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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.
Municipality of Clarington Page 2
Report PDS-059-25
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
Municipality of Clarington Page 3
Report PDS-059-25
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
Municipality of Clarington Page 4
Report PDS-059-25
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.
Municipality of Clarington Page 5
Report PDS-059-25
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
Municipality of Clarington Page 6
Report PDS-059-25
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.
Municipality of Clarington Page 7
Report PDS-059-25
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.
Municipality of Clarington Page 8
Report PDS-059-25
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
Municipality of Clarington Page 9
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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.
Municipality of Clarington Page 10
Report PDS-059-25
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.
Municipality of Clarington Page 11
Report PDS-059-25
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.
Municipality of Clarington Page 12
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.
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
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
Clerk
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.
C
Adrian Foster
M
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”
5
JUNE 2025
PART I - INTRODUCTION
(This is not an operative part of Official Plan Amendment No. XXX)
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.
7
JUNE 2025
PART II - THE OFFICIAL PLAN AMENDMENT
(This is an operative part of Official Plan Amendment No. XXX)
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.
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
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
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).
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.
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.
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.
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
WALKWAYBUILDING 'D'
STAIR A STAIR DRETAIL 7
RETAIL 8 ELEVATOR LOBBYELEVATOR LOBBYVEST.
MOVING RM.
CONCIERGE
STAIR B
VEST.
CACFSTAIR CEXERCISE STUDIO
PM OFFICE
YOGA
WEIGHTS
LOUNGE
MAIL & PARCELS
SITTING
EXIT CORRIDOR
EXIT CORRIDOREXIT CORRIDORRETAIL 6 RETAIL 5 RETAIL 4 RETAIL 3 RETAIL 2 RETAIL 1
BUILDING 'A'
Mixed-Use
2-ELEV.
1-ELEV.
JAN.
EXIT CORRIDOR
WALKWAY
RESIDENTIAL
SECONDARY
ENTRANCE
ELEVATOR LOBBY STAIRSTAIRRETAIL
DELIVERY
SITTING
JANITOR
MAIL DROP-OFF
VEST.
MAIL& PARCELS
Type "B" loading space:length of 11.0 mwidth of 3.5vertical clearance of 4.0 m
VEST.EXIT CORRIDORCACF
EXIT CORRIDORPM OFFICE
BUILDING 'B'
Mixed-Use
EXIT
2-ELEV.1-ELEV.WALKWAYTYPE 'A'
AISLE
WALKWAY
RETAILDELIVERY
GREEN
SPACE
TYPE 'A'WALKWAYType "B" loading11m x 3.5m x 4mPLANTERPLANTERPLANTERPLANTER
DROP OFF
AREA
COMMERCIALDELIVERY
COMMERCIAL PARKINGMAINENTRY
EXIT
MAINENTRANCE
WALK
WAY DROP OF LAY-BY
SERVICE ROUTE
exit stairfrom U/G
open exit stairfrom U/G
WALKWAYGREEN
SPACE
WALKWAY
WALKWAYPLANTER
AISLE
WALKWAYPROPOSED 3.0m ASPH. MUP
RETAIL 1RETAIL 2RETAIL 3RETAIL 4RETAIL 5RETAIL 6RETAIL 7RETAIL 8
RAMP DN
PHASE 1PHASE 2
PHASE 3PHASE 2
PHASE 3 PHASE 1
PROPERTY LINE
CONCESSION ROAD 3 DRIVEWAY 'B'DRIVEWAY 'A'17 EXTRA
RAMP DN
LANDSCAPINGRefer to landscape dwgs
CONCRETE STAGING PADNO PERMANENTSTORAGE
CONCRETE STAGING PADNO PERMANENTSTORAGE
DROP OFF LAY-BYexit stairfrom U/G
WALKWAYSERVICE ROUTE
EXIT
WALKWAYEXIT
SERVICE ROUTE
WALKWAY
LINE OF U/G GARAGELINE OF U/G GARAGEWALK.ENTRY
RETAILREFUSE
STAIR C
SECONDARY ENTRANCE
MOVING RM.MAIL DROP-OFFMAIL& PARCELS
CACF
LOBBYVEST.
PM OFFICESTAIR BSTAIR BEXIT CORRIDOR
EXIT CORRIDOR
JAN.
EXIT
R
=
1
1
mR=11mR
=
9m R=9mR=6mR=
6m R=9mR=9m
R=
9
m
R=
9
m
R=9m
R=
9
m
R=9mR=
9mEXIT CORRIDOREXIT
R
=
2
.
5
m
R=9m
LINE OF U/G GARAGE
R=3mR
=
3m
GAMES ROOM
32 VISITOR BIKES
PARTY ROOM 1
PROPERTY LINETYPE 'A'AISLER=9m
96 units308 units
179 units
07
12
1323
24 38
EXIT CORRIDOR06
TYPE 'A'
01
AISLE
72 66 59
58535239
TYPE 'A'
73
COMMERCIAL PARKING
COMMERCIAL PARKING
COMMERCIAL PARKING COMMERCIAL PARKING
82
total: 82 CARS
(req'd 65 spaces)WALKWAYBUILDING 'C'
RESIDENTIAL SHORTTERM BIKES 11sp
WALK
SHORT TERM BIKES17sp
SHORT TERM BIKES 8spTH VISITOR PARKINGtotal: 10 CARSV34
EXIT MAINENTRANCER=13
m
R=
1
3
m
DRIVEWAYDRIVEWAYDRIVEWAY R=13mDRIVEWAYLINE OF U/G GARAGELINE OF U/G GARAGEDRIVEWAY
SETBACK
WALKWAY
RETAILREFUSE
WALKWAY WALKWAYTYPE 'A'COMMERCIAL PARKING
R=13
m
R=
1
3
m
SETBACKDRIVEWAY DROP OFF LAY-BY
WALKWAY
R=13
m
R=
13
m
RETAIL 4a
V25
WALKWAY
BUILDING ABOVE
SETBACKSETBACK
SETBACKSETBACKDRIVEWAYSIAMESECONNECTION
CONFERENCE ROOM
PARTY ROOM 2
SHORT TERM
BIKES 12sp TRANSFORMERSWITCHGEARF/ASHAFT F/ASHAFT1.5m WALKWAYBUILDING ABOVE
F/ASHAFT
BUILDING ABOVE
2m WALKWAY
LINE OF U/G GARAGE
R=
1
3
m
R=13
m
PROPOSED 3.0m ASPH. MUPBUILDING ABOVEPROPOSED 3.0m ASPH. MUP
CONCESSION ROAD 3
PROPOSED 3.0m ASPH. MUP
53 units CONCRETE WALKWAYCONCRETE WALKWAYR=13.5mR=13.5m
PLANTER
PLANTER
PLANTER
SETBACK
SETBACKSETBACKWALKWAY
SETBACKSETBACKSETBACK
SETBACK
SHORT TERM BIKES8sp
SETBACK
LOW-RISEHIGH-RISESTAIR CSTAIR A
CONCI
ERGEVEST.
MOVING RM.
EXERCISE STUDIO
EXIT CORRIDOR
EXIT CORRIDOREXIT CORRIDORMAIL DROP-OFFSTAIR BEXIT CORRIDORLOBBY
PARTY ROOM
MAIL& PARCELS
BALCONY ABOVEYOGA
INDOOR AMENITY
INDOOR AMENITY
CACF
PROPERTY LINE
LINE OF U/G GARAGE
PROPERTY LINE
LINE OF U/G GARAGE
PROPERTY LINE
LINE OF U/G GARAGEPROPERTY LINEV09V5
1.
6
0
m
C
O
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C
.
S
I
D
EW
A
L
KR=9.0WALKWAYWALKWAY WALKWAY
CONCESSION ROAD 3R=
9m
V8 V14
R=9mR=13mR=9mR
=
1
3
m
WALKWAY
R
=
1
3
m R=9mR=13
mR=9mR=13mR=9mR
=
1
3
m
R=9mWALKWAYWALKWAY DRIVEWAY 'C'DRIVEWAYDRIVEWAY
R=9.75mR=13mSERVICE ROUTE
SERVICE ROUTE
DRIVEWAY
WALKWAYSERVICE ROUTEDRIVEWAY
V24
SETBACKSETBACK R=13mR=13mR=
9
m R=7.5mR=
7
.
5
m
DRIVEWAYWALKWAYSERVICE ROUTEV15
SETBACKV1
V4
V17
1800 HT.
WOOD FENCE
METER
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4 VISITORBIKES
MAILDROP-OFF
MOVING RM.
CONCIERGE
PATIO
SIAMESECONNECTION
2m WALKWAY 2m WALKWAYA104
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