guidelines do not specify a minimum
required size for that space. Outdoor space is provided for the proposed apartment
building.
10.9 The development proposal is subject to Clarington’s Landscape Design Guidelines. A
landscape plan was provided for the development proposal. Recreation amenities such
as an outdoor bike are provided (see Attachment 5). Furthermore, perimeter planting,
front entrance walkway and pedestrian walkways internal to the site, and landscape
screening of outdoor areas and privacy areas are all provided for the proposed
development. In addition, one deciduous tree is to remain at the front of the property off
Liberty Street North, and 4 new deciduous trees are being planted on the proposed
severed parcel (see Attachment 5). Furthermore, a variety of shrubs are being planted
around the proposed development. Staff are satisfied that the proposed landscaping
plan conforms with Clarington’s Landscape Design Guidelines. The landscaping plan
will be enforced through the required landscaping security that is included in the holding
symbol with the proposed “Urban Residential Exception (R4 -50) Zone”. The terms of the
release of the landscape securities will be determined through the consent agreement.
Parkland
10.10 No parks are proposed within this development. Cash in lieu of parkland for the
proposed severed lot, is being collected through the consent application, file number
B2024-0037.
Page 62
Municipality of Clarington Page 14
Report PDS-049-25
Affordable Housing
10.11 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.
10.12 The current application does not indicate any intention to include affordable rental
housing. Providing affordable housing is encouraged but not required from the
Municipality.
10.13 According to the Ontario Government’s Bulletin on Affordable Residential Units under
the Development Charges Act, 1997, a residential unit may qualify for exemptions from
development charges and parkland dedication requirements if its rent is at or below the
average market rent for Clarington. Additionally, the unit must be rented on an arm’s
length basis and subject to an agreement ensuring it remains affordable for 25 years
Compatibility with Neighbourhood Character and Urban Design
10.14 The proposed apartment building is consistent with the Clarington Official Plan’s Local
Corridor policies outlined in Table 4-3, which support building heights between 2 and 6
storeys. The proposed building is 3 storeys (12 metres in height), representing a low-
scale form of residential intensification. This scale aligns with the surrounding low-
density residential context, which primarily consists of 1- to 2-storey single-detached
and semi-detached dwellings. The building has been designed to complement the
existing neighbourhood character through the use of compatible materials, rooflines,
and window patterns. The retention of the existing semi-detached dwelling helps
maintain continuity along the streetscape. The proposal meets Clarington Official Plan
policies encouraging gentle intensification within established urban areas, particularly
near transit routes and community facilities.
10.15 The proposed development has been designed with appropriate yard setbacks, building
orientation, and landscaping to minimize overlook and maintain privacy for adjacent
properties. Additionally, the building height and window placement have been carefully
considered to reduce direct views into neighbouring rear yards. These design strategies
are consistent with Clarington's Official Plan policies on compatible infill and ensure that
the development integrates sensitively into the existing residential context.
Parking, Traffic, and Infrastructure
10.16 A detailed review of parking and access has been undertaken, and the development will
comply with the Zoning By-law’s minimum parking requirements. The scale of the
development (under 10 units) is modest and will have minimal impact on traffic volumes,
particularly compared to larger intensification projects. There is adequate servicing and
infrastructure capacity for the proposed apartment building, as indicated by the Durham
Region Works Department and Clarington Development Engineering Division . There are
no concerns from Durham Region Works Department and Clarington Development
Engineering Division that the proposed 7-unit apartment building with impact traffic
volume on Liberty Street, hence why a traffic impact study was not required.
Page 63
Municipality of Clarington Page 15
Report PDS-049-25
Cultural Heritage Considerations
10.17 The existing semi-detached dwelling, listed as a “Secondary” on Clarington’s cultural
heritage resources list, is being retained and preserved on the proposed retained lot.
Although not designated under the Ontario Heritage Act, the applicant has incorporated
Clarington’s cultural heritage policies (Section 8) into the architectural and landscape
design of the new apartment building. The preservation of the semi-detached dwelling
unit ensures continuity of cultural value on-site.
Landscaping, Tree Preservation, and Servicing
10.18 Tree preservation and landscape enhancement will be addressed through the
landscaping plan and the release of the landscaping security, which is a requirement of
the holding symbol for the applicant to submit to the Municipality (see Attachment 5).
Stormwater and snow management have been reviewed, and there are no concerns
from Clarington’s Development Engineering Division and the Durham Works
Department. As a condition of approval of the consent application, the applican t was
required to submit a grading plan to Development Engineering Division’s satisfaction,
which would look at elements such as site grating snow storage and driveway safety.
10.19 Details on the design, installation, access, maintenance, and monitoring of Low Impact
Development (LIDs) stormwater management measures are required to the satisfaction
the Municipality of Clarington, and will be enforced through the consent agreement.
Public Park Access
10.20 The Vincent Massey Public School Park at the rear of the property is designed to serve
the broader neighbourhood and not just those within the immediate vicinity.
11. Financial Considerations
11.1 Both regional and municipal official plan policies require that new development within
the Urban Boundary connect to existing municipal services where available and where
capacity exists. The proposed development will be serviced by municipal water, sanitary
sewers, and stormwater infrastructure provided by the Region of Durham and the
Municipality of Clarington. No new roads or sidewalks are required, as access will be
provided directly from Liberty Street North. As a condition of the consent approval, the
severed lot will be subject to a cash-in-lieu of parkland dedication, calculated at 5% of
the value of the severed parcel.
12. Strategic Plan
12.1 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. The proposal aligns with
Clarington’s Strategic Plan.
Page 64
Municipality of Clarington Page 16
Report PDS-049-25
13. Climate Change
13.1 This infill development proposal promotes efficient land use and reduces urban sprawl.
By utilizing underutilized or vacant land within established urban areas, this
development minimizes the need to expand into greenfields, helping to protect natural
habitats and reduce transportation-related emissions. Infill development encourages
more compact built forms in communities, making it easier to implement energy-efficient
infrastructure and improve to access public transportation, which can further lower
greenhouse gas emissions. Overall, this type of development helps reduce the
municipality's carbon footprint by adopting cost-effective development patterns that are
located next to existing regional and municipal infrastructure, while also supporting the
Municipality's climate action goals.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff, Council and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachment 1, be approved. The (H) Holding provision will be removed once the
applicant enters into a Consent Agreement with the Municipality of Clarington and all the
conditions therein are satisfied.
Staff Contact: Jacob Circo, Senior Planner, 905-623-3379 ext. 2425 or jcirco@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Departmental and Agency Comments
Attachment 3 – Site Plan Drawing
Attachment 4 – Draft Reference Plan
Attachment 5 – Landscaping Plan and Landscaping Details
Interested Parties:
List of Interested Parties available from the Department.
Page 65
Attachment 1 to
Municipality of Clarington Report PDS-049-25
Corporation of the Municipality of Clarington
By-law Number 2025-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2024-0023;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
15.4.50 as follows:
15.4.50 Urban Residential Exception (R4-50) Zone
Notwithstanding Sections 3.12, 3.16 d.,15.2 a., b., c., f., h., and i. those lands
zoned R4-50 shall be subject to the following zone regulations and the
applicable provisions not amended by the R4-50 Zone:
a. Density (maximum) 95 units/hectare
b. Lot Frontage (minimum) 14.5 metres
c. Yard Requirements (minimum)
i. Front Yard 5 metres to apartment building
0 metres to utility structures
ii. Interior Side Yard 3.5 metres on one side, 1.2 metres on other side
iii. Rear Yard 7.5 metres
iv. Lot Coverage (maximum) 40%
v. Landscaped Open Space (minimum) 24%
Page 66
vi. Loading space requirements nil
vii. Parking aisle requirements for both one way and two way traffic
(minimum) 4.8 metres
d. In addition to Section 3.10, the (H) Holding Symbol shall be removed from
the “Holding-Urban Residential Zone ((H)R4-50)” Zone as follows:
i. At such time that the works security, road damage deposit and
landscaping security are collected;
ii. All obligations of the Consent Agreement are fulfilled; and
iii. Water, sanitary and storm servicing are connected to the severed lot
for the proposed apartment building.
2. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone from:
“Urban Residential Type One (R1) Zone" to "Holding - Urban Residential
Exception ((H)R4-50) Zone” as illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form a 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 Section 34 and Section 36 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 67
Page 68
Attachment 2 to Report PDS-049-25
Attachment 2 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
we have received comments to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Community Growth
and Ec. Dev.
Department
☒ The Region has no objection to the rezoning.
Conditions provided for consent agreement
(File Number: B2024-0037). The applicant will
be required to enter into a servicing agreement
with the Region to facilitate the servicing of the
properties (Lot 1 and 2 indicated on the
reference plan).
Durham Region Works
Department
☒ Regional Works has no objection to the
rezoning. Conditions provided for consent
agreement (File Number: B2024-0037). The
applicant will be required to enter into a
servicing agreement with the Region to facilitate
the servicing of the properties (Lot 1 and 2
indicated on the reference plan).
Durham Region Transit
Department
☒ Durham Region Transit has no objection to the
rezoning.
Durham Region Police
Department
☒ Durham Region Police Department have has
no objection to the rezoning subject to the
applicant/owner indicating the proposed
development would pose no obstruction issue
for the Region’s NextGen radio system and
associated microwave links (image provided to
the applicant/owner).
Canada Post ☒ Canada Post has no objection to the
rezoning.
Elexicon Comments Outstanding. Any comments
received will be addressed through the
Consent Application (File Number: B2024-
0037).
Enbridge Comments Outstanding. Any comments
received will be addressed through the
Consent Application (File Number: B2024-
0037).
Hydro One Comments Outstanding. Any comments
received will be addressed through the
Consent Application (File Number: B2024-
0037).
Central Lake Ontario
Conservation Authority
(CLOCA)
Comments Outstanding. Any comments
received will be addressed through the
Consent Application (File Number: B2024-
0037).
Page 69
Department/Agency Comments
Received
Summary of Comment
Kawartha Pine Ridge
District School Board
(KPRD)
☒ KPRD does not have objections to the
proposed rezoning, however, KPRD wishes to
ensure that the proposed stormwater
management strategy will be the appropriate
mechanism to mitigate potential stormwater
(including snow storage/load) impacts on the
neighbouring KPRD property. Comments will
be addressed through the Consent Application
(File Number: B2024-0037).
PNVC District Catholic
School Board
Comments Outstanding.
Conseil Scolaire
Catholique Mon Avenir
Comments Outstanding.
Conseil Scolaire
Viamonde
☒ Conseil Scolaire Viamonde has no objection to
the rezoning.
Rogers Cable ☒ Rogers Cable has no objection to the rezoning.
Bell Canada ☒ Bell Canada has no objection to the rezoning.
Clarington Fire &
Emergency Services
Division
☒ Clarington Fire & Emergency Services Division
has no objection to the rezoning.
Clarington Engineering
Development Division
☒ Clarington Development Engineering Division
has no objection to the proposal. Conditions
provided for consent agreement (File Number:
B2024-0037). The review of the cost estimate
has also been completed, and we are satisfied
with its contents. All works and services must
be designed and constructed in accordance
with the Municipality of Clarington Design
Criteria and Standard Drawings, provisions of
the Municipality Development By-Law, and all
applicable legislation and to the satisfaction of
the Deputy CAO of Planning and Infrastructure
Services.
Clarington Accessibility
Committee
Comments Outstanding.
Clarington Building
Division
☒ Clarington Building Division has no objection to
the rezoning.
Page 70
MUNICIPALITY OF CLARINGTON
SURVEYOR'S REAL PROPERTY REPORT
PART 'A' PLAN OF SURVEY
SNOW
STORAGE
AREA
JUNE 26/2025
Attachment 3 to Report PDS-049-25
Page 71
IBW
S U R V E Y O R S
$WWDFKPHQWWR5HSRUW3'6
Page 72
GENERAL NOTES
THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND THE
LANDSCAPE ARCHITECT RETAINS OWNERSHIP OF THESE
DRAWINGS. THEY ARE FOR SITE PLAN APPROVAL ONLY AND MAY
REQUIRE FURTHER CONSTRUCTION DETAILING AND
COORDINATION WITH OTHER ASSOCIATED PROFESSIONAL DESIGN
SERVICES BEFORE ACTUAL TENDER AND CONSTRUCTION
COMMENCES. DIMENSIONS ARE TO BE VERIFIED PRIOR TO
CONSTRUCTION. DRAWINGS ARE NOT TO BE SCALED. IT IS
ADVISED THAT CONTRACTORS CONTACT THE LANDSCAPE
ARCHITECT PRIOR TO CONSTRUCTION TO ENSURE THE USE OF
THE LATEST REVISED DRAWINGS. THE LANDSCAPE ARCHITECT IS
NOT LIABLE FOR ERRORS OR OMISSIONS ARISING FROM
UTILIZATION OF THESE PLANS BEFORE THE SAID DRAWINGS ARE
SEALED, SIGNED AND DATED, AND THE LANDSCAPE ARCHITECT IS
CONTRACTED TO PROVIDE CONSTRUCTION ADMINISTRATION AND
CERTIFICATION SERVICES BY THE OWNER. ALL APPARENT
DISCREPANCIES ARE TO BE REPORTED IN WRITING TO THE
LANDSCAPE ARCHITECT BEFORE CONSTRUCTION COMMENCES.
THE LOCATION OF PROPERTY LINES, ELEVATIONS AND
FACILITIES ON THIS PLAN WERE DRAWN ON THE BASIS OF A
DIGITAL SITE PLAN OR SURVEY DATA PROVIDED BY OTHER
CONSULTANTS.
IT IS THE RESPONSIBILITY OF THE CLIENT AND HIS
CONTRACTORS TO CONFIRM THE ACCURACY OF THE SETBACKS,
LOCATIONS AND GRADES ETC. ANY VARIATIONS BETWEEN
EXISTING CONDITIONS AND THIS PLAN SHOULD BE ADJUSTED ON
SITE AND REPORTED TO THE CONSULTING LANDSCAPE
ARCHITECT TO DETERMINE THE IMPACT OF THE VARIATIONS ON
THE SUITABILITY OF THE PROPOSED DEVELOPMENT.
CONSTRUCTION MUST CONFORM TO ALL CODES AND
REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.
CONCEPTUAL
PRELIMINARY
SITE PLAN
PERMIT
TENDER
CONTRACT
CONSTRUCTION
AS-BUILT
LOCATION MAP
THESE LANDSCAPE DRAWINGS SHALL ONLY BE USED FOR THE
PURPOSES INDICATED BELOW AS NOTED AND WHEN SIGNED BY
THE CONSULTING LANDSCAPE ARCHITECT.
53 Liberty Street
PROJECT NAME
PROJECT:
DRAWING:
DRAWN BY:
CT
SCALE:
2023-10-17
DATE:CHECKED BY:
KF DRAWING
of 22023-110JOB NO.:
File #2023-110
SPA FILE #
Landscape Architects & Consulting Arborists
230 Westney Road S Unit 308, Ajax, ON L1S 7J5
O: (905) 839-5599 \\ Email: info@hkla.ca \\ Web: www.hkla.ca
LIBERTY ST N.KING ST E.CONCESSION ST E.SITE
FOEKYLC
H
MEMBE R
ONOITICOSS
AOIRATNOSTCEIHCRAEPAC
S
DNALF
TAREVISIONS
NO. DATE NOTES BY
1 2023-10-25 LANDSCAPE PLAN CT
2 2024-09-05 REVISED PER NEW SITE PLAN JC
3 2025-06-17 REVISED PER ZBA COMMENTS RN
L-L1
1
1:100
0 1 2 3 4 6 8 10 15m
SCALE 1:100
SET
SET
RISE
RISE
N
W ELIBERTY STREET NORTHLANDSCAPE PLAN
SYMBOL DESCRIPTION QTY DETAIL
Site Furnishings
Maglin MBR400-7-S 1 7/L-D1
32 EXTERIOR IMPROVEMENTS
Tactile Walking Surface Indicator 1 6/L-D1
Concrete Paving
Concrete Paving with 200mm depth of 19mm
Crusher Run Limestone
101.2 m²2/L-D1
Unit Paving
Unilock Beacon Hill A
Classic random appearance. Pattern requires
(40%) Large Rectangle, (20%) Small Rectangle,
and (40%) Square units. For pedestrian and
light vehicular applications.
10.6 m²4/L-D1
Identification Devices
ACCESSIBLE PARKING SIGN 1 8/L-D1
Planting
SOD OVER 150MM TOPSOIL 208.2 m²1/L-D1
REFERENCE NOTES SCHEDULE
7
L-D1
MAGLIN BIKE RACK -
MBR400-7-S
6
L-D1
ACCESSIBLE RAMP
WITH TACTILE
INDICATORS 3
L-D1
DECIDUOUS TREE
PLANTING
1
L-D1
SOD OVER 150MM
TOPSOIL
2
L-D1
NATURAL CONCRETE
PAD W/ MESH
5
L-D1
ACCESSIBLE
PARKING STALL
LINES
8
L-D1
ACCESSIBLE
PARKING SIGN
EXTENT OF DROP CURBEXISTING CONCRETE SIDEWALKEXISTING CONCRETE SIDEWALKAT GRADE PLANTING BED
SNOW STORAGE
(AS PER SITE PLAN)
CODE QTY BOTANICAL NAME COMMON NAME SIZE CONT REMARKS
TREES
CCE 3 Cercis canadensis Eastern Redbud 40mm Cal.W.B.
GLE 1 Gleditsia triacanthos Honey Locust 60mm Cal.W.B. DT/N
PGW 2 Picea glauca White Spruce 180cm Ht.W.B.DT/N
SHRUBS
CAL ACF 9 calamagrostis x acutiflora Feather Reed Grass 1gal Potted
COR STO 2 Cornus stolonifera Red Osier Dogwood 50cm Ht.Potted DT/N
ECH PUR 27 Echinacea purpurea Coneflower 1gal Potted DT
HEM ORO 9 Hemerocallis x 'Stella de Oro' Stella de Oro Daylily 1gal Potted
PLANT SCHEDULE
SNOW STORAGE
(AS PER SITE PLAN)
ECH PUR
10
ECH PUR
17HEM ORO
9
CAL ACF
9
COR STO
2
EXISTING TREE TO
BE RETAINED
$WWDFKPHQWWR5HSRUW3DS
Page 73
GENERAL NOTES
THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND THE
LANDSCAPE ARCHITECT RETAINS OWNERSHIP OF THESE
DRAWINGS. THEY ARE FOR SITE PLAN APPROVAL ONLY AND MAY
REQUIRE FURTHER CONSTRUCTION DETAILING AND
COORDINATION WITH OTHER ASSOCIATED PROFESSIONAL DESIGN
SERVICES BEFORE ACTUAL TENDER AND CONSTRUCTION
COMMENCES. DIMENSIONS ARE TO BE VERIFIED PRIOR TO
CONSTRUCTION. DRAWINGS ARE NOT TO BE SCALED. IT IS
ADVISED THAT CONTRACTORS CONTACT THE LANDSCAPE
ARCHITECT PRIOR TO CONSTRUCTION TO ENSURE THE USE OF
THE LATEST REVISED DRAWINGS. THE LANDSCAPE ARCHITECT IS
NOT LIABLE FOR ERRORS OR OMISSIONS ARISING FROM
UTILIZATION OF THESE PLANS BEFORE THE SAID DRAWINGS ARE
SEALED, SIGNED AND DATED, AND THE LANDSCAPE ARCHITECT IS
CONTRACTED TO PROVIDE CONSTRUCTION ADMINISTRATION AND
CERTIFICATION SERVICES BY THE OWNER. ALL APPARENT
DISCREPANCIES ARE TO BE REPORTED IN WRITING TO THE
LANDSCAPE ARCHITECT BEFORE CONSTRUCTION COMMENCES.
THE LOCATION OF PROPERTY LINES, ELEVATIONS AND
FACILITIES ON THIS PLAN WERE DRAWN ON THE BASIS OF A
DIGITAL SITE PLAN OR SURVEY DATA PROVIDED BY OTHER
CONSULTANTS.
IT IS THE RESPONSIBILITY OF THE CLIENT AND HIS
CONTRACTORS TO CONFIRM THE ACCURACY OF THE SETBACKS,
LOCATIONS AND GRADES ETC. ANY VARIATIONS BETWEEN
EXISTING CONDITIONS AND THIS PLAN SHOULD BE ADJUSTED ON
SITE AND REPORTED TO THE CONSULTING LANDSCAPE
ARCHITECT TO DETERMINE THE IMPACT OF THE VARIATIONS ON
THE SUITABILITY OF THE PROPOSED DEVELOPMENT.
CONSTRUCTION MUST CONFORM TO ALL CODES AND
REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.
CONCEPTUAL
PRELIMINARY
SITE PLAN
PERMIT
TENDER
CONTRACT
CONSTRUCTION
AS-BUILT
LOCATION MAP
THESE LANDSCAPE DRAWINGS SHALL ONLY BE USED FOR THE
PURPOSES INDICATED BELOW AS NOTED AND WHEN SIGNED BY
THE CONSULTING LANDSCAPE ARCHITECT.
53 Liberty Street
PROJECT NAME
PROJECT:
DRAWING:
DRAWN BY:
CT
SCALE:
2023-10-17
DATE:CHECKED BY:
KF DRAWING
of 22023-110JOB NO.:
File #2023-110
SPA FILE #
Landscape Architects & Consulting Arborists
230 Westney Road S Unit 308, Ajax, ON L1S 7J5
O: (905) 839-5599 \\ Email: info@hkla.ca \\ Web: www.hkla.ca
LIBERTY ST N.KING ST E.CONCESSION ST E.SITE
FOEKYLC
H
MEMBE R
ONOITICOSS
AOIRATNOSTCEIHCRAEPAC
S
DNALF
TAREVISIONS
NO. DATE NOTES BY
1 2023-10-25 LANDSCAPE PLAN CT
2 2024-09-05 REVISED PER NEW SITE PLAN JC
3 2025-06-17 REVISED PER ZBA COMMENTS RN
L-D1
2
NTS
DETAILS
SOD OVER 150MM TOPSOIL
SECTION PLAN VIEW
PLANT IN STRETCHER BOND PATTERN
SOD: SOD SHALL BE CERTIFIED No.1 CULTIVATED SOD AS SCHEDULED, GROWN AND SOLD IN ACCORDANCE
WITH CLASSIFICATION OF THE NURSERY SOD GROWERS' ASSOCIATION OF ONTARIO. IT MUST BE FIBROUS
AND WELL ROOTED; FREE FROM STONES, MATTED OR DEAD GRASS AND PERENNIAL WEEDS AND SHALL
HAVE BEEN SUBJECT TO REGULAR MOWING AND TREATMENT WITH SELECTIVE WEED KILLER AND
INSECTICIDES DURING THE PREVIOUS GROWING SEASON. THE SOD MUST BE ROLLED IN SUCH A MANNER
AS TO PREVENT TEARING DURING HANDLING. THE SOD MUST BE TRANSPORTED AND LAID WITHIN FOUR (4)
DAYS OF LIFTING AND SHALL BE PROTECTED DURING TRANSPORTATION TO PREVENT DRYING OUT. DRIED
OUT UNHEALTHY SOD WILL NOT BE ACCEPTED ON SITE. SHOULD THERE BE AN UNAVOIDABLE DELAY IN
INSTALLATION THE SOD MUST BE KEPT COOL AND MOIST UNTIL IT IS LAID.
FERTILIZER: SPREAD PRE-SODDING FERTILIZER (10:10:10) AT THE RATE OF 75 GRAMS PER SQ.M.
AT LEAST ONE (1) WEEK BEFORE THE SOD IS LAID USING AN APPROVED BROAD CAST DISTRIBUTOR;
WORKING IT INTO THE TOP 75mm OF SOIL BY CROSS-HARROWING OR RAKING.
LAYING SOD: THE SURFACE OF THE SOIL MUST BE RAKED LEVEL OR TO FORM EVEN-FLOWING CONTOURS,
AND WELL FIRMED BUT LEAVING A FINE LOOSE TEXTURE BEFORE THE SOD IS LAID. THE SOD SHALL BE
LAID IN ROWS COMMENCING AT A POINT CLOSE SOIL ACCESS SO THAT WORK PROCEEDS OVER THE SOD
ALREADY LAID USING ADEQUATE TIMBER PLANKS TO SUPPORT WORKMEN AND WHEELBARROWS. SOD
SHALL BE LAID IN STRETCHER BOND PATTERN (AS IN BRICK WALLS) WITH BROKEN CROSS JOINTS. THEY
SHALL BE CLOSELY BUTTED TOGETHER LEAVING NO GAP AFTER THE SOD IS PROPERLY PLACED THE SOD
IS TO BE ROLLED TO INSURE GOOD CONTACT BETWEEN SOD AND UNDERLYING SOIL. ROLLING IS TO BE
PERPENDICULAR TO THE DIRECTION IN WHICH THE SOD WAS LAID. ANY IRREGULARITIES SHALL BE
ADJUSTED BY LIFTING AND RAKING OUT OR INFILLING WITH FINE SOIL. EDGES WILL ALWAYS BE LAID WITH
WHOLE TURFS. THE FINISHED LEVEL OF THE TURF SHALL CONFORM TO THE LEVELS SHOWN ON THE
DRAWINGS AND SHALL BE 25mm ABOVE PREVIOUS SOIL LEVEL ADJOINING EXISTING TREES OR SHRUBS.
SOD MUST NOT BE LAID DURING SNOW OR FROSTY WEATHER OR ON EXCEPTIONALLY DRY OR
WATERLOGGED GROUND. IMMEDIATELY AFTER INSTALLATION, THE CONTRACTOR MUST WATER THE SOD
AND UPPER 150mm OF SOIL.
MOWING AND TRIMMING: DURING THE GROWING SEASON THE GRASS WILL BE CUT WITH AN APPROVED
MACHINE AT REGULAR INTERVALS TO ENSURE THAT THE GRASS DOES NOT EXCEED 50mm HIGH. THE
EDGES OF THE SODDED AREAS SHALL BE NEATLY TRIMMED BY HAND CLIPPING AT THE TIME OF EACH
MOWING. HEAVY GRASS MOWINGS MUST BE REMOVED OR SPREAD ABOUT EVENLY IMMEDIATELY AFTER
TRIMMING AND MOWING.
HANDOVER: AREAS WILL NOT BE ACCEPTED FOR HANDOVER ON THE SPECIFIED DATES IF FOR ANY OF THE
FOLLOWING REASONS THE WORK IS NOT UP TO STANDARD: (A) IF THE SWARD HAS FAILED TO ESTABLISH
ITSELF TO THE SATISFACTION OF THE OWNER; (B) IF THE GRASS IS DAMAGED BY FAILURE TO CARRY OUT
MAINTENANCE OPTIONS; (C) IF PARTS OF GRASS ARE ONLY HALF-COMPLETED; (D) IF SINKAGE BELOW
FINISHED LEVEL HAS OCCURRED; (E) THE GRASS AREAS AND SITE HAVE NOT BEEN CLEARED OF STONE,
WEEDS AND OTHER RUBBISH; (F) IF RESODDED PATCHES HAVE NOT BECOME ESTABLISHED. THE
CONTRACTOR IS TO CONTINUE TO MAINTENANCE OF THE GRASS UNTIL ACCEPTANCE AND IS RESPONSIBLE
FOR A MINIMUM OF ONE CUT.
#1 NURSERY SOD
150EXISTING SOIL
150mm MIN.
TOPSOIL (AFTER
COMPACTION)
1 NATURAL CONCRETE PAD W/ MESH
WITH OPTIONAL DRAIN
~4750mm BETWEEN EXPANSION JOINTS
2
PLANTING SOIL MIX
UNDISTURBED SUB-GRADE
APPROVED PLANTING SOIL MIX
DECIDUOUS TREE PLANTING
REMOVE ONLY DEAD OR BROKEN
BRANCHES. NEVER CUT LEADER.
TWO 51x51x2400mm WOOD STAKES
IF PLANTING IN FALL OR WINTER, WRAP TRUNK
FROM TOP OF BALL TO 305mm BELOW FIRST
BRANCH WITH BURLAP TREE WRAP TO PREVENT
SUNSCALD. REMOVE WRAP IN SPRING. IF PLANTING
IN SPRING OR SUMMER, REMOVE ANY TRUNK WRAP.
FASTEN WITH 1/4" HEMP ROPE THROUGH 10mm DIA.
RUBBER HOSE TO SUPPORT TREE. STAKES PARALLEL
TO PREVAILING WIND. TWIST HEMP ROPE BETWEEN
TREE TRUNK AND STAKE TO PREVENT SLIPPING
DOWN TRUNK. TIE SECURELY TO STAKE WITH DOUBLE
WRAP. DO NOT DOUBLE WRAP AROUND TRUNK.
200x250mm HT. MIN. BIG 'O' PIPE FOR RODENT/
WEED TRIMMER PROTECTION
REMOVE TOP 1/3 OF BURLAP AND WIRE BASKET.
FROM ROOT BALL. RANDOMLY CUT REST OF
BASKET. (POLYETHYLENE WRAPPED ROOT BALL
WILL NOT BE ACCEPTABLE)
CONSTRUCT 150mm TOPSOIL SAUCER PROVIDE 150mm
WOOD CHIP MULCH OR AS SPECIFIED OVER
1200x1200mm SQUARE OF BIODEGRADABLE
NON-WOVEN LANDSCAPE FABRIC.
PROVIDE ONE 16/10/9 FERTILIZER SPIKE PER
TREE OR APPROVED ALTERNATE
WASH TOPSOIL INTO SPACES AROUND ROOT
BALL LEAVING NO AIR POCKETS
BREAK UP EDGES OF TREE PIT WITH
SHOVEL
150mm COMPACTED SUPPORTING MOUND OF
APPROVED PLANTING SOIL MIX
NOTES:
1. ALL DIMENSIONS IN MILLIMETERS
2. WATER WELL UPON COMPLETION
3. EXCAVATE TREE PIT TO 1800mm DIA. MIN. REMOVE
ANY EXCESS SOIL OR RUBBISH OFF-SITE UNLESS
OTHERWISE DIRECTED.
4. REMOVE ALL STAKES AND ROPE AFTER 1 YEAR.
SET TREE 50mm HIGHER THAN
ADJACENT FINISHED GRADE TO
ALLOW FOR SETTLEMENT
5 PARTS DARK LOAM
2 PARTS COMPOSTED COW MANURE
1 PART PEAT MOSS
1 PART BEACH WASHED SAND
.50 KILOS/CUBIC METER (1LB.
BONE MEAL PER CUBIC YARD SOIL)
BLOW-UP
WOOD STAKE AND HEMP ROPE3 BEACON HILL SMOOTH AND SERIES
N.T.S.
MAIN PAVER:
UNILOCK - BEACON HILL™ SMOOTH
COLOUR: GRANITE FUSION
LAYING PATTERN A
SOLDIER COURSE:
UNILOCK - SERIES
COLOUR: BLACK GRANITE
SIZE: 20cm x 10cm x 10cm
NOTE:
REFER TO DETAIL FOR INSTALLATION
INSTRUCTION
4 321413.03-18 18001800
ACCESSIBLE PARKING STALL LINES 57003400 1500
5
ACCESSIBLE RAMP WITH TACTILE INDICATORS
DROP CURB
6 MAGLIN BIKE RACK - MBR400-7-S
N.T.S.7 129313.30-09
ACCESSIBLE PARKING SIGN
BY PERMIT
ONLY3015
351252530103075150WHITE REFLECTIVE
BLUE REFLECTIVE
WHITE REFLECTIVE
BLACK LETTER "P"
2 cm RED REFLECTIVE
1.5 cm RED REFLECTIVE
LEGEND AND BORDER
ANNULAR BAND
INTERDICTORY
STROKE
BACKGROUND
BACKGROUND,
OUTLINE
SYMBOL &
BORDER450300
NOTES:
1. ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE NOTED.
2. SIGN TO BE MOUNTED TO EITHER A 3650x75mm OD GALVANIZED
STEEL POST OR OTHER FACE AT 1800mm HT. MIN.
3. FONT HELVETICA BOLD CONDENSED.
LETTERING &
8
PLANTING SOIL MIX
CONIFEROUS TREE PLANTING
N.T.S.WOOD STAKE AND HEMP ROPE
NOTES:
1. STAKES & ROPE TO BE REMOVED AT END OF ONE YEAR
2. THE USE OF AUGERS OR TREE SPADES FOR
EXCAVATING TREE PITS IS NOT PERMITTED
3. WATER WELL UPON COMPLETION
4. EXCAVATE TREE PIT TO 1800mm DIA. MIN. REMOVE ANY
EXCESS SOIL OR RUBBISH OFF-SITE UNLESS
OTHERWISE DIRECTED.
5. ALL DIMENSIONS IN MILLIMETERS
REMOVE ONLY DEAD OR BROKEN
BRANCHES. NEVER CUT LEADER.
TWO 50x50mm WOOD STAKES,
2400mm LONG MIN.
FASTEN WITH 1/4" HEMP ROPE TO
SUPPORT TREE. TIE AS PER DIAGRAM
PROVIDE 250mm OF 200mm Ø BIG 'O'
AROUND BASE OF TRUNK FOR RODENT/
WEED TRIMMER PROTECTION
PROVIDE 150mm OF WOOD CHIP
MULCH IN 150mm DEEP SAUCER
OVER 1.2m SQUARE
BIO-DEGRADABLE NON-WOVEN
LANDSCAPE FABRIC.
PROVIDE 1 16/8/8 EVERGREEN
FERTILIZER SPIKE PER TREE OR
APPROVED ALTERNATE
WASH TOPSOIL INTO SPACES
AROUND ROOTBALL LEAVING
NO AIR POCKETS
APPROVED PLANTING SOIL MIX
UNDISTURBED SUB GRADE
150mm COMPACTED MOUND OF
APPROVED PLANTING SOIL MIX
BREAK UP EDGES OF TREE PIT WITH
SHOVEL
5 PARTS DARK LOAM
2 PARTS COMPOSTED COW MANURE
1 PART PEAT MOSS
1 PART BEACH WASHED SAND
.50 KILOS/CUBIC METER (1LB. BONE
MEAL PER CUBIC YARD SOIL)
BLOW-UP
REMOVE TOP 1/3 OF BURLAP AND WIRE BSKT.
FROM ROOT BALL. RANDOMLY CUT REST OF
BASKET. (POLYETHYLENE WRAPPED ROOT
BALL WILL NOT BE ACCEPTABLE)
9 329344.01-019
REFER TO INSTALLATION
DETAIL PROVIDED ON
THE SITE SERVICING PLAN
NOTE:
Page 74
Staff Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 20, 2025 Report Number: PUB-017-25
Submitted By: Lee-Ann Reck, Deputy CAO, Public Services
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Camp 30 Cafeteria Building Costing Options for Temporary Stabilization
and Demolition
Recommendation:
1. That Report PUB-017-25, and any related delegations or communication items, be
received for information.
Page 75
Municipality of Clarington Page 2
Report PUB-017-25
Report Overview
The purpose of this report is to provide funding options for the cost of demolition and $4.5m
for abatement and temporary stabilization of the Cafeteria building at Camp 30 as requested
at General Government Committee through resolution GG-142-25. The cost for demolition of
the Cafeteria building is estimated to be $1.44 million.
Both items are not Development Charge or Community Benefit Charges eligible and the
demolition cost cannot be debentured. It is recommended that should either of these options
be approved that they be funded through reserve funds and that options be considered to
replenish the reserves.
In addition, this report provides an update on the Clarington Heritage Committee and Jury
Lands Foundation reconsideration of the Cafeteria Building Heritage Impact Assessment
and High-Level Costing Reports appended to Staff report PDS-039-25.
1. Background
1.1 Memo-008-24 Budget Decision on the Cafeteria Building at Camp 30 provided a cost
estimate of $4.5 million to abate and stabilize the Cafeteria building.
1.2 Report PDS-039-25, Camp 30 Cafeteria Building Heritage Impact Assessment for
Alternatives to Full Restoration and Accompanying High Level Costing June 16, 2025
included a cost estimate of $1.44 million for demolition (option 4).
1.3 At General Government Committee on September 8, 2025 in response to staff report
PUB-014-25 which provided an update on the Cafeteria Building, the following
resolution was approved;
Resolution #GG-142-25
That Report PUB-014-25, and any related delegations or communication items, be
received;
That Council direct Staff to immediately install expanded collapse area fencing and put
in place additional security measures to mitigate risk;
That the remaining funds held in the General Capital Reserve for Camp 30 repairs and
maintenance, approximately $200,000 be made available for proposed risk mitigations;
That the Staff Report in October 2025, regarding Camp 30, includes options for the cost
of demolition and where the $4.5 million for stabilization may come from; and
Page 76
Municipality of Clarington Page 3
Report PUB-017-25
That all interested parties listed in Report PUB-014-25, be advised of Council’s
decision.
1.4 The expanded collapse area fencing was installed in late August and additional security
was added in the last week of September.
2. Financial Considerations
2.1 As previously reported, (Section 5, PDS-039-25) restoration of the Cafeteria building
would not be eligible for Development Charges as it is not currently planned for use in
an eligible category. Further, Community Benefit Charges may only be used for growth-
related capital investments, at the time of the report there are no Council approved uses
for the building that would tie its restoration to growth needs.
2.2 Debt financing cannot be accessed solely for demolition of the building. As the asset
would not exist following demolition, it would not meet our current debt management
strategy or the legislative requirements of being a capital work.
2.3 Debt financing is not recommended for the temporary stabilization and abatement
option of $4.5 million as the lifespan of the work is estimated to be shorter than the term
of the debt. This type of stabilization is not to be confused with the required measures
needed to provide stable long-term commemoration, if Council chooses that option.
2.4 Use of the Miscellaneous Capital Reserve Fund is recommended for either demolition
or temporary stabilization. Other capital projects that would otherwise be funded by the
reserve fund could be funded by debentures or increased contributions to the reserve
funds to meet the cash flow needs of the Municipality. Specific projects would be
identified in future budgets as necessary.
2.5 Council will be considering the adoption of the Development Charges Study,
Community Benefit Charges Strategy(CBC) and by-laws in November 2025. The Draft
CBC Strategy has been available for public input since March 2025. The Strategy
contemplates CBC support for approximately $4.8 million of eligible costs; however,
there is only an estimated $399,000 to $1.47 million in CBC revenue expected over the
period 2025 to 2034. The estimated revenue is not sufficient to fund projects contained
in the draft CBC Strategy let alone adding Camp 30 as an additional project .
3. Heritage Committee and Jury Lands Foundation
3.1 The Clarington Heritage Committee (CHC) meeting agenda for September 16, 2025
included the Heritage Impact Assessment and High Level Costing Report for the
Cafeteria Building. Staff also advised the CHC that addition engineering assessments
revealed further structural deterioration, including a partial roof collapse and bowing
walls. Further discussion ensued and the CHC members reaffirmed that their role is to
assess heritage value, not financial viability.
Page 77
Municipality of Clarington Page 4
Report PUB-017-25
3.2 The CHC agreed that the May 20, 2025 CHC motion stands.
“That the Committee does not support two of the options presented, being Option 3
(Footprint Delineation) and Option 4 (Complete Demolition), and recommends to
Council that those options not be considered.
That the Committee recommends that Council continues to consider the full restoration
alternative.”
3.3 The Jury Lands Foundation submitted a letter to Clerks on September 4, 2025
addressing the General Government Committee for September 8. The letter was
included in the post-agenda.
3.4 Through the letter received on September 4, 2025 Jury Lands Foundation confirmed
their commitment to the preservation of the Camp 30 site, spe cifically restoring the
Cafeteria Building to a hard-shell pavilion with the long-term goal of full preservation as
funds become available.
4. Concurrence
This report has been reviewed by the Deputy CAO/Treasurer, Finance and Technology
who concurs with the recommendations.
5. Conclusion
It is respectfully recommended that this staff report be received for information.
Staff Contact: Lee-Ann Reck, Deputy CAO, Public Services, LReck@clarington.net and Darryl
Lyons, Deputy CAO, Planning and Infrastructure Services, DLyons@clarington.net
Attachments:
Not Applicable
Interested Parties:
The following interested parties will be notified of Council's decision:
Clarington Heritage Committee
Jury Lands Foundation
Page 78
Staff Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 20, 2025 Report Number: LGS-036-25
Authored by: Cheryl Waters, Real Estate Manager
Submitted By: Rob Maciver, Deputy CAO/Solicitor, Legislative Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: L4000-10-129E
Report Subject: Outline of Council Policy CP-004 Road Closure and Conveyance
Recommendation:
1. That Report LGS-036-25, and any related delegations or communication items, be
received for information.
Page 79
Municipality of Clarington Page 2
Report LGS-036-25
Report Overview
This report will clarify the requirements of Council Policy CP-004 Road Closure and
Conveyance and further clarify the issue presented to Council pursuant to a delegation at
the June 16, 2025, Planning and Development Committee meeting by a landowner
regarding the inability to build on a property that does not front an assumed Public Road.
1. Background
1.1 At the June 16, 2025, Planning and Development Committee meeting, the owner of land
(as shown outlined in blue) that fronts the unopened road allowance between Lot 2 and
Lot 3 Concession 5, near Cole Road, in Bowmanville (as shown in red) delegated to
Council.
1.2 The delegant explained their issue regarding the inability to acquire a building permit as
the lands front an unopened road allowance. The delegant requested that the
Municipality provide an easement over a portion of the unopened road allowance to
allow him to construct a driveway and associated single family dwelling.
1.3 The property is zoned A1 and EP which allows for a single-family residential dwelling.
However, Zoning By-Law 84-63 Section 3.8 (a) prohibits the issuance of a building
permit as the lot does not front an assumed public road. The section reads: No building
or structure shall be erected in any Zone, unless the lot fronts upon an improv ed public
street, maintained year-round.
1.4 As a result of this delegation and discussion, Council resolution PD-058-25 was
approved requesting staff report back to Council outlining Council Policy CP-004 Road
Closure and Conveyance (Attachment 1), clarifying the steps to convey an unopened
road allowance and its relationship to the issue brought forward by the delega nt.
Page 80
Municipality of Clarington Page 3
Report LGS-036-25
2. Discussion
Council Policy CO-004 Road Closure and Conveyance
2.1 Report LGS-022-23 was brought to the June 19, 2023, Joint Committee Meeting
requesting the adoption of the Road Closure and Conveyance Policy. By Council
Resolution # C-092-23 on June 26, 2023, the Policy was adopted with the exception of
Section 5.3.1.
2.2 The policy provides for the following procedures when the Municipality is asked to
consider declaring surplus and conveying an unopened road allowance.
Initial Screening
2.3 Applicants must complete and submit an application together with a non-refundable
application fee.
2.4 In consultation with the relevant staff and external agencies, a preliminary determination
is made as to whether the road allowance in question is surplus to the needs of the
Municipality.
When Lands are Deemed NOT Surplus to the Needs of the Municipality
2.5 It is the policy of the Municipality not to declare as surplus to the needs of the
Municipality any road allowance that:
a) does not abut property already owned by the applicant;
b) due to its closure would compromise the future development of surrounding
lands;
c) due to its closure would generate an excessive burden of traffic elsewhere;
d) would prohibit or restrict the safe passage of vehicles and/or pedestrians into
recreational parks or other facilities;
e) would obstruct or restrict the access into lands which have enjoyed the
convenience of the road allowance for access purposes;
f) abuts on land, including land covered by water, owned by the Crown in right of
Canada;
g) leads to or abuts on a bridge, wharf, dock, quay or other work owned by the
Crown in right of Canada; or
Page 81
Municipality of Clarington Page 4
Report LGS-036-25
h) is covered by water.
2.6 There may be other circumstances where the decision is made not to move forward with
the surplus declaration and conveyance. If staff determine that the road allowance
should not be declared surplus, the application is not processed further unless Council
instructs otherwise.
When Lands are Deemed to be Surplus to the Needs of the Municipality
2.7 Staff prepare a recommendation report for the General Government Committee, setting
out the details of the request, and the reasons for the recommendation .
2.8 Written notice of the General Government Committee meeting at which the
recommendation report will be considered is provided to every owner of land that abuts
the road allowance proposed to be conveyed, and every owner of land that abuts the
applicant’s property.
2.9 If Council adopts the staff recommendation to close and convey the road allowance, the
necessary by-law to close and convey the road allowance will ap pear on the Council
agenda for enactment, following which the transaction will be concluded by in the form
of an Agreement of Purchase Sale at a value to be determined by the commissioning of
a “principle of contribution” appraisal of the lands to be conveyed.
The Policy’s Impact to the Delegant
2.10 The delegant has not made a formal application under the Policy, nor ha ve they
submitted the required application fee. The delegant is entitled to make a formal
application under the Policy if they wish to do so, and staff would process the
application and respond to it in accordance with the Policy if an application is made.
2.11 If an application is made, staff believe that it is very unlikely that it would result in a
recommendation from staff to sell the road allowance to the delegant, as the road
allowance is unlikely to be surplus to the needs of the municipality, and its conveyance
to the delegant would adversely impact other owners who currently rely on the public
right of access to reach their own properties.
2.12 The delegant has asked that the Municipality grant them an easement over the road
allowance. The Policy does not cover the granting of easements, as easements cannot
be granted over road allowances, whether opened or unopened.
Page 82
Municipality of Clarington Page 5
Report LGS-036-25
Road Access Requirements to Obtain a Building Permit
2.13 The requirements for road access for the delegant to obtain a building permit are
contained in section 3.8 of Zoning By-law 84-63, and the delegant’s property does not
meet the requirements in any of the subsections, as:
2.13.1. Under subsection (a), it is not on an assumed road.
2.13.2. Under subsection (b), it is not a lot on a plan of subdivision as required for
a building permit to be issued on an unassumed road.
2.13.3. Under subsection (c), it does not have access by a private right of way,
although it is possible that the delegant could obtain a private right of way over a
neighbour’s property to fulfil this requirement, with the neighbour’s consent.
2.13.4. Under subsection (d), it is not on a private road, which is a distinct type of
road that is not in public ownership.
2.14 Accordingly, the delegant’s property does not meet the requirements of Zoning By-law
84-63 for a building permit to be issued.
2.15 Staff do not recommend constructing a municipal road on the road allowance at this
time due to the significant cost and limited benefit to the community.
2.16 A very preliminary estimate of the cost to construct a road of approximately 300 metres
to reach the current entrance to the property is $540,000.00 ($1,800.00 per metre),
without consideration for ongoing maintenance.
2.17 As discussed above, the delegant can potentially fulfil the access requirements to obtain
a building permit by approaching the adjacent landowner about purchasing a private
right of way and constructing the driveway to his property through the neighbour’s
property.
3. Financial Considerations
Not Applicable.
4. Strategic Plan
Not Applicable.
5. Climate Change
Not Applicable.
Page 83
Municipality of Clarington Page 6
Report LGS-036-25
6. Concurrence
This report has been reviewed by the Deputy CAO/Planning and Infrastructure who
concurs with the recommendation.
7. Conclusion
It is respectfully recommended that Report LGS-036-25, and any related delegations or
communication items, be received for information.
Staff Contact: Cheryl Waters, Real Estate Manager, 905-623-3379 ext. 2029 or
cwaters@clarington.net.
Attachments:
Attachment 1 - Council Policy CP-004 Road Closure and Conveyance
Interested Parties:
The following interested parties will be notified of Council's decision:
Venizelos (Benny) Skouros
Page 84
Council Policy
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Page 1 of 10
Number: CP-004
Title: Road Closure and Conveyance
Type: Legal Services
Sub-type: Real Estate
Owner: Legislative Services
Legal
Approved By: Council
Approval Date: June 19, 2023
Effective Date: June 26, 2023
Revised Date: Click or tap to enter a date.
Applicable to: All Staff
1.Legislative or Administrative Authority:
Municipal Act, 2001, S.O. 2001, c. 25, including but not limited to sections 9, 11, 26,
27, 31, 34, and 43.
2.Purpose:
To provide an approved framework for Staff to follow upon receipt of a request to close
and convey a municipal road allowance into private ownership.
3.Scope:
This policy shall apply to circumstances in which a member of the public is seeking to
acquire ownership of a surplus municipal road allowance.
4.Definitions:
In this Policy,
“applicant” means the individual or party originating a request for the closure and
conveyance of any municipal road allowance;
“appraisal” means an appraisal of land value prepared by an accredited member of the
Appraisal Institute of Canada;
“convey” means the transfer of either a fee simple interest or an easement;
Attachment 1 to Report LGS-036-25
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Page 2 of 10
“reference plan” means a plan prepared by a certified Ontario Land Surveyor to
describe the lands to be closed and conveyed; and
“road allowance” follows the same usage as in the Ontario Municipal Act, 2001, S.O.
2001, c. 25.
5. Policy Requirements:
Application
5.1. The Municipality will not consider any request to close and convey a road
allowance unless the applicant has completed and submitted the
application included as Schedule “A” to this policy together with the non-
refundable application fee.
Initial Screening
5.2. The Manager of Development Engineering, with the approval of the
Director of Planning and Infrastructure Services, and in consultation with
the relevant Staff and external bodies listed in Schedule “B” to this policy,
shall make a preliminary determination as to whether the road allowance in
question is surplus to the needs of the Municipality.
5.3. In addition to other any other considerations determined to be relevant by
the Manager of Development Engineering and the Director of Planning and
Infrastructure Services, it is the policy of the Municipality not to declare as
surplus to the needs of the Municipality any road allowance that:
5.3.1. does not abut property already owned by the applicant;
5.3.2. due to its closure would compromise the future development of
surrounding lands;
5.3.3. due to its closure would generate an excessive burden of traffic
elsewhere;
5.3.4. would prohibit or restrict the safe passage of vehicles and/or
pedestrians into recreational parks or other facilities;
Page 86
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Page 3 of 10
5.3.5. would obstruct or restrict the access into lands which have
enjoyed the convenience of the road allowance for access
purposes;
5.3.6. abuts on land, including land covered by water, owned by the
Crown in right of Canada;
5.3.7. leads to or abuts on a bridge, wharf, dock, quay or other work
owned by the Crown in right of Canada; or
5.3.8. is covered by water.
5.4. If the Manager of Development Engineering and the Director of Planning
and Infrastructure Services determine that the road allowance should not
be declared surplus, the applicant shall be advised of the reasons for the
determination, and the application shall not be processed further unless
Council instructs otherwise.
Procedure for Council Approval
5.5. Upon a preliminary determination that the road allowance is surplus to the
needs of the Municipality, the applicant shall be so advised, and the
remaining steps in this policy shall be followed.
5.6. The Manager of Development Engineering, under the supervision of the
Deputy CAO/Solicitor, shall prepare a recommendation report for the
General Government Committee, setting out the details of the request, and
the reasons for the recommendation.
5.7. Written notice of the General Government Committee meeting at which the
recommendation report will be considered shall be provided to every owner
of land that abuts the road allowance proposed to be conveyed, and every
owner of land that abuts the applicant’s property.
5.8. The Staff recommendation shall be subject to the following conditions:
5.8.1. That the applicant shall pay the cost to prepare and register a
reference plan for the property to be conveyed;
5.8.2. That the applicant shall pay the cost for the Municipality to
obtain an appraisal of the property to be conveyed;
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Page 4 of 10
5.8.3. That the Deputy CAO/Solicitor is authorized to enter into an
agreement of purchase and sale with the applicant with a
purchase price consistent with the appraisal obtained for the
value of the property, and upon such other terms considered
necessary by the Deputy CAO/Solicitor;
5.8.4. That the applicant shall pay the non-refundable processing fee;
and
5.8.5. That once all conditions have been fulfilled by the applicant, the
Deputy CAO/Solicitor shall prepare the necessary by-law to
give effect to the closure and conveyance of the road
allowance.
5.9. If Council adopts the staff recommendation to close and convey the road
allowance, there will be no further reporting to Council. Provided that the
conditions are satisfied, the necessary by-law to close and convey the road
allowance will appear on the Council agenda for enactment, following
which the transaction will be concluded by the Deputy CAO/Solicitor.
Appraisal
5.10. For the purposes of this policy, the Municipality shall retain an accredited,
qualified, and independent appraiser to determine the fair market value of
the property to be conveyed.
5.11. For purposes of any appraisal required by this Policy, it shall be assumed
that the road allowance,
5.11.1. is a non-independently viable tract of land due to its
configuration, land area or specific location;
5.11.2. will be assimilated by the parent parcel;
5.11.3. has in place the identical official plan designation and zoning
classification and development potential of the parent parcel;
and
5.11.4. is vacant.
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Council Policy
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Page 5 of 10
5.12. The principle of contribution shall apply to any appraisal obtained pursuant
to this policy. The principle of contribution is a valuation principle that
states that the value of any component of a property is measured by how
much it adds to the net income or market value by reason of its presence
or detracts from the net income or market value by reason of its absence,
and the value of any factor of production depends upon its contribution to
net income or value and not upon its cost.
Schedules
5.13. The following Schedules are integral to and form a part of this policy:
5.13.1. Schedule “A” – Application Form
5.13.2. Schedule “B” – Circulation List for Consultation
5.14. The Deputy CAO/Solicitor is authorized to amend the Schedules to this
policy as needed.
6. Roles and Responsibilities:
6.1. Council is responsible for:
6.1.1. Approving this policy and associated fees.
6.2. Chief Administrative Officer (CAO) is responsible for:
6.2.1. Final endorsement of any Staff recommendations proceeding to
Council.
6.3. Deputy CAO/Solicitor is responsible for:
6.3.1. Obtaining all required property records and confirmation of
ownership.
6.3.2. Reviewing reference plans and appraisal reports for the
purposes of this policy.
6.3.3. Negotiation and execution of any agreements of purchase and
sale authorized pursuant to this policy.
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Page 6 of 10
6.3.4. Completion of land transactions authorized pursuant to this
policy.
6.3.5. Approve any alterations to the Schedules to this policy
proposed by the Manager of Development Engineering.
6.4. The Director of Planning and Infrastructure Services is responsible
for:
6.4.1. Approving decisions of the Manager of Development
Engineering pursuant to this policy.
6.5. Other Directors are responsible for the following within their scope of
authority:
6.5.1. Providing input on the advisability of road closure and
conveyance.
6.6. The Manager of Development Engineering is responsible for:
6.6.1. Receipt of applications pursuant to this policy.
6.6.2. Circulating the application as required.
6.6.3. Reaching a conclusion as to whether the road allowance is
surplus to the needs of the Municipality.
6.6.4. Notification to abutting landowners.
6.6.5. Updating the Schedules to this policy, as required.
7. Related Documents:
7.1. Clarington By-law 2011-011
8. Inquiries:
Deputy CAO/Solicitor
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9. Revision History:
Date Description of Changes Approved By
Page 91
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SCHEDULE “A” – ROAD CLOSURE AND CONVEYANCE APPLICATION FORM
PART A – APPLICANT INFORMATION
Name:
Address:
Email: Telephone:
PART B – DESCRIPTION OF ROAD ALLOWANCE
Town/Township:
Concession:
PART C – REQUEST TO CLOSE AND CONVEY
I/We, the undersigned, being the registered owner(s) of property abutting the road
allowance described above, request to purchase the road allowance accordance with
the Road Closure and Conveyance Policy.
PART D – AGREEMENT TO PAY COSTS
I/We, the undersigned, agree to pay all costs associated with the closure and
conveyance prior to the passing of the by-law in accordance with the Municipality’s
Policy and Procedure for Road Closure and Conveyance.
SIGNATURE OF APPLICANT(S):
DATE:
Submit to: Planning and Infrastructure Services Department, Manager of Development
Engineering
Page 92
Owner: Delpark Homes (Green) Inc.
Applicant: The Biglieri Group
Application Details:
Applications for a Zoning By-law Amendment, and proposed Draft Plan of Subdivision
•To create a total of 222 residential units consisting of 45 single detached dwelling units and 177 apartment units.
•A medium density block proposed consisting of 177 apartment units.
•A park, stormwater management pond, road widening
•Site area 21.67 hectares
Statutory Public Meeting
ZBA2025-0014 and SC-2022-0003
Location: 2600 and 2798 Green Road,
Bowmanville
Meeting Date: October 20, 2025
Page 93
Green Road Subdivision
2600-2798 Green Road
Statutory Public Meeting
October 20, 2025
Municipality File #s ZBA 2028 -0014 & SC -2025-003
1Page 94
CONTEXT
Bowmanville Valley
Conservation Area1
2
2
SUBJECT
SITE BOWMANVILLE
AVENUE
1
Harvey Jones Park
2
3
Brookhill Parkette
3GREEN ROAD
NASH ROA
D
LONGWOR
T
H
AVENUEMAPLE GROVE
ROAD
4 Existing Low-Density
Residential
4
5
Future Medium-Density
Residential
5
Future Longworth Extension
6
6 Page 95
SUBJECT SITE
➢Area: 21.67 hectares (53.5 acres )
▪Developable Area: 3.98 hectares (9.8 acres)
➢Frontage: 1,085 metres on Green Road and 199
metres on Nash Road
➢Vacant Agricultural Property with two existing
residential dwellings
➢Natural Heritage Features:
▪Brookhill Tributary
▪Maple Grove PSW
▪Woodlot
➢Longworth Avenue to be extended directly south
of the Subject Site
SUBJECT
SITE
3GREEN ROAD
NASH ROA
D
Page 96
SUBJECT SITE
4
3
2
4
4
3
2
1
1
Lands to the South
Maple Grove PSW
Rural Residential
east of Site
Maple Grove PSW
Page 97
PLANNING POLICY CONTEXT
➢Durham Regional Official Plan (2024)
▪Community Areas
➢Municipality of Clarington Official Plan
(2018)
▪Urban Residential
▪Environmental Protection Area
➢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
5
Municipality of Clarington Official Plan Map A3 –
Land Use
SUBJECT
SITE
Region of Durham Official Plan Map 1 –
Regional Structure
SUBJECT
SITE
SUBJECT
SITE
Page 98
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
URBANIZED STORMWATER MANAGEMENT
ENVIRONMENTAL CONSTRAINT
Page 99
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
➢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
Land Use Designations
➢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.
7Page 100
8
Land Use Designations
➢Urbanized Stormwater Management
▪Urbanized stormwater management
facilities are not traditional ponds but an
on-site control stormwater management
approach which may include Low Impact
Development best practices and green
infrastructure.Mix of housing types and tenures
in low-rise building forms
➢Environmental Constraint
▪Potential for environmental significance and
the underlying designation can not be
achieved until an EIS has been prepared
and the limits of the NHS confirmed to the
satisfaction of the Municipality and the
Central Lake Ontario Conservation
Authority (CLOCA).
➢Environmental Protection Area
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
Page 101
PROPOSED DEVELOPMENT
9
➢Zoning By-law Amendment &
Draft Plan of Subdivision
applications to permit a 222-unit
residential development
▪Forty-five (45) single-detached
lots with lot widths of 11.3 metres
and 12.0 metres
▪One-hundred Seventy-Seven
(177) apartment units in a 4-
storey building
▪Stormwater Management Block
(0.33 hectares)
▪Natural Heritage System (17.15
hectares)
▪30-metre Wetland MVPZ
▪15-metre Woodland MVPZ
▪Public Park (0.26 hectares
▪Street ‘A’ (18m) Local Road
▪Streets ‘B’ (15m) Local Roads
PUBLIC PARK
MEDIUM DENSITY BLOCK (APARTMENT)
Page 102
10
CONCEPTUAL RENDERINGS
11.3 metre Single Detached 12.0 metre Single Detached
Page 103
APARTMENT BUILDING – CONCEPT PLAN
11
➢One -hundred Seventy-Seven (177) apartment
units
➢Net density of 285 units per hectare
➢Vehicular access point from Street ‘B’
➢Pedestrian walkway to Green Road
➢Parking proposed at 1.25 spaces/unit (avg.) plus
0.25 spaces/unit for visitors
➢6.5 metre private road
➢Outdoor amenity areas
➢Further details at Site Plan Approval stage
Page 104
ADDITIONAL SUPPORTING DOCUMENTS SUBMITTED
➢Draft Plan of Subdivision (Biglieri)
➢Planning Rationale Report (Biglieri)
➢Cultural Heritage Impact Assessment
(Biglieri)
➢Sustainability Brief (Biglieri)
➢On-Street Parking Plan (Biglieri)
➢Functional Servicing and Stormwater
Management Report (DSEL)
➢Site Servicing, Grading, Drainage and
Erosion and Sediment Control Plans (DSEL)
➢Geotechnical Investigation (Soil Engineers)
➢Phase 1 and 2 Environmental Site Assessments
(Soil Engineers)
➢Hydrogeological Investigation Report (Soil
Engineers)
➢Environmental Noise Assessment (YCA
Engineering)
➢Transportation Impact Study (GHD)
➢Environmental Impact Study (GeoProcess )
➢Tree Preservation Plan (GeoProcess )
➢Stage 1 and 2 Archaeological Assessments (The
Archaeologists Inc.)
12Page 105
QUESTIONS?
13Page 106
Public Meeting Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 20, 2025 Report Number: PDS-047-25
Authored By: Tyler Robichaud, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2025-0014 and S-C-2025-0003 Resolution#:
Report Subject: Applications for a Zoning By-law Amendment and Draft Plan of
Subdivision to facilitate the development of 222 residential units at 2600
and 2798 Green Road, 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-047-25 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 Zoning By-law Amendment and Draft Plan of Subdivision applications
submitted by The Biglieri Group Ltd and continue processing the applications
including the preparation of a subsequent recommendation report; and
3. That all interested parties listed in Report PDS-047-25 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-047-25
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By-law Amendment
and proposed Draft Plan of Subdivision to create a total of 222 residential units consisting of
45 single detached dwelling units and a medium density block comprised of 177 apartment
units. A 0.26-hectare public park and stormwater management facility are also proposed. Two
open space blocks will remain undeveloped and are planned to become part of Clarington’s
Natural Heritage System (NHS). The proposal is located along the west side of Green Road,
north of the future Longworth Ave extension and south of Nash Road within the Brookhill
Neighbourhood Secondary Plan Area.
1. Application Details
Owner: Delpark Homes (Green) Inc.
Applicant: The Biglieri Group Ltd.
Proposal: 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. To rezone the Medium Density
Block (Block 46) to an Urban Residential Exception Zone with a Hold
provision. Parts of the subject lands are also proposed to be rezoned to
Environmental Protection (EP) 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,
45 single detached dwelling lots, 2 open space blocks, and 2 public roads.
The plan also shows a park block, a stormwater management block and
road widening along Green Road.
Area: 21.67 hectares (53.54 acres)
Location: 2600 and 2798 Green Road, Bowmanville, Part Lot 16, Concession 2;
Within the Brookhill Neighbourhood Secondary Plan Area
Roll Number(s): 1817-010-030-02390
1817-010-030-02400
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Municipality of Clarington Page 3
Report PDS-047-25
2. Background
2.1 On July 14, 2025, The Biglieri Group submitted applications for a zoning by-law
amendment and draft plan of subdivision to permit the development of 222 residential
units consisting of 45 single detached dwellings and 177 apartment units. A pre-
consultation meeting was held on January 24, 2024, where preliminary comme nts from
external agencies and internal departments were received.
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Municipality of Clarington Page 4
Report PDS-047-25
Figure 1 – Proposed Draft Plan of Subdivision
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Municipality of Clarington Page 5
Report PDS-047-25
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the west side of Green Road and south of Nash Road
in the Bowmanville Urban Area. The lands are currently being used for agricultural and
residential purposes. Each parcel (2600 and 2798 Green Road) contains an existing
single detached dwelling. The lands are bisected by the Bowmanville Creek tributary
and its associated valley lands. The topography of the site has a high elevation point to
the north and slopes down to the southeast towards the Bowmanville Creek. The
property contains two Provincially Significant Wetlands (PSWs) on its north and
southern borders, with the northern wetland identified as an Area of Natural or Scientific
Interest (ANSI). The site currently has frontage on Green Road and Nash Road, as well
as the future Longworth extension.
3.2 The surrounding uses are as follows:
North: Directly north is the protected countryside of the Greenbelt predominantly
containing a mix of woodlot, rural residential and agricultural uses.
East: East of Green Road is predominantly Environmentally Protected Area
containing woodlot and some existing rural residential properties and
some agricultural uses
South: The lands abutting the property to the south are currently vacant
agricultural lands containing a draft approved plan of subdivision. The
draft plan of subdivision contains the future Longworth Avenue Extension
right of way and beyond is an existing low rise residential neighbourhood.
West: Predominantly Environmentally Protected Area comprised of an
agricultural-residential property containing a large woodlot. A portion of
these lands are planned for redevelopment to accommodate low-density
residential uses in accordance with the Brookhill Neighbourhood
Secondary Plan.
4. Provincial Policy
Provincial Planning Statement (PPS) 2024
4.1 The Provincial Planning Statement (PPS) 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.
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Municipality of Clarington Page 6
Report PDS-047-25
4.2 The PPS encourages a minimum density target of 50 residents and jobs per gross
hectare in designated growth areas. The applicant has indicated a gross density of
approximately 133 people and jobs per hectare.
4.3 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.
4.4 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 northern portion of the property 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 133 people and jobs per
hectare.
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 (VPZ), as
determined through an Environmental Impact Study.
5.4 An Environmental Impact Study was prepared by GeoProcess Research Associates
Inc., dated May 20, 2025, in support of the applications and will be reviewed and
addressed in the recommendation report.
5.5 The application conforms with Envision Durham.
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Municipality of Clarington Page 7
Report PDS-047-25
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. Per Map B, the subject lands are
within a Greenfield Area and per Map C, the subject lands are within the completed
Brookhill Neighbourhood Secondary Plan. A variety of densities, tenure and housing
types are encouraged, generally up to 3 storeys in height along the edge of
neighbourhoods and adjacent to arterial roads. Limited apartments and detached
dwellings, as proposed are permitted built forms.
5.7 The property at 2600 Green Road is listed as ‘Secondary’ on the Municipality’s Heritage
Inventory. The Cultural Heritage policies of the Clarington Official Plan and Brookhill
Neighbourhood Secondary Plan apply to this property. Official Plan (Section 8) supports
the conservation of cultural heritage resources and generally discourages the demolition
and inappropriate alteration of cultural heritage resources. Wherever possible, built
heritage resources should be retained for the original use and in their original location. A
Cultural Heritage Impact Assessment has been provided and will be reviewed and
assessed in the recommendation report.
5.8 An Archaeological Assessment shall be completed prior to on-site grading, construction
of infrastructure or development approval. A letter of clearance from the Ministry of
Citizenship and Multiculturalism is required.
5.9 The Environmental Impact Study (EIS) prepared by the applicant defines the
development limits and is intended to conform to the Clarington Official Plan policies. No
development is permitted within the NHS or the minimum vegetation protection zone. A
further analysis of the EIS and the recommendations of the study will be analyzed and
addressed in the recommendation report.
5.10 The application conforms to the Clarington Official Plan.
Brookhill Neighbourhood Secondary Plan Area
5.11 Clarington Staff completed the update to the existing Brookhill Secondary Plan, and it
was approved by the Region of Durham on July 25, 2024.
5.12 Within the Brookhill Neighbourhood Secondary Plan the property is designated
Environmental Protection Area, Low Density Residential, and Medium Density
Residential.
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Municipality of Clarington Page 8
Report PDS-047-25
Low Density Residential Policies
5.13 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.
5.14 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. The proposal
currently has 100% of the units as single detached residential units in the low-density
designation.
5.15 Lands designated Low Density Residential are required to achieve a minimum net
density of 13 units per hectare. The proposed development exceeds this requirement,
providing a net density of approximately 24.5 units per hectare thereby conforming to
the applicable policy framework.
5.16 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 Residential Policies
5.17 The predominant use of lands within the Medium Density Residential designation is
residential in a mix of housing types and tenures in mid- and low-rise building forms.
The following building types are permitted:
a. Street townhouses;
b. Block townhouses;
c. Stacked townhouses;
d. Back-to-back townhouses;
e. Apartment buildings; and
f. Accessory dwelling units.
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Report PDS-047-25
5.18 Building heights shall be a minimum of 2 storeys and a maximum of 4 storeys and shall
have a minimum net density of 40 units per hectare. The proposed building height within
the Medium Density Block is 4 stories which meets this policy and the proposed net
density of 285 units per hectare exceeds the density requirement, thereby conforming to
the applicable policy framework.
5.19 The parent Official Plan urban structure typology policies allow for a maximum of 3
storeys for residential built form adjacent to arterial roads, however where there is a
conflict between the principles, objectives and/or policies of the Brookhill
Neighbourhood Secondary Plan and the COP, the Secondary Plan shall prevail.
Environmental Protection Area Policies
5.20 Lands designated Environmental Protection Area shall be subject to the provisions of
Section 14.4 of the Official Plan. No development shall be permitted in Environment
Protection Areas, except low intensity recreation, and uses related to conservation,
flood, or erosion control projects.
5.21 The delineation of the boundary of lands designated as Environmental Protection Area
are approximate and shall be detailed through appropriate studies prepared as part of
the review of development applications in accordance with the policies of this
Secondary Plan and the Clarington Official Plan. Any resulting changes to the
boundaries of the Environmental Protection Area designation resulting from the
recommendations of an Environmental Impact Study shall not require an amendment to
this Secondary Plan
5.22 Access to Environmental Protection Areas and associated areas through the
development of public trails will be undertaken in a manner which conserves their
ecological integrity.
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 dwellings and a 4-storey apartment building.
6.2 The proposed rezoning would change the zoning on the subject lands from an
Agricultural (A) Zone to an Urban Residential Type Two Exception Zone for the single
detached dwellings and an Urban Residential Type Four Exception Zone for the
medium density block. Each zone is proposed to have site-specific performance
standards. 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 1 of this report.
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Municipality of Clarington Page 10
Report PDS-047-25
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 open space
area will also be rezoned and will have a hold until the lands are transferred to the
Municipality.
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/2600GreenRd 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 16 households within 120 metres of the subject lands on
August 22, 2025, informing them of the complete application. A further Public Notice
regarding the Public Meeting date was hand delivered to 5 residents and couriered to
the remaining 11 landowners within 120 metres of the subject lands on September 29,
2025. Signage was also posted on the property, along Green Road, 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 a few general inquiries regarding the
application and future development in the area from local residents. Any comments
received from the public, including those received during the Statutory Public Meeting,
will be considered and included in a forthcoming recommendation report.
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.
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Municipality of Clarington Page 11
Report PDS-047-25
10. Discussion
10.1 The proposed development integrates a mix of built form typologies, natural heritage
protection, and supporting infrastructure within the Brookhill Neighbourhood Secondary
Plan Area. Development of the Medium Density Block will be subject to a future Site
Plan Approval application. Through this process, Municipal Staff, in collaboration with
internal departments and external agencies, will undertake a comprehensive review to
ensure the detailed design and functionality of the site meet all applicable standards,
policies, and best practices.
10.2 The proposed 0.26-hectare park block is not identified as a planned Neighbourhood
Park or Parkette within the Secondary Plan. Schedule A identifies this area as a
Medium Density Residential Area with an Environmental Constraints Overlay. The
overlay identifies this area as having the potential for environmental significance and the
underlying designation can not be achieved until an EIS has been prepared and the
limits of the NHS confirmed to the satisfaction of the Municipality and the Central Lake
Ontario Conservation Authority (CLOCA). If the study establishes that development can
proceed, then the underlying designation shall apply over those lands . As an alternative,
cash-in-lieu of parkland dedication will be required in accordance with the provisions of
the Planning Act and the Municipality’s Parkland Dedication By-law to fulfill the parkland
dedication requirements for the proposal.
10.3 If any portion of the proposed development (lots, development block, sight triangle, etc.)
is to be located within the VPZ, Staff require the impacts of the net loss vs gain be
assessed in the required Environmental Impact Study and that a planting plan be
submitted demonstrating border plantings that will delineate between the VPZ and the
lots/blocks; a sight triangle cannot be obstructed by plantings.
10.4 A 20m right of way was requested by Municipal Staff for Street B. Staff have since
discussed internally and with Regional Staff, and can confirm that a 15 metre ROW
(known as a service road in the Municipal Engineering Standards) would be acceptable
if the width of the right-of-way can accommodate all utilities and infrastructure (typical as
per Clarington standard cross-sections) and a sidewalk on the north side of Street B.
Street B was requested be shifted north out of the VPZ for the natural features to the
south. The Municipality is also requesting a 3.0 metre trail within the outer 5.0 metres of
the VPZ on the south side of Street B that would ultimately connect to the north/south
trail extending toward the Longworth Ave extension, and further south beyond that . The
Applicant will be responsible for the construction of the trail as a Condition of Approval.
Confirmation that the trail can be supported will be required through the EIS.
Page 117
Municipality of Clarington Page 12
Report PDS-047-25
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.
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 a Zoning By-law Amendment, and Draft Plan of
Subdivision for approximately 222 residential units that consists of 45 single detached
dwelling units, and a medium density block consisting of 177 apartment units, at the
Statutory Public Meeting under the Planning Act. Comments received at this public
meeting will be considered and addressed in the final recommendation report. 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 on the Zoning By-Law Amendment. Draft Plan of Subdivision
approval is delegated to the Deputy CAO, Planning and Infrastructure Services.
Staff Contact: Tyler Robichaud, Senior Planner, (905) 623-3379 x 2420 or
TRobichaud@clarington.net
Attachments:
Attachment 1 – Proposed Zoning By-law Amendment
Attachment 2 – Proposed Draft Plan of Subdivision – 1st Submission
Interested Parties:
List of Interested Parties available from Department.
Page 118
2600 & 2798 Green Road, Bowmanville
Planning Rationale Report
June 2025
535
Figure 17 – Draft Zoning By-law Amendment Schedule
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Page 119
The Biglieri Group Ltd.
2472 Kingston Road, Toronto, ON M1N 1V3
21 King Street West Suite 1502, Hamilton, ON L8P 4W7
54
Table 5 – Proposed Zoning for Single-Detached Dwellings
PProposedd Zonee Category
RRegulation RR2--xxx
PPermittedd Usess As per Section 13.1
Lott Areaa ((min.)) 330 sq. m
Lott Frontagee (min.)) Interior – 11.3 m
Exterior – 14.3 m
Frontt Yardd (min.))
6.0 m to private garage or carport
4.0 m to dwelling
2.0 m to porch
Exteriorr Sidee Yardd (min.))
6.0 m to private garage or carport
4.0 m to dwelling
2.0 m to porch
Interiorr Sidee Yardd (min.)) With private garage or carport - 1.2 m on one side, 0.6m on the other side
Without private garage or carport - 3.0 m on one side, 0.6m on the other side
Lott Coveragee (max.))
One-Storey Dwelling:
55% for all buildings and structures
50% for the dwelling
All other Residential Units:
50% for all buildings and structures
45% for the dwelling
Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony
having no habitable space above it shall be permitted subject to the following:
i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 sq. m
shall be permitted provided it is located in the front yard of the lot and shall not be calculated as
lot coverage;
ii) In the case of a corner lot, an unenclosed porch/balcony up to a maximum area of 20 sq. m
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.
Landscapee Openn Spacee Lot – 30%
Front yard – 30% must be for soft landscaping
Garagee Requirementss Outside width max. 6.4 m
Heightt off floorr deckk off unenclosedd
porchh abovee finishedd gradee (max.) 1.0 m
Speciall Yardd Regulationss
i) Bay windows with foundation may project into any yard to a distance of not more than 0.65
metres with the bay window having a maximum width of 2.4 metres but in no instance shall the
interior side yard be reduced below 0.6 metres.
ii) Steps may project into the required front or exterior side yards, but in no instance shall the front
or exterior yard be reduced below 1.0 metre.
iii) Visibility Triangle (minimum) 6.5 metres
Page 120
2600 & 2798 Green Road, Bowmanville
Planning Rationale Report
June 2025
55
Table 6 – Proposed Zoning for Multifamily Apartment Building
PProposed Zone Category
RRegulation RR44--xxx
PPermitted Uses As per Section 13.1
Density (max.) 290 uph
Front Yard (min.) 3.0 m
Interior Side Yard (min.) 0.4 m (north side); 3.0 m (south side)
Exterior Side Yard (min.) 3.0 m
Lot Coverage (max.) 55%
Landscaped Open Space (min.) 10%
Building Height (max.) 14 m
Building Height Exemption A building in excess of 14 metres may be erected provided that the applicable yard requirements
shall be increased directly proportion to the increase in building height above 14 metres.
Page 121
STREET A
STREET A
STREET B
BLOCK 46
Medium Density
0.62 ha
BLOCK 47
Natural Heritage System
4.96 GREEN ROAD (20m)BLOCK 48
Natural Heritage System
12.16 ha
BLOCK 51
Park
0.26 ha
BLOCK 50
Road Widening
0.54 ha
4.9410 x 151
0
x
1
5
10 x 151
0
x
1
5
30.0015.00BLOCK 49
SWM Pond
0.33 ha
15.0010 x 151
0
x
1
55 x 55 x
5
A A A A A A A A
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B
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B B B B
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2
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from NHS
115 m2 added
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12.20 12.20 11.30 11.30 11.30 13.67
12.20 12.20 12.20
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14.2330.0030.0030.0030.0030.0030.0030.0030.0030.0030.0030.0030.0012.20
12.20 12.20 12.20 12.20 11.30 11.30 18.00R81.00R99.00R159.00R177.006 m2 removed
from NHS
208m2 to be
added to NHS
177m2 to be
removed from NHS
35m2 to be removed
from NHS 18.0015.00
354 m2 added
to NHS
37.6
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to NHS
30.00
30.00
11.3016.2514.30Natural He
ri
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a
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System
Vacant
Existing
Residentia
l
Existing
Residentia
l
Wetland Staked
by CLOCA
July 9, 2024
Dripline Staked
by CLOCA
July 9, 2024
Dripline Staked
by CLOCA
July 9, 2024
Dripline/wetland
Staked by CLOCA
July 9, 2024
WETLAND LIMIT
30m WETLAND BUFFER
LEGEND
DRIPLINE
15m DRIPLINE SETBACK
NOTE:
DISTANCES AND/OR COORDINATES SHOWN ON THIS PLAN ARE IN
METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048.
TITLE:
LEGAL DESCRIPTION:
KEY PLAN:
DRAWING No.:
SCALE:
DATE:
PROJECT No.:
CHECKED BY:DRAFTED BY:
No. Description Date Int.
1
2
3
REVISIONS
March 12, 2025
I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THE
I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIP
TO THE ADJACENT LANDS ARE ACCURATE AND CORRECTLY SHOWN IN ACCORDANCE WITH A PLAN OF SURVEY PREPARED BY
SURVEYOR'S CERTIFICATE:
OWNER'S CERTIFICATE:
DATE
DATE
2472 Kingston Road, Toronto
21 King Street W, Suite 1502, Hamilton
(416) 693-9155
thebiglierigroup.com
DELPARK HOMESGREEN ROAD
1:2000
17457
EC MP
DP-01
DRAFT PLAN
OF SUBDIVISION
AS REQUIRED UNDER SECTION 51(17) OF THE PLANNING
ACT R.S.O. 1990.
REQUIRED INFORMATION:
A. FERNADESJ.D. BARNES LIMITED
APPROVAL STAMP:
TOWN OF WHITBY
(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) MUNICIPAL WATER AVAILABLE
(h) MUNICIPAL SERVICES AVAILABLE
(i) SILT, SILTY CLAY, SANDY SILT TILL,
SAND
(j) SEE PLAN
(k) MUNICIPAL SERVICES AVAILABLE
(l) SEE PLAN
DRAFT PLAN OF SUBDIVISION
PART OF LOT 17
CONCESSION 2
PARTS 1-3, 40R-32837
GEOGRAPHIC TOWNSHIP OF DARLINGTON
MUNICIPALITY OF CLARINGTON
REGIONAL MUNICIPALITY OF DURHAM
J.D. BARNES LIMITED
NASH ROAD
BLOOR STREET MAPLE GROOVE ROADHW
Y
2 GREEN ROADHOLT ROADHOLT ROADBOWMANVILLE AVENUECANA
DI
A
N
N
A
TI
O
N
A
L
RAILW
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Y
N.T.S
SUBJECT
PROPERTY
FLOODPLAIN
6m FLOODPLAIN SETBACK
RIPARIAN CORRIDOR
15m RIPARIAN CORRIDOR
SETBACK
DELPARK HOMES (GREEN) INC.
DETAIL A
SEE DETAIL A
Page 122
STREET ASTREET ASTREET BBLOCK 46Medium Density0.62 haBLOCK 47Natural Heritage System4.96GREEN ROAD (20m)BLOCK 48Natural Heritage System12.16 haBLOCK 51Park0.26 haBLOCK 50Road Widening0.54 ha4.9410 x 1510 x
15
10 x 1510 x 1
5
30.00
15.00BLOCK 49SWM Pond0.33 ha15.0010 x 1510 x 155 x 55 x 5AAAAAAAAAA AAAAAAABBBBBBBBBBBBBBBBB123456789101112131415161718192021222324252627282930313233343536373839404142434445R13.0015.00
R24.00R24.0030.0015.00
15.00BLOCK 52Temporary TurningCircle0.02 ha15.00
15.00BBBBAA30.3930.0830.0830.3333.1830.0030.0030.0030.0212.2012.2012.2012.2012.2012.20 12.2012.20374 m2 removedfrom NHS115 m2 addedto NHSAAAA11.3012.2011.3011.3011.30A30.07
32.58
35.8930.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
11.3011.3011.3011.3011.3011.3011.3014.0330.00
30.00
30.00
30.00
30.00
30.00
12.2012.2012.2011.3011.3011.3013.6712.2012.2012.2012.2011.3011.3014.2330.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
30.00
12.2012.2012.2012.2012.2011.3011.3018.00
R81.00
R99.00
R159.00
R177.00
6 m2 removedfrom NHS208m2 to beadded to NHS177m2 to beremoved from NHS35m2 to be removedfrom NHS18.00
15.00354 m2 addedto NHS37.6014 m2 addedto NHS30.0030.0011.30 16.25
14.30
Natural HeritageSystemVacantExistingResidentialExistingResidentialWetland Stakedby CLOCAJuly 9, 2024Dripline Stakedby CLOCAJuly 9, 2024Dripline Stakedby CLOCAJuly 9, 2024Dripline/wetlandStaked by CLOCAJuly 9, 2024WETLAND LIMIT30m WETLAND BUFFERLEGENDDRIPLINE15m DRIPLINE SETBACKNOTE:DISTANCES AND/OR COORDINATES SHOWN ON THIS PLAN ARE INMETRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048.TITLE:LEGAL DESCRIPTION:KEY PLAN:DRAWING No.:SCALE:DATE:PROJECT No.:CHECKED BY:DRAFTED BY:No.DescriptionDateInt.123REVISIONSMarch 12, 2025I 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:DATEDATE2472 Kingston Road, Toronto21 King Street W, Suite 1502, Hamilton(416) 693-9155thebiglierigroup.comDELPARK HOMESGREEN ROAD1:200017457EC MPDP-01DRAFT PLANOF SUBDIVISIONAS REQUIRED UNDER SECTION 51(17) OF THE PLANNINGACT R.S.O. 1990.REQUIRED INFORMATION:A. FERNADESJ.D. BARNES LIMITEDAPPROVAL STAMP:TOWN OF WHITBY(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) MUNICIPAL WATER AVAILABLE(h) MUNICIPAL SERVICES AVAILABLE(i) SILT, SILTY CLAY, SANDY SILT TILL,SAND(j) SEE PLAN(k) MUNICIPAL SERVICES AVAILABLE(l) SEE PLANDRAFT PLAN OF SUBDIVISIONPART OF LOT 17CONCESSION 2PARTS 1-3, 40R-32837GEOGRAPHIC TOWNSHIP OF DARLINGTONMUNICIPALITY OF CLARINGTONREGIONAL MUNICIPALITY OF DURHAMJ.D. BARNES LIMITEDNASH ROADBLOOR STREETMAPLE GROOVE ROADHWY 2GREEN ROADHOLT ROADHOLT ROADBOWMANVILLE AVENUECANADIAN NATIONALRAILWAYN.T.SSUBJECTPROPERTYFLOODPLAIN6m FLOODPLAIN SETBACKRIPARIAN CORRIDOR15m RIPARIAN CORRIDORSETBACKDELPARK HOMES (GREEN) INC.DETAIL ASEE DETAIL AAttachment 2 to Report PDS-047-25Page 123
Owner: Thornlea Holsteins Ltd.
Applicant: Clark Consulting Services
Application Details:
Applications for an Official Plan and Zoning By-
law Amendment to facilitate the severance of a
dwelling rendered surplus to a farming
operation as a result of the consolidation of
non-abutting farm parcels.The proposed farm
surplus dwelling severed parcel will be 0.3233
hectares and the proposed retained parcel will
be 38.5677 hectares.
Statutory Public Meeting
COPA -2025-0011 and ZBA-2025-0010
Location: 4854 Concession Road 5,
Clarke
Meeting Date: October 20, 2025
Page 124
Official Plan and Zoning By-law
Amendment Application
Presentation
4854 Concession Road 5
Presenter:
Bob Clark, P.Eng., P.Ag., MCIP, RPP, OLE
Page 125
Location – 4854 Concession Road 5
Page 126
Aerial of Site
Page 127
View of – 4854 Concession Road 5
Page 128
Severance Sketch
Page 129
Region of Durham Official Plan
Schedule A – Map 5
Subject
Land
Page 130
Clarington Official Plan – Map A1
Subject
Land
Page 131
Clarington Zoning By-law
A-1Subject Lands
Page 132
Zoning Compliance Chart
Page 133
GRCA Regulated Areas
RETAINED LAND
SEVERED LAND
Page 134
Soils Mapping
Subject Farm
Class 7Class 1
Bondhead fine sandy loam
Class 5
Granby sandy loam
Class 1
Bondhead fine sandy loam
Class 1
Sm ith fie ld cla y lo a m
Page 135
Justification for Surplus Farmhouse Severance
-Durham Region Official Plan Amendment
-Consent/Land Division Application
-Planning Justification Report
-Agricultural Impact Assessment
-No Fragmentation of Farmland
-No Impact on Natural Heritage Features
-Information on Dwelling
-Review of Minium Distance Separation Formulae
-Land Inventory
-Site Screening Questionnaire
-Draft Survey Plan
-Topographic Survey
Page 136
Planning Opinion/Conclusions
•The application for severance as approved meets the
relevant planning policy documents.
•The proposed severance has been approved subject to a
series of conditions.
•Among the conditions amendments are required to:
- Clarington Official Plan
- Clarington Zoning By-law Amendment.
Page 137
QUESTIONS?
Page 138
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: October 20, 2025 Report Number: PDS-051-25
Authored By: Shrija Vora, Planner II
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA-2025-0011 & ZBA2025-0010 Resolution#:
Report Subject: Official Plan and Zoning By-law Amendment applications to facilitate
the severance of a surplus farm dwelling
Purpose of Report:
The purpose of this report is to provide information to the public and recommend approval if
there are no major concerns raised from the public.
Recommendations:
1. That Report PDS-051-25 and any related communication items, be received;
2. That Staff receive any comments from the public, review agencies, and Council with
respect to the Official Plan and Zoning by-law Amendment applications to facilitate
the severance of a surplus farm dwelling;
3. That the Clarington Official Plan amendment application submitted by the applicant,
be supported and the Official Plan Amendment in Attachment 1 to this report be
approved;
4. That the Zoning By-Law amendment application submitted by the applicant be
supported and the By-law in Attachment 2 to this report be approved;
5. That all interested parties listed in Report PDS-051-25 and any delegations be
advised of Council’s decision.
Page 139
Municipality of Clarington Page 2
Report PDS-051-25
Report Overview
Clark Consulting Services has submitted applications on behalf of Thornlea Holsteins c/o.
Scott and Victoria Carson for a Clarington Official Plan Amendment and Zoning By-law
Amendment to facilitate the severance of a non-abutting surplus farm dwelling at 4854
Concession Road 5. Provisional approval of the consent application was granted by the
Municipality of Clarington’s Committee of Adjustment on October 24, 2024, and one of the
conditions was that amendments to the Clarington Official Plan and Zoning by-law be
approved to permit the severance. The Official Plan Amendment is to address the deficiency
in lot area, and the Zoning by-law Amendment would prohibit the establishment of any new
residential uses.
The purpose of this report is to obtain public input. If no significant issues are raised by the
public, then staff recommends that Council approve the Official Plan Amendment and Zoning
By-law Amendment contained in Attachment 1 of Report PDS-051-25.
1. Additional Details
1.1 Owner/Applicant: Thornlea Holsteins Ltd. c/o Scott & Victoria Carson
1.2 Agent: Clark Consulting Services
1.3 Proposal: General
To facilitate the severance of a surplus farm dwelling at 4854
Concession Road 5 in Clarke. The retained farm parcel would
consolidate with non-abutting farmlands owned by Thornlea
Holsteins Ltd.
Official Plan Amendment & Zoning By-law Amendment
To address the deficiency in lot area and to prohibit any further
severances and establishment of a residential dwelling.
1.4 Area of Existing Lot: 38.89 hectares
1.5 Location: 4854 Concession Road 5, Clarke (See Figure 1)
1.6 Roll Number: 1817-030-080-13500
1.7 Within the Built Boundary: No
Page 140
Municipality of Clarington Page 3
Report PDS-051-25
Figure 1: Proposed Severed and Retained Parcels.
2. Background
2.1 Thornlea Holsteins Ltd. operates a dairy farm and produces cash crops. This is a family
farm operation with five farm parcels owned and a number of farms rented. The subject
property is approximately 388,910 square metres (38.89 hectares) in size.
2.2 On September 1, 2022, the owner’s purchased the subject farm to expand the
agricultural operation. The residence on the subject farm is not required for the farming
operation or any of its employees, therefore making it surplus to the farm’s needs.
2.3 The severance of a dwelling rendered surplus as a result of a non -abutting farm
consolidation may be permitted through an amendment to the Durham Region Official
Plan. A privately initiated Durham Region Official Plan Amendment was submitted by
the applicant and approved on April 24, 2024, to facilitate the non-abutting surplus farm
dwelling severance in accordance with the Regional Official Plan policies.
Page 141
Municipality of Clarington Page 4
Report PDS-051-25
2.4 On September 5, 2024, Clarington received a Consent Application for 4854 Concession
Road. The consent application seeks to create a new lot by severing a dwelling
rendered surplus to a farming operation because of the consolidation of non -abutting
farm parcels. The proposed parcel which contains the dwelling will be 0.323 hectares
and the proposed retained parcel will be 38.567 hectares (see Attachment 2).
2.5 On October 24, 2024, Clarington’s Committee of Adjustment gave provisional approval
to consent application B-2024-0030. One of the conditions of approval included
obtaining approval for an Official Plan Amendment and Zoning By-law Amendment from
municipal council.
2.6 On May 30, 2025, Clarington received a Minor Official Plan and Zoning By-law
Amendment applications (File #COPA2024-0011 & ZBA2024-0010) seeking to address
the deficiency in lot area as the lot area is less than the minimum requirement of 40
hectares and the Zoning by-law Amendment would prohibit the establishment of any
new residential uses and to legalize any zoning deficiencies identified by Staff. The
proposed Zoning By-law Amendment will prohibit housing of livestock in the existing
farm buildings constructed before 2024 as required by the Minimum Distance
Separation (MDS) formulae. It also proposes to prohibit any new establishment of a
residential use and address zoning deficiencies on the retained lot as a result of the
severance application. On the severed parcel the Zoning By-law Amendment will
legalize the reduced lot area and any zoning deficiencies.
2.7 The applicant has submitted the following reports in support of the applications:
Planning Justification Report prepared by Clark Consulting; and
Site Screening Questionnaire (SSQ)/Phase One Environmental Site Assessment
prepared by GHD, dated December 21, 2022
Page 142
Municipality of Clarington Page 5
Report PDS-051-25
Figure 2: Farms owned by Thornlea Holsteins Ltd (Scott & Victoria Carson) in the Municipality
of Clarington.
3. Land Use Characteristics and Surroundings Uses
3.1 The subject property is generally rectangular in shape with an area of approximately
38.89 hectares (96.10 acres). The subject lands contain an existing one-and-a-half
storey dwelling, barn, frame building, silo, one shed, one metal shed, well and septic
tank. The surrounding uses are as follows (see Figure 1):
a) South – Concession Road 5 and agricultural lands
b) North- primarily and agricultural lands and environmental features
c) East – Townline Road East, and agricultural lands
d) West –agricultural lands and environmental features
Page 143
Municipality of Clarington Page 6
Report PDS-051-25
4. Provincial Policy
Provincial Planning Statement
4.1 The Provincial Planning Statement (PPS) protects prime agricultural areas for long-term
agricultural uses. The PPS permits lot creation in prime agricultural areas for the
severance of a surplus farm dwelling as a result of farm consolidation subject to the
criteria outlined in Policy 4.3.3.1 (c)., that is the new lot will be limited to a minimum size
needed to accommodate the use and appropriate sewage and water services; and the
planning authority ensures that new dwellings and additional residential units are
prohibited on any remnant parcel of farmland created by the severance. The approach
used to ensure that no new dwellings or additional residential units are permitted on the
remnant parcel may be recommended by the Province or based on municipal
approaches that achieve the same objective .
4.2 The proposal is consistent with the Provincial Planning Statement.
Greenbelt Plan
4.3 The policies of the Greenbelt Plan are intended to protect prime agricultural areas for
long-term agricultural uses. Within the Protected Countryside designation of the
Greenbelt Plan, lot creation is permitted for the severance of a surplus farm dwelling as
a result of farm consolidation, provided that the surplus farm dwelling area is limited in
size and no new residential dwellings are constructed on the retained parcel of
farmland.
4.4 A portion of the property is within the Natural Heritage System of the Greenbelt Plan
(the north portion within the proposed retained parcel). The proposed surplus farm
dwelling severance does not propose any land use change or development in this area.
4.5 The proposal is consistent with the Greenbelt Plan. The proposal conforms with the
Greenbelt Plan.
5. Official Plans
Durham Regional Official Plan
5.1 The Durham Region Official Plan designates the subject property as “Prime Agricultural
Areas.” Within Prime Agricultural Areas the severance of a dwelling rendered surplus as
a result of a non-abutting farm consolidation may be permitted by amendment to the
Regional Official Plan.
5.2 The applicant applied for a site specific Regional Official Plan Amendment (ROPA
2023-002), and it was approved on April 24, 2024.
Page 144
Municipality of Clarington Page 7
Report PDS-051-25
Clarington Official Plan
5.3 The subject property is designated ‘Prime Agriculture’ and ‘Environmental Protection
Areas’ within the Clarington Official Plan. The predominant use of lands designated
Prime Agriculture shall be for agricultural purposes.
5.4 The severance of a farm dwelling rendered surplus as a result of the consolidation of
non-abutting farms is permitted, provided:
The farm is a minimum of 40 hectares
Within the Protected Countryside of the Greenbelt Plan Area the dwelling was in
existence as of December 16, 2004
The land area of the parcel on which the surplus dwelling would be located is
generally less than 0.6 hectares
The dwelling to be severed is not required for farm employees, and
That the farm parcel is rezoned to prohibit the establishment of any new residential
uses.
5.5 The farm parcel would be 38.57 hectares in size, and the surplus farm dwelling parcel
would be 0.33 hectares. The proposal does not meet the criteria in Section 13.3.9 of the
Official Plan that requires a minimum of 40 hectares for the severance, and therefore an
Official Plan Amendment is required. The proposed Clarington Official Plan Amendment
addresses the deficiency in lot area.
5.6 It is not anticipated that the proposed severance of the surplus farm dwelling will have
any impact on the existing natural heritage features on the property given that all lands
designated Environmental Protection Areas would be maintained on the farm parcel and
residential uses will also be prohibited on the retained farm parcel.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject property as Agricultural Exception (A-1) and
Environmental Protection (EP). The Zoning By-law Amendment proposes to rezone the
retained farm parcel to prohibit housing of livestock in the existing farm buildings that is
close to the residential dwelling, as required by the Minimum Distance Separation
(MDS) formulae, prohibit the establishment of a residential use and legalize any existing
built form zoning deficiencies identifies on the retained lot. On the severed parcel the
Zoning By-law Amendment will reduce the lot area and any existing built form zoning
deficiencies
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7. Summary of Background Studies
7.1 A Planning Justification Report prepared by Clark Consulting was submitted in support
of the applications. The Report concludes that the applications to sever a sur plus farm
dwelling meet the objectives and requirements of the Provincial Planning Statement and
Region of Durham Official Plan policies. Although the proposed retained lands
(farmland) are less than the minimum required 40 hectares, the intent and purpose of
the Clarington’s Official Plan and Zoning by-law is maintained. Prohibiting further
residential development or severance helps ensure the proposed severance will not
pose negative impacts to the existing farming operation or cultivated lands.
7.2 The Report also addresses the Minimum Distance Separation formulae. The Report
concludes that there is no livestock facility on the retained farm parcel and that the
housing of livestock in the existing accessory farm structures should be prohibited. The
Report indicates that the proposed applications comply with the MDS formulae
guidelines.
7.3 A Site Screening Questionnaire and Phase One Environmental Site Assessment was
submitted by GHD. The Report concludes that the present land use at 4854 Concession
Road 5 has a low level of concern from an environmental assessment perspective and
is suitable for the proposed severance. No further environmental assessment was
recommended
8. Public Notice
8.1 Given the Canada Post strike, Public Notice were sent out by courier to 13 residents
within 300 metres of the subject lands, including those on the border of Port Hope, on
September 29, 2025. Two public meeting signs were installed on the subject lands
fronting Concession Road 5 and Townline Road East. Details of the proposed
application were also posted on the Clarington Connect platform.
8.2 At the time of writing this report, no public comments were received.
9. Agency Comments
Durham Region
9.1 The Regional Municipality of Durham’s Planning & Economic Development Department,
Regional Works Department, and Regional Health Department have no objection to the
applications given that the proposal conforms to the Durham Region Official Plan.
Ganaraska Region Conservation Authority (GRCA)
9.2 Ganaraska Region Conservation Authority (GRCA) has no objection to the applications.
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Report PDS-051-25
10. Departmental Comments
10.1 The applications were circulated to the Development Engineering Division and Building
Division of the Planning & Infrastructure Services Department, and the Fire and
Emergency Services Division of the Public Services Department. Neither division nor
department has raised any concern with the applications
11. Discussion
11.1 The Provincial Planning Statement (PPS) encourages the long-term viability of
agricultural areas and limits opportunities to create new parcels in rural and agricultural
areas. The PPS encourages farm consolidations and recognizes that farmers may not
be interested in acting as landlords when acquiring additional farmland. The Durham
Region and Clarington Official Plans allow farm consolidation where possible to ensure
the long-term viability of agricultural operations. The Durham Region and Clarington
Official Plans set out policies regarding severance of a surplus farm dwelling as a result
of farm consolidation. When a surplus farm dwelling is severed, no new residential
dwellings are permitted on the agricultural parcel.
11.2 The Clarington Official Plan policies require that when a surplus farm dwelling is
severed from a farm parcel that is non-abutting, the farm parcel must have a minimum
lot area of 40 hectares. The purpose of this policy is to ensure that the lands are viable
for a farm operation upon severing. The subject lands are less than the minimum of 40
hectares required by the provisions of the Official Plan. The Official Plan also requires
that the severed surplus dwelling lot is generally less than 0.6 hectares.
11.3 The 0.33-hectare residential parcel to be severed is entirely within the Agricultural
Exception (A-1) Zone. The application for a Minor Zoning By-law Amendment would
prohibit future residential development on the retained farm parcel, prohibit the housing
of livestock in farm buildings that were in existence prior to 2024 as required by the
Minimum Distance Separation (MDS) formulae and legalize any existing built form
zoning deficiencies.
11.4 The site-specific zoning for the farm surplus dwelling lot would recognize reduced lot
size of 3,233 square metres (0.33 hectare) instead of the minimum required 4 ,000
square metres (0.4 hectare) and to permit reduced rear yard setback of 4.2 metres
instead of the minimum required 10 metres (metal shed). As the proposed farm surplus
dwelling lot will be a new lot created from the retained parcel, the existing accessory
buildings would create zoning deficiencies. The existing accessory structure to remain
would still be subject to all other zoning requirements of Section 3.1.c) of Zoning By-law
84-63, would not be permitted to use for any occupation for gain or profit con ducted
within or accessory to a dwelling unit or on such lot and, in Staff’s opinion would not
result in any negative impacts.
12. Financial Considerations
12.1 Not Applicable.
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Report PDS-051-25
13. Concurrence
13.1 Not Applicable.
14. Conclusion
14.1 It is respectfully recommended that public input be received and if no significant
concerns are raised that Council approve the amendment to Clarington’s Official Plan
and Zoning By-law 84-63 to facilitate the severance of a non-abutting surplus farm
dwelling. If there are significant concerns raised, then it is recommended that this report
be referred back to staff (See Attachment 1).
Staff Contact: Shrija Vora, Planner II, (905)623-3379 ext. 2436 or svora@clarington.net.
Attachments:
Attachment 1 – Clarington Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Draft 40R Plan
Interested Parties:
The following interested parties will be notified of Council's decisio n:
Scott & Victoria Carson - Thornlea Holsteins Ltd.
Bob Clark, Clark Consulting Services
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Attachment 1 to
Report PDS-051-25 Municipality of Clarington
Purpose: To permit the severance of a non-abutting surplus farm dwelling of
0.32 hectares with a retained farm parcel of 38.57 hectares. The
Official Plan Amendment will permit the retained parcel to be less than
40 hectares.
Location: The subject lands are located at 4854 Concession Road 5 in Clarke at
the intersection of Concession Rd 5 and East Townline Road and has
a total area of 38.89 hectares with 384.86 metres of frontage along
Concession Rd 5.
Basis: This amendment is based on an application submitted by Thornlea
Holsteins Ltd. to permit the severance of a surplus farm dwelling as a
result of the consolidation of non-abutting farm parcels. This
application was supported by a Planning Justification Report and has
been reviewed by public agencies and municipal staff.
Actual
Amendment: The Clarington Official Plan is hereby amended as follows:
1. In Section 23.19.4. iii), Table 23-1 “Surplus Farm
Dwelling Lot Exceptions” by adding the following
exception:
Table 23-1
Surplus Farm Dwelling Lot Exceptions
Exception
No.
Assessment No. Legal Description Area of
Surplus
Dwelling
Lot (ha)
Area of
Remainder
of Land
(ha)
12 030-080-13500 Part Lot 1, South of 0.32 38.57
(2025) Conc. 5
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 implementation of the Plan, shall apply in regard to this
Amendment.
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Attachment 2 to
Municipality of Clarington Report PDS-051-25
Corporation of the Municipality of Clarington
By-law Number 2025-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2025-0010;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 6.4 “Special Exceptions – Agricultural (A) Zone” is hereby amended by
adding thereto, the following new Special Exception Zone 6.4.99 as follows:
6.4.99 Agricultural Exception (A-99) Zone
Notwithstanding Sections 9.2.a., and c.iv), the lands zoned A-99 shall be
subject to the following regulations and the applicable provisions not amended
by the A-99 zone:
a) Lot Area (minimum) 3233 square meters
b) Rear Yard (minimum) 4.2 meters
2. Schedule ‘2’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
“Agricultural Exception (A-1) Zone” to “Agricultural Exception (A-97) Zone”;
and
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“Agricultural Exception (A-1) Zone” to “Agricultural Exception (A-99) Zone” as
illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form a 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 Section 24(2) and 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
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Attachment 3 to PDS-051-25
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