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Planning and Development Committee
Minutes
Date:
Time:
Location:
April 20, 2026
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 Elhajjeh 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
6. Consent Agenda
Resolution # PD-043-26
Moved by Councillor Rang
Seconded by Councillor Elhajjeh
Planning and Development Committee Minutes
April 20, 2026
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That all items listed in Section 6, with the exception of item 6.3, be approved, in
accordance with the Agenda.
Carried
6.1 PDS-026-26 - Soper Springs Secondary Plan Recommendation Report
Resolution # PD-044-26
That Report PDS-026-26, and any related delegations or communication items,
be received;
That Clarington Official Plan Amendment 149 and Durham Region Official Plan
Amendment 3, attached to Report PDS-026-26, for the Soper Springs Secondary
Plan, be approved;
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 Council require the preparation and approval of a joint Master Drainage
Plan for the Soper Springs and the Soper Hills Secondary Plans, informed by the
Soper Creek Subwatershed Study and approved by the Municipality and Central
Lake Ontario Conservation Authority, prior to approval of the first development
application within either the Soper Springs or Soper Hills Secondary Plan areas;
That the Deputy CAO, Planning and Infrastructure Services be authorized to
finalize the Transportation Assessment Report, Preliminary Municipal
Engineering Report, the Soper Creek Subwatershed Study and the joint Master
Drainage Plan 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 approved by
Council; and
That all interested parties listed in Report PDS-026-26 and any delegations be
advised of Council’s decision.
6.2 PDS-031-26 - Intention to Pursue Heritage Designation – Multiple Properties
in Newcastle and Bowmanville
Resolution # PD-045-26
That Report PDS-031-26, and any related delegations or communication items,
be received;
That the Clerk issue a Notice of Intention to Designate the following properties as
a cultural heritage resource as individual designations under Part IV of the
Ontario Heritage Act, substantially in accordance with the Statements of
Significance and Lists of Character Defining Features for each property outlined
in Attachments 1-3 of this Report;
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April 20, 2026
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a. 106 Beaver Street, Newcastle
b. 107 Beaver Street, Newcastle
c. 3438 Green Road, Bowmanville
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-031-26 and any delegations be
advised of Council’s decision.
6.4 LGS-022-26 - Permanent Road Closures
Resolution # PD-046-26
That Report LGS-022-26, and any related delegations or communication items,
be received;
That the draft By-law related to road closures, Attachment 1 to Report LGS-022-
26, be approved and brought to Council for enactment as soon as possible after
the registration of the Registered Plan numbers; and
That the By-law to amend the Traffic and Parking By-law, Attachment 2 Report
LGS-022-26, be approved and brought to Council for enactment together with the
by-law at Attachment 1.
6.3 PDS-035-26 - Applications for a Zoning By-law Amendment and Draft Plan
of Subdivision for 2604 units within the Courtice Waterfront Secondary
Plan Area
Resolution # PD-047-26
Moved by Councillor Zwart
Seconded by Councillor Elhajjeh
That Report PDS-035-26, and any related delegations or communication items,
be received;
That the Zoning By-law Amendment attached to Report PDS-035-26, as
Attachment 1, be approved; and
That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a
copy of Report PDS-035-26 and Council’s decision; and
That all interested parties listed in Report and any delegations be advised of
Council’s decision.
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Carried on a recorded vote (5 to 1)
7. Items for Separate Discussion
8. New Business
Alter the Agenda
Resolution # PD-048-26
Moved by Councillor Rang
Seconded by Councillor Elhajjeh
That the Agenda be altered to consider Item 10.1, Report LGS-019-26 - OLT
Appeal - Made True Developments Inc., at this time.
Carried
10. Confidential Items
10.1 LGS-019-26 - OLT Appeal – Made-True Developments Inc.
Resolution # PD-049-26
Moved by Councillor Rang
Seconded by Councillor Traill
That the recommendations contained in Confidential Report LGS -019-26 - OLT
Appeal - Made Trude Developments Inc., be approved.
Carried
Recess
Resolution # PD-050-26
Moved by Councillor Rang
Seconded by Councillor Zwart
That the Committee recess until 6:30 p.m.
Carried
The meeting reconvened at 6:32 p.m. with Councillor Anderson in the Chair.
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9. Public Meetings (6:30 p.m.)
9.1 Public Meeting for an Official Plan Amendment and Zoning By-law
Amendment
Hawa Mire was present to express concerns with the proposed density, style of
homes, traffic, parking, and poor pedestrian conditions.
Resolution # PD-051-26
Moved by Councillor Rang
Seconded by Councillor Woo
That the delegation be extended for an additional 2 minutes.
Carried
H. Mire raised concerns with the notice provided to residents and shared support
for housing but suggested looking at lower density alternatives. Hawa answered
questions from Members of Committee.
Darlene Gibson was present to express concerns with potential parking
shortages, increased parking enforcement, and loss of on-street parking for
residents and visitors. Darlene raised concerns about the construction impact on
adjacent properties and answered questions from Members of Committee.
Mumtaz Azizi was present to ask if comments on the proposed development can
still be submitted.
Bonni Yerex was present to express concerns with traffic speed, congestion,
insufficient parking, negative impacts of construction, loss of privacy and
potential negative effects on neighbourhood character and property values.
Paula Secchi was present to express concerns with the height of the proposed
three-story townhouses being proposed and the impacts to neighbouring
residents. Paula suggested low-density alternatives, such as multiplex units with
reduced building depth that could better fit the site and minimize the impact on
abutting properties.
Rodger Miller, Miller Planning Services, was present on behalf of Peach Valley
Developments Limited. Using an electronic presentation Rodger outlined the
proposed 23‑unit stacked townhouse development, site access, parkin g, traffic
generation, and compatibility with current and future planning designations,
noting proximity to planned higher‑density development in the Bowmanville East
Urban Centre Secondary Plan area. Rodger indicated additional applications,
including site plan approval and draft condominium, would be required should the
proposal proceed and answered questions from Members of Committee.
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9.1.1 PDS-030-26 - Information on a Draft Plan of Subdivision and Rezoning for
Lands
Resolution # PD-052-26
Moved by Councillor Elhajjeh
Seconded by Councillor Zwart
That Report PDS-030-26 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 and Zoning By-
law Amendment applications submitted by Miller Planner Services on behalf of
Peach Valley Development Incorporated and continue processing the
applications including the preparation of a subsequent recommendation report;
and
That all interested parties listed in Report PDS-030-26 and any delegations be
advised of Council’s decision.
Motion Lost on a recorded vote (1 to 5)
Resolution # PD-053-26
Moved by Councillor Zwart
Seconded by Councillor Woo
That Staff work with the developer to come up with another plan.
Carried
9.2 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
Tony Molica was present via electronic means regarding the application, but no
audio could be heard.
Gary Peake expressed concerns with the impact of construction traffic, noting
that this area has experienced long-term construction and road damage, lack of
sidewalks, speeding, and the increased risk to pedestrians in the area. Gary
suggested that a temporary access road be considered and answered questions
from Members of Committee.
Diana Keay, D.M. Wills Associates Limited was present via electronic means on
behalf of 2408428 Ontario Inc., but no audio could be heard.
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April 20, 2026
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Shawn Rondeau, property owner for the proposed development, was present to
provide an overview of the site, consisting of seven residential lots serviced by
municipal water and private septic systems. Shawn noted that municipal sewer
servicing is not feasible on the site and that supporting technical studies,
including environmental, traffic, and stormwater reports, indicate the lands can be
developed with appropriate mitigation and minimal impact on traffic and
infrastructure. S. Rondeau answered questions from Members of Committee.
9.2.1 PDS-032-26 - Applications for a Zoning By-Law Amendment, and Draft Plan
of Subdivision to Permit the Creation of Seven Single Detached Dwelling
Lots at Part Lot 8, Concession 1, Newtonville
Resolution # PD-054-26
Moved by Councillor Elhajjeh
Seconded by Councillor Woo
That Report PDS-032-26 and any related communication items, be received for
information only;
That Staff receive and consider comments from the public and Council with
respect to Zoning By-Law Amendment and Draft Plan of Subdivision applications
submitted by D.M. Wills Associates Limited (Wills)(Agent). on behalf of 408428
Ontario Inc. c/o. Shawn Rondeau (Owner) and continue processing the
applications including the preparation of a subsequent recommendations report;
and
That all interested parties listed in Report PDS-032-26 and any delegations be
advised of Council’s decision.
Carried
9.3 Public Meeting for an Official Plan Amendment, Zoning By-law Amendment
and Draft Plan of Subdivision
Daniel Rundle was called upon but was not present.
Pauline Alton, Wilmot Creek Homeowners Association, was present to express
concerns with public safety, access, and infrastructure risks, for a community of
approximately 1600 residents. Pauline raised concerns regarding increased
congestion, compromised emergency access, heightened risks during
construction, potential stormwater and flooding impacts, and the proposal for
private infrastructure such as a pumping station and servicing agreements not
under municipal ownership or control. P. Alton answered questions from
Members of Committee.
Gord Henrich was present to express concerns with traffic and emergency
access at the Wilmot Creek exit, the proposed private pumping station, and the
impact higher density will have on evacuation and safety.
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April 20, 2026
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Gord suggested reconsidering the layout and location of density, park space, and
stormwater facilities to reduce congestion, emergency access, and limit the
number of residents relying on the same access point. G. Henrich answered
questions from Members of Committee.
Deborah Patrick was present to express concerns with traffic, emergency
evacuation, daily congestion due to 401 interchanges, flooding on Bennett Road,
and accessibility of the proposed four-storey walk-up development proposal.
Christian Jattan, GHD Limited, was present on behalf of Rice Development
Corporation. Using an electronic presentation Christian provided an overview of
the location, concept, density, applicable Official Plan and Secondary Plan
policies, and the proposed policy exceptions. C. Jattan advised that the proposal
aligns with provincial, regional, and municipal policy objectives, including housing
diversity and affordability, and clarified that no private pumping station is being
proposed. Christian answered questions from Members of Committee.
9.3.1 PDS-033-26 - Official Plan Amendment Application to Facilitate
Approximately 1,200 Residential Units at 6 Wilmot Creek Drive in Newcastle
Resolution # PD-055-26
Moved by Councillor Zwart
Seconded by Councillor Elhajjeh
That Report PDS-033-26 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 application submitted by
GHD on behalf of Rice Development Corporation and continue processing the
application including the preparation of a subsequent recommendation report;
and
That all interested parties listed in Report PDS-033-26 and any delegations be
advised of Council’s decision.
Carried
9.4 Public Meeting for an Official Plan Amendment, Zoning By-law Amendment,
and Draft Plan of Subdivision
Libby Racansky was present to express concern with the approval status of the
plan and proposed amendments, emphasizing the importance of protecting
Environmental Protection (EP) lands, wetlands, and tributaries within the area.
Libby highlighted potential risks related to hydrology, flooding, groundwater
recharge, and public health, particularly in relation to the proposed removal of EP
lands.
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Resolution # PD-056-26
Moved by Councillor Rang
Seconded by Councillor Woo
That the delegation be extended for an additional 2 minute s.
Carried
L. Racansky raised concerns about road widening and emphasized that wetlands
and Environmental Protection (EP) lands should remain protected. Libby
answered questions from Members of Committee.
Councillor Traill left the meeting at 9:10 p.m.
Mark Jacobs, Biglieri Group and Dirk Janas, SLR were present on behalf of
Tribute Tercot Brookhill 2 Inc. Using an electronic presentation Mark outlined the
proposal to facilitate a residential development of approximately 285 units. M.
Jacobs advised the lands are subject to an Environmental Constraint Overlay,
and an Official Plan Amendment is requested to permit the removal of a wetland
greater than 0.5 hectares, subject to the findings of an Environmental Impact
Study and future compensation measures. D. Janas provided an overview of the
assessment of the functions and features of the subject wetland, advising there is
over ten years of site‑specific ecological data, peer reviewer input, and
supporting hydrogeological studies. Dirk noted that studies concluded the
wetland contains no species at risk, no rare or regionally significant plants,
animals or amphibians, and no functional ecological or hydrologic connection to
the broader Natural Heritage System. Mark and Dirk answered questions from
Members of Committee.
9.4.1 PDS-034-26 - Official Plan Amendment Application to Remove a Wetland
Feature to Facilitate Proposed Development
Resolution # PD-057-26
Moved by Councillor Elhajjeh
Seconded by Councillor Woo
That Report PDS-034-26 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 application submitted by
Tribute Tercot Brookhill 2 Inc. and continue processing the application including
the preparation of a subsequent recommendations report; and
That all interested parties listed in Report PDS-034-26 and any delegations be
advised of Council’s decision.
Carried on a recorded vote, Later in the Meeting, see following motion
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April 20, 2026
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Resolution # PD-058-26
Moved by Councillor Elhajjeh
Seconded by Councillor Woo
That the Rules of Procedure be suspended to allow Members of Committee to
speak to the foregoing Resolution #PD-057-26 for a second time.
Carried
Resolution #PD-057-26 was then put to a recorded vote and Carried (4 to 1)
The Public Meeting concluded at 9:53 p.m.
11. Adjournment
Resolution # PD-059-26
Moved by Councillor Woo
Seconded by Councillor Zwart
That the meeting adjourn at 9:54 p.m.
Carried