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Planning and Development Committee
Minutes
Date:
Time:
Location:
December 8, 2025
5:00 p.m.
Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
_____________________________________________________________________
1. Call to Order
Councillor Anderson called the meeting to order at 5:01 p.m.
2. Land Acknowledgment Statement
Councillor Woo led the meeting in the land acknowledgement statement.
3. Declaration of Interest
There were no disclosures of interest stated at this meeting.
4. Announcements
Members of Committee announced upcoming community events and matters of
community interest.
5. Presentations/Delegations
5.2 Delegation by Sarto Provenzano Regarding Report PDS-073-25 - Bill 60:
Fighting Delays, Building Faster Act, 2025 and Provincial Consultation on
Simplifying and Standardizing Official Plans – Comments
Planning and Development Committee Minutes
December 8, 2025
2
Sarto Provenzano was present regarding Report PDS-073-25 - Bill 60: Fighting
Delays, Building Faster Act, 2025 and Provincial Consultation on Simplifying and
Standardizing Official Plans - Comments. Sarto discussed the recent provincial
legislative changes related to land-use planning and the governance of
conservation authorities. S. Provenzano answered questions from Members of
Committee.
5.1 Delegation by Mitch Morawetz Regarding a Request to Refer Report PDS-
066-25 - Courtice Transit-Oriented Community Secondary Plan
Recommendation Report to Staff
Mitch Morawetz was called upon earlier in the meeting and was not present but
arrived at this time.
Mitch Morawetz was present regarding a request to Refer Report PDS -066-25 -
Courtice Transit-Oriented Community Secondary Plan Recommendation Report
to Staff. Using an electronic presentation Mitch discussed the property located at
1771 Baseline Road West, Courtice, the current designation of the land, and
requested the proposed location of the stormwater facility on this site be
relocated. M. Morawetz advised the three kilometre primary safety area around
the Darlington Nuclear Generating Station may further hinder future development
opportunities.
Moved by Councillor Rang
Seconded by Councillor Woo
That the delegation be extended for an additional 2 minutes.
Carried
Mitch outlined the current zoning and answered questions from Members of
Committee.
6. Consent Agenda
Resolution # PD-107-25
Moved by Councillor Woo
Seconded by Councillor Zwart
That all items listed in Section 6, be approved, in accordance with the Agenda.
Carried
6.1 PDS-066-25 - Courtice Transit-Oriented Community Secondary Plan
Recommendation Report
Resolution # PD-108-25
That Report PDS-066-25, and any related delegations or communication items,
be received;
Planning and Development Committee Minutes
December 8, 2025
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That Clarington Official Plan Amendment 144 and Durham Region Official Plan
Amendment 1, attached to Report PDS-066-25, for the Courtice Transit-Oriented
Community Secondary Plan be finalized and adopted;
That Clarington Official Plan Amendment 144 and Durham Region Official Plan
Amendment 1 be forwarded to the Minister of Municipal Affairs and Housing for
approval;
That upon adoption by Council, the Courtice Transit-Oriented Community
Secondary Plan be implemented by Staff as Council’s policy on land use and
planning matters and be implemented through the annual capital budgeting
process;
That the Urban Design and Sustainability Guidelines appended to the Secondary
Plan be approved and be used by staff to guide development applications and
public projects;
That the Deputy CAO, Planning and Infrastructure Services be authorized to
finalize the Transportation Impact Study in support of the Secondary Plan;
That the Deputy CAO, Planning and Infrastructure Services be authorized to
execute any agreements to implement the Secondary Plan once adopted by
Council; and
That all interested parties listed in Report and any delegations be advised of
Council’s decision.
6.2 PDS-067-25 - Intention to Pursue Heritage Designation of 4-10 King Avenue
East, Newcastle
Resolution # PD-109-25
That Report PDS-067-25, and any related delegations or communication items,
be received;
That the Clerk issue a Notice of Intention to Designate 4-10 King Avenue East,
Newcastle as a cultural heritage resource as an individual designation under Part
IV of the Ontario Heritage Act
That the Clerk prepare the necessary by-laws if no objection(s) are received
within 30 days after the date of publication of the Notice of Intention or staff will
report back to Council regarding objection(s); and
That all interested parties listed in Report PDS-067-25 and any delegations be
advised of Council’s decision.
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December 8, 2025
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6.3 PDS-073-25 - Bill 60: Fighting Delays, Building Faster Act, 2025 and
Provincial Consultation on Simplifying and Standardizing Official Plans –
Comments
Resolution # PD-110-25
That Report PDS-073-25, and any related delegations or communication items,
be received;That Report PDS-073-25, including the Detailed Comments forming
Attachment 1, be endorsed as the Municipality’s comments to the Province on
the Fighting Delays, Building Faster Act, 2025 (Bill 60) (Environmental Registry of
Ontario Postings: 025-1097, 025-1182, 025-1182, 025-1100, and 025-1101) and
forwarded to the Minister of Municipal Affairs and Housing;
That Report PDS-073-25, including the Detailed Comments forming Attachment
2, be endorsed as the Municipality’s comments to the Province on the
Consultation on Simplifying and Standardizing Official Plans (ERO Posting 025-
1099) and forwarded to the Minister of Municipal Affairs and Housing; and
That all interested parties listed in Report PDS-073-25, be advised of Council’s
decision.
6.4 FSD-035-25 - 2025 Development Charge Study and Community Benefits
Charge Strategy Final Recommendations
Resolution # PD-111-25
That Report FSD-035-25, and any related delegations or communication items,
be received;
That the March 24, 2025 Development Charge Background Study revisions
mentioned in Attachment 1, be included in the development charge calculations;
That the final list of capital projects included in the 2025 Development Charge
Background Study, provided in Attachment 5, be approved;
That the proposed Development Charge By-Law (Attachment 3), be amended to
reflect the updated development charge rates outlined in Attachment 5;
That the proposed Development Charge By-law, be amended to reflect the
following revisions:
Remove the Special Properties exemption, within the Clarington Science Park or
Clarington Energy Park, for industrial developments that are focused on
conducting research.
Reduce the general exemption for industrial expansions to apply only if the gross
floor area is enlarged by 50 per cent or less (currently 100 per cent or less).
Remove the 50 per cent DC exemption for new industrial buildings on vacant
lots;
Planning and Development Committee Minutes
December 8, 2025
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That the Municipality of Clarington Development Charges Background Study,
dated March 24, 2025, completed in accordance with Section 10 of the
Development Charges Act, 1997, and as modified by the above
recommendation, be adopted, including the growth-related capital forecast,
subject to an annual review through the Municipality’s normal capital budget
process as well as the population and employment forecasts;
That the adoption of the growth-related capital forecast signifies Council’s
intention to ensure that the increase in services attributable to growth will be met
as by section 5(1)(3) of the Development Charges Act recognizing, however, that
specific projects and project timing as contained in the study forecast may be
revised from time to time at Council’s discretion.
That the final list of capital projects included in the 2025 Community Benefits
Charge Strategy, provided in Attachment 5, be approved, subject to an annual
review through the Municipality’s normal capital budget process;
That the proposed Community Benefits Charge By-law be amended to reflect the
following revisions based on submissions from stakeholders (Attachment 2):
Exclude enclosed rooftop mechanical equipment from the definition of “storey”.
Update section 19 to say “the Municipality shall immediately refund the owner the
difference between the amount paid and the 4% of the land value determined by
the owner’s Appraisal”;
That the Municipality of Clarington Community Benefits Charge Strategy and By-
law, dated March 24, 2025, as modified by the above recommendations, be
adopted;
That no further public meetings under Section 12 of the Development Charges
Act, 1997, are necessary with respect to the March 24, 2025, Development
Charges Background Study, Community Benefits Strategy, and their respective
By-laws for the reasons outlined in Report FSD-035-25; and
That all interested parties listed in Report FSD-035-25, and any delegations be
advised of Council’s decision.
7. Items for Separate Discussion
8. New Business
Alter the Agenda
Resolution # PD-112-25
Moved by Councillor Zwart
Seconded by Councillor Traill
That the Agenda be altered to consider Item 10.1, Report LGS-044-25 - OLT
Appeal - Stylux Bowmanville Inc, at this time.
Carried
Planning and Development Committee Minutes
December 8, 2025
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Closed Session
Resolution # PD-113-25
Moved by Councillor Traill
Seconded by Councillor Woo
That, in accordance with Section 239 (2) of the Municipal Act, 2001, as amended,
the meeting be closed for the purpose of discussing a matter that deals with:
litigation or potential litigation, including matters before administrative
tribunals, affecting the municipality or local board.
Carried
Alter the Agenda
Resolution # PD-114-25
Moved by Councillor Zwart
Seconded by Councillor Rang
That the Agenda be altered to move Item 10.1 Report LGS-044-25 - OLT Appeal
- Stylux Bowmanville Inc, to the end of the Agenda.
Carried
Recess
Resolution # PD-115-25
Moved by Councillor Zwart
Seconded by Councillor Rang
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
Susan Pott expressed concerns with the type of fill being brought to the site, and
who is responsible for testing the fill. Susan answered questions from Members
of Committee.
Rachelle Laroque, The Biglieri Group was present on behalf of Fourteen Estates.
Using an electronic presentation, Rachelle provided an overview of the site a nd
its history. R. Laroque outlined the proposal and advised it seeks to permit a
commercial fill operation to raise the grade of a former aggregate pit. Rachelle
advised that supporting studies have been submitted, and a Site Alteration
Permit will be required, including final grading, soil management compliance, and
a traffic brief. Rachelle answered questions from Members of Committee .
Planning and Development Committee Minutes
December 8, 2025
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9.1.1 PDS-068-25 - Applications for Official Plan Amendment and Zoning
By-law Amendment to Permit a Commercial Fill Operation at 3061 Regional
Road 20 in Clarington
Resolution # PD-116-25
Moved by Councillor Zwart
Seconded by Councillor Woo
That Report PDS-068-25 and any related communication items, be received;
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 to permit a commercial fill operation; and,
That the Clarington Official Plan Amendment and Zoning By-law Amendment
applications submitted by Biglieri Group Ltd. be approved as proposed in
Attachments 1 and 2 to report PDS-068-25.
Carried
9.2 Public Meeting for an Official Plan Amendment, Zoning By-law Amendment
and Draft Plan of Subdivision
Dave and Ines Jowitt were present via electronic means regarding the
application. Dave expressed concerns with the safety of the 'Street D' access
point. D. Jowitt suggested 'Street E' would be a safer alternative for entry and exit
to the proposed development.
Roger Bouma was present on behalf of Hope Fellowship Church, in support of
development but asked that the proposed emergency access remain emergency
access only and that fencing be installed. Roger expressed concerns with the
proposed Official Plan Amendment that would shift parkland onto the Hope
Fellowship property and might limit the churches' ability to develop their property
in the future. R. Bouma answered questions from Members of Committee.
Richard Bouma was present to express concerns with the alignment of 'Street D'
and suggested that 'Street D' align with the South boundary of the Hope
Fellowship land. Richard expressed support for development but indicated
concern with shifting the parkland to the Hope Fellowship land.
Mark Jacobs, The Biglieri Group, was present on behalf of Cedardale Realty
Holdings Incorporated. Using an electronic presentation Mark provided an
overview of the site, planning policy context, and the permitted uses. M. Jacobs
advised the development proposal aligns with the Southeast Courtice Secondary
Plan designations for medium- and low-density residential uses and includes
supporting studies such as planning rationale, urban design, servicing,
environmental impact, and transportation assessments. Mark advised there is a
landowner's group that is compiling a master parks agreement amongst the
members and the parkland will be relocated at an agreed upon alternate location.
M. Jacobs answered questions from Members of Committee.
Planning and Development Committee Minutes
December 8, 2025
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9.2.1 PDS-072-25 - Proposal for 370 Residential Units and Ground Floor Retail
Space at the Southeast Corner of Bloor Street and Trulls Road in Courtice
Resolution # PD-117-25
Moved by Councillor Rang
Seconded by Councillor Zwart
That Report PDS-072-25 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 Clarington Official Plan Amendment, Zoning By-law
Amendment, and Draft Plan of Subdivision applications submitted by The Biglieri
Group Ltd. on behalf of Cedardale Realty Holdings In c. and continue processing
the applications including the preparation of a subsequent recommendation
report; and
That all interested parties listed in Report PDS-072-25 and any delegations be
advised of Council’s decision.
Carried
10. Confidential Items
10.1 LGS-044-25 - OLT Appeal - Stylux Bowmanville Inc.
Resolution # PD-118-25
Moved by Councillor Zwart
Seconded by Councillor Woo
That the recommendations contained in Confidential Report LGS-044-25 – OLT
Appeal – Stylux Bowmanville Inc, be approved.
Carried
11. Adjournment
Resolution # PD-119-25
Moved by Councillor Rang
Seconded by Councillor Zwart
That the meeting adjourn at 7:46 p.m.
Carried