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HomeMy WebLinkAbout2025-11-10 1 If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623-3379 ext. 2131 Planning and Development Committee Minutes Date: Time: Location: November 10, 2025 5:00 p.m. Council Chambers or Electronic Participation Municipal Administrative Centre 40 Temperance Street, 2nd Floor Bowmanville, Ontario Members Present: Mayor A. Foster, Councillor G. Anderson, Councillor S. Elhajjeh, Councillor C. Traill, Councillor W. Woo, Councillor M. Zwart Regrets: Councillor L. Rang Staff Present: D. Lyons, J. Newman, L. Preston Other Staff Present: T. Rubino, S. Vora, K. Keefer, J. O'Meara, K. Richardson, N. Zambri, J. Circo _____________________________________________________________________ 1. Call to Order Councillor Anderson called the meeting to order at 5:00 p.m. 2. Land Acknowledgment Statement Mayor Foster led the meeting in the land acknowledgement. 3. Declaration of Interest There were no disclosures of interest stated at this meeting. 4. Announcements Members of Committee announced upcoming community events and matters of community interest. 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 Michael Fry, D.G. Biddle and Associates Limited and Anthony Camposeo, Trademark Homes, were present regarding a request for Permission to Vary from Development Standards to Allow for Private Waste Collection. Planning and Development Committee Minutes November 10, 2025 2 M. Fry provided an overview of the location, the reason for the request, and expressed concern with the existing approval process. A. Camposeo advised the Region of Durham is in agreeance with the proposed plan for waste removal. Michael and Anthony answered questions from Members of Committee. Resolution # PD-098-25 Moved by Councillor Traill Seconded by Councillor Elhajjeh That the request be approved, in principle. Resolution # PD-099-25 Moved by Mayor Foster Seconded by Councillor Woo That that 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 be referred to the November 17, 2025, Council meeting. Carried 6. Consent Agenda 6.1 PDS-058-25 - Zoning By-law Amendment Application to Permit 19 Lots for Detached Dwellings in Newtonville Resolution # PD-100-25 Moved by Mayor Foster Seconded by Councillor Zwart That Report , and any related delegations or communication items, be received; That the By-law attached to Report , as Attachment 1, be approved; That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report and Council’s decision; and, That all interested parties listed in Report , be advised of Council’s decision. Carried 7. Items for Separate Discussion 8. New Business Planning and Development Committee Minutes November 10, 2025 3 Recess Resolution # PD-101-25 Moved by Councillor Elhajjeh Seconded by Councillor Woo That the Committee recess until 6:30 p.m. Carried The meeting reconvened at 6:30 p.m. with Councillor Anderson in the Chair. 9. Public Meetings (6:30 p.m.) 9.1 Public Meeting for an Official Plan Amendment and Zoning By-law Amendment Roy Juffs expressed concerns with truck traffic and questioned who will ensure trucks are using the designated roads. R. Juffs answered questions from Members of Committee. Jalynn Cox expressed concerns about the potential environmental impacts and air emissions as a result of the asphalt plant. J. Cox answered questions from Members of Committee. Ellen Ferris, MHBC Planning Urban Design & Landscape Architecture was present on behalf of CRH Canada Group Incorporated. Using an electronic presentation, Ellen provided an overview of the site and its current uses. E. Ferris advised there is a portable asphalt plant approved and cu rrently operating. Ellen advised technical studies, including air quality, traffic impact, and hydrogeological studies have been completed. E. Ferris answered questions from Members of Committee. 9.1.1 PDS-053-25 - Official Plan Amendment and Zoning By-law Amendment applications to facilitate additional uses at 3565 Regional Road 20 Resolution # PD-102-25 Moved by Mayor Foster Seconded by Councillor Zwart That Report PDS-053-25 and any related communication items, be received for information only; That Staff receive and consider comments from the public, review agencies, and Council with respect to the 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 Planning and Development Committee Minutes November 10, 2025 4 That all interested parties listed in Report PDS-053-25 and any delegations be advised of Council’s decision. Carried 9.2 Public Meeting for an Official Plan Amendment and Zoning By-law Amendment Katherine and Darcy Burk were present regarding the application and shared support for development but expressed concern with the lack of amenities in the neighbourhood. K. Burk advised retail space is needed and questioned if there was enough retail and commercial space to support the needs of the community. D. Burk questioned if the proposed retail space was enough to support the larger community or if it would only support the immediate neighbourhood. Katherine and Darcy answered questions from Members of Committee. Miranda Sluman expressed concerns with traffic, heat and water pressure, power outages, drainage, school capacity, hospital infrastructure, and lack of space for wildlife. M. Sluman expressed additional concerns with the density changes from what was initially proposed, the lack of privacy and light pollution that higher density development would bring. Miranda answered questions from Members of Committee. Michael Gordon expressed concern over changes to the Official Plan favouring developers, citing lack of infrastructure and overcrowded schools and daycares. M. Gordon requested responsible development, no development over three stories, defer approvals, increase community and commercial space, and reaffirm the Official Plan. Michael answered questions from Members of Committee. David Prashad expressed concerns with the development proposals lack of amenities, and concerns with privacy, sunlight, traffic, and inadequate road infrastructure. David questioned rainwater runoff and nuisance lighting and highlighted the need for grocery and gas options in the area. D. Prashad requested more commercial space to meet local needs and advised development must fit community needs. David answered questions from Members of Committee. Jennifer Ormiston Chekay expressed concern with the proposed development and requested more non-residential space for walkable amenities, reconsideration of the proposed nine-story height and density to better fit the surrounding low-rise neighbourhood, and an evaluation of the impact on the already strained school capacities. Jennifer highlighted the need for a well - serviced community and urged further refinement of the proposal before approval. J. Ormiston Chekay answered questions from Members of Committee. Kathleen Lefebvre reiterated concerns raised by previous speakers, opposing the proposed development due to insufficient schools and road infrastructure. Kathleen noted that when purchasing in this development two years ago, the area was described as intended for commercial use. Planning and Development Committee Minutes November 10, 2025 5 Michael Defreitas raised concerns about the lack of water, noting instances of homes running out of well water and the potential impacts from future development. Michael answered questions from Members of Committee. Wayne Robinson echoed concerns from previous speakers, stating opposition to high density and inadequate infrastructure for current and future residents. Wayne noted a recent power outage, limited grocery access, lack of pedestrian walkways, and raised concerns about the creek and impacts on neighbours along Old Scugog Road. Melissa Whitefield raised concerns about delays and inefficiencies in planning processes, lack of transparency on heritage projects, and growing tax pressures. Melissa highlighted a backlog of development applications and absence of clear timelines for key initiatives, urging decisive action before further development proceeds. M. Whitefield answered questions from Members of Committee. Richard Suchan and Natalie Schuett expressed concerns with the proposed high-density development, including potential issues with well water, loss of privacy, decreases in property value, and the change from prior planning information given to residents. Richard answered questions from Members of Committee. Samson Surenthiran was present in opposition to the proposed development. Samson advised additional walkable commercial and retail space is needed and expressed concerns with over capacity at local schools. Michael McPhee expressed concern with the accuracy of the 2021 traffic study conducted during COVID and requested an updated traffic analysis and advised nearby development will also impact traffic conditions. Councillor Traill left the meeting at 8:26 p.m. Dan Hostick raised concerns regarding traffic congestion, unsafe speeds on Old Scugog Road, increased danger for pedestrians, and how the development would impact well water in the area. Aidan Pereira, KLM Planning Partners Inc. was present on behalf of 2265719 Ontario Inc Using an electronic presentation Aidan provided an overview of the development site, existing policy framework, and proposed amendments. A. Pereira shared details of the development proposal, conceptual renderings, and a list of technical materials that have been submitted. Aidan answered questions from Members of Committee. 9.2.1 PDS-059-25 - Proposal for a Mixed-Use Development at 3071 Bowmanville Ave., Bowmanville Resolution # PD-103-25 Moved by Councillor Zwart Seconded by Councillor Elhajjeh Planning and Development Committee Minutes November 10, 2025 6 That Report PDS-059-25 and any related communication items, be received for information only; That Staff receive and consider comments from the public, review agencies, and Council with respect to the 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 That all interested parties listed in Report PDS-059-25 and any delegations be advised of Council’s decision. Carried Councillor Anderson left the Chair and Mayor Foster assumed the Chair at 9:26 p.m. 9.3 Public Meeting for an Official Plan Amendment and Zoning By-law Amendment Alyssa Ward was present in opposition to the proposed application. Alyssa expressed concerns with the volume of traffic and noted highway traffic often diverts to this area. A. Ward requested the location be used as a community space. Alyssa answered questions from Members of Committee. Councillor Anderson resumed as the Chair at 9:32 p.m. Denise Paulin expressed concerns with the volume of traffic and questioned if a traffic study has been completed. Denise also expressed concerns with potential lighting and access concerns. Denise answered questions from Members of Committee. Louise Gatej was present in support of the proposed application. Lousie advised that traffic is a concern throughout Bowmanville but that a reasonably priced grocery store is needed. Jonathan Rodger, Zelinka Priamo Ltd. was present on behalf of Loblaw Companies Ltd. Using an electronic presentation Jonathan provided an overview of the site, access, and spoke to resident concerns regarding traffic. J. Rodger advised there will be no change in floor space or additional parking being added. Jonathan answered questions from Members of Committee. 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 Resolution # PD-104-25 Moved by Councillor Zwart Seconded by Councillor Elhajjeh That Report PDS-061-25 and any related communication items, be received for information only; Planning and Development Committee Minutes November 10, 2025 7 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 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; 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; That all interested parties listed in Report and any delegations be advised of Council’s decision. Carried 9.4 Public Meeting for a Zoning By-law Amendment Blair Gagnon, IGP Realty Advisors was present on behalf of Suncor Energy Inc. Using an electronic presentation, Blair provided an overview of the site, including reconfigured parking, gas pumps, and bicycle parking. B. Gagnon advised the application conforms with provincial, regional, and municipal policies. Blair advised that a traffic study confirmed that the site can accommodate increased traffic and noise mitigation measures are in place. B. Gagnon answered questions from Members of Committee. 9.4.1 PDS-062-25 - Zoning By-law Amendment Application to Permit an Eating Establishment Use at 2305 Highway 2 Resolution # PD-105-25 Moved by Mayor Foster Seconded by Councillor Woo That Report and any related communication items, be received; 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; 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; That all interested parties listed in Report and any delegations be advised of Council’s decision. Carried The public meeting concluded at 10:24 p.m. 10. Confidential Items Planning and Development Committee Minutes November 10, 2025 8 11. Adjournment Resolution # PD-106-25 Moved by Councillor Elhajjeh Seconded by Councillor Zwart That the meeting adjourn at 10:25 p.m. Carried