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Report To: Planning and Development Committee
Date of Meeting: February 9, 2026 Report Number: PDS-017-26
Authored by: Nicole Zambri, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: ZBA2024-0008 and S-C-2024-0005
Report Subject: Applications for a Zoning By-law Amendment and Draft Plan of Subdivision
for 53 residential units at 1430 Prestonvale Road in Courtice
Recommendations:
1.That Report PDS-017-26 and any related delegations or communication items, be
received;
2.That the Zoning By-law Amendment application submitted by Delpark Homes
(Prestonvale) Inc., attached to Report PDS-0017-26, 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-017-26 and Council’s decision; and
4.That all interested parties and any delegations be advised of Council’s decision.
PD-024-26
Municipality of Clarington Page 2
Report PDS-017-26
Report Overview
This report is recommending approval of the Zoning By-law Amendment submitted by
Biglieri Group Ltd., on behalf of Delpark Homes (Prestonvale) Inc., to facilitate a proposed
Draft Plan of Subdivision which proposes a total of 53 residential units.
The Draft Plan of Subdivision shows 41 single detached lots, 12 townhouse units, an
expansion to a part lot in Phase 1, the extension of Rosswell Drive, a new public road (Street
A), a road widening along Prestonvale Road, and 0.3 m reserves.
The proposed application would change the zoning on the subject lands from an Agricultural
(A) Zone to several Urban Residential Zone Exception Zones to facilitate the development.
Each zone is proposed to have site-specific performance standards.
The subject lands are located on the west side of Prestonvale Road and south of Bloor
Street in Courtice. The proposal is also within the Southwest Courtice Secondary Plan Area.
1. Application Details
1.1 Owner: Delpark Homes (Prestonvale) Inc.
1.2 Applicant: Biglieri Group Ltd.
1.3 Proposal: Zoning By-law Amendment
To rezone the subject lands from:
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-67) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-94) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-95) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-96) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R3-84) Zone”
to permit the proposed residential development.
Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to permit 53 residential dwelling units consisting of 41 single
detached units and 12 street townhouse units.
1.4 Area: 2.72 hectares (6.75 acres)
1.5 Location: 1430 Prestonvale Road, Courtice (see Figure 1)
1.6 Roll Number: 1817-010-070-02680
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Figure 1 – Proposed Draft Plan of Subdivision and Surrounding Context
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2. Background
2.1 On July 5, 2024, the Biglieri Group Ltd., on behalf of Delpark Homes (Prestonvale) Inc.,
submitted applications for a zoning by-law amendment and draft plan of subdivision to
permit the development of 60 residential units consisting of singles detached and street
townhouse dwellings.
2.2 A Statutory Public Meeting was held on December 9, 2024, to provide background
information regarding the applications and to obtain public comments. No one spoke in
opposition of the application at the Public Meeting but a number of comments were
received by Planning Staff.
2.3 Several discussions with the applicant and Staff occurred in an effort to address
comments and resolve issues. The proposal was revised to increase the lot frontages
for the single detached dwellings and reduce the number of townhouses proposed from
18 units to 12 units. The current Draft Plan now shows a total of 53 residential units.
2.4 The proposal is the second phase of the Millwood Trails community, with the first phase
registered in October 2021 (40M-2704), see Figure 2. At that time, the rezoning and
subdivision plan for the second phase was deferred given that the Southwest Courtice
Secondary Plan update had not been completed and that the original Secondary Plan
identified these lands as Future Urban Residential due to servicing constraints.
2.5 Since that time, the Southwest Courtice Secondary Plan has been approved, however
Phase Two is still dependant on the timing of the delivery of the new sanitary sewer
trunk from the Courtice Water Pollution Control Plant (WPCP). Phase One had an
opportunity to connect to services on Roy Nichols Drive but due to the topography of the
site, Phase Two required the trunk sewer from the Courtice WPCP. In addition to this,
water and stormwater to service this proposal is dependent on the development to the
south (S-C-2022-0002 – Tribute Prestonvale Ltd.) to bring the services to the subject
lands.
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Figure 2 – Phases of Development Proposal; source: The Biglieri Group Ltd.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the west side of Prestonvale Road and south of Bloor
Street in the Courtice Urban Area. The lands are currently vacant with some treed areas
along the north property line and bisecting the property. The subject lands have frontage
on Prestonvale Road and the future extension of Rosswell Drive.
3.2 The surrounding uses are as follows:
North - Phase 1, which consists of single detached and townhouse dwellings.
East - Prestonvale Road and beyond that, South Courtice Recreation Complex,
single detached dwellings (including a designated heritage dwelling),
agricultural lands (Prestonvale Tree Farm), and the Robinson Creek.
South - Cultivated agricultural lands subject to development applications (SC-2022-
0002 and ZBA-2022-0003). Both of these applications have been approved.
West - Natural heritage features (including a wetland) and a stormwater
management pond beyond.
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4. Provincial Policy
Provincial Planning Statement (2024)
4.1 The Provincial Planning Statement (PPS) encourages planning authorities to create
healthy, livable, and safe communities by accommodating an appropriate range and mix
of housing types and development patterns, while making efficient use of land and
infrastructure. Opportunities for redevelopment and intensification are to be promoted
where it can be accommodated.
4.2 The PPS encourages a minimum density target of 50 residents and jobs per gross
developable hectare in designated growth areas. The proposal would be achieving a
gross density of approximately 53 people 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 in teraction, and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
4.4 The proposal is consistent with the Provincial Planning Statement.
5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as “Community Areas.”
5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including singles and townhouse dwellings. These areas can also include population-
serving uses and shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas.
5.3 To the west of the subject lands, are natural heritage features which is designated
“Major Open Space Areas”. These lands are to be protected, enhanced, and conserved
to ensure their ecological value is maintained. Development or site alteration is not
permitted in Key Natural Heritage and Hydrologic Features, including any associated
vegetation protection zone, as determined through an Environmental Impact Study.
5.4 An Environmental Impact Study was prepared by GeoProcess Research Associates
Inc., dated June 6, 2024, in support of the applications. It should also be noted that the
natural heritage features and associated minimum vegetation protection areas identified
in the previous study were dedicated to the Municipality as part of Phase One.
5.5 The proposed development is also within an Ecologically Significant Groundwater
Recharge Area and a Source Water Protection Area which are areas identified to
protect groundwater systems and aquifers. Agency and Department comments indicate
that they are satisfied that there will be no negative impacts to the Ground Water
Recharge Area or the Source Water Protection Area as a result of this development.
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5.6 The proposal conforms to the Regional Official Plan.
Clarington Official Plan
5.7 The Clarington Official Plan (COP) designates the site Urban Residential and is within the
Courtice Urban Area. The predominant land use within the Urban Residential designation
is for housing purposes. A variety of densities, tenure and housing types are encouraged,
generally up to 3 storeys in height. Detached dwellings, semi-detached dwellings, and
townhouses are permitted, as proposed.
5.8 Prestonvale Road is identified as a Type C Arterial Road in the Region and Clarington
Official Plan. There are no direct vehicle connections proposed to Prestonvale Road from
this development.
5.9 The minimum density along arterial roads is 19 units per hectare and 13 units per
hectare internal to the neighbourhood. The proposal has a density of 20 units per
hectare and locates the denser built forms (townhouses) adjacent to the arterial road
(Prestonvale Road).
5.10 The COP policies state that multi-unit residential development will be developed on the
basis of the following site development criteria:
a) Suitability of the size and shape of the site;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing,
height and siting;
c) Minimize impact of traffic on local streets;
d) Multiple and direct vehicular accesses from public streets, without reliance on
easements;
e) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on-street parking;
f) Achieve a mixture of housing types and shall not replicate the same built form;
and
g) Street townhouses shall generally not comprise more than 6 attached units.
5.11 The proposed development meets the multi‑unit residential policies, with lot sizes
consistent with Phase One and a mix of frontages supporting varied building types. It
also conforms with the townhouse requirements, limiting blocks to six attached units
and avoiding townhouses on opposite sides of the street.
5.12 An Environmental Impact Study (EIS) was prepared by the applicant given that
wetlands and woodlands are present adjacent to the site (to the west). An EIS was
prepared as part of the first phase of this development. The limits of the open space
lands were determined through the study. These lands were dedicated to the
Municipality as part of the registration of the first phase. An addendum report was
prepared for the second phase and demonstrates that the proposed development is
outside the natural heritage features and minimum required vegetation protection area
(refer to Figure 3).
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Figure 3 – Phases of Development in Relation to the Natural Heritage Features;
Source: Savanta
5.13 About 0.5 hectares of cultural woodland will be removed as part of the second phase.
The COP considers woodlands within settlement areas significant only when they
exceed 1 hectares. Despite CUW1 not providing ecological function and not being
included in the forest cover calculation of the subwatershed study, the addendum letter
recommends that reforestation should be considered to areas identified as natural
heritage system as compensation for the removal of the low quality woodlands. This will
be a condition of the subdivision approval.
5.14 Section 23 of the Clarington Official Plan also provides criteria 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.
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5.15 The policies in the Official Plan indicate that the Municipality may declare a residential
draft plan of subdivision premature if the capital works and services required to service
the lands are not within the Municipality’s current capital budget or 10 -year capital
forecast. In this case, while there are a number of infrastructure expansion projects to
service the proposed development, the timing of the services are within the current or
10 year capital forecast.
5.16 The proposal conforms to the Clarington Official Plan.
Southwest Courtice Secondary Plan Area (Bayview Neighbourhood)
5.17 The subject lands are designated Low Density Residential in the approved Southwest
Courtice Secondary Plan. The Secondary Plan was approved by the Region in
November 2022.
5.18 Single detached and townhouse dwelling units are permitted up to three storeys.
Townhouses are to account for 20% of the total number of units in the low-density
residential designation, while singles and semi-detached dwellings are to make up 80%.
This is an overall target for the entire designation in the Secondary Plan. The proposal
consists of 22% townhouses and 78% singles, which is generally in conformity with the
policies of the Secondary Plan. Private streets and private lanes are not permitted within
the low-density designation. The proposed units will all have vehicle access off of Street
A, which is proposed to be a public road.
5.19 The Secondary Plan also requires every development application to include a policy
implementation monitoring report as part of a complete application. The monitoring
report assesses the individual application in conjunction with the entire Secondary Plan
in terms of density, estimated population, number of units, and amount of non -
residential space and number of jobs. The applicant has provided the Policy
Implementation Monitoring Report as part of the Planning Rational Addendum letter.
5.20 The proposal conforms to the Southwest Courtice Secondary Plan Area.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands as “Agriculture (A)”. A Zoning By-law
Amendment is required to permit the proposed development which consists of single
detached dwellings and street related townhouses.
6.2 The proposed rezoning would change the zoning on the subject lands from an
“Agricultural (A) Zone” to various “Urban Residential Type Two (R2) Exception Zones”
for the single detached dwellings and an “Urban Residential Type Three (R3) Exception
Zone” for the street townhouse units. Each zone is proposed to have site-specific
performance standards.
6.3 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding
would remain on the lands until the necessary conditions of draft approval and
development agreements are in place for the Draft Plan of Subdivision.
6.4 A draft Zoning By-law is included as Attachment 1.
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7. Summary of Background Studies
Planning Rationale Report, prepared by Biglieri Group, May 2023, and Planning Rational
Addendum Letter, Sept. 10, 2025
7.1 A Planning Justification Report was submitted by the Biglieri Group and an Addendum
Letter was later submitted to address various comments. The report indicated that the
applications represent an appropriate form of development, consistent with the upper-
level Provincial policies, the Clarington Official Plan, the Southwest Courtice Secondary
Plan and represents good planning.
Urban Design Brief, prepared by Biglieri Group, April 2023
7.2 The Urban Design Brief states that the proposed development maintains the character
of the surrounding context and prioritizes pedestrian safety and a sense of place
through the proposed road network and pedestrian connections which have been
designed to connect with the surrounding existing and future planned network. The
proposal shows various lot sizes, similar to the lots within the first phase and the lots in
the draft plan of subdivision to the south. The report states that the proposal is an
appropriate development that represents good planning.
Environmental Impact Study, prepared by GeoProcess Research Associates, May 8,
2023, revised June 6, 2024
7.3 An updated Environmental Impact Study (EIS) has been prepared by GeoProcess and
includes the original EIS prepared by Savanta (revised August 2019) as an appendix.
The report was prepared to determine if the development limits are appropriate in
consideration of the natural heritage features identified on the lands adjacent to the site.
A constraints map was provided and the updated report indicated that the open space
lands dedicated to the Municipality as part of Phase One remain appropriate. The
extension of Roswell Drive represents the development limits on the west side of the
site.
7.4 There is also a treed area within the subject site that was assessed and determined to
be less than the minimum size requirement to be considered a significant woodland to
be protected. The EIS further supports that the treed area does not provide a significant
ecological function and was not included in the forest cover calculation of the
subwatershed study. The addendum letter recommends that reforestation should be
considered to areas identified as natural heritage system as compensation for the
removal of the low quality woodland.
Municipality of Clarington Page 11
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Sustainability Report, prepared by Biglieri Group, May 8, 2023, revised June 27, 2024
7.5 The Sustainability Report demonstrates how the development will ensure energy
efficiency, protection of air and water quality, the management of solid waste, protection
of the natural environment, and education of residents of these sustainable principles. It
includes an analysis of the proposed development in relation to the Clarington Priority
Green Development Framework checklist for Draft Plans of Subdivisions. Some key
components are:
Minimize road lengths to facilitate better pedestrian connectivity;
Provide a mix of dwelling units;
Provide rough-ins for future installation of EV charging stations;
Planting an additional 98 trees; and
Visual connections to the natural heritage area along Roswell Drive.
Noise Impact Study, prepared by YCA Engineering Ltd., April 2023, revised Feb. 2024
7.6 The subject site is located adjacent to Prestonvale Road, which is designated as a Type
‘C’ Arterial Road in the Clarington Official Plan and is a source of transportation noise.
This study was prepared to assess the impacts of noise generated from the road and
determine mitigation measures to reduce the noise impacts and the appropriate noise
clauses to be added to the offer of purchase and sa le agreements for future home
buyers. The recommendations of the report indicate that noise levels in the outdoor
amenity areas for the units which face Prestonvale Road exceed the Ministry of the
Environment, Conservation and Parks criteria without any mi tigation measures. It
recommends a 1.8 m acoustic fence be installed along the exterior side yards to bring
the noise levels at an acceptable level to meet the Ministry requirements, in addition to
the recommended warning clauses.
Hydrological Assessment and Geotechnical Investigation Addendum, prepared by GHD,
May 14, 2024
7.7 Field investigations and test holes for both phases were conducted; however, the
original report only identified the Phase 1 lands as being subject to the geotechnical
development recommendations and the hydrogeological component did not include a
water balance for the Phase 2 lands. As a result, an addendum letter was prepared to
address the gaps between the Report and information required for the development
application of the Phase 2 component of the subdivision.
7.8 The addendum letter recommends basement floors should be placed at least 1 m above
the depth where this condition is noted or be provided with under slab drainage, as
recommended in the report where such conditions are noted during basement
excavations.
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7.9 The Hydrogeological Assessment concludes that, based on the information collected
during the investigation, development at the site is feasible from a hydr ological
perspective as the water can be handled with appropriate engineering techniques. The
addendum report indicates that there is evidence of artesian zones which are to be
avoided. It is expected that these permanent groundwater zones will be below th e depth
of the future development. Through the development process, consideration of
groundwater conditions and implementation of various management plans and
monitoring will ensure compliance with local and provincial regulations. Appropriate LID
and sediment and erosion control measures can be implemented to mitigate impacts.
Functional Servicing and Stormwater Management Report, Candevcon East Ltd., April
2023, revised August 2025
7.10 The Functional Servicing and Stormwater Management report identifies how the site
would be serviced and how the stormwater will be managed post development. The
subject lands rely on connections to the future sanitary and watermain proposed in the
development to the south on Rosswell Drive (Tribute Community).
7.11 The report indicates that the site will be drained to the proposed future stormwater
management facility to the south within the Tribute Communities development. The
future stormwater management facility will provide sufficient quantity, quality and
erosion control for the proposed development.
Arborist Report Amendment Memo, prepared by GeoProcess Research Associates,
Sept. 13, 2022, revised Aug. 22, 2025
7.12 The original arborist report was submitted in September 2022 and was revised in
August 2025. An addendum letter was later submitted to respond to Municipal
comments related to retention of trees along the perimeter of the site and to preserve
one tree within the minimum vegetation protection area of the woodlot. The report
recommends removal of all identified trees within Phase Two, which totals 54 Trees.
The trees around the perimeter need to be removed to support the proposed grading
plan and road widening. The arborist recommends that the tree within the minimum
vegetation protection area should be removed because the health of the tree is in
decline and it could pose a safety hazard given its close proximity to the future
extension of Roswell Drive.
Archeological Assessment – Stage 1-2, prepared by Archaeological Assessments Ltd.,
Oct. 12, 2017
7.13 A Stage 1 and 2 Archaeological Assessment was prepared for the site. The assessment
concluded that the subject property would not require any further archeological
investigation as the site did not contain any cultural heritage value or interest and the
report has been accepted by the Ministry.
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Phase One and Two Environmental Site Assessment, prepared by GHD, dated Aug. 22,
2019, updated April 22, 2024
7.14 The Phase One Environmental Site Assessment (ESA) was submitted to determine if
there were any potential contaminants located on the subject lands which are proposed
to be redeveloped for residential uses.
7.15 A Phase Two ESA from 2015 was submitted for the first phase of this development.
Updates to the Phase One/Two ESAs were completed in 2019 and were accepted by
the Region as part of the Registration of the first phase. The April 2024 Phase One
Update Letter prepared by GHD as part of the second phase of the subdivision provides
an investigation of the land uses on the subject site since the preparation of the original
Phase Two ESA and concludes nothing has changed on the site since 2015 and that no
further work is required beyond completing an update letter within 18 months of
registration of the subdivision as a condition of draft plan approval.
7.16 To rely on the environmental work performed, Staff will also require the completion of a
Reliance Letter and Certificate of Insurance forms. These conditions would also need to
be completed before removal of the Hold symbol in the Zoning.
8. Public Notice and Submissions
8.1 Given the postal strike at the time of the public meeting, Public Notice was hand
delivered to approximately 65 residents within 120 metres of the subject lands, and 13
notices were sent out by courier to the landowners who resided outside of subject area.
Two signs were installed on the subject lands fronting Prestonvale Road and Rosswell
Drive.
8.2 Details of the proposed application were also posted on a dedicated webpage
(www.clarington.net/PrestonvaleCourtice) and in the Clarington Connected e-
newsletter.
8.3 The Public Meeting was held on December 9, 2024 and Staff received four
submissions from the public regarding active transportation connections, preservation
of trees on the property, mitigation measures during construction to reduce nuisances,
and increase in traffic. These comments and concerns are addressed in Section 10 of
this report.
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 that provides the list of circulated
parties.
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10. Discussion
10.1 The site is located within the Courtice Urban Area and is considered Greenfield
development. It is located along Prestonvale Road, which is a Type C Arterial Road.
Environmental features are adjacent to the property, on the west side and an
Environmental Impact Study was prepared to address any potential impacts from the
development. The applicant has proposed a total of 53 units consisting of 41 singles
and 12 street related townhouses, as well as a part lot proposed to be melded with a lot
in Phase One. The proposal is the second phase, of what is referred to as, the Millwood
Trails subdivision.
Pedestrian Connections and Park
10.2 Prestonvale Road is currently in the Municipality’s Development Charges Study to be
urbanized as development moves forward. The applicant will be responsible for
completing Prestonvale Road upgrades along the frontage of the site from the Jack
Potts Way to the limit of the south property line. This includes the construction of a 3.0 -
metre-wide multi-use path. The proposed development also incorporates sidewalks
along Rosswell Drive and east-west connections to the multi-use trail.
10.3 The plan currently shows a sidewalk internal to Street A, however, Durham Region
Transit has requested that the sidewalk be shown on the outer side of Street A to avoid
street crossings in order to access the multi-use path on Prestonvale Road. The
applicant has indicated that this was not feasible due to the grades of the site. These
details will be further reviewed at the detailed design stage of the subdivision
application.
10.4 No parks are proposed within this development given the close proximity to Rosswell
Park and the South Courtice Recreation Complex. Payment in lieu of parkland will be
required for this proposal and will be addressed through the conditions of draft plan
approval of the subdivision.
Reduced Lot Frontages in Relation to On-street Parking
10.5 The draft plan provided by the applicant shows four of the single detached units will
have 9.1 metre frontages, and the 12 townhouse units are proposed to have 6 metre
frontages. A Council resolution from 1999 (resolution#GPA-472-99) supports the
recommendations in a Staff report (PD-36-99) to address parking and subdivision
design to minimize on street parking issues. The recommendation gave direction that
townhouses which front on a public road shall have a minimum frontage of 7 metres, as
opposed to 6 metres. The minimum frontage established was an attempt to address
concerns regarding not enough adequate on-street parking and increase landscaped
open space in the front yards. In the past, Clarington has also consistently required
singles to have a minimum frontage of 10 metres, however more recent approvals have
deviated from this requirement.
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10.6 The applicant has worked with Municipal Staff and revised the draft plan which now
shows up to 70% of the lots to meet Clarington’s standard minimum lot frontage
requirements. This was increased from the previous design which showed only 65% of
the lots meeting this standard. The previous draft plan showed 27 single detached lots
which had less than 10 metres of frontage. The revised draft plan now shows only four.
This will allow for increased landscaping in the front yard, increased snow storage area,
and less conflicts related to on-street parking.
10.7 The draft plan was also revised to decrease the amount townhouse units from 18 to 12
and increased the number of single detached lots that have frontages of 11.3 metres,
which will provide more parking on the lot and support less conflicts with driveway
locations and on-street parking. Also, a portion of Street A, which is a Cresent, will not
have driveway entrances on the sides of the flanking lots. This will provide a greater
amount of on-street parking. Staff are satisfied with the revisions made to the draft plan
and support the improvements made to address the parking issues.
Soft Landscaping in the Front Yard
10.8 In June of 2024, Municipal Staff initiated a Zoning By-law Amendment to address the
amount of soft landscaping required in the front yard. This work was completed in
response to the number of complaints received from residents regarding the hard
landscaping in the front yard, typically done to allow for more parking on the driveway.
10.9 Prior to the By-law Amendment which introduced the soft landscaping requirement, the
minimum requirement for landscape open space was 30% and it applied to the entire
lot. The definition of landscape open space can include hard surface areas. By
introducing the soft landscaping in the front yard to a minimum of 40%, it makes it
difficult to achieve two outdoor parking spaces, walkways, etc, especially on lots with
smaller lot frontages.
10.10 Through further discussions with the applicant, Staff are supportive of the reduction to
the soft landscaping in order to balance the need of providing two outdoor parking
spaces on the lot for the single detached units. At the time this By-law Amendment was
passed, the applicant had already completed their first submission of the Stage 2 pre -
consultation review and was targeting a landscape open space of 30%.
10.11 There have been many discussions with the Owner, Applicant, and Staff to try to meet
the minimum 40% soft landscape open space now within the Clarington 84-63 By-law.
The applicant has provided an analysis to demonstrate that they can come close to
meeting the 40% soft landscaping in the front yard, however they would need some
flexibility to account for stairs, walkways, patios, etc.
10.12 The proposed Zoning By-law Amendment for each specific exception zone introduced
will maintain a soft landscape provision in the front yard in order to meet the intent of the
provision when it was introduced in 2024, however the percentage of the soft
landscaping will be reduced to 35%, increasing from the 30% that was allowed
previously, with the main difference being that it now has to be soft landscaping. This
would also only apply to the lots which have le ss than 11.3 metres of frontage.
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Servicing
10.13 This proposed subdivision is dependent upon municipal sanitary and water expansion
projects as well as the extension of local sanitary sewers and watermains through the
proposed Tribute (Prestonvale) Limited development, south of the subject site. The
following is a brief description of the infrastructure required to service the proposed
development:
A Baseline Road Sanitary Sewer Pumping Station (SSPS) and Forcemain.
The design assignment for the Baseline Road SSPS, forcemain, and watermain has
commenced. Construction timelines will need to be reviewed and coordinated as all
work moves forward.
A secondary water supply, provided in part via a Zone 1 400mm diameter
feedermain extended within the Baseline Road R.O.W. from Prestonvale Road to
Trulls Road. Continuing within the Prestonvale Road S. R.O.W. from Baseline Road
to be reduced for a connection to an existing 300 mm dia. watermain.
The Applicant shall coordinate with the adjacent developer Tribute (Prestonv ale)
Limited development and submit a General Plan of Services that includes proposed
sanitary sewers and watermains to the Roswell Drive and Prestonvale Road
intersection.
Environmental Protection and Tree Preservation
10.14 The Environmental Impact Study verified that no feature and/or functions associated
with headwater drainage features are present on the ground and/or there is no
connection downstream. It also confirms that the Phase 2 development will not impact
the woodlands or wetlands west of the site, which have already been dedicated to the
Municipality as part of the first phase.
10.15 There are some trees, mostly along the perimeter of the site that will need to be
removed in order to match existing grades of adjacent lands and accommodate the
proposed road network or road widenings. The Arborist report recommends the removal
of 54 trees, five of which are dead and could be a safety hazard if they are not removed.
It is recommended that live trees are compensated for at a 2 to 1 ratio. Therefore, 98
new trees are to be planted and shown as part of the landscaping plan at the detailed
design stage of the subdivision. There are opportunities for trees to be planted along
Prestonvale Road and within the open space areas associated with the Robinson
Creek.
Proposed Zoning By-law Amendment
10.16 A rezoning is required to facilitate the development and rezone the lands from
“Agricultural (A)” to various Urban Residential Exception Zones. A hold symbol is
proposed for the subject lands and will be removed once the Applicant fulfills the
conditions of the subdivision. The conditions of the subdivision will be prepared at a
later date, provided Council supports the recommendations in this report.
Municipality of Clarington Page 17
Report PDS-017-26
Vehicle Access and Traffic
10.17 Concerns were raised from the public regarding increased traffic. The amount of traffic
generated by the proposed development does not warrant any further road
improvements or intersection improvements to accommodate the additional 53 units.
The site proposes to have vehicle access via a new proposed local road, Street A,
which will connect off the extension of Roswell Drive. Roswell Drive will be extended
further south, into the Tribute Prestonvale lands and then continue east to connect with
Prestonvale Road.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be built by the developer
and assumed by the Municipality upon acceptance. The Municipality will include the
new capital assets in its asset management plans and be responsible for the major
repair, rehabilitation, and replacement in the future.
12. Strategic Plan
11.2 The proposed development has been reviewed against the three 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.
12 Climate Change
12.1 The applicant has prepared a Sustainability Analysis. This proposal considers climate
risks by implementing sustainable design techniques, features and attributes that will
include active and passive strategies reducing energy and water consumption through
building materials and fixtures, protecting water quality though enhanced storm water
management strategies and low-impact development (LID) measures and reducing the
urban heat island effect through landscaping measures.
13. Concurrence
13.1 Not applicable.
Municipality of Clarington Page 18
Report PDS-017-26
14. Conclusion
14.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachments 1 be approved. The (H) Holding provision will be removed once the
applicant fulfills all the conditions of the subdivision. The conditions for the subdivision
will be issued after Council makes a decision on the rezoning application .
Staff Contact: Nicole Zambri, Principal Planner, (905) 623-3379 x 2422 or
nzambri@clarington.net
Attachments:
Attachment 1 – Draft 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.
Attachment 1 to Report PDS-017-26
The Corporation of the Municipality of Clarington
By-law Number 2026-__
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-2024-0008
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 13.4 “Special Exceptions – Urban Residential Type Two (R2) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
13.4.94 as follows:
13.4.94 Urban Residential Exception (R2-94) Zone
Notwithstanding Sections 3.1 g. i), iv), 3.16 c. iii), 13.2 a., b., c. i), ii), iii), e., h.,
those lands zoned R2-94 shall be subject to the following regulations and the
applicable provisions not amended by the R2-94 zone:
a. Lot Area (minimum) 270 square metres
b. Lot Frontage (minimum)
i) Interior Lot 9.1 metres
ii) Exterior Lot 12.0 metres
c. Yard Requirements (minimum)
i) Front Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
ii) Exterior Side Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
iii) Interior Side Yard 1.2 metres on one side, and 0.6
metres on the other side
d. Lot Coverage (maximum)
i) Dwelling 45 percent
ii) Total of all Buildings and Structures 50 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it,
shall be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to
a maximum area of 12.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not be
calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to
a maximum area of 20.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of the
lot and shall not be calculated as lot coverage.
e. Front Yard Soft Landscaping (minimum) 35 percent
f. Driveway Width (maximum) 4.6 metres
g. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
ii) The outside width of the garage shall be a maximum of 40% of the
width of the lot frontage.
h. Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.0 metres above finished grade
i. Special Yard Regulations
i) Bay windows with foundations may project into any required yard to
a distance of not more than 0.75 metres with the bay window
having a maximum width of 3.0 metres, but in no instance shall the
interior side yard be reduced below 0.6 metres.
ii) Steps may project into the required front or exterior side yards, but
in no instance shall the front or exterior side yard be reduced below
1.0 metre.
iii) Visibility Triangle (minimum) 3.0 metres
2. Section 13.4 “Special Exceptions – Urban Residential Type Two (R2) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
13.4.95 as follows:
13.4.95 Urban Residential Exception (R2-95) Zone
Notwithstanding Sections 3.1 g. i), iv), 3.16 c. iii), 13.2 a., b., c. i), ii), iii), e., h.,
those lands zoned R2-95 shall be subject to the following regulations and the
applicable provisions not amended by the R2 -95 zone:
a. Lot Area (minimum) 300 square metres
b. Lot Frontage (minimum)
i) Interior Lot 11.0 metres
ii) Exterior Lot 14.3 metres
c. Yard Requirements (minimum)
i) Front Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
ii) Exterior Side Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
iii) Interior Side Yard 1.2 metres on one side, and 0.6
metres on the other side
d. Lot Coverage (maximum)
i) Dwelling 45 percent
ii) Total of all Buildings and Structures 50 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it,
shall be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to
a maximum area of 12.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not be
calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to
a maximum area of 20.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of the
lot and shall not be calculated as lot coverage.
e. Front Yard Soft Landscaping (minimum) 35 percent
f. Driveway Width (maximum) 5.5 metres
g. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
ii) The outside width of the garage shall be a maximum of 53% of the
width of the lot frontage.
h. Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.0 metres above finished grade
i. Special Yard Regulations
i) Bay windows with foundations may project into any required yard to
a distance of not more than 0.75 metres with the bay window
having a maximum width of 3.0 metres, but in no instance shall the
interior side yard be reduced below 0.6 metres.
ii) Steps may project into the required front or exterior side yards, but
in no instance shall the front or exterior side yard be reduced below
1.0 metre.
iii) Visibility Triangle (minimum) 3.0 metres
3. Section 13.4 “Special Exceptions – Urban Residential Type Two (R2) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
13.4.96 as follows:
13.4.96 Urban Residential Exception (R2-96) Zone
Notwithstanding Sections 3.1 g. i), iv), 3.16 c. iii), 13.2 a., b., c. i), ii), iii), e., h.,
those lands zoned R2-96 shall be subject to the following regulations and the
applicable provisions not amended by the R2-96 zone:
a. Lot Area (minimum) 360 square metres
b. Lot Frontage (minimum)
i) Interior Lot 12.2 metres
ii) Exterior Lot 14.3 metres
c. Yard Requirements (minimum)
i) Front Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
ii) Exterior Side Yard 6.0 metres to private garage or
carport; 4.0 metres to dwelling;
2.0 metres to porch
iii) Interior Side Yard 1.2 metres on one side, and 0.6
metres on the other side
d. Lot Coverage (maximum)
i) Dwelling 45 percent
ii) Total of all Buildings and Structures 50 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it,
shall be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to
a maximum area of 12.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not be
calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to
a maximum area of 20.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of the
lot and shall not be calculated as lot coverage.
e. Front Yard Soft Landscaping (minimum) 40 percent
f. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
ii) The outside width of the garage shall be a maximum of 6.4 metres.
g. Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.0 metres above finished grade
h. Special Yard Regulations
i) Bay windows with foundations may project into any required yard to
a distance of not more than 0.75 metres with the bay window
having a maximum width of 3.0 metres, but in no instance shall the
interior side yard be reduced below 0.6 metres.
ii) Steps may project into the required front or exterior side yards, but
in no instance shall the front or exterior side yard be reduced below
1.0 metre.
iii) Visibility Triangle (minimum) 4.0 metres
4. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
14.6.84 as follows:
14.6.84 Urban Residential Exception (R3-84) Zone
Notwithstanding Sections 3.1 g. i), iv), 3.16 c. iii), 14.1, 14.3 c. ii), iii), e., h., those
lands zoned R3-84 shall only be used for street townhouse dwellings, subject to
the following regulations and the applicable provisions not amended by the R3-84
zone:
a. Yard Requirements (minimum)
i) Interior Side Yard 1.2 metres, nil where a
building has a common
wall with a building on an
adjacent lot located in an
R3 zone
ii) Exterior Side Yard 3.0 metres
b. Lot Coverage (maximum)
i) Dwelling 52 percent
ii) Total of all Buildings and Structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it,
shall be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to
a maximum area of 10.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not be
calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to
a maximum area of 15.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of the
lot and shall not be calculated as lot coverage.
c. Front Yard Soft Landscaping (minimum) 35 percent
d. Driveway Width (maximum) 3.0 metres
e. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
f. Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.0 metres above finished grade
g. Special Yard Regulations
i) Bay windows with foundations may project into any required yard to
a distance of not more than 0.75 metres with the bay window
having a maximum width of 3.0 metres, but in no instance shall the
interior side yard be reduced below 0.6 metres.
ii) Steps may project into the required front or exterior side yards, but
in no instance shall the front or exterior side yard be reduced below
1.0 metre.
iii) Visibility Triangle (minimum) 3.0 metres
5. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by
changing the zone from:
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-67)
Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-94)
Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-95)
Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R2-96)
Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R3-84)
Zone”
as illustrated on the attached Schedule ‘A’ hereto.
6. Schedule ‘A’ attached hereto shall form part of this By-law.
7. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
By-Law passed in open session this ___ day of February, 2026
__________________________
Adrian Foster, Mayor
_________________________
June Gallagher, Municipal Clerk
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I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. TO PREPARE AND SUBMIT
THIS DRAFT PLAN OF SUBDIVISION TO THE
I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE
SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIP TO THE
ADJACENT LANDS ARE ACCURATE AND CORRECTLY SHOWN
AS REQUIRED UNDER SECTION 51(17) OF THE PLANNING
ACT R.S.O. 1990.
No.Description Date Int.
SCALE:
DATE:
PROJECT No.:
March 1, 2023
1
2
3
REVISIONS
DRAWING No.:
TITLE:
CHECKED BY:DRAFTED BY:
LEGAL DESCRIPTION:
KEY PLAN:
REQUIRED INFORMATION:
SURVEYOR'S CERTIFICATE:
OWNER'S CERTIFICATE:
APPROVAL STAMP:
DATE
DATE
4
5
1:400
17473
DP-01
MUNICIPALITY OF CLARINGTON
1430 &1500
PRESTONVALE
ROAD
EC
DRAFT PLAN OF
SUBDIVISION
MP
DELPARK HOMES
PRESTONVALE INC.
(a) SEE PLAN
(b) SEE PLAN
(c) SEE KEY MAP
(d) SEE SCHEDULE
OF LAND USE
(e) SEE PLAN
(f) SEE PLAN
(g) SEE PLAN
(h) MUNICIPAL PIPED WATER AVAILABLE
AT TIME OF DEVELOPMENT
(i) SEE SOILS REPORT
(j) SEE PLAN
(k) GARBAGE COLLECTION &
FIRE PROTECTION
(l) SEE PLAN
NOTE: CONTOURS RELATE TO CANADIAN GEODETIC DATUM
PART OF LOT 24, CONCESSION 1
(DARLINGTON) AND BLOCK 72 OF PLAN 40M2704
MUNICIPALITY OF CLARINGTON
REGIONAL MUNICIPALITY OF DURHAM
BLOCK 72 OF PLAN 40M2704
SUBJECT
PROPERTY
2023/04/05
DELPARK HOMES PRESTONVALE INC.
DAVID COMERY, O.L.S.
IBW SURVEYORS LTD.
REVISED LOT AND BLOCK WIDTHS MP
2023/04/12REVISED LOT AND BLOCK WIDTHS EC
2024/02/07REPLACED TOWNHOUSES WITH SINGLES MJ
2024/05/01UPDATED LOT FRONTAGES EC
2472 Kingston Road, Toronto
21 King Street W, Suite 1502, Hamilton
(416) 693-9155
thebiglierigroup.com
BIGLIERIGROUP
2024/06/17UPDATED LOTS AND BLOCKS EC
Attachment 2 to Report PDS-017-26
Attachment 3 to Report PDS-017-26
Attachment 3 – 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
☒
Region’s
☒
☒
☒
☒
☐
Department/Agency Comments
Received
Summary of Comment
French Public Board:
Conseil Scolaire
Viamonde
☐ No comments.
French Catholic Board:
Conseil Scolaire
Catholique Mon Avenir
☐ No comments.
Clarington Engineering
Development Division
☒ Clarington Engineering has no objection to
the proposed Zoning By-law Amendment.
Remaining comments can be addressed at
the detail design stage of the subdivision
process.
Clarington Emergency
and Fire Services
☒ Clarington Emergency and Fire Services has
no objection to the Zoning By-law
Amendment.
Clarington Building
Division
☒ Clarington Building has no objection to the
Zoning By-law Amendment.
Enbridge Gas ☒ Enbridge Gas has no objection to the Zoning
By-law Amendment.
Hydro One ☒ Hydro One has no objection to the Zoning By-
law Amendment.
Bell ☒ Bell has no objection to the Zoning By-law
Amendment.
Rogers Cable ☒ Rogers Cable has no objection to the Zoning
By-law Amendment.
Canada Post ☒ Canada Post has no objection to the Zoning
By-law Amendment. Canada Post will provide
mail delivery service to this development
through Community Mailboxes. The location
of the community mailboxes will be
determined at the detailed design stage of the
subdivision application.