HomeMy WebLinkAbout2025-11-10
Planning and Development Committee
Post-MeetingAgenda
Date:November 10, 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.
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Copies of Reports are available at www.clarington.net/archive
The Revised Agenda will be published on Wednesday after 12:00 p.m. Late items added or a
change to an item will appear with a * beside them.
Pages
1.Call to Order
2.Land Acknowledgment Statement
3.Declaration of Interest
4.Announcements
5.Presentations/Delegations
5.1 Delegation by Michael Fry, D.G. Biddle and Associates Limited and
Anthony Camposeo, Trademark Homes, Regarding a Request for
Permission to Vary from Development Standards to Allow for Private
Waste Collection
4
6.Consent Agenda
6.1 PDS-058-25 - Zoning By-law Amendment Application to Permit 19 Lots
for Detached Dwellings in Newtonville
9
7.Items for Separate Discussion
8.New Business
9.Public Meetings (6:30 p.m.)
9.1 Public Meeting for an Official Plan Amendment and Zoning By-law
Amendment
28
Applicant: MHBC Planning Urban Design & Landscape Architecture on
behalf of CRH Canada Group Incorporated
Location: 3565 Regional Road 20, Clarke
Planner: Jacob Circo, Senior Planner
9.1.1 PDS-053-25 - Official Plan Amendment and Zoning By-law
Amendment applications to facilitate additional uses at 3565
Regional Road 20
35
9.2 Public Meeting for an Official Plan Amendment and Zoning By-law
Amendment
50
Applicant: KLM Planning Partners Inc. on behalf of 2265719 Ontario Inc.
Planning and Development Committee Agenda
November 10, 2025
Page 2
Location: 3071 Bowmanville Avenue, Bowmanville
Planner: Nicole Zambri, Principal Planner
9.2.1 PDS-059-25 - Proposal for a Mixed-Use Development at 3071
Bowmanville Ave., Bowmanville
62
9.3 Public Meeting for an Official Plan Amendment and Zoning By-law
Amendment
90
Applicant: Zelinka Priamo Ltd. on behalf of Loblaw Companies Ltd.
Location: 91 and 95 Baseline Road West, Bowmanville
Planner: Shrija Vora, Planner II
9.3.1 PDS-061-25 - Official Plan and Zoning By-law Amendment
Applications to Permit a Supermarket at 91 and 95 Baseline
Road West, Bowmanville
99
(Attachment 1 to Report PDS-061-25 has been updated)
9.4 Public Meeting for a Zoning By-law Amendment 111
Applicant: IGP Realty Advisors, on behalf of Suncor Energy Inc
Location: 2305 Highway 2, Bowmanville
Planner: Shrija Vora, Planner II
9.4.1 PDS-062-25 - Zoning By-law Amendment Application to Permit
an Eating Establishment Use at 2305 Highway 2
126
10.Confidential Items
11.Adjournment
Planning and Development Committee Agenda
November 10, 2025
Page 3
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Fry, Camposeo
Date:Tuesday, October 14, 2025 11:30:52 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
22 Church Street request to vary from the development standards to
allow for private waste collection
Action requested of Council
Permission to vary from the development standards to allow for
private waste collection
Date of meeting
10/20/2025
Summarize your delegation
As part of a small-scale redevelopment proposal, Clarington Council
requires that the developer seek the permission of Council for relief
from the development standard that permits only municipal waste
collection.
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:
1. Michael
2. Anthony
Single/Last name
1. Fry
2. Camposeo
Page 4
Firm/Organization (if applicable)
1. D.G. Biddle and Associates Limited
2. Trademark Homes
Job title (if applicable)
1. Planning Manager
2. [Blank]
Address
1.
2.
Town/Hamlet
1. Oshawa
2. Oshawa
Postal code
1.
2.
Email address:
1.
2.
Phone number
1.
2.
Do you plan to submit correspondence related to this matter?
Yes
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
No
Page 5
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
Private Waste Collection Plan – 22 Church Street, Bowmanville
1. Purpose
This plan outlines the proposed private waste, recycling, and organics collection system
for the proposed 10-unit residential apartment building at 22 Church Street,
Bowmanville, in support of a request to the Municipality of Clarington Council for
endorsement of an exemption from Regional (Durham Region) municipal waste
collection services.
The intent is to demonstrate that all waste will be managed privately, safely, and
efficiently, in accordance with Durham Region Waste Management Division and Ontario
Ministry of the Environment requirements.
2. Property Overview
Address: 22 Church Street, Bowmanville, ON
Building Type: 4-storey, 10-unit residential apartment
Occupancy: Approx. 20–25 residents
Garbage Storage: Enclosed waste storage area at the rear of the building,
accessible via the driveway from Church Street.
The enclosure will contain clearly labelled bins for garbage, recycling, and organics,
protected from wildlife and weather.
3. Waste Generation Estimate
Estimated based on Durham Region’s multifamily residential averages:
Waste
Stream Units Volume per Unit per
Week
Weekly Total
Volume Container Type
Garbage 10 240 L ~2.4 m³ Two 3-yd metal
bins
Recycling 10 180 L ~1.8 m³ Two 3-yd blue bins
Organics 10 80 L ~0.8 m³ One 2-yd green bin
Total estimated waste volume: ≈ 5 m³ per week.
4. Collection Method and Schedule
Service Provider: Trademark Homes
Vehicle Type: Pick up truck
Collection Frequency: (Mondays 7–9 a.m.)
Collection Point: Rear parking lot, directly accessible to the collection vehicle.
Bin Handling: Picked up by Service Provider
5. Disposal and Processing Facilities
Collected materials will be transported by the private hauler to Region -approved
licensed facilities, such as:
Ritson Rd Durham Region dump
Page 7
6. Environmental and Operational Compliance
All waste handling will comply with Ontario Reg. 103/94 (Waste Audits and Waste
Reduction Workplans).
Residents will receive written instructions and signage for proper sorting of
garbage, recycling, and organics.
Odour, litter, and pest management measures will be maintained through sealed
bins and w
Periodic cleaning.
7. Advantages of Private Collection
Eliminates demand on Durham Region’s residential waste-collection system.
Provides greater flexibility for collection times and frequency.
Ensures all waste operations occur on private property—no disruption to
municipal right-of-way.
Enables professional management with consistent cleanliness and compliance
oversight.
8. Request to Council
We respectfully request that Clarington Council:
1. Endorse private waste collection for the proposed 10 -unit apartment at 22
Church Street; and
2. Support exemption from Durham Region’s municipal waste collection services
and associated fees, confirming that all solid-waste management will be handled
privately in accordance with this plan.
All waste will be managed by a licensed private hauler under the oversight of Durham
Region Waste Management, with no operational burden on the Municipality.
9. Conclusion and Request
We therefore request that Clarington Council:
1. Approve private waste collection for the proposed 10 -unit residential apartment at
22 Church Street;
2. Support exemption from Regional (Durham) municipal waste collection services;
and
3. Acknowledge the broader policy issue of administrative duplication in small -scale
infill housing projects and explore streamlined options consistent with the
province’s “Building More Homes Faster” framework.
This approach would align local practice with provincial direction, reduce barriers for
smaller developments, and ensure projects like this can proceed efficiently while
remaining fully compliant with regional waste standards.
Page 8
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: November 10, 2025 Report Number: PDS-058-25
Authored By: Toni Rubino, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: ZBA2024-0025 (Cross: S-C 2024-0012)
Report Subject: Zoning By-law Amendment application to permit 19 lots for detached
dwellings in Newtonville.
Recommendations:
1. That Report PDS-058-25, and any related delegations or communication items, be
received;
2. That the By-law attached to Report PDS-058-25, as Attachment 1, be approved;
3. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-058-25 and Council’s decision; and,
4. That all interested parties listed in Report PDS-058-25, be advised of Council’s
decision.
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Municipality of Clarington Page 2
Report PDS-058-25
Report Overview
This report recommends approval of an application for a Zoning By-law Amendment
submitted by Planfarm Inc. on behalf of WDD International Inc. to facilitate a proposed Draft
Plan of Subdivision which shows 19 detached dwelling lots, a stormwater management
pond, a walkway and public roads in Newtonville.
1. Application Details
1.1 Owner: WDD International Inc.
1.2 Applicant: Planfarm Inc.
1.3 Proposal: Zoning By-law Amendment
To rezone the subject lands from “Agricultural Exception (A-1)” Zone and “Residential
Hamlet (RH)” Zone to Holding Residential Hamlet Exception ((H)RH-30) Zone to permit
the development.
Delegated: Draft Plan of Subdivision
The proposed draft Plan of Subdivision would permit 19 lots for detached dwellings, a
stormwater management pond, a walkway and public roads.
1.4 Area: 5.65 Hectares (14 acres)
1.5 Location: North of Regional Highway 2 and east of Regional Road 18 in the Hamlet of
Newtonville (see Figure 1)
1.6 Roll Number: 18-17-030-010-22401
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Municipality of Clarington Page 3
Report PDS-058-25
Figure 1 – Location of Subject Lands
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Municipality of Clarington Page 4
Report PDS-058-25
2. Background
2.1 On October 23, 2024, Planfarm Inc. on behalf of WDD International Inc., submitted
applications for a Draft Plan of Subdivision (see Attachment 1) and Zoning By-law
Amendment to permit a development consisting of 19 residential lots with a minimum lot
size of 0.2 hectares each, a 0.28-hectare stormwater management pond, a walkway
and new public roads. Access is proposed from Regional Road 18. A 6.0 metre
emergency access which is also a walkway provides a connection from Church Lane
into the site.
2.2 A Statutory Public Meeting was held on March 17, 2025, to provide background
information regarding the applications and to obtain public comments.
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located in the north-east quadrant of the Hamlet of Newtonville.
The property has frontage on Regional Road 18 and Church Lane.
3.2 The subject lands are 5.65 hectares in size and are part of the hamlet settlement
boundary. The lands are currently vacant but have been cultivated in the past. A
wetland has been identified in the location of the proposed stormwater management
pond.
3.3 The surrounding uses are as follows:
North: Predominantly agricultural lands outside of the hamlet boundary.
East: Existing detached residential dwellings on large lots.
South: Existing detached residential dwellings, Newtonville Community Hall and Ina
Brown parkette.
West: Existing single detached residential dwellings.
4. Provincial Policy
Provincial Planning Statement, 2024
4.1 The Provincial Planning Statement (PPS) 2024 provides policies to support the creation
of a full range of housing, while respecting the rural character in rural settlement areas.
It also encourages the use of existing infrastructure, protection of the natural
environment and creating complete communities.
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Municipality of Clarington Page 5
Report PDS-058-25
4.2 The subject lands are located within a settlement area, where the PPS promotes infill
development and where existing infrastructure, and public services facilities will be
utilized.
4.3 The proposal is consistent with the Provincial Planning Statement.
Greenbelt Plan
4.4 The Greenbelt Plan identifies areas that should be protected from large scale
development, including natural heritage features, hydrologic features, and agricultural
lands. The Hamlet of Newtonville is considered a settlement area under the Greenbelt
Plan. Policies are to support residential development which is compatible and
complementary to the rural community. The p roposed development is located in an
existing residential area, where the lots are to be similar in size and density to other
residential lots along Regional Road 18 and Church Lane.
4.5 The proposal conforms to the Greenbelt Plan.
5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Hamlets.” The Envision Durham encourages development within hamlets to be
compatible with surrounding uses and the rural landscape consisting of a mix of housing
types appropriate for existing service levels, employment uses and commercial uses
that meet the needs of the residents of the hamlets and the surrounding rural area.
5.2 Envision Durham encourages a wide range of residential dwellings that are locally
appropriate and consistent with the character of the area. The proposed development
supports Envision Durham policies guiding the development of hamlets by promoting
housing opportunities within an existing neighbourhood area and by pro posing to
develop the subject lands in an efficient manner while maintaining an attractive and
contextually appropriate built form.
5.3 The proposal conforms to Envision Durham.
Clarington Official Plan
5.4 The Clarington Official Plan designates the subject lands “Hamlet.” New residential lots
in any rural settlement area with or without municipal water shall have a minimum lot
size of 0.4 hectares and must meet the requirements of the Region of Durham Health
Department for private services to ensure that there are no adverse impacts for water
supply and quality.
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Municipality of Clarington Page 6
Report PDS-058-25
5.5 Development within a hamlet shall:
a) Complement and enhance the historic character of the hamlet;
b) Provide housing designed to complement the architecture of existing buildings;
c) Implement a grid street system; and
d) Consider opportunities and innovations to provide a more compact settlement
form.
5.6 The Clarington Official Plan has specific policies for development in Newtonville. The
following policies apply:
a) All development shall be serviced by municipal water supply;
b) The minimum lot size may be reduced provided an engineering study
demonstrates to the satisfaction of the approval authorities that the soil and
groundwater conditions can support reduced lot sizes without contaminating soil
or groundwater;
c) No further development shall be permitted upon reaching the capacity of the
municipal water supply system, regardless of whether designated lands remain
vacant; and
d) No further development shall be permitted if there is evidence of soil and
groundwater contamination which cannot be mitigated, until such time as the
contamination is addressed to the satisfaction of the approval authorities.
5.7 The relevant studies have been deemed satisfactory to determine the appropriate lot
sizes.
5.8 Staff have reviewed the Environmental Impact Study (EIS) associated with the proposed
removal of natural features. The EIS was peer reviewed under the direction of
Municipality of Clarington. The results of the Study have been deemed satisfactory.
5.9 The proposal conforms to the Clarington Official Plan.
6. Zoning By-law 84-63
6.1 The subject lands are currently zoned “Agricultural Exception (A -1)” Zone and
“Residential Hamlet (RH)” Zone within Zoning By-law 84-63. A Zoning By-law
Amendment is required to permit the proposed detached dwelling lots with reduced
frontages and minimum lot area provisions.
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Municipality of Clarington Page 7
Report PDS-058-25
6.2 A Holding (H) Symbol will be implemented as part of the Zoning By-law Amendment.
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. The proposed zoning by-law amendment is included as Attachment 1.
7. Summary of Background Studies
Planning Justification Report, prepared by Weston Consulting, September 2024
7.1 The Planning Justification Report submitted in support of the proposal concludes that
the applications represent good planning and are in the public interest. The reduced lot
frontage and area encourages a more compact, intensive development while also
respecting the character of the area and maintaining the requirements for private septic
systems.
Environmental Impact Study (EIS), prepared by Colville Consulting Inc., September 2024
7.2 The EIS in support of the proposal concludes that development will have no negative
impact on the ecological function of natural heritage features on or adjacent to the
subject property.
7.3 The limited size, lack of proximity to other wetland features, and abundance of invasive
plant species significantly limits wildlife use of the wetland. Due to the low functioning
nature of the wetland, the wetland is generally not considered to be ecologically
significant and therefore can be utilized for a stormwater pond to maintain the
hydrologic function.
Functional Servicing Report (FSR) and Stormwater Management Report (SWM),
prepared by Crozier and Associates Inc., April 2024
7.4 The FSR and SWM Report submitted with the application states that the proposed
development will be serviced with municipal water servicing, municipal storm servicing,
and individual onsite sewage systems. Low-impact development (LID) measures are
proposed across the site. Stormwater quantity, quality and erosion control is provided
via a wet pond to control and treat flows.
7.5 The proposed development can be adequately serviced with respect to grading,
stormwater management, individual onsite sewage systems, and water supply. An
appropriate Condition of Draft Approval will be imposed.
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Municipality of Clarington Page 8
Report PDS-058-25
Geotechnical Investigation, prepared by Cambium Inc., December 2023
7.6 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, subgrade inspections and compaction testing. An appropriate Condition of
Draft Approval will be imposed.
Hydrogeological Assessment, prepared by Cambium Inc., April 2024
7.7 The results of the Hydrogeological Assessment submitted in support of the proposal
indicates that the proposed development is feasible on the property. Construction
excavation dewatering will be required on the western portion of the site because the
proposed development includes basement le vels and underground infrastructure.
7.8 The nitrate concentration was determined to be acceptable, and the development can
adequately provide wastewater treatment by private systems while maintaining an
acceptable nitrate concentration. An appropriate Condition of Draft Approval will be
imposed. This report was peer reviewed and accepted by the Region of Durham.
Noise Impact Study, prepared by Cambium Inc., December 2023
7.9 The Noise Impact Study submitted in support of the application states that the proposed
development is feasible and that no noise control measures are required. Typical
Building Code construction is considered sufficient to the achieve indoor sound level
criteria. The traffic impact is expected to be less than the applicable limits at all outdoor
living areas. As such, no noise control measures or warning clauses are required.
Phase One and Phase Two Environmental Site Assessment (ESA), prepared by Niagara
Soil Solutions Inc., May 2022, August 2022
7.10 The Phase One ESA submitted in the support of the proposal identified two areas of
potential environmental concern on the property. A Phase 2 ESA was recommended to
investigate the potential for soil and/or groundwater contamination.
7.11 The results of the Phase Two ESA indicate that the site condition standards for soil and
groundwater have been met. No further groundwater investigation was recommended.
All monitoring wells are to be decommissioned in accordance with O.Reg. 903 when no
longer required. An appropriate Condition of Draft Approval will be imposed.
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Municipality of Clarington Page 9
Report PDS-058-25
Stage One and Two Archaeological Assessment, prepared by Northeastern
Archeological Associates Ltd., August 2023
7.12 A Stage One and Two Archeological Assessment were carried out in support of the
proposed development. No material of cultural significance, value, or interest (CHVI)
was recovered during Stage 2 test-pit assessments. Based on the Stage Two
assessment results the report concludes that the subject site does not possess any
cultural heritage value or interest, and that no further archaeological work is required
within the development boundaries. If any archaeological resources should be
discovered during the course of development, all excavation must stop immediately,
and an archaeologist must be contacted.
Traffic Impact Study (TIS), prepared by Crozier Consulting Engineers, February 2024
7.13 A TIS was carried out in support of the proposed development. The Study concluded
that the development application can be supported from a traffic operations perspective.
The boundary road network can accommodate the increase in traffic volumes attribut ed
to the proposed development. Further, the proposed access is forecast to be
functionally adequate with inconsequential impacts to Newtonville Road.
8. Public Submissions
8.1 A Statutory Public Meeting was held on March 17, 2025. Notification was provided to all
property owners within 300 metres of the subject lands. Two public meeting signs were
installed on the subject lands, one sign was posted fronting Regional Road 18 and the
other on Church Lane. Details of the proposed application were also posted on the
Municipality’s website, and in the Clarington Connected e-newsletter.
8.2 Staff received seven public comments on the proposed development. Questions from
neighbouring residents were related to grading and stormwater drainage, environmental
concerns, traffic, and the impact on the structural integrity of existing buildings and
structures. Comments received were both in support and in opposition of the proposed
development.
8.3 Staff have addressed the comments and concerns from residents via email, telephone
and virtual meetings.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
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Municipality of Clarington Page 10
Report PDS-058-25
10. Discussion
General
10.1 The proposed residential development is located within the Hamlet of Newtonville and
the proposed residential uses represent a form of development encouraged by
Provincial, Regional, and Municipal policies. It aims to develop a total of 19 lots for
detached residential dwellings, a stormwater management pond and a
walkway/emergency access. All lots will be on new public roads. Two of the 19 lots on
the east side of the subject site are shown as temporary turning circles and will not be
available for building permits until the lands to the east are developed, making road
connections to the east possible.
Block Plan
10.2 The draft plan shows one access point onto Regional Road 18 and an emergency
access to the south. A Block Plan was submitted showing how the lands to the east,
including road connections to Durham Highway 2 can be developed within the
boundaries of the hamlet.
Lot Sizes
10.3 The proposal has lots ranging from 2000 square metres to 2,880 square metres. The
policies of the Clarington Official Plan allows for a reduction in lots sizes from the
minimum 4000 square metres (0.4 hectares) for all rural settlement areas provided it
can be demonstrated that there will be no impact to soil or groundwater. The results of
the Hydrogeological Study and supporting documentation provided by the consultant
were peer reviewed and confirmed that the proposal can be supported. Envision
Durham required this report to be peer reviewed by an independent consultant, under
the direction of the Region.
Opportunity for Compact Settlement
10.4 In recent years, the Province of Ontario has updated the applicable Planning Legislation
to include policies related to the establishment of additional dwelling units in order to
alleviate the current housing demand. For this reason, the inclusion of addit ional dwelling
units within the proposed single detached units or accessory building where possible is
encouraged.
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Municipality of Clarington Page 11
Report PDS-058-25
Wastewater System
10.5 The Clarington Official Plan contains policies and guidelines to be considered for
developments within Hamlets. In addition to those policies, there are also specific
policies related to development in Newtonville. Development in Newtonville must be
serviced with municipal water supply. A municipal wastewater system is not available in
Newtonville and septic systems will be utilized for this development. Lot sizes can be
reduced if the appropriate studies are submitted and deemed satisfactory to the
approval authority, being Durham Region Health Services Department. The proposed
lot sizes are approximately 0.2 hectare in size and have been deemed appropriate
based on the studies submitted to support the reduction of the proposed lots sizes.
Wetland
10.6 Although not mapped on Schedule “D3” to the Clarington Official Plan, a wetland on the
westerly portion of the site has been identified. This is the site of the proposed
stormwater management pond on the draft plan. The Official Plan allows for the removal
of a wetland if it is under 0.5 hectares in size, among other criteria, if it can be
demonstrated through an EIS that the removal is warranted. This feature was studied
through an EIS and a peer review was undertaken, including a site visit, which
demonstrated that that the criteria for removal had been met.
Parkland
10.7 No parks are proposed within this development given the scale of the development. Ina
Brown Parkette is adjacent to the subject lands. Cash in lieu of parkland will be required
as a Condition of Draft Approval.
Resident Concerns
10.8 Staff received comments from residents in support and opposition of the development
which included written submissions supporting and opposing the development. The
concerns from the residents who opposed the development are referenced in Section 8
of this report.
10.9 The Stormwater Management Report and Grading Plan for the development have been
reviewed in detail by Clarington’s Development Engineering Department and the
Ganaraska Region Conservation Authority (GRCA). There is no objection to the plan of
subdivision by either party. There are standard requirements from Development
Engineering and the GRCA that will be fulfilled by the Owner prior to the clearance for
registration of the subdivision.
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Municipality of Clarington Page 12
Report PDS-058-25
10.10 An EIS was submitted as part of the application and was peer reviewed at the request of
the Municipality of Clarington. An additional site walk with the peer reviewer was
conducted. Based on the results of the EIS and the site walk the development will not
have a negative impact on the ecological function of natural heritage features on or
adjacent to the subject property.
10.11 The submitted Traffic Impact Study (TIS) was reviewed by Clarington’s Development
Engineering Staff. Given the number of new units, traffic volumes will be minor. The
existing road network is expected to accommodate the additional traffic volume.
10.12 As per the recommendations in the Geotechnical Investigation report, on -site monitoring
and construction mitigation measures will be implemented to ensure the prevention of
construction damages to existing dwellings and overall disruption to the existing
neighbourhood.
11. Financial Considerations
11.1 This proposal is considered an infill development. The capital infrastructure required for
this development will be built by the developer and ass umed by the Municipality upon
acceptance. This excludes onsite private septic systems. 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.
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 prepared a Sustainability Analysis within the Planning Justification
Report. This proposal considers climate risks by improving air quality during
construction, implementing dust mitigation measures during construction, reducing
energy and water consumption through building materials and fixtures, protecting water
quality though low-impact development (LID) measures and reducing the urban heat
island effect through landscaping measures.
14. Concurrence
14.1 Not Applicable.
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Municipality of Clarington Page 13
Report PDS-058-25
15. Conclusion
15.1 It is respectfully recommended that the Zoning By-Law amendment application
submitted by Planfarm Inc. consisting of 19 residential dwelling units 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
therein are satisfied.
Staff Contact: Toni Rubino, Senior Planner, (905) 623-3379 ext. 2431 or
TRubino@clarington.net
Attachments:
Attachment 1 – Zoning By-law Amendment
Attachment 2 – Draft Plan of Subdivision
Attachment 3 – Department and Agency Comments Interested Parties:
List of Interested Parties available from Department.
Page 21
Attachment 1 to Report
PDS-058-25
Page | 1
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 2025-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2024-0025;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 9.3 “Special Exceptions – Residential Hamlet (RH) Zone” is hereby amended
by adding thereto, the following new Special Exception Zone 9.3.30 as follows:
9.3.30 Residential Hamlet Exception (RH-30) Zone
Notwithstanding Sections 9.2 a. and b., those lands zoned RH-30 shall be subject to the
following zone regulations and the applicable provisions not amended by the RH-30
Zone:
a. Lot Area (minimum) 2000 square metres
b. Frontage (minimum) 29 metres
2. Schedule 16 to By-law 84-63, as amended, is hereby further amended by
changing the zone from:
"Agricultural Exception (A-1) Zone" and “Residential Hamlet (RH) Zone” to
"Holding – Residential Hamlet Exception ((H)RH-30) Zone" as illustrated on the
attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and Section 36 of the Planning Act.
Page 22
Page | 2
Passed in Open Council this _____ day of November, 2025
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 23
Page | 3
Page 24
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Page 25
Attachment 3 to Report
PDS-058-25
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
☒ No objection subject to the fulfillment of Draft
Plan of Subdivision Conditions.
Durham Region Works
Department ☒ No objection subject to the fulfillment of Draft
Plan of Subdivision Conditions.
Durham Region Health ☒ No objection subject to the fulfillment of Draft
Plan of Subdivision Conditions.
Clarington Engineering
Development Division
☒ Engineering has no objection to the proposal.
• Development Engineering is in support
of an emergency access route.
• With respect to the Traffic Impact
Study, provide a conceptual plan
illustrating the roadway network,
including fire routes, sidewalks,
temporary cul-de-sacs, and all relevant
dimensions, ensuring conformity with
Clarington Design Standard.
• A 6 m setback / buffer is required
around the pond block as well as a
sediment drying area in the pond block.
• Provide an On-Street Parking Plan.
• Provide a tree preservation plan which
includes the “reason for removal” in the
inventory tables.
• Updates are required to the
Stormwater Management Report, and
the Geotechnical Report to meet
Provincial and Municipal requirements.
All other comments can be addressed at the
detailed design stage.
Page 26
Attachment 3 to Report
PDS-058-25
Clarington Emergency
& Fire Services
☒ CEFS is concerned with one access into the
site should the access be blocked. A
secondary access has been confirmed.
Clarington Building
Division
☐
Ganaraska Region
Conservation Authority
☒ The proposed development involves the full
removal of the wetland habitat for the
implementation of the Stormwater
Management pond. The GRCA strongly
encourages that the wetland feature be
retained, however GRCA could support the
removal of the wetland if the upper and lower
tier municipality also support its removal due
to the following:
a. Even after the removal of the
feature the Conservation
Authority Act tests are satisfied;
b. The wetland is under 0.5 ha in
size;
c. The wetland appears to be
anthropogenically formed;
d. The wetland provides minimal
flood mitigation and erosion
control; and
e. The wetland is disconnected
from larger wetlands.
The hydrogeological assessment meets the
guideline requirements and demonstrates a
sound understanding of site-specific
conditions. GRCA staff concurs with the
recommendations made by Cambium Inc. and
agrees that the site is feasible for the
proposed development.
Enbridge Gas ☒ No objection.
Hydro One ☒ No objection.
Bell ☒ No objection.
Rogers Cable ☒ No objection.
Kawartha Pine Ridge
District School Board
☒ No objection.
Page 27
Applicant/Owner: Ellen Ferris from MHBC
c/o. CRH Canada Group Incorporated
Application Details: Proposal for the
establishment of an asphalt plant and a
concrete batching plant at the Mosport
Main Pit. These facilities would operate
for the duration of the pit’s active use and
would be decommissioned following final
site rehabilitation and the surrender of the
license.
Statutory Public Meeting
COPA2025-0004 & ZBA2025-0005
Location: 3565 Regional Road 20,
Clarke
Meeting Date: November 8, 2025
Page 28
PUBLIC MEETING
MOSPORT MAIN PIT
OPA & ZBA
Proposed Asphalt Plant &
Concrete Batching Plant
November 10, 2025
Page 29
MOSPORT MAIN PIT
•Existing aggregate operation
(ARA Licence No. 3195).
•Surrounded by existing mineral
aggregate operations.
•Currently permitted to operate
portable asphalt plant for public
authority contracts.
•Strategically located near
Highway 35 and Highway 115.
Page 30
Proposed Asphalt Plant & Concrete
Batching Plant
OPA and ZBA to permit an asphalt plant
and concrete batching plant at the
Mosport Main Pit for the duration of the
operation.
Plants will be removed as part of final
rehabilitation of the site.
PROPOSAL
Page 31
•Planning Rationale Report
•Air Quality Assessment
•Hydrogeological Study
•Natural Heritage Evaluation
•Noise Impact Study
•Functional Servicing & Stormwater Management Report
•Traffic Impact Study
TECHNICAL STUDIES COMPLETED
Page 32
APPROVALS REQUIRED
Municipal Official Plan Amendment and Zoning By-law Amendment
with the Municipality of Clarington
Aggregate Resources Act Site Plan Amendment with Ministry of Natural Resources
Environmental Compliance Approval to operate the plants with the Ministry of
Environment, Conservation and Parks
Operation of Asphalt Plant and
Concrete Batching Plant Page 33
CREDITS: Diese Präsentationsvorlage wurde von Slidesgo
erstellt, inklusive Icons von Flaticon, Infografiken &
Bilder von Freepik und Illustrationen von Storyset
Thank you!
Any questions?
eferris@mhbcplan.com
705-728-0045 ext. 227
MHBCplan.com
Page 34
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: November 10, 2025 Report Number: PDS-053-25
Authored By: Jacob Circo, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA2025-0004 & ZBA2025-0005 Resolution#:
Report Subject: Official Plan Amendment and Zoning By-law Amendment
applications to facilitate additional uses at 3565 Regional Road 20
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-053-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Official Plan Amendment and Zoning By-law Amendment
applications submitted by MHBC on behalf of Dufferin Aggregates and continue
processing the applications including the preparation of a subsequent
recommendation report; and
3. That all interested parties listed in Report PDS-053-25 and any delegations be
advised of Council’s decision.
Page 35
Municipality of Clarington Page 2
Report PDS-053-25
Report Overview
The Municipality is seeking the public’s input on applications for a proposed Official Plan
Amendment and Zoning By-law Amendment to permit an asphalt plant and concrete
batching plant at the Mosport Main Pit in Clarke, which is an active mineral aggregate pit
operation licenced under the Aggregate Resources Act. The establishment of the proposed
facilities would operate for the duration of the aggregate pit licence and be removed as part
of the final rehabilitation of the site.
1. Application Details
1.1 Owner: Dufferin Aggregates, a Division of CRH Canada Group Incorporated
1.2 Agent: Ellen Ferris c/o. MHBC Planning Urban Design & Landscape Architecture
1.3 Proposal: The proposal includes the establishment of an asphalt plant and concrete
batching plant at an active mineral aggregate operation which is licenced under the
Aggregate Resources Act. The establishment of the proposed facilities would operate
for the duration of the mineral aggregate operation and would be removed as part of the
final rehabilitation of the site.
1.4 Clarington Official Plan Amendment (COPA):
To permit the establishment of an aggregate-related industrial use, specifically a
concrete batching and asphalt plant at the Mosport Main Pit.
1.5 Zoning By-law Amendment (ZBA):
To rezone the subject lands from “Aggregate Extraction (AE) Zone” to a special
exception zone within the “Aggregate Extraction (AE) Zone” to permit a concrete
batching and asphalt plant at the Mosport Main Pit.
1.6 Area: 88.29 hectares (218.17 acres)
1.7 Location: 3565 Regional Road 20, Clarke (see Figure 1)
1.8 Roll Number: 18-17-030-060-18800
Page 36
Municipality of Clarington Page 3
Report PDS-053-25
Figure 1: Location of Subject Lands
Page 37
Municipality of Clarington Page 4
Report PDS-053-25
2. Background
2.1 On March 20, 2025, Planning Staff received a Clarington Official Plan Amendment
application and Zoning By-Law Amendment application which seeks to permit the
establishment of an asphalt plant and a concrete batching plant on an active aggregate
pit. These facilities would operate for the duration of the aggregate licence and would be
decommissioned with the site rehabilitation.
2.2 The applicants have submitted the following plans and studies in support of
applications:
Site Plan
Survey
Planning Justification Report
Air Quality Assessment
Hydrogeological Study
Natural Heritage Evaluation
Noise Impact Study
Functional Servicing and Stormwater Management Report
Traffic Impact Study
Utility Coordination Plan Letter
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at 3565 Regional Road 20 in Clarke, having frontage on
Regional Road 20 (see Figure 1) and is currently used as active aggregate pit.
3.2 The subject property’s additional surrounding land uses are as follows:
North: Other aggregate pit operations within the City of Kawartha Lakes
East: Agricultural lands and Highway 35/115
South: Agricultural lands
West: Other aggregate pit operations
Page 38
Municipality of Clarington Page 5
Report PDS-053-25
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 Under the PPS (2024) the Site would be considered a “Mineral aggregate operation” on
rural lands. As defined in the PPS (2024) a 'mineral aggregate operation' includes lands
licensed or permitted under the Aggregate Resources Act (excluding wayside pits and
quarries), as well as associated facilities involved in the extraction, transportation,
processing, recycling, or beneficiation of aggregate materials. This also encompasses
operations related to the production of products such as asphalt, concrete, and other
related secondary materials. The proposed concrete batching plan and asphalt plant
would be considered accessory uses to a “Mineral aggregate operation” and would be
permitted.
4.2 The PPS (2024), including Policies 4.5.2.4 and 4.5.3.1, provides broad direction for the
protection of mineral aggregate operations and requires that rehabilitation be planned to
support future land uses. Final rehabilitation must consider surrounding land uses and
existing land use designations. The Mosport Main Pit is recognized as an existing
mineral aggregate operation. Supporting technical studies have confirmed that the
proposed asphalt plant and concrete batching plant can be integrated into the site in a
manner that is consistent with the PPS (2024), ensuring the protection of nearby
sensitive land uses, natural heritage features, and water resources.
4.3 The proposal is consistent with the PPS (2024).
Oak Ridges Moraine Conservation Plan (ORMCP 2018)
4.4 The ORMCP designates the subject lands as “Countryside Area”. This designation is
intended to support agricultural and rural uses that promote the continuation of farming
and rural land use activities, preserve the rural character of settlements, and enable
compatible forms of economic development, among other objectives.
4.5 Permitted uses within the “Countryside Area” include mineral aggregate operations and
wayside pits, subject to the applicant demonstrating that the quantity and quality of
groundwater and surface water in the Plan area will be maintained and, where possible,
improved or restored as a result of the proposed operation, that as much of the site as
possible will be rehabilitated, and other criteria outlined in in Section 35 of the ORMCP.
4.6 The subject site is located within a Category 1 and Category 2 Landform Conservation
Area, however, the requirements related to applications for development or site
alteration within such an area do not apply to applications with respect to mineral
aggregate operations.
4.7 The proposed accessory uses to a licensed aggregate pit conforms to the policies of the
ORMCP (2018).
Page 39
Municipality of Clarington Page 6
Report PDS-053-25
5. Official Plan
Durham Region Official Plan (Envision Durham 2024)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Oak Ridges Moraine Area” in accordance with Map 2b of Envision Durham (2024).
5.2 Countryside Areas within the Oak Ridges Moraine are areas of existing rural land use
intended to protect prime agricultural areas, provide for the continuation of agricultural
and other rural land uses and maintain the character of Rural Settlements. Permitted
uses within this designation include mineral aggregate operations and wayside pits.
5.3 Map 4 of Envision Durham identifies the property as a “Aggregate Resource Extraction
Area”, which recognizes the existing Mosport Main Pit. Section 6.7.11 of Envision
Durham permits aggregate-related industrial uses, such as asphalt plants, ready-mix
concrete plants and aggregate transfer stations in active licenced Aggregate Resource
Extraction Areas.
5.4 The proposed asphalt and concrete batching plants will be located within existing
Mosport Main Pit and will be located outside of any key natural heritage or hydrologic
features as identified on Maps 2a and 2c of Envision Durham.
5.5 The proposal conforms to Envision Durham (2024).
Municipality of Clarington Official Plan (COP 2018)
5.6 The COP (2018) designates the subject site as “Rural” and “Environmental Protection
Areas” with an “Aggregate Extraction Area” overlay allowing the site to be used for the
extraction of aggregates and the rehabilitation of the designated land, in accordance
with its active licence issued under the Aggregate Resources Act.
5.7 The goals of the “Aggregate Extraction Area” designation is to support the extraction of
aggregate resources while minimizing impacts on the natural environment, surrounding
landscape, nearby residents, and the broader municipality.
5.8 “Aggregate Extraction Areas” shall only be permitted within the Potential Aggregate
Resource Areas identified on Map G of the COP (2028). The subject lands are within
the Primary Area on Map G of the COP (2018).
Page 40
Municipality of Clarington Page 7
Report PDS-053-25
5.9 Aggregate-related industrial uses such as asphalt plants and concrete -batching plants
may be permitted only by site-specific amendment to the COP, provided:
a. There is no adverse impact on groundwater and surface water quality and quantity ;
b. There is no adverse noise, odour, or dust impacts on nearby sensitive land uses and
natural heritage features; and
c. The operation of such a plant is addressed on a site plan approved by the Province .
The submitted COP Amendment is required to facilitate additional aggregate-related
industrial uses within the licensed pit area (see Attachment 1).
6. Zoning By-law 2005-109
6.1 The property is zoned “Aggregate Extraction (AE) Zone” within Zoning By-law 2005-109.
Permitted uses include a pit, conservation, and agricultural uses. A “pit” is defined as an
area of land where unconsolidated mineral aggregate such as gravel, stone and sand is
extracted pursuant to a license or a permit issued under the Aggregate Resources Act.
A pit may include as an accessory use a mineral aggregate crusher, mineral aggregate
processing, and/or mineral aggregate recycling.
6.2 The submitted Zoning By-law Amendment is required to permit the proposed uses at the
existing aggregate operation located on the subject lands and would require a special
exception zone within the “Aggregate Extraction (AE) Zone” (see Attachment 2).
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
http://www.clarington.net/3565RegRd20 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 mailed to 8 landowners within 300 metres of the subject lands on
October 21, 2025, including landowners within Kawartha Lakes. Three public meeting
signs was installed on the subject lands, along Regional Road 20, Best Road and
Concession Road 10. Details of the proposed application were also posted on the
Municipality’s website (http://www.clarington.net/3565RegRd20), and in the Clarington
Connected e-newsletter.
8.2 Staff have not yet received any comments from the public on this application. Any
comments received, including from the Statutory Public Meeting, will be reviewed and
addressed in the recommendation report.
Page 41
Municipality of Clarington Page 8
Report PDS-053-25
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. All received comments will be addressed in the subsequent
recommendation report.
10. Discussion
10.1 The purpose of the Public Meeting is to provide an opportunity for public input. A future
recommendation report will also consider factors such as dust, odour, vibration, haul
routes, and any other potential impacts associated with the proposed use.
11. Financial Considerations
11.1 Not applicable.
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 a strong local economy.
13. Climate Change
13.1 Analysis of the proposal, including potential impacts to climate change will be addressed
in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
Page 42
Municipality of Clarington Page 9
Report PDS-053-25
15. Conclusion
15.1 The purpose of this report is to provide background information on the submitted
applications and receive comments at the Statutory Public Meeting. 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.
Staff Contact: Jacob Circo, Senir Planner, 905-623-3379 ext. 2425 or jcirco@clarington.net.
Attachments:
Attachment 1 – Draft Clarington Official Plan Amendment
Attachment 2 – Draft Zoning By-law Amendment
Attachment 3 – Mosport Main Pit Draft Operational Plan showing proposed asphalt plant and
concrete batching plan
Interested Parties:
List of Interested Parties available from the Department.
Page 43
CORPORATION OF THE MUNCIPALITY OF CLARINGTON
BY-LAW NO. 2025 - XX
Being a By-law to adopt Amendment No. XX to the Clarington Official Plan
WHEREAS the Council of the Corporation of the Municipality of Clarington, in accordance with
the provisions of the Planning Act, R.S.O., 1990, as amended enacts as follows:
1. That Amendment No. XX to the Clarington Official Plan, being the attached explanatory
text and schedule, is hereby adopted.
BY LAW read a first time this ____ day of ________, 2025
BY LAW read a second time this ___ day of _________, 2025
BY LAW read a third time and finally passed this ____ day of ________, 2025
____________________
Mayor
____________________
Clerk
Attachment 1 to Report
PDS-053-25
Page 44
AMENDMENT NUMBER XX
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
Purpose: The purpose and effect of this Amendment to the Municipality of
Clarington Official Plan is to permit the operation of a permanent asphalt
plant and concrete batching plant within the Mosport Main Pit.
Location: The subject site is legally described as Part of Lot 25, Lots 26-28, and
closed and conveyed road allowance between Lots 26 & 27,
Concession 10, Former Geographic Township of Newcastle, Clarke, in
the Municipality of Clarington, Region of Durham. See Schedule A.
Basis: The applicant, Dufferin Aggregates, a Division of CRH Canada Group
Inc., has requested an amendment to permit a permanent asphalt plant
and concrete batching plant at the Mosport Main Pit. The Mosport Main
Pit is an active mineral aggregate operation which is licenced under the
Aggregate Resources Act (ARA) (License No. 3195). The Mosport Main
Pit is currently permitted to operate a temporary portable asphalt plant
as an accessory use to the existing aggregate extraction operations on
site. The Municipality of Clarington Official Plan permits concrete
batching and asphalt plants to be used on a temporary basis (less than
3 years) on lands licenced for aggregate extraction. This amendment
enables an asphalt plant and concrete batching plant to operate through
the duration of the Mosport Main Pit. The uses would cease upon final
site rehabilitation and surrender of the ARA licence. This amendment is
consistent with the Provincial Planning Statement, conforms to the Oak
Ridges Moraine Conservation Plan, and the Durham Regional Official
Plan.
Actual Amendment: The Municipality of Clarington Official Plan is hereby amended by
adding the following new section under 23.19.6 (Other Site Specific
Policies):
“23.19.xx Mosport Main Pit
Notwithstanding any other policy of this Plan to the contrary, it is the
policy of this Plan that a permanent asphalt plant and concrete batching
plant be permitted within the Mosport Main Pit on the lands located at
Part of Lot 25, Lots 26-28, and closed and conveyed road allowance
between Lots 26 & 27, Concession 10, Former Geographic Township of
Newcastle, Clarke, in the Municipality of Clarington, Region of Durham.
The permanent asphalt plant and concrete batching plant uses shall
cease upon surrender of the Aggregate Resources Act Licence for the
Mosport Main Pit.”
Implementation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
Page 45
Conces
si
o
n
R
d
1
0
Best
Road
Region
al
R
d
2
0
Lands subject to policy 23.19.XX
Part of Lots 25, & 26-28, Concession 10
Geographic Township of Clarke
Municipality of Clarington
Durham Region
Official Plan Amendment No.____
Schedule 'A'
Page 46
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 2025 – XX
Being a By-law to amend By-law 2005-109, 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 2005-109, as amended, of the Corporation of the Municipality of Clarington
for ZBA 2024 – XX;
Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1.Section 14.4 AE Exception Zones is hereby amended by adding the following Section
14.4.XX:
“14.4.X AE-X Zone
a)A permanent asphalt plant and concrete batching plant shall be a permitted use within
the existing pit and shall cease upon surrender of the Aggregate Resources Act Licence.”
2.Maps E5 and E6 to Zoning By-law 2005-109, as amended, are hereby further amended
by rezoning the lands shown on Schedule “A” attached hereto from “Aggregate
Extraction (AE)” to “Aggregate Extraction Exception XX (AE-X)”.
3.Schedule “A” attached forms part of the By-law.
4.This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in Open Council this ____ day of ______________, 2025.
____________________
Mayor
____________________
Municipal Clerk
Attachment 2 to Report
PDS-053-25
Page 47
Clerk
Mayor
This is Schedule 'A' to Zoning By-law 2005-109
Passed this ____ day of ____________, 2025
Conces
si
o
n
R
d
1
0
Best
Road
Region
al
R
d
2
0
Lands to be zoned AE-X
Part of Lots 25, & 26-28, Concession 10
Geographic Township of Clarke
Municipality of Clarington
Durham Region
Schedule 'A'
Page 48
5(&<&/,1*$5($&21&5(7(3/$17$5($ 6&(1$5,2 &21&5(7($1'$63+$/73/$17$5($ 6&(1$5,2 &KULVWRSKHU3RROH,VDXWKRUL]HGE\WKH0LQLVWU\RI1DWXUDO5HVRXUFHVSXUVXDQWWR6XEVHFWLRQ I RI2QWDULR5HJXODWLRQ WRSUHSDUHDQGFHUWLI\VLWHSODQV^ŝƚĞWůĂŶŵĞŶĚŵĞŶƚƐƐŝŶĐĞ:ƵůLJϮϬϮϮĐŽŵƉůĞƚĞĚďLJ͗xxxxxx'UDIW$WWDFKPHQWWR5HSRUW3'62Page 49
Owner: 2265719 Ontario Inc.
Applicant: KLM Planning Partners Inc.
Application Details:
•75 link townhouse dwellings
•60 stacked townhouse dwellings
•636 apartment units
•2,000 sq. m. retail space
•Height range from 3 to 9 storeys
The total site area is 4.63 hectares (11.44 acres)
Statutory Public Meeting
COPA2021-0006 and ZBA2021-0024
Location: 3071 Bowmanville Ave,
Bowmanville
Meeting Date: November 10, 2025
Page 50
1
Public Meeting
2265719 Ontario Inc.
Official Plan Amendment &
Zoning By-law Amendment
3071 Bowmanville Avenue
November 10, 2025Page 51
2
Location & Context
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment
•Location: Northeast Corner of Concession
Road 3 and Bowmanville Avenue
•Legal Description: Part Lot 14, Concession 3
•Size: 4.63 hectares (11.44 acres)
•Adjacent Land Uses:
•North: Stormwater management pond, low-
density residential
•East: Low density residential
•South: Low density residential & industrial
•West: Low density residential
Page 52
3
Existing Policy
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment
•Under the Municipality of Clarington Official Plan (“COP”), the Subject Lands are designated ‘Urban Residential’ and ‘Neighbourhood Centre’
•Neighbourhood Centres are intended to serve as a focal point for residential neighbourhoods and provide a range of retail and service uses to meet the day-to-day needs of residents
•Within the COP, Concession Road 3 is identified as a “Local Corridor”. The COP provides direction that “Local Corridors” to have a minimum density of 40 units per net hectare
•As per the Official Plan Corridors are to be development comprehensively to provide for residential and/or mixed-use developments with a wide array of uses in order to achieve higher densities and transit-oriented development
Page 53
4
Development Proposal
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment
•2 Mixed-Use Buildings - Building A and B
•Building A – 9 Storeys – 308 units
•Building B – 7 Storeys – 96 units
•1,955.80 m2 of retail/commercial GFA between
Building A and B
•2 Residential Mid-Rise Buildings – Building C and D
•Building C – 6 Storeys – 179 units
•Building B – 5 Storeys – 53 units
•135 Townhouses
•75 Street Townhouses – 2 Storeys
•60 Stacked Townhouses – 3 Storeys
•A public square (1,554.9m2) and three at-grade
amenity areas (3,007m2)
•Proposed density of +/- 166.5 units per hectare
•Commercial/Retail component expected to generate
+/- 64.77 total jobs based on the proposed retail GFA
(21,052.06 ft2)
Building A
Mixed-Use
Building B
Mixed-Use
Building C
Residential
6-Storeys
Building D
Residential
5-Storeys
Street Towns
Stacked Towns
Street Towns
Amenity
Area
Public
Square Amenity
Area
Amenity
Area
Page 54
5
Public Square
November 10, 2025
3071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment Page 55
6
Concession Road Streetscape
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment
Building A Building B Building D Townhouses
Page 56
7
Renderings
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment Page 57
8
Renderings
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment Page 58
9
Renderings
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment Page 59
10
Materials Submitted
•Hydrogeological Assessment Report, prepared by GHD
•Geotechnical Investigation, prepared by Soil Engineers Ltd
•Letter from Ministry of Culture – Archaeological Clearance
•Environmental Site Assessment Report, prepared by GeoLogic
Inc.
•Record of Site Condition
•Civil Set (Grading Plan, Servicing Plan, Erosion and Sediment
Control Plan, Drainage Plan), prepared by Candevcon Group Inc.
•Stormwater Management Design Brief, prepared by Candevcon
Group Inc.
•Traffic Impact Study, prepared by Candevcon Group Inc.
•Functional Servicing Letter, prepared by Nicolaas Mensink
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment
•Draft Official Plan Amendment, prepared by KLM Planning
Partners Inc.
•Draft Zoning By-law Amendment, prepared by KLM Planning
Partners Inc.
•Planning Justification Report, prepared by KLM Planning
Partners Inc.
•Urban Design Brief, prepared by KLM Planning Partners Inc.
•Architectural Set, prepared by SRN Architects
•Sun/Shadow Study, prepared by SRN Architects
•Environmental Sustainability Report, prepared by SRN Architects
•Environmental Noise Assessment, prepared by YCA Engineering
Ltd.
•Landscape Set, prepared by HKLA Landscape Architects &
Consulting Arborists
Page 60
11
Aidan Pereira
Associate
KLM Planning Partners Inc.
apereira@klmplanning.com
November 10, 20253071 Bowmanville Avenue
Official Plan Amendment & Zoning By-law Amendment Page 61
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: November 10, 2025 Report Number: PDS-059-25
Authored By: Nicole Zambri, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA2021-006, ZBA2021-0024
Cross reference SC-2007-004 Resolution#:
Report Subject: Proposal for a Mixed-Use Development at 3071 Bowmanville Ave.,
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-059-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Official Plan Amendment and Zoning By-law Amendment
applications submitted by KLM Planning Partners Inc. on behalf of 2265719 Ontario
Inc. and continue processing the applications including the preparation of a
subsequent recommendation report; and
3. That all interested parties listed in Report PDS-059-25 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
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Report Overview
The Municipality is seeking the public’s input on applications for an Official Plan Amendment
and Zoning By-law Amendment to create a total of 771 residential units consisting of 75 linked
townhouses, 60 staked townhouses, and 636 apartment units. The proposal also contains
2,000 square metres of retail space on the ground floor of two buildings that front onto
Bowmanville Avenue and Concession Road 3.
Other amenities include a town square, private outdoor amenity space, and two levels of
underground parking.
The proposal has been revised from the original submission that was submitted in April
2024. The proposal is located at the northeast corner of Bowmanville Avenue and
Concession Road 3, and it is within the Northglen Neighbourhood Area.
1. Application Details
Owner: 2265719 Ontario Inc.
Applicant: KLM Planning Partners Inc.
Proposal: Clarington Official Plan Amendment
To amend the Clarington Official Plan to permit a maximum building height from
six (6) to nine (9) storeys within a Local Corridor designation and permit a
condominium corporation access to a public street via a private condominium
road through an easement.
Zoning By-law Amendment
To rezone the subject lands from “Agricultural Exception (A -1) Zone” to a Mixed-
Use Exception Zone and an Urban Residential Type Three Exception Zone with
a Holding provision to facilitate the development of apartment units, ground floor
commercial, stacked townhouse units and link townhouse units.
Area: 4.63 hectares (11.44 acres)
Location: 3071 Bowmanville Ave., Bowmanville, Part Lot 14, Concession 3; within the
Northglen Neighbourhood Design Plan.
Roll Number: 1817-010-080-21001
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2. Background
2.1 On April 8, 2024, KLM Planning Partners Inc. submitted applications on behalf of
2265719 Ontario Inc. for an Official Plan Amendment and Zoning By-law Amendment to
permit the development of 503 residential units through various medium density-built
forms. A public meeting was not held at that time because discussions were ongoing
between municipal staff and the applicant regarding the size of the proposed parkette
and the overall site design layout.
2.2 One of the major comments was the width of the parkette to function as a gateway
feature into the site. As a result, the Owner had revised the proposal to remove some of
the townhouse units to accommodate a wider promenade entrance feature into the site
off of Kenneth Cole Drive. The revised plan was submitted on June 27, 2025, and
includes an apartment building which frames the parkette, and various townhouse and
mid-rise apartment buildings. (refer to Figure 1). The applications were also circulated to
agencies and departments for comments.
Figure 1 – Proposed Concept Plan
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3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the northeast corner of Bowmanville Avenue and
Concession 3, in the Urban Area of Bowmanville. The lands are currently vacant with
some grading that has occurred from the development of the surrounding subdivision .
The surrounding uses are as follows:
North: A stormwater management pond to the northwest and existing single
detached homes. There are also 22 proposed street townhouse units on
the south side of Kenneth Cole Drive.
East: On the east side across Edwin Carr Street are detached dwellings and
street townhouses, beyond is the former Abe’s Auto Wrecking Yard .
South: Hydro One facility and detached dwellings and townhouses .
West: Bowmanville Avenue and beyond, residential estate homes.
4. Provincial Policy
Provincial Planning Statement (PPS) 2024
4.1 The Provincial Planning Statement (PPS 2024) encourages planning authoritie s to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types and development patterns, while making efficient use of land
and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated. These objectives are to be achieved through
efficient land use planning. Municipal official plans and secondary plans support the
PPS through land use designations and policies.
4.2 The PPS 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 280 people and jobs per hectare.
4.3 Healthy and active communities should be promoted by planning public streets to be
safe, and meet the needs of pedestrians, foster social interaction, and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
4.4 The 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.
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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 Bowmanville Avenue is classified as a “Type A Arterial” road
and Concession Road 3 is classified as a “Type B Arterial” road.
5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including townhouses and apartment 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.
5.3 The application conforms with the Durham Region Official Plan.
Clarington Official Plan (COP)
5.4 The Clarington Official Plan designates the site “Urban Residential” and
“Neighbourhood Centre” in the Clarington Official Plan and is within the Bowmanville
Urban Area. Concession Road 3 is also identified as a “Local Corridor”, which intersects
with Bowmanville Avenue. The Bowmanville Avenue Local Corridor designation
terminates north of Concession Road 3.
5.5 Local Corridors are referred to as Priority Intensification Areas, which are the primary
locations to accommodate growth and the greatest mix of uses, heights and densities.
The predominant built form permitted is mixed use buildings, townhouses, and
apartments.
5.6 The Local Corridor policies require a minimum net density of 40 units per hectare. This
proposal achieves approximately 167 units per hectare, exceeding the minimum
requirement.
5.7 Current policy permits building heights ranging from 2 to 6 storeys. However, the
proposed development includes buildings up to nine (9) storeys, which necessitates an
Official Plan Amendment to allow the increase in height.
Building A (fronting Bowmanville Avenue): 9 storeys
Building B (fronting Concession Road 3): 7 storeys
Building D (furthest east, transitioning to townhouse units): 5 storeys
Building C (fronting the parkette and stormwater management pond): 6 storeys
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5.8 Special emphasis will be placed on the design of the public realm along the corridor to
enhance the pedestrian experience. Commercial uses are proposed on the ground floor
for the buildings which front onto Concession Road 3 and Bowmanville Avenue. The
proposed development needs to demonstrate how the proposal transitions buildings
through the use of podiums and step back of buildings after the third and fourth floors to
respect the surrounding low-density developments.
5.9 A variety of densities, tenure and housing types are encouraged internal to
neighbourhoods, up to 3 storeys. Detached dwellings and townhouses are permitted.
5.10 Multi-unit residential development is also to be developed on the basis of the following
site development criteria, as per policy 9.4.5:
a) The site is suitable in terms of size and shape to accommodate the proposed density
and building form;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing, height
and siting, setbacks, shadowing, and the location of parking and amenity areas;
c) Minimize impact of traffic on local streets;
d) Multiple vehicular accesses from a public street shall generally be provided for each
townhouse block and each apartment block;
e) Each condominium corporation block shall have direct street frontage and direct
vehicular access to a public street without reliance on easements through another
condominium corporation block;
f) In order to achieve a mixture of housing types, adjacent multi-unit residential unit
types shall not replicate the same built form;
g) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on-street parking;
h) Townhouses sited on blocks shall generally not exceed 50 units and apartment
blocks shall not exceed 2 buildings; and
i) Street townhouses shall generally not comprise more than 6 attached units; and
j) Where multiple mid-rise and high-rise residential developments are planned for a
given area, a phasing plan shall be required to identify common amenity areas and
shared pedestrian and/or vehicle access.
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5.11 Section 23 of the Clarington Official Plan also provides criterial to evaluate the approval
of residential developments in an urban area, including draft plans of subdivisions:
a) Ensure sequential development of neighbourhoods
b) Proposed development is adjacent to Centres or Built -up Aras
c) The economical use and extension of all infrastructure and services
d) Ensure it offers intensification; and
e) Increase density for new neighbourhoods having regard for proposed measures to
integrate into existing stable residential areas.
5.12 An Official Plan Amendment prepared by the applicant is included in Attachment 1 of
this report.
Northglen Neighbourhood Design Plan
5.13 Within the Northglen Neighbourhood Design Plan the subject lands are identified for the
development of mixed-use, commercial, SWM pond, parkette, medium or high -density
residential development. The plan indicates townhouses on the east portion of the site,
high density and commercial flanking the areas along the arterial roads and a park at
the corner of the site, adjacent to the stormwater pond, as currently proposed.
5.14 In accordance with Section 9.4 of the Clarington Official Plan, approved Neighbourhood
Design Plans will continue to provide guidance for the development of neighbourhoods
unless superseded by a Secondary Plan.
5.15 The application implements the Northglen Neighbourhood Design Plan.
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Figure 2 – Northglen Neighbourhood Design Plan
6. Zoning By-law 84-63
6.1 Zoning By-law 84-63 zones the subject lands as “Agriculture Exception (A-1)”. A Zoning
By-law Amendment is required to permit the proposed development which contains a
range of building typologies in med-high and medium built forms.
6.2 The proposed rezoning would change the zoning on the subject lands from an
Agricultural Exception (A-1) Zone to a Mixed-Use Zone and an Urban Residential Type
Three Exception Zone to facilitate the development. Each zone is proposed to have site -
specific performance standards. The Park is proposed to be included in the Mixed-Use
zone. A draft zoning by-law prepared by the applicant is included in Attachment 2 of this
report.
6.3 Appropriate zone categories will be reviewed and addressed in a subsequent
recommendation report. A Holding (H) Symbol would be needed to ensure that the
conditions of the site plan have been fulfilled. The park would also need 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
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Report PDS-059-25
drawings are on the development application webpage at
http://www.clarington.net/3071BowAve 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 203 households within 120 metres of the subject lands on
October 21, 2025, and signage was posted on the property, along Edwin Carr Street,
Bowmanville Ave., and Concession road 3, advising of the complete application
received by the Municipality and details of the public meeting. Details of the proposed
application were also posted within the Clarington Connected e-newsletter.
8.2 As of writing this report, staff have received 27 inquiries regarding the application.
Comments ranged from general inquiries to concerns about the intensity of the
development, traffic, the need for commercial uses in this immediate area and the need
for facilities such as daycares and schools to support the increase in population. Any
comments received, including from the Statutory Public Meeting, will be reviewed and
addressed in the recommendation report.
9. Departmental and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. All received comments will be addressed in the subsequent
recommendation report.
10. Discussion
10.1 The proposed development incorporates a diverse range of building typologies and
complementary land uses in accordance with the Northglen Neighbourhood Design
Plan. As one of the final undeveloped parcels within this area, its completion will fulfill
the intended vision for a cohesive, and integrated neighbourhood.
10.2 A comprehensive review of the appropriateness of the built form, such as heights and
densities will be undertaken to ensure the detailed design and functionality of the site
meets all applicable standards, policies, and best practices. The proposed Official Plan
Amendment prepared by the applicant will also need to consider all the multi -residential
policies in the Official Plan, including a maximum of two apartment buildings per block
and a maximum of 50 townhouse units per block.
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Urban Design
10.3 The greatest density, height and massing of buildings will be at the corner of
Bowmanville Avenue. Buildings are to be sited near the street line to contribute to a
sense of enclosure and strong street edge and require high quality building materials.
Entrances to buildings shall be visible and are to be accessed from the municipal
sidewalk. Enhance main entrance features using architectural components such as
canopies, pedestrian scale lighting, landscaping, benches, and using different materials.
Long building facades (greater than 40 m in length) shall visibly break up the façade.
Bump outs in buildings also create interest and enhance the pedestrian realm.
Balconies would add to the public realm and can be recessed or integrated into the
building.
10.4 Ground floors facing Bowmanville Avenue and Concession 3 should contain an active
street façade by avoiding blank facades. Façade should contain transparent windows
and public amenities.
Figure 3 – Proposed Streetscape Elevation along Concession Road 3
Pedestrian connections
10.5 Pedestrian connections throughout the development and adjacent lands shall be
comprehensively integrated to ensure safe, accessible, and continuous movement for
all users. Particular attention should be given to units fronting the public realm, including
arterial roads, the park, and the stormwater management pond. These units are
expected to incorporate enhanced exterior elevations that contribute to a high -quality
streetscape. Upgrades may include architectural detailing, varied materials, and design
elements that reinforce visual interest and complement the surrounding context.
Transportation Connections
10.6 The proposed development includes two vehicular access points: one from Concession
Road 3 and another from Edwin Carr Street. The applicant has indicated that access to
the condominium blocks will be provided through a shared easement connecting to the
arterial roads.
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10.7 The Clarington Official Plan requires that each condominium corporation have at least
one direct vehicular access from a public street, with any additional access points
permitted through shared easements. The applicant is requesting a site -specific Official
Plan Amendment to allow reliance on a shared access easement for the condominium
blocks. The intent of the policy is to ensure operational independence of condominium
corporations and to maintain efficient traffic circulation within the development and
surrounding road network. Staff will also review the proposed arrangement to confirm
that emergency vehicle access and response times are not compromised.
Parkland
10.8 Parkland dedication requirements for the subject lands were considered
comprehensively with the larger draft plan of subdivision area. The proposed park within
this development will be one of the last parks to be dedicated to fulfill all the parkland
dedication requirements under the Planning Act for the subdivision.
Affordable Housing
10.9 The Clarington Official Plan policies encourage the development of affordable housing,
and the Province has exempted affordable units from development charges and
parkland dedication. The applicant states in the Planning Justification Report that it is
premature to predict the marketing details given where the development application is
within the approval process and ongoing market conditions. The Owner’s intention is to
develop freehold townhouses on a private condominium road, and the mid-rise/mixed-
use apartment buildings are intended to be standard condominium tenure. There may
be future opportunities for purchasers to rent their units or potentially create ADU’s
within the townhouses.
10.10 Staff will continue to have ongoing discussions with the Own er to encourage the
inclusion of affordable housing units and discuss the incentives and benefits. This would
include containing some purpose-built rental units at affordable market rates. Further
discussions with the Owner in this regard will be required and would be discussed in the
recommendation report.
11. Financial Considerations
11.1 Not applicable, as this is an information report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
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Report PDS-059-25
13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for an Official Plan Amendment and Zoning By-law
Amendment for 771 residential units and 2,000 square metres of commercial floor
space, at the Statutory Public Meeting. 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.
15.2 Staff Contact: Nicole Zambri, Senior Planner, (905) 623-3379 x 2422 or
nzambri@clarington.net.
Attachments:
Attachment 1 – Applicant Proposed Clarington Official Plan Amendment
Attachment 2 – Applicant Proposed Zoning By-law Amendment
Attachment 3 – Applicant Proposed Overall Site Concept Plan
Interested Parties:
List of Interested Parties available from Department.
Page 73
JUNE 2025
OFFICIAL PLAN
of the
MUNICIPALITY OF CLARINGTON PLANNING AREA
AMENDMENT NO. XXX
To amend the Municipality of Clarington Official
Plan, as amended.
Part of Lot 14, Concession 3
Municipality of Clarington
Attachment 1 to Report PDS-059-25
Page 74
2
JUNE 2025
OFFICIAL PLAN
of the
CLARINGTON PLANNING AREA
AMENDMENT NO. XXX
To amend the Municipality of Clarington Official Plan, as amended.
This Official Plan Amendment was adopted by the Corporation of the Municipality of
Clarington, By- law No. - in accordance with the Planning Act, R.S.O., 1990 c.P.13,
as amended, on the day of __________ , 2025.
Adrian Foster
Mayor
June Gallagher
Municipal Clerk
Page 75
3
JUNE 2025
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-
LAW NO. XXX
Being a by-law to adopt Amendment No. XXX to the Municipality of Clarington Official
Plan, as amended.
THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON, IN
ACCORDANCE WITH THE PROVISIONS OF THE PLANNING ACT, R.S.O., 1990 HEREBY
ENACTS AS FOLLOWS:
1.THAT Amendment No. XXX to the Municipality of Clarington Official Plan, as
amended, attached hereto, is hereby adopted.
2.THAT this by-law shall come into force and take effect on the date of the final
passing thereof.
READ A FIRST, SECOND AND THIRD TIME AND PASSED THIS DAY OF
__________, 2025.
June Gallagher
Municipal Clerk
Adrian Foster
Mayor
Page 76
4
JUNE 2025
CONTENTS
PART I - INTRODUCTION
1.GENERAL ............................................................................................................................................................. 6
2.LOCATION ........................................................................................................................................................... 6
3.PURPOSE ............................................................................................................................................................ 6
4.BASIS ...................................................................................................................................................................... 6
PART II - THE OFFICIAL PLAN AMENDMENT
1.THE OFFICIAL PLAN AMENDMENT .................................................................................................. 8
2.IMPLEMENTATION AND INTERPRETATION ............................................................................... 8
3.SCHEDULE “A”
Page 77
5
JUNE 2025
PART I - INTRODUCTION
(This is not an operative part of Official Plan Amendment No. XXX)
Page 78
6
JUNE 2025
PART I - INTRODUCTION
1.0 GENERAL
1.1 PART I - INTRODUCTION, is included for information purposes and is not
an operative part of this Official Plan Amendment.
1.2 PART II - THE OFFICIAL PLAN AMENDMENT constitutes Official Plan
Amendment No. XXX to the Municipality of Clarington Official Plan, as
amended. Part II is an operative part of this Official Plan Amendment.
2.0 LOCATION
The Amendment to the Municipality of Clarington Official Plan, as amended,
applies to a 4.63-hectare (11.4 acre) site, legally known as Part of Lot 14,
Concession 3, in the Municipality of Clarington (the ‘Subject Lands’). The Subject
Lands are located at the northeast corner of the intersection of Concession Road
3 and Bowmanville Avenue (Regional Road 57) within the Bowmanville
community, as shown on Schedule “A” to this Amendment.
3.0 PURPOSE
The purpose of this Amendment is to permit a maximum building height from
six (6) storeys to nine (9) storeys within the Local Corridor designation and permit
a condominium corporation(s) access to a public street via a private
condominium road through an easement(s).
4.0 BASIS OF THIS OFFICIAL PLAN AMENDMENT
The subject lands are designated ‘Urban Residential’ and ‘Neighbourhood
Centre’ on Map A3 – Land Use of the Municipality of Clarington Official Plan, as
amended. Further, the lands are located along Concession Road 3, which is
identified as a ‘Local Corridor’ on Map B – Urban Structure and considered an
intensification corridor. The ‘Urban Residential’ designation is to be
predominantly used for housing purposes but may also permit small scale
service and neighbourhood retail commercial uses, home-based occupation
uses, parks, schools, and community facilities. The ‘Neighbourhood Centre’
designation is intended to serve as a focal point for residential neighbourhoods
and provide a range of retail and service uses to meet day to day needs. The
maximum amount of gross leasable floorspace in any one Neighbourhood
Centre shall be 5,000 square metres. The proposed residential and commercial
uses are generally permitted within the existing designations; however, based on
the form of the development, certain site-specific amendments are required.
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7
JUNE 2025
PART II - THE OFFICIAL PLAN AMENDMENT
(This is an operative part of Official Plan Amendment No. XXX)
Page 80
8
JUNE 2025
PART II – THE OFFICIAL PLAN AMENDMENT
1.0 THE OFFICIAL PLAN AMENDMENT
1.1 The Municipality of Clarington Official Plan, as amended, is hereby amended by the
addition of the number XXX to the list of amendments, to be placed in numerical order
including any required grammatical and punctuation changes.
1.2 Notwithstanding the provisions of Section 9.4.5.e) of the Municipality of Clarington Official
Plan, each condominium corporation block shall have direct street frontage and vehicular
access to a public street via a private condominium road through an easement(s).
1.3 Notwithstanding the provisions of Section 4.3, Table 4-3 of the Municipality of Clarington
Official Plan, the maximum height (storeys) for mid-rise buildings along Local Corridors
shall be nine 9 storeys.
2.0 IMPLEMENTATION AND INTERPRETATION
The provisions of the Official Plan, as amended, regarding the implementation and
interpretation of the Plan, shall apply in regard to this Amendment, except as specifically
provided for in this Amendment.
This Amendment shall be implemented by an amendment to the Zoning By-law, in conformity
with the provisions of this Amendment.
This Amendment to the Municipality of Clarington Official Plan, as amended, is exempt from
the approval by the Region of Durham. Following adoption, notice of Council’s decision will be
given in accordance with the Planning Act, and the decision of Council is final, if a notice of
appeal is not received before or on the last day for filing an appeal.
Prior to Council’s decision becoming final, this Amendment may be modified to incorporate
technical amendments to the text and schedule(s). Technical amendments are those minor
changes that do not affect the policy or intent of the Amendment. For such technical
amendments, the notice provisions of Section 7.13(c) of Part II of the Municipality of Clarington
Official Plan, as amended, shall not apply.
Page 81
SUBJECT
LANDS
64 JARDIN DRIVE - UNIT 1B, CONCORD, ONT. L4K 3P3
PLANNING PARTNERS INC.
PHONE (905) 669-4055 FAX (905) 669-0097 design@klmplanning.com
Planning Design Development
File No.: 2941- OPA Schedule AOP AMENDMENT No. XXX
SCHEDULE A
Date: July 2021
Page 82
Draft: June 5, 2025
The Corporation of the Municipality of Clarington
By-law Number 2025-_______
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality
of Clarington for ZBA 2025-_____;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1.Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from:
“Agricultural Exception (A-1) Zone” to “Mixed Use 3 Exception BB (MU3-BB) Zone,
and Urban Residential Type 3 Exception CC (R3-CC) Zone”; and,
as illustrated on the attached Schedule ‘A’ hereto.
1.1.The following provisions shall apply to all zones on the attached
Schedule ‘A’ hereto:
Parking Area Regulations
Notwithstanding the provisions of 3.16, parking spaces and areas shall be
provided as follows:
a.Minimum Parking Space Dimensions
a.90-degrees
i.Width 2.75 metres
ii.Length 5.7 metres
b.Parallel
i.Width 2.75 metres
ii.Length 6.7 metres
c.Parallel (End Space)
i.Width 2.75 metres
ii.Length 7.0 metres
b.Compact Motor Vehicle Parking
a.The minimum width of a parking space devoted to and for
the exclusive use of a compact motor vehicle shall be 2.4
metres.
b.The minimum length of a parking space devoted to and for
the exclusive use of a compact motor vehicle shall be 4.8
metres.
c.For uses other than a single detached dwelling, semi-
detached dwelling, street townhouse dwelling, block
townhouse dwelling, or back-to-back townhouse dwelling,
a maximum of 10% of the total required parking spaces
Attachment 2 to Report PDS-059-25
Page 83
Draft: June 5, 2025
shall be permitted for the purpose of compact motor
vehicle parking.
d.A parking space allocated to a compact motor vehicle shall
be demarcated for the exclusive use of a compact motor
vehicle and maintained as such.
c.Accessible Parking Space(s)
a.The total number of accessible parking spaces shall be
interpreted in accordance with the following:
i.Where an even number of accessible parking
spaces are required, an equal number of Type A and
Type B barrier-free parking spaces shall be provided.
ii.Where an odd number of accessible parking spaces
are required, the number of accessible parking
spaces must be divided equally between a Type A
and a Type B accessible parking space, while the
remainder may be provided as a Type B barrier-free
parking space.
b.A ‘Type A’ accessible parking space minimum dimension
shall be:
i.3.4 metres wide by 5.7 metres in length;
c.A ‘Type B’ accessible parking space minimum dimension
shall be:
i.2.4 metres wide by 5.7 metres in length;
d.Access aisles may be shared by two parking spaces for the
use of persons with disabilities in an off-street parking
facility and must meet the following requirements:
i.They must have a minimum width of 1,500 mm.
ii.They must extend the full length of the parking
space.
iii.They must be marked with high tonal contrast
diagonal lines, which discourages parking in them,
where the surface is asphalt, concrete or some other
hard surface. O. Reg. 413/12, s. 6.
1.2. By adding the following subsection 16.A.7.BB:
16A.7.BB Notwithstanding the respective provisions of Section 3.12, 3.16 and
16A, those lands zoned MU3-BB on the Schedule to this By-law shall,
in addition to all other uses and regulations of the MU3 zone, be
subject to the following requirements:
Permitted Uses
a.No person shall within the Mixed Use (MU3) Zone use any land or
erect, alter or use any building or structure except as specified
hereunder:
i)all uses permitted under Section 16.A.2;
ii)The following additional Uses shall be permitted:
a.Park (public or private).
Page 84
Draft: June 5, 2025
Regulations
a.The lot line abutting Concession Road 3 shall be deemed to be
the front lot line;
b.The lot line abutting Regional Road 57 shall be deemed to be the
exterior side lot line;
c.The minimum Interior Side Yard shall be 0.0 metres;
d.Minimum number of parking spaces based on the gross floor area
of bank, professional office, retail commercial establishments and
personal service shop shall be 1 parking space for every 40 square
metres of gross floor area.
e.A minimum planting strip abutting R3-CC Zone shall not apply.
f.With the exception of grocery store/supermarket or pharmacy
any individual store shall have a maximum of 300 square metres
of gross leasable floor area.
g.The maximum amount of gross leasable floorspace shall be 5,000
square metres.
h.Section 3.16.i.ii) shall not apply.
i.The minimum distance between a parking space and a building
where a walkway is located beside the building is 2.0 metres.
j.Setback to a sight triangle shall be 1.0 metres;
k.Notwithstanding any provisions to the contrary, no more than
one (1) loading space shall be required per building, regardless of
the number of units;
l.The maximum height shall be 9 storeys;
m.The minimum setback to a below-grade parking structure shall
be 0.0 m; and,
n.An intake shaft that is incidental to a below-grade parking
structure shall have a minimum setback of 0.0 m from any lot line
and may be located in any minimum yard.
14.6.CC Notwithstanding the respective provisions of Section 3.12, 3.16, 14.3 and
14.6, those lands zoned R3-CC on the Schedule to this By-law shall, in
addition to all other uses and regulations of the R3 zone, be subject to
the following requirements:
Definitions
a.For the purposes of this section, a Street Townhouse Dwelling shall
mean one of a group of three or more attached dwelling units,
separated vertically, each of which has an independent entrance and
fronts onto an improved public street or private condominium road.
Permitted Uses
a.No person shall within the Urban Residential Type Three (R3) Zone
use any land or erect, alter or use any building or structure except as
specified hereunder:
i.all uses permitted under Section 14.1;
ii.The following additional Residential Uses shall be permitted:
i.A Stacked Townhouse Dwelling.
Page 85
Draft: June 5, 2025
Regulations – Street Townhouse Dwellings
a.The minimum exterior side yard shall be 3.0 metres;
b.The maximum height shall be 11 metres;
c.The minimum rear yard shall be 6.0 metres;
d.The minimum exterior side yard shall be 3.0 metres;
Regulations – Stacked Townhouse Dwelling
a.A maximum of 50 stacked townhouses shall be permitted;
b.Maximum block length shall be 45 metres;
c.The minimum front yard setback shall be:
a.3.0 metres to a dwelling and 5.7 metres to a garage;
d.The front yard for Blocks 18-22 shall be deemed to be the private
street;
e.The rear yard shall be 3.5 metres, except for Block 19 which shall be
3.0 metres;
f.The minimum interior side yard setback shall be:
a.4.5 metres;
b.Except when abutting an outdoor amenity area or a street,
which shall be 1.5 metres.
g.The maximum building height shall be 3.0 storeys or 13.0 metres;
h.Landscape open space minimum shall be 30 percent;
i.The minimum parking requirements shall be 2 parking spaces per
dwelling unit; and,
j.For the end unit of Block 18, a minimum parking space length of 4.3
metres shall be required.
Page 86
Draft: June 5, 2025
EXPLANATORY NOTE
BY-LAW 2025-_______
A By-law to amend By-law 84-63, as amended.
Part of Lot 14, Concession 3
The proposed development contemplates a mix of stacked townhouses and freehold
townhouses within a common element condominium, two (2) mixed-use residential
buildings with a maximum height of nine-storeys and, two (2) mid-rise residential
apartment buildings and public park in the form of a public square.
Lands Affected
The proposed by-law amendment applies to 4.63 hectares (11.4 acres) of land, located
at the northeast corner of Bowmanville Avenue and Concession Road 3.
Existing Zoning
By-law 84-63, as amended, currently zones the subject lands as Agricultural (A-1).
Purpose and Effect
The purpose and effect of this By-law is to amend By-law 84-63, as amended, to rezone
the lands from “Agricultural Exception (A-1) Zone” to “Mixed Use 3 Exception BB (MU3-
BB) Zone, and Urban Residential Type 3 Exception CC (R3-CC) Zone” in order to
facilitate the proposed development.
Page 87
This is Schedule “A” to By-law 2025-____, based this ___ day of ____________, 2025 A.D.
Zoning Changing From “A-1" to “MU3-BB”
Zoning Changing From “A-1" to “RU3-CC”
Bowmanville - ZBA 2025-____ - Schedule _
N
Page 88
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1:400
File:H:\Acad SRN Projects\S19067 Highcastle.Bowmanville\ACAD Drawings\01 DESIGN\S19067_A101-A202(Site Plan-UG).dwg Plotted: May 20, 2025 By:gary
C SRN ARCHITECTS INC. 2022
ISSUED FOR:DATE:NO:
ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR
TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES
MUST BE REPORTED DIRECTLY TO SRN ARCHITECTS INC.
THESE DRAWINGS ARE NOT TO BE SCALED:
DRAWING NUMBER:
REVISION COMMENT:DATE:NO:
DATE: 2021.02.17
CLIENT:
PROJECT NUMBER:
PROJECT:
DRAWING TITTLE:
CHECKED BY: GFDRAWN BY: AS
SCALE:
8395 JANE STREET, SUITE 202
VAUGHAN, ONTARIO. L4K 5Y2
PHONE: 905.417-5515 FAX: 905.417-5517
17/11/23 ISSUED FOR SPA4
ADDITIONAL NOTES:
THE DRAWING, AS AN INSTRUMENT OF SERVICE, IS
PROVIDED BY AND IS THE PROPERTY OF SRN ARCHITECTS
INC. THE CONTRACTOR MUST VERIFY AND ACCEPT
RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON
SITE AND MUST NOTIFY SRN ARCHITECTS INC. OF ANY
VARIATIONS FROM THE SUPPLIED INFORMATION. SRN
ARCHITECTS INC. IS NOT RESPONSIBLE FOR THE ACCURACY
OF SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL. ETC.
ENGINEERING INFORMATION SHOWN ON THIS DRAWING
REFER TO APPROPRIATE ENGINEERS DRAWINGS BEFORE
PROCEEDING WITH ANY WORK. CONSTRUCTION MUST
CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS
OF THE AUTHORITIES HAVING JURISDICTION (UNDERTAKEN
OTHERWISE NOTED). NO INVESTIGATION HAS BEEN OR
REPORTED ON BY THIS OFFICE IN REGARDS TO THE
ENVIRONMENTAL CONDITION OF THIS SITE.
CONDITIONS FOR ELECTRONIC INFORMATION TRANSFER:
ELECTRONIC INFORMATION IS SUPPLIED TO THE OTHER
ASSOCIATED FIRMS TO ASSIST THEM IN THE ERECTION OF
THEIR WORK/REVIEW. THE RECIPIENT FIRMS MUST
DETERMINE THE COMPLETENESS/APPROPRIATENESS/
RELEVANCE OF THE INFORMATION IN RESPECT TO THEIR
PARTICULAR RESPONSIBILITY.
FOR ALL SITE LIGHTING INSTALLATIONS, REFER TO
ELECTRICAL ENGINEERING SITE LIGHTING DRAWINGS.
ILLUSTRATIONS ON THIS PLAN ARE COORDINATED TO THE
LATEST ELECTRICAL SITE PLAN.
NOT F
O
R
C
O
N
S
T
R
U
C
TI
O
N
2265719 Ontario Inc.
7600 Highway 27, Unit 1
Woodbridge, ON, L4H 0P8
Tel: (905) 264-5565
17/11/21 OPA / ZBA / SPA1
16/07/21 OPA / ZBA / SPA2
18/11/21 CLIENT REVIEW3
Neighbourhood Centre
Proposed Mixed use development
NORTHGLEN PHASE 5 BOWMANVILLE, ONT.
09/05/25 RE-ISSUED FOR SPA5
$WWDFKPHQWWR5HSRUW3'6
Page 89
Owner: Peavey Management Inc.
Applicant: Zelinka Priamo Ltd
Application Details:
•Applications for an Official Plan and Zoning
By-law Amendment to permit a supermarket
use within the existing buildings.No changes
are proposed to the existing access from
Baseline Road or to the current parking
layout.
Statutory Public Meeting
COPA -2025-0014 and ZBA-2025-0019
Location: 91 & 95 Baseline Road
West, Bowmanville
Meeting Date: November 10, 2025
Page 90
Proposed No Frills Supermarket
Official Plan Amendment and
Zoning By-law Amendment
91 and 95 Baseline Road West
Clarington (Bowmanville), ON
Public Meeting
November 10, 2025
Prepared by Zelinka Priamo Ltd. (COPA2025-0014 and ZBA2025-0019)
Page 91
Figure 2
Aerial Photo: Site Context
Subject
Lands
Note: Boundary and location are approximate (COPA2025-0014 and ZBA2025-0019)
Page 92
Figure 3
Photos of the Subject Lands
View south from Baseline Road West towards subject lands
View west from Highway 401 Ramp towards subject lands (COPA2025-0014 and ZBA2025-0019)
Page 93
Figure 4
Preliminary Elevations
(COPA2025-0014 and ZBA2025-0019)
Page 94
Figure 5
Site Plan Concept (Zoom View)
(COPA2025-0014 and ZBA2025-0019)
Baseline Road West
Page 95
Figure 6
Clarington Official Plan: Map A3 Land Use Bowmanville Urban Area
Subject
Lands
(COPA2025-0014 and ZBA2025-0019)Note: Boundary and location are approximate
Page 96
Figure 7
Note: Boundary and location are approximate
Clarington Zoning By-Law 84-63, as Amended
Subject
Lands
(COPA2025-0014 and ZBA2025-0019)
Page 97
Proposed No Frills Supermarket
Official Plan Amendment and
Zoning By-law Amendment
Prepared by Zelinka Priamo Ltd. (COPA2025-0014 and ZBA2025-0019)
Page 98
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: November 10, 2025 Report Number: PDS-061-25
Authored By: Shrija Vora, Planner II
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Numbers: COPA2025-0014, ZBA2025-0019
Cross Reference: SPA2025-0024 Resolution#:
Report Subject: Official Plan and Zoning By-law Amendment applications to permit a
supermarket at 91 and 95 Baseline Road West, Bowmanville
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-061-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Official Plan and Zoning by-law Amendment applications
to permit a supermarket use; and
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-061-25 and any delegations be
advised of Council’s decision.
Page 99
Municipality of Clarington Page 2
Report PDS-061-25
Report Overview
Zelinka Priamo Ltd., on behalf of Peavey Management Inc. C/O Loblaw Companies Limited,
has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment
to permit a supermarket use at the property located at 91 and 95 Baseline Road West,
Bowmanville. No changes are proposed to the existing footprint of the building, no additional
access from Baseline Road has been requested and there is no proposed change to the
existing parking layout.
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 and Attachment 2 of Report PDS-061-25.
1. Additional Details
1.1 Owner/Applicant: Peavey Management Inc. C/O Loblaw Companies Ltd
1.2 Agent: Zelinka Priamo Ltd
1.3 Proposal: Official Plan Amendment & Zoning By-law Amendment
To permit the use of a supermarket
1.4 Area of Existing Lot: 2.25 hectares (5.55 acres)
1.5 Location: 91 and 95 Baseline Road West, Bowmanville (See Figure 1)
1.6 Roll Number: 1817-020-120-04900
Page 100
Municipality of Clarington Page 3
Report PDS-061-25
Figure 1: Subject Property
2. Background
2.1 On August 19, 2025, the Municipality received an Official Plan Amendment, Zoning By-
law Amendment and a Site Plan Amendment application to permit a supermarket within
the existing vacant building on the subject site.
2.2 Loblaw Companies Limited is proposing to renovate the existing vacant commercial
building on the subject lands to accommodate a No-Frills Supermarket within the
existing building.
2.3 The proposed renovation of the existing building includes overall enhancements to both
the interior and exterior façades to reflect No-Frills branding, with no major structural
changes proposed. The existing on-site loading areas and access to the property will
remain unchanged. A total of 86 parking spaces are existing out of which two existing
spaces are proposed to be converted for cart corrals and existing spaces to be
converted into two additional accessible parking spaces.
Page 101
Municipality of Clarington Page 4
Report PDS-061-25
3. Land Use Characteristics and Surroundings Uses
3.1 The subject property is a regular shaped lot with an area of approximately 2.25 hectares
(5.55 acres). The subject lands contain a vacant building formerly occupied by Peavey
Mart. The surrounding uses are as follows (see Figure 1):
a) North – Low rise residential dwellings
b) West - A vacant land parcel
c) East – Ramp to Highway 401 Westbound
d) South – Highway 401
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The Provincial Planning Statement (PPS 2024) encourages planning authorities to
support achievement of healthy, livable, and safe communities by accommodating an
appropriate range and mix of housing types an d 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.
General Policies for Strategic Growth Area within PPS encourages to permit
development and intensification in strategic growth areas to support achievement of
complete communities and a compact built form. Also, any new proposed development
adject to existing or planned corridor and transportation facility should be compatible
with, and supportive of, the long-term purposes of the corridor and should be designed
to avoid or minimize and mitigate negative impacts on and adverse effects from the
corridor and transportation facilities.
4.2 The subject lands are within the existing settlement area and the proposed Supermarket
within an existing building is an efficient use of the land and will utilize existing services
and infrastructure that is in close proximity to a transportation corridor.
4.3 The proposal is consistent with the Provincial Planning Statement.
Page 102
Municipality of Clarington Page 5
Report PDS-061-25
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 Envision Durham designates the subject property as “Community Area”. The objective
of “Community Areas” is to develop complete communities that address various socio-
economic factors, providing a range of housing, transportation, and lifestyle choices,
and creating opportunities for residents to live, shop, work, and access services and
amenities within their community.
5.2 The proposal conforms with the Durham Region Official Plan.
Clarington Official Plan
5.3 The Clarington Official Plan designates the subject lands “Gateway Commercial Centre”
and “Environmental Protection Areas”. The westerly portion of the site is primarily within
the floodplain limits. Given that this area is already developed, the proposal to add the
supermarket use to operate within the existing building does not pose any further risks.
5.4 CLOCA has confirmed that since the applicant has indicated no site works or
modifications to the existing grading, parking lot, driveway entrance, or loading ar ea are
required to facilitate the building’s conversion to a supermarket, no additional technical
drawings or reports are necessary. CLOCA has no concerns with the proposed new
use.
5.5 The Gateway Commercial Centre is intended to serve the specialized needs of
residents and attract tourists and visitors to the Municipality. They generally require
large parcels of land to accommodate certain types of large format retailers, and benefit
from direct exposure to high volumes of traffic.
5.6 Gateway Commercial Centres are to be designed with a mix of building forms such as
plazas and freestanding structures, maintaining consistent setbacks and a cohesive
architectural style. They should ensure safe and efficient vehicle movement through
road improvements, shared access, and internal circulation, while also providing defined
pedestrian walkways. Parking areas must be convenient and well-screened with
landscaping. The “Gateway Commercial Centre” land use designation permits the
following;
Retail and service commercial uses including hotels, warehouse-style stores
excluding department stores and grocery stores, and home furnishing uses;
Financial institutions;
Business, professional and medical offices;
Restaurants;
Limited number of complementary smaller retail stores and personal use services;
and
Community facilities
Page 103
Municipality of Clarington Page 6
Report PDS-061-25
5.7 The existing land use policies in the Clarington Official Plan do not permit a supermarket
within Gateway Commercial Centre and therefore an Official Plan Amendment is
required. A retail market analysis was not requested, as the proposed use represents a
like-for-like replacement within the existing building, with no change to its size, scale, or
overall function. The proposed Official Plan Amendment introduces a policy to permit a
supermarket use on the subject lands.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject property as “Special Purpose Commercial
Exception (C5-13) Zone” and “Environmental Protection (EP) Zone” within Zoning By-
Law 84-63. A portion of the property includes a floodplain hazard which represents the
“EP” zoning on the subject property.
6.2 The owner is seeking an amendment to the “Special Purpose Commercial Exception
(C5-13) Zone” in order to permit a supermarket that would facilitate the proposed
redevelopment of the subject site.
7. Summary of Background Studies
7.1 The Owner’s consultant submitted following technical reports and studies in support of
the application. A summary of their conclusions is provided below:
Planning Justification Report and Urban Design Brief, Zelinka Priamo Ltd. August 2025
7.2 A Planning Justification Report and Urban Design Brief was prepared and submitted by
Zelinka Priamo Ltd. in support of the additional supermarket use. The No Frills
Supermarket is proposed within an existing building on the subject lands with n o
changes proposed to the existing driveway access to Baseline Road West or the
existing parking provided on-site (aside from two existing parking spaces that are
proposed to be utilized for cart corrals and existing spaces that are proposed to be
converted into two additional accessible parking spaces).
7.3 In conformance with the Urban Design policies of the Clarington Official Plan, the
proposed No Frills Supermarket will refresh an existing vacant building, where as part of
the proposed renovation and with details to be determined through the Site Plan
Amendment application:
• Additional trees will be proposed along the Baseline Road West frontage;
• A bike rack with 6 parking spaces is proposed;
• Shopping carts will be stored in new cart corrals;
• Loading and refuse pickup will occur within the existing loading area, which is
screened from public view; and
• The existing elevations will be updated to reflect the No Frills branding and signage as
shown on the preliminary elevations.
Page 104
Municipality of Clarington Page 7
Report PDS-061-25
7.4 The proposed elevations massing of the existing one-storey building that is compatible
in scale with nearby existing buildings and is not proposed to change. In addition, the
proposed elevations demonstrate the change to the exterior finishes, colours and
signage to reflect the No Frills Supermarket. Accordingly, the proposed Supermarket
within the existing building is compatible with the scale, built form, and character of the
surrounding area and there are no anticipated impacts upon adjacent sites.
Phase 1 Environmental Site Assessment, WSP Canada Inc., June 2025
7.5 A Phase One Environmental Site Assessment (ESA) prepared by WSP Canada Inc.
identified potential environmental concerns related to the site’s historical and
surrounding uses. The property was historically used as a tree nursery between
approximately 1927 and 2005. Additionally, a full-service oil change facility (Liberty
Lube) and a Pioneer Gas Station are located about 30 metres northeast at 146 Liberty
Street South. These facilities have operated since around 1993 a nd contain
underground gasoline storage tanks.
7.6 The Phase One ESA concluded that, based on the information reviewed, no
environmental concerns were identified on the subject site. The surrounding land uses
and activities were not considered potential environmental concerns due to their
distance from the site, the inferred hydrogeologic conditions, and the absence of
evidence indicating any contaminant release to the subsurface.
7.7 Existing Stormwater Management and Erosion and Sediment Control on Site,
ODAN/DETECH Consulting Engineers, July 2025
7.8 A letter was prepared by a qualified professional from ODAN/DETECH Group Inc. that
provided confirmation that there are no proposed modifications to the site grading,
parking lot, driveway entrance, loading area, or stormwater management system
required to accommodate a supermarket use within the building on existing
infrastructure capacity.
8. Public Notice and Submissions
8.1 Given the Canada Post strike, Public Notices were sent out by courier to residents
within 120 metres of the subject lands, on October 21, 2025. Two public meeting signs
were installed on the subject lands fronting Baseline Road and ramp to 401 westbound.
Details of the proposed application were also posted on the Clarington Connect website.
8.2 At the time of writing this report, no public comments were received.
9. Departmental and Agency Comments
9.1 A list and summary of the agency and internal department comments received, at the
time of writing this report, can be found in Attachment 3.
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Municipality of Clarington Page 8
Report PDS-061-25
10. Discussion
10.1 The applicant is proposing to amend the Official Plan and Zoning By-law to add a use
permission to permit a supermarket on the subject site.
10.2 The proposed Official Plan Amendment and Zoning By-law Amendment for the
proposed No Frills Supermarket are consistent with the 2024 Provincial Planning
Statement and conform with the applicable policies of the Durham Region Official Plan.
10.3 An application for site plan approval has been submitted concurrently with the OPA and
ZBA applications.
10.4 Planning Staff are of the opinion that permitting a supermarket within the Gateway
Commercial designation does not detract from the intent of the restricted uses within
this designation. The use is similar to what was previously permitted (a farm equipment
and supply store) and the proposal would utilize an existing vacant building while
responding to the evolving needs of the community. The site is already fully serviced,
allowing for an efficient and sustainable reuse of existing infrastructure . A traffic Impact
study was not required as the proposed use is largely a like-for-like replacement of the
previous use, with no increase in building area or parking demand .
10.5 The supermarket will provide convenient access to essential goods for nearby residents,
fostering walkability and reducing the need for longer trips. The location adjacent to the
Highway 401 interchange would also support commuters. This not only enhances the
quality of life for residents but also supports Clarington’s broader goals for economic
development and community well-being.
10.6 Development of an underutilized property promotes local investment, job creation, and a
more dynamic commercial environment. It is a compatible and beneficial addition to the
surrounding area and achieves a more complete and resilient community. It supports
the objectives for economic development and the rejuvenation of the existing
commercial property.
11. Financial Considerations
11.1 Not Applicable.
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 that support
and implement the creation of growing, resilient, sustainable and complete communities
and connecting residents through the design of safe, diverse, inclusive and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
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Municipality of Clarington Page 9
Report PDS-061-25
13. Climate Change
13.1 The environmental impacts resulting from the proposed infill development would be
negligible and therefore did not necessitate the submission of an energy conservation /
sustainability plan for the development.
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 permit a supermarket use at the subject site. If there are
significant concerns raised, then it is recommended that this report be referred back to
staff.
Staff Contact: Shrija Vora, Planner II, (905) 623-3379 ext. 2436 or svora@clarington.net .
Attachments:
Attachment 1 – Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Department and Agency Comments
Interested Parties:
The following interested parties will be notified of Council's decision:
Steven Kakaletris - Zelinka Priamo Ltd.
Jonathan Rodger - Zelinka Priamo Ltd.
Christina Kalogerakis
Page 107
Attachment 1 to
Report PDS-061-25 Municipality of Clarington
The Corporation of the Municipality of Clarington
Amendment Number 142 to the Municipality of Clarington Official Plan
Purpose: To purpose of this amendment is to add a site-specific exception in
order to permit a supermarket or grocery store use on the subject
lands within the applicable Gateway Commercial Centres
designation.
Location: The subject lands are located at 91 and 95 Baseline Road West in
Bowmanville and have a total area of 2.25 hectares with 125 metres
of frontage along Baseline Road West.
Basis: This amendment is based on an application for an Official Plan
Amendment Number COPA-2025-0014, submitted by Peavey
Management Inc. C/O Loblaw Companies Ltd., to permit a supermarket
or grocery store use within the existing vacant building. 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 by adding a
Commercial exception Section 23.19.2 as follows:
1. Section 23.19.2
x. “Notwithstanding Section 10.9.1 and Section 10.9.2, in
addition to the permitted
Gateway Commercial Centres use permitted, on the
identified lands by Assessment Role Number 1817-020-
120-04900 and municipally addressed as 91 and 95
Baseline Road West, a supermarket or grocery store use
shall also be permitted.”
Implementation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the implementation of the Plan, shall apply in regard to this
Amendment’
Interpretation: The provisions set forth in the Municipality of Clarington Official Plan,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
File Number: COPA-2025-0014
Page 108
Attachment 2 to
Municipality of Clarington Report PDS-061-25
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 ZBA2025-0019;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 20.4.13 Special Purpose Commercial Exceptions (C5-13) Zone is
revised by deleting and replacing b. i) as follows:
b. Permitted Non Residential Uses:
i) In addition to the uses permitted in Section 20.1, the subject lands may
also be used for a supermarket.
2. 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
Page 109
Attachment 3 to Report PDS-061-25
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 Official Plan
and Zoning By-law Amendment.
Durham Region Works
Department ☒ Regional Works has no objection to the Official
Plan and Zoning By-law Amendment. Comments
related to the Site Plan will be addressed
through Site Plan Amendment application.
Durham Region Transit
Department ☒ Durham Region Transit has no objection to the
Official Plan and Zoning By-law Amendment.
Canada Post ☒ Canada Post has no objection to the Official
Plan and Zoning By-law Amendment.
Enbridge ☒ Enbridge has no objection to the
Official Plan and Zoning By-law Amendment.
Central Lake Ontario
Conservation Authority
(CLOCA)
☒ CLOCA has no objection to the Official Plan and
Zoning By-law Amendment. Comments will be
addressed through Site Plan Amendment
application.
Clarington Fire &
Emergency Services
Division
☒ Clarington Fire & Emergency Services Division
has no objection to the Official Plan and Zoning
By-law Amendment.
Clarington Engineering
Development Division
☒ Clarington Development Engineering Division
has no objection to the proposal. Comments
will be addressed through Site Plan
Amendment application.
Clarington Building
Division
☒ Clarington Building Division has no objection to
the proposal. A permit application has been
submitted and comments from the Building
Division will be addressed through the permit
application process.
Page 110
Owner: Suncor Energy Inc.
Applicant: IGP Realty Advisors
Application Details:
•Application for a Zoning By-law Amendment
to facilitate addition of a new eating
establishment with drive-through. The eating
establishment and convenience store will
have a combined gross floor area of 287.5
square metres.
Statutory Public Meeting
ZBA-2025-0009
Location: 2305 Highway 2,
Bowmanville
Meeting Date: November 10, 2025
Page 111
HWY 2 at BOSWELL DR
ZONING BY-LAW AMENDMENT APPLICATION
PRESENTATION
1Page 112
PURPOSE OF THE APPLICATION
•The purpose of the Zoning By-law Amendment
application is to receive site-specific zoning
for the subject lands, adding an eating
establishment and drive-through as permitted
uses.
2Page 113
THE REDEVELOPMENT PLAN
•The subject land is proposed to be redeveloped
with the replacement of the existing
convenience store building with a new building
containing a convenience store and an eating
establishment with a drive-through
•The parking area will be rearranged to
accommodate 20 parking spaces, 15 parking
spaces are required
•Relocation of the existing 8 channel gas pumps
and canopy
•Bicycle parking and additional pedestrian
features will be added to the site
•No change to the existing car wash 3Page 114
4Page 115
5Page 116
6Page 117
7Page 118
8Page 119
PLANNING REVIEW
•The proposal is consistent with the Provincial
Planning Statement.
•The proposal conforms with the Durham Region
Official Plan.
•The proposal conforms to the Clarington
Official Plan.
•The proposal aligns with the Clarington
Strategic Plan.9Page 120
10Page 121
TRAFFIC
•New traffic demand related to the redevelopment
of the Petro-Canada gas station located at 2305
Highway 2 in the Town of Bowmanville can be
appropriately accommodated without negatively
impacting the operating conditions of Highway 2
or Boswell Drive.
11Page 122
•The proposed development of an KFC restaurant
with drive-through and the reconfiguration of
gas pumps is expected to produce a net increase
of total site traffic in the order of 2, 12,
and 8 two way trips during the weekday morning,
afternoon, and Saturday peak hours,
respectively.
•The proposed storage length of approximately 10
vehicles prior to the pickup window for the KFC
drive-through facility is sufficient to
accommodate anticipated queuing demand for the
KFC.
•Similarly, the proposed storage length of
approximately 12 vehicles prior to the
ticketing station for the car wash is
sufficient to accommodate its anticipated
queueing.
•The proposed site plan is appropriately
12Page 123
NOISE
•The Noise Study was prepared by YCA Engineering
Ltd. The report concludes that with the noise
mitigation measures identified in the report,
sound levels are expected to be in compliance
with the Ministry of Environment, Conservation
and Parks, and the Municipality of Clarington.
•The vehicular traffic in the parking area is
expected to be insignificant, due to high
ambient sound level from Highway 2.
•The recommendations include:
13Page 124
Recommendations
•Acoustic barrier along the south and east property
lines of the gas station have been taken into
consideration for noise analysis purposes.
•It is recommended that the occasional tanker
deliveries occur from 7:00 to 19:00 only with
limited idling time.
•The Audio Speakers Sound Power Level should be
adjusted to 80dBA or less to ensure the sound
level of 45dBA is met at the closest receptor
property lines.
•The garbage pickup and infrequent deliveries for
the proposed commercial development are
recommended to occur during the daytime.
•The garbage pick up and infrequent/unscheduled
deliveries are generally excluded from the
stationary source noise sources; however, some
activities may be audible at times.
14Page 125
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: November 10, 2025 Report Number: PDS-062-25
Authored By: Shrija Vora, Planner II
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2025-0009 Resolution#:
Report Subject: Zoning By-law Amendment application to permit an eating
establishment use at 2305 Highway 2
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-062-25 and any related communication items, be received;
2. That Staff receive any comments from the public, review agencies, and Council with
respect to the Zoning by-law Amendment application to permit an eating
establishment use;
3. That the Zoning By-Law amendment application submitted by the applicant be
supported and the By-law in Attachment 1 to this report be approved;
4. That all interested parties listed in Report PDS-062-25 and any delegations be
advised of Council’s decision.
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Report PDS-062-25
Report Overview
IGP Realty Advisors, on behalf of Suncor Energy Inc., has submitted a Zoning By-law
Amendment application to permit a new eating establishment with a drive-through in addition
to the other commercial uses already permitted at 2305 Highway 2, Bowmanville. The
applicant is proposing redevelopment of the site, which involves demolishing the current gas
canopy and replacing it with a new one, with slight adjustments in location and orientation.
The existing drive-through car wash will be retained. A new eating establishment: KFC with a
drive through facility and a convenience store is proposed to have a combined gross floor
area of 287.5 square metres.
The proposed use conforms with the Clarington Official Plan.
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 Zoning By-law Amendment
contained in Attachment 1 of Report PDS-062-25.
1. Additional Details
1.1 Owner: Suncor Energy Inc.
1.2 Applicant: IGP Realty Advisors c/o., Blair Gagnon
1.3 Proposal: To permit an eating establishment use
1.4 Area: 0.55 hectares (1.35 acres)
1.5 Location: 2305 Highway 2, Bowmanville
1.6 Roll Number: 1817-010-020-17521
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Report PDS-062-25
Figure 1: Subject Property
2. Background
2.1 On May 15, 2025, application for a Zoning By-law Amendment and a Site Plan
Amendment were submitted to redevelop the subject site.
2.2 The owner is proposing to redevelop the subject site with an addition of eating
establishment, (proposed KFC restaurant) with a drive through facility. The purpose of
the Zoning By-law Amendment application is to receive site-specific zoning for the
subject lands, adding an eating establishment and drive-through as permitted uses.
2.3 The subject land is proposed to be redeveloped with the relocation of the existing 8
channel gas canopy and pumps, a replacement of the existing convenience store
building with a new building containing a convenience store and an eating establishment
with a drive-through, a redeveloped parking area, with no change to the existing car
wash. Bicycle parking and additional pedestrian features are proposed to be added to
the site.
2.4 The site and subject lands are currently accessed by an entrance on Boswell Drive and
two entrances on Highway 2. The redevelopment of the site will close off access to the
westernmost entrance on Highway 2, and relocated the Boswell Drive entrance slightly
north, the easternmost entrance will remain.
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Report PDS-062-25
3. Land Use Characteristics and Surroundings Uses
Paragraph Sub-heading
3.1 The subject property is irregular shaped with an area of approximately 0.55 hectares
(1.35 acres). The subject lands contain an existing motor vehicle fuel bar, convenience
store, and car wash. The surrounding uses are as follows the:
a) North – Commercial plaza with multiple retail and eating establishments
b) West - An operating Pick Your Own Farm
c) East – Low rise residential dwellings
d) South – Low rise residential dwellings
4. Provincial Policy
Provincial Planning Statement
4.1 The Provincial Planning Statement (PPS 2024) encourages planning authorities to
support 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 with Settlement Areas. 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 Settlement areas shall be the focus of growth and development. Within settlement
areas, growth should be focused in, where applicable in strategic growth areas.
4.3 Land use patterns within settlement areas should be based on densities and a mix of
land uses which:
a. efficiently use land and resources;
b. optimize existing and planned infrastructure and public service facilities;
c. support active transportation;
d. are transit-supportive, as appropriate; and
e. are freight-supportive.
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Municipality of Clarington Page 5
Report PDS-062-25
4.4 The PPS (2024) also states that Planning authorities shall support general
intensification and redevelopment to support the achievement of complete communities,
including by planning for a range and mix of housing options and prioritizing planning
and investment in the necessary infrastructure and public service facilities.
4.5 The proposal is consistent with the Provincial Planning Statement.
5. Official Plans
Durham Regional Official Plan
5.1 The Durham Region Official Plan designates the subject property as “Community Area”.
The objective of “Community Areas” is to develop complete communities that address
various socio-economic factors, providing a range of housing, transportation, and
lifestyle choices, and creating opportunities for residents to live, shop, work, and access
services and amenities within their community.
5.2 The proposal conforms with the Durham Region Official Plan.
Clarington Official Plan
5.3 The Clarington Official Plan designates the subject lands “Urban Residential”. The
“Urban Residential” designation is predominately intended fo r housing purposes.
Therefore, any non-residential uses must align with and enhance the residential
character of the area. This alignment can be achieved through the type of proposed
use, its scale, and compatibility with residential uses that could include small scale
service, neighbourhood retail commercial uses etc. In addition, Highway 2 and Boswell
Road are designated as a Type ‘B’ Arterial Road within the Clarington Official Plan.
5.4 Policy 5.4.9 outlines specific development criteria for service station development,
requiring high-quality architectural design and landscaping, with particular attention to
the treatment of corners. Furthermore, the policy calls for a limited number of access
points that do not disrupt traffic flow.
5.5 The official plan mandates that drive-through facilities must be situated on sufficiently
spacious lots with buildings oriented toward the primary street frontage. Stacking lanes
should not encroach into setback areas, and it's crucial to maintain adequate separation
between the proposed facility and nearby residential areas.
5.6 Allowing an eating establishment is considered an additional, yet compatible,
commercial use within an Urban Residential designated area, intended to support
neighbourhood commercial needs.
5.7 The proposal conforms to the Clarington Official Plan.
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Municipality of Clarington Page 6
Report PDS-062-25
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject property as “Service Station Commercial (C7)”.
The C7 Zone is used for service station motor vehicle fuels bars within the Uban
Settlement Areas. Although the zone permits all existing uses, that is the motor vehicle
fuel bar, convenience store and car wash, it does not permit facilities for the preparation
of food on site.
6.2 The owner is seeking an amendment to the “Service Station Commercial (C7)” zone in
order to permit eating establishment with a drive-through facility that would facilitate the
proposed redevelopment of the subject site.
7. Summary of Background Studies
7.1 The Owner’s consultant submitted following technical reports and studies in support of
the application. A summary of their conclusions is provided below:
Planning Justification Report, IGP Realty Advisors Inc., May 2025
7.2 A Planning Justification Report was submitted by IGP Realty Advisors Inc. in support of
the additional eating establishment use. The Report concludes that the application
represents orderly and proper land use planning that will positively contribute to the
quality of life in the Municipality of Clarington.
Phase 1 and Phase 2 Environmental Site Assessment, Parsons Inc., March 2024
7.3 A Phase One and Phase Two Environmental Site Assessment (ESA) were prepared by
Parsons Inc. The Phase One ESA concluded that there were four (4) potentially
contaminating activities (PCAs) identified at or within the Study Area that have the
potential to impact soil and/or groundwater and, therefore a Phase Two ESA was
recommended to investigate these APECs. The Phase Two ESA was conducted in
conjunction with the Phase One ESA. The Phase Two ESA consisted of a borehole
investigation, collection of soil samples, and the collection of groundwater samples for
analysis of contaminants of potential concern.
7.4 The Phase One and Phase Two ESA concludes that the SAR exceedances in soi l are
due to salting and de-icing activities for the safety of vehicular and pedestrian traffic and
therefore has no further concerns.
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Report PDS-062-25
Functional Servicing Report, Sabourin Kimble & Associates Ltd. Consulting Engineers, March
2025
7.5 A Functional Servicing Report was prepared by Sabourin Kimble. The Report evaluates
the properties servicing in relation to water supply, storm drainage, sanitary drainage,
stormwater management and grading. The Report concludes that the site can be
serviced with existing and proposed services that will meet all required conditions for the
Municipality of Clarington.
7.6 The Report concludes that all required conditions for the Municipality of Clarington have
been satisfied as there will be no increase in stormwater flow from the site, the
stormwater management facilities provide an enhanced level of protection, and the
Sediment and Erosion Control Plan demonstrates how erosion and sedimentation will
be minimized during construction.
Geotechnical Investigation Report, Downunder Geotechnical Limited, February 2024
7.7 A Geotechnical Investigation Report was prepared by Downunder Geotechnical Ltd.
The Geotechnical investigation presents findings and design recommendations for the
proposed development to ensure appropriate course of action for earthworks in support
of the proposed development.
Traffic Impact Study, BA Group, March 2025
7.8 A Traffic Impact Study was prepared by the BA Group. The traffic study concludes the
proposed site plan is appropriately configured to accommodate all vehicle s associated
with the additional uses without negatively impacting Highway 2 or Boswell Drive.
Noise Study, YCA Engineering Limited, February 2025
7.9 A Noise Study was prepared by YCA Engineering Ltd. The report concludes that with
the noise mitigation measures identified in the report, sound levels are expected to be in
compliance with the Ministry of Environment, Conservation and Parks, and the
Municipality of Clarington. The recommendations include:
a) Acoustic barrier along the south and east property lines of the gas station have been
taken into consideration for noise analysis purposes.
b) It is recommended that the occasional tanker deliveries occur from 7:00 to 19:00
only with limited idling time.
c) The Audio Speakers Sound Power Level should be adjusted to 80dBA or less to
ensure the sound level of 45dBA is met at the closest receptor property lines.
d) The garbage pickup and infrequent deliveries for the proposed commercial
development are recommended to occur during the daytime. The garbage pick up
and infrequent/unscheduled deliveries are generally excluded from the stationary
source noise sources; however, some activities may be audible at times;
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Municipality of Clarington Page 8
Report PDS-062-25
e) The vehicular traffic in the parking area is expected to be insignificant, due to high
ambient sound level from Highway 2.
8. Public Notice and Submissions
8.1 Given the Canada Post strike, Public Notice were sent out by courier to residents within
120 metres of the subject lands, on October 21, 2025. Two public meeting signs were
installed on the subject lands fronting Highway 2 and Boswell Road. 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 have been received.
9. Departmental and Agency Comments
9.1 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.
10. Discussion
10.1 The applicant is proposing redevelopment of the existing motor vehicle fuel bar with a
convenience store, car wash and a KFC eating establishment with a drive through
facility. The rezoning application is only required to permit the eating establishment and
associated drive through facility. The motor vehicle fuel bar, convenience store and car
wash uses are already permitted on this site.
10.2 An application for site plan amendment has been submitted concurrently and is under
review.
10.3 The subject site has been under site plan control since 1998 with all existing uses on
the site being operational since 2002. The application has been reviewed within the
context of the Regional and Clarington Official Plans, and the nature of the development
along Highway 2. Staff are of the opinion that the addition of an eating establishment as
a permitted use is compatible with the surrounding properties and supports the
objectives for economic development and the rejuvenation of the existing service station
commercial property.
11. Financial Considerations
11.1 Not Applicable.
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 that support
and implement the creation of growing, resilient, sustainable and complete communities
and connecting residents through the design of safe, diverse, inclusive and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
Page 133
Municipality of Clarington Page 9
Report PDS-062-25
13. Climate Change
13.1 The environmental impacts resulting from the proposed infill development would be
negligible and therefore did not necessitate the submission of an energy conservation /
sustainability plan for the development. Measures will be imposed through the site
alteration permits and detailed design to improve air quality during construction by
implementing dust mitigation measures, reducing energy and water consumption and
reducing the urban heat island effect through landscaping measures.
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 the Zoning By-law 84-63 to
permit an eating establishment with a drive through facility at the subject site. If there
are significant concerns raised, then it is recommended that this report be referred back
to staff.
Staff Contact: Shrija Vora, Planner II, (905) 623-3379 ext. 2436 or svora@clarington.net
Attachments:
Attachment 1 – Zoning By-law Amendment
Attachment 2 – Department and Agency Comments
Interested Parties:
The following interested parties will be notified of Council's decision:
Blair Gagnon
Page 134
Attachment 1 to
Municipality of Clarington Report PDS-062-25
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 ZBA2025-0009;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from “Service Station Commercial (C7) Zone” to
“Service Station Commercial Exception (C7-10) Zone” as illustrated on the
attached Schedule ‘A’ hereto.
2. Notwithstanding Section 22.1, those lands zoned C7-10 on the Schedules to
this By-law may, in addition to the other uses permitted in the C7 zone, be
used for an eating establishment with drive-through facility, convenience store,
and car wash accessory to a permitted use.
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 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2025.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 135
Page 136
Attachment 2 to Report PDS-062-25
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.
Durham Region Works
Department
☒ Regional Works has no objection to the
rezoning. Comments related to the Site Plan
will be addressed through Site Plan
Amendment application.
Durham Region Transit
Department
☒ Durham Region Transit has no objection to the
rezoning.
Canada Post ☒ Canada Post has no objection to the
rezoning.
Enbridge ☒ Enbridge has no objection to the
rezoning.
Hydro One ☒ Hydro One has no objection to the rezoning.
Central Lake Ontario
Conservation Authority
(CLOCA)
☒ CLOCA 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. Comments
will be addressed through Site Plan
Amendment application.
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