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Report To: Planning and Development Committee
Date of Meeting: April 20, 2026 Report Number: PDS-033-26
Authored By: Nicole Zambri, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Trevor Pinn, Deputy CAO/Treasurer (Acting CAO)
File Number: COPA2026-0003 (Cross References :ZBA2024-0033 and SC2024-0019)
Resolution#:
Report Subject: Official Plan Amendment application to facilitate approximately 1,200
residential units at 6 Wilmot Creek Drive in Newcastle.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-033-26 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Official Plan Amendment application submitted by GHD
on behalf of Rice Development Corporation and continue processing the application
including the preparation of a subsequent recommendation report; and
3.That all interested parties listed in Report PDS-033-26 and any delegations be
advised of Council’s decision.
PD-055-26
Municipality of Clarington Page 2
Report PDS-033-26
Report Overview
The Municipality is seeking the public’s input on a proposed Official Plan Amendment
1. Application Details
Owner: Rice Development Corporation
Agent: GHD Limited
Proposal: Official Plan Amendment (OPA)
Clarington Official Plan proposed amendment:
The Official Plan Amendment application will facilitate the proposed development
of a total of 1,293 residential units in a mix of built form typologies, including walk
up apartments by amending the following Clarington Official Plan policy:
Policy 9.4.5(h) which limits the number of townhouse units per block to 50 units
and apartment buildings to 2. The proposal shows:
102 townhouse units on Block 8;
13 apartment buildings on Block 10;
5 apartment buildings on Block 9.
Wilmot Creek Secondary Plan proposed amendment:
Proposal to reduce the minimum height from 6 storeys to 4 storeys within the
‘High Density Residential’ designation on Block 10; and to redesignate lands
from ‘Medium Density Residential’ to ‘Parkette’ to accommodate a larger park
block (Block 13).
Area: 30.71 hectares (75.89 acres)
Location: 6 Wilmot Creek Drive, Newcastle; North of the hydro corridor and south of
Highway 401; Part Lots 3 and 4, Broken Front, Former Township of Darlington;
Within the Wilmot Creek Secondary Plan Area (see Figure 1)
Roll Numbers: 1817-010-010-01100; 1817-010-010-00522; 1817-010-010-00511;
1817-010-010-00512
Municipality of Clarington Page 3
Report PDS-033-26
Figure 1 – Proposed Plan highlighting the Blocks subject to the OPA
2. Background
2.1 The subject lands are located within the Wilmot Creek Secondary Plan Area and are
proceeding concurrently with the lands to the south which are under separate ownership
and applications.
2.2 On December 12, 2024, applications for a Zoning By-law Amendment and Draft Plan of
Subdivision were received and deemed incomplete. The outstanding materials were
submitted and the applications were deemed complete on March 11, 2025. The
proposal showed two mixed use blocks adjacent to Bennett Road, five high and medium
density blocks with a maximum height of eight storeys, street related townhouse blocks,
two park blocks, open space blocks, and public roads. The total amount of residential
units proposed is approximately 1,755 units and a retail floor space of 1,700 square
metres within a mixed-use building.
2.3 A public meeting was held on June 16, 2025 and comments from the public, agencies
and departments were received (refer to Attachment 5 for the previous concept plan).
2.4 One of the consistent comments received from the public was related to density and the
need to provide different building typologies, such as low-rise apartments for seniors. As
a result, the Owner has revised the proposal to accommodate low rise apartments
within Block 10. The proposal has also been revised to accommodate a larger park
block.
Municipality of Clarington Page 4
Report PDS-033-26
2.5 Through the review of the application, Clarington Staff also identified conflicts with the
multi-unit residential policies contained in Policy 9.4.5 (h) of the Clarington Official Plan.
The proposed Official Plan Amendment seeks to amend the maximum number of
townhouse units per block and the number of apartment buildings per block. The
increase in the number of apartments buildings per block was a result of the height
being reduced and providing more low-rise type of apartment buildings to add variety to
the built form typologies.
2.6 Given the changes, the proposal now shows a reduced number of dwelling units from
1,755 to 1,293 units and an increase in area to the park located adjacent to the mixed-
use blocks (refer to Attachment 4 for the revised concept plan).
2.7 The revisions to the applications and a formal Official Plan Amendment were received
on February 20, 2026 and deemed complete by Staff on March 30, 2026. The
applications were also circulated to agencies and departments for comments. The
Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision
applications will all be processed concurrently.
2.8 A subsequent Site Plan application and Draft Plan of Condominium application will be
required for the future development blocks at a later date.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located between Highway 401 and the hydro corridor, on the east
side of Bennett Road and within the Wilmot Creek Secondary Plan Area, municipally
known as 6 Wilmot Creek Drive, Newcastle. The site has frontage along the Highway
401 corridor, Bennett Road, and the existing Wilmot Creek Drive.
3.2 The site consists of mainly vacant agricultural lands, some open space, a gate house,
multipurpose building for recreational space for the existing Wilmot Creek community,
and a hydro corridor.
3.3 The surrounding uses are as follows:
North: Highway 401 and agricultural lands.
East: Existing Wilmot Creek Adult Lifestyle Community and hydro corridor
South: Hydro corridor, CN Railway and beyond, Wilmot Creek Adult Lifestyle
Community. Beyond this, Lake Ontario shoreline.
West: Industrial lands and low-rise residential dwellings to the southwest.
Municipality of Clarington Page 5
Report PDS-033-26
4. Provincial Policy
The Provincial Planning Statement (PPS) 2024
4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types, including affordable hou sing and shall promote development
patterns that efficiently use land and infrastructure.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Newcastle Urban Settlement boundar y.
Planning authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient development patterns, especially along public transit
and active transportation routes.
4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross
developable hectare in designated growth areas.
4.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among natural
heritage features and areas, surface water features, and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the natura l
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated, and it has been demonstrated that there will be no negative impacts on
the natural features or their ecological functions.
4.5 The proposal is consistent with the Provincial Planning Statement.
5. Official Plan
Durham Regional Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Community Areas.” Community Areas are to be planned for a variety of housing types,
sizes, and tenures, including 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.
5.2 Envision Durham provides a long-term policy framework that is used to manage Durham
Region’s growth and development to 2051. The intent of Envision Durham is to manage
resources, direct growth and establish a basis for providing Regional services in an
efficient and effective manner
5.3 Development within this area shall be planned to achieve a minimum density target of
53 people and jobs per hectare. The density proposed is estimated to be around 116
people and jobs per ha. The proposal meets the density target.
5.4 The application conforms with Envision Durham.
Municipality of Clarington Page 6
Report PDS-033-26
Municipality of Clarington Official Plan
5.5 The Clarington Official Plan designates the property Urban Residential, Neighbourhood
Centre, Green Space, and Environmental Protection Area and is within Newcastle
Urban Area. The area is also identified as Special Policy Area B2. Area B2 includes the
lands located north of the CN railway which are subject to a Secondary Plan. A variety
of housing forms, which may include retirement and assisted living facilities, are
encouraged subject to the Secondary Plan. Consideration shall be given to locate high
rise residential uses and commercial uses on a public road system within a plan of
subdivision. A portion of the lands may be developed with private leasehold
arrangements and private streets.
5.6 The Wilmot Creek Secondary Plan area also includes a Neighbourhood Centre.
Neighbourhood centres are to serve as focal points for residential neighbourhoods and
provide a range of retail and service uses to meet the day-to-day needs. The maximum
amount of gross leasable floor space in any one Neighbourhood Centre shall be 5,000
square metres.
5.7 Bennett Road is identified as a Type C Arterial Road on Map J4 and a proposed grade
separation is shown at the CN railway intersection.
5.8 Table 4-3 in the Clarington Official Plan states that areas at the edge of neighbourhoods
and adjacent to arterial roads are to have a minimum density of 19 units per net hectare
and a height ranging from 1 to 3 storeys (which can be fu rther refined through the
secondary plan). It also provides for limited apartments, townhouses, semi-detached
dwellings, and detached dwellings.
5.9 The Clarington Official Plan contains criteria for multi-unit residential development. The
policies state that development shall be suitable to accommodate the proposed density
and built form and shall be compatible with the surrounding context. A site-specific
Official Plan Amendment was submitted by the applicant to address the limitation on the
number of townhouse units per future development block and the number of apartment
buildings.
5.10 Natural Heritage Features are identified and mapped on the subject lands. The natural
heritage features are designated Environmental Protection Area. The natural heritage
system is to be protected and enhanced for the long term to promote responsible
stewardship and provide sustainable environmental, economic and social benefits.
Studies will determine the appropriate development limits and vegetation protection
zone in accordance with the Official Plan.
5.11 Where a development or redevelopment proposal includes non-developable land or
land designated as an Environmental Protection Area, the Municipality may require that
such land be dedicated to the Municipality and will not be accepted as statutory
parkland dedication.
5.12 A draft Official Plan Amendment (OPA) that was submitted as part of the application by
GHD is included in Attachment 1.
Municipality of Clarington Page 7
Report PDS-033-26
Wilmot Creek Secondary Plan
5.13 The subject lands are within the Wilmot Creek Secondary Plan and are designated,
Medium Density Residential, High Density Residential, Neighbourhood Centre,
Parkette, Environmental Protection Area, Stormwater Management Facilities, and
Green Space.
5.14 The Secondary Plan also shows lands that will be acquired by the Minis try of
Transportation along Highway 401, as well as a private road-control access into the
existing Wilmot Creek Community, which is needed with the proposed re-route of
Wilmot Creek Drive.
5.15 A local road connection is shown through the hydro corridor and connecting to the south
parcel also subject to Planning Act applications (SC2024-0018), as well as connecting
trails throughout the Secondary Plan Area.
5.16 Development within the Secondary Plan Area shall provide a distribution of land uses by
providing a mix of uses, heights, and densities to support a complete community. Taller
buildings are to be directed close to Highway 401 and Bennett Road.
5.17 The Medium Density Residential Designation permits a mix of housing types and
tenures in mid- and low-rise building forms. Apartments and townhouses are permitted
building types within the Medium Density Residential Designation. The height of
buildings shall be a minimum of two storeys and a maximum of six storeys.
5.18 The High-Density Residential Designation permits mid-rise building forms mainly in
apartment building types or similar. The height of buildings shall be a minimum of six
storeys and a maximum of eight storeys. The revised proposal has low-rise apartment
buildings with a height of four storeys which necessitated the need for an amendment to
the High-Density Residential designation for Block 10. The minimum density within the
High-Density Residential designation is 60 units per net hectare.
5.19 The Neighbourhood Centre is to provide commercial uses and cultural or e ntertainment
opportunities in combination with residential uses. Mixed -use buildings are permitted, as
well as a grocery store. Heights can range from one to six storeys with the one storey
portion limited to 50% of all development in the Neighbourhood Cen tre. The minimum
density is 40 units per net hectare.
5.20 The proposal also reflects the Land Use Schedule by providing two park blocks, a
stormwater management pond, and the open space areas. The proposal has been
revised to increase the size of the westerly park (Block 13), as such, an Amendment to
the Secondary Plan Land Use Schedule is required.
5.21 A draft Official Plan Amendment (OPA) that was submitted as part of the application by
GHD is included in Attachment 1.
Municipality of Clarington Page 8
Report PDS-033-26
6. Zoning By-law 84-63
6.1 The subject lands are currently zoned “Agricultural (A)” within Zoning By-law 84-63.
6.2 Finalization of appropriate zone uses and provisions will be determined after all public
and agency comments have been received and will be brought forward in a subsequent
recommendation. A hold symbol will be implemented as part of the Zoning By-law
Amendment to ensure the conditions of the draft plan of subdivision, site plan approval
and draft plan of condominium have been fulfilled. The parks will also be rezoned to an
urban residential zone and will have a hold until the lands are transferred to the
Municipality.
6.3 Parts of the subject lands are also proposed to be rezoned to Environmental Protection
to protect the natural heritage features and reflect the open space lands, including the
stormwater management pond.
6.4 A draft Zoning By-law Amendment submitted by the applicant is included in Attachment
2.
7. Summary of Background Studies
7.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/6WilmotCreek and are also available upon request. A summary of
the submitted reports and studies will be provided in a future recommendation report.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 30 households within 120 metres of the subject lands on
April 1, 2026. Public Notice was also sent to the interested parties who expressed an
interest in the related Zoning By-law Amendment and Subdivision applications. Three
public meeting signs were installed on the subject lands. Details of the proposed
application were also posted on the Municipality’s website, a nd in the Clarington
Connected e-newsletter.
8.2 As of writing this report, staff have received three public submissions with main
concerns raised about security for the existing Wilmot Creek community.
8.3 Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
9. Departmental and Agency Comments
9.1 The application was circulated to internal departments and external agencies for review
and comments. At the time of writing this report, staff have not received all of the
agency and department comments. A list and summary of the agency and internal
department comments received, as well as all public comments received, will be
included in a subsequent recommendation report.
Municipality of Clarington Page 9
Report PDS-033-26
10. Discussion
10.1 The proposed residential development is located within the Newcastle Urban Boundary
and the Wilmot Creek Secondary Plan. The proposal represents a form of development
encouraged by Provincial, Regional, and Municipal policies.
10.2 The applicant has reduced the number of residential units by approximately 462 units as
the minimum height in Block 10 is proposed to be reduced to four storeys to
accommodate a different built form typology (low-rise apartment buildings). The
applicant has now proposed walk‑up apartments and a multi‑building high‑density
cluster on Block 10 as opposed to the previously proposed 6 to 8 storey apartments.
See Attachment 4 for the revised concept plan.
10.3 The proposal continues to show a future public road that will connect to the proposed
plan of subdivision SC-2024-0018, as well as a private road access to the existing
Wilmot Creek Community.
10.4 Further discussion on the appropriateness of the land uses proposed and the built form,
such as heights, densities and general site layout will be addressed through a
subsequent recommendation report and through the site plan application process.
Park and Trails
10.5 The Wilmot Creek Secondary Plan indicates that parks shall be provided as part of a
connected parks and open space system. Wherever feasible, lands designated Green
Space shall incorporate parks and leisure uses for passive recreational uses. Schedule
A to the Secondary Plan shows two parkettes within the subject lands. Parkettes are
smaller scale parks and shall be between 0.5 to 1.0 hectare in size.
10.6 The revised proposal has increased both park blocks shown within the Secondary Plan.
Previously the park blocks were 0.71 and 0.60 hectares. Now the park blocks are 1.02
and 0.79 hectares, respectively.
10.7 An Official Plan Amendment was submitted to change the land use designation from
‘Medium Density Residential’ to “Parkette” for the westerly park. The easterly park was
revised to remove the townhouse block along Street C and have more exposure along
the street frontage, which reflects the park area shown within the Secondary Plan Land
Use Schedule.
Height Reduction within the High-Density Designation
10.8 The proposed height reduction within the High-Density Designation from a minimum of
six storeys to four storeys will need to be evaluated based on the proposed minimum
density targets of Envision Durham, Clarington Official Plan and the Wilmot Creek
Secondary Plan to ensure targets are still being maintained. The maximum height will
still be eight storeys. The Amendment would allow for greater flexibility in building
typologies using variations in heights to create a more pedestrian scaled design. A full
analysis of the urban design principles and objectives will be completed as part of the
recommendation report.
Municipality of Clarington Page 10
Report PDS-033-26
Multi-Unit Residential Policies
10.9 The Official Plan Amendment seeks to increase the number of future condominium
townhouse units on Block 8 from 50 to 102 units. It also seeks to increase the number of
apartment buildings from a maximum of two buildings per block. This would only apply
to Blocks 9 and 10 of the draft plan of subdivision to allow for the mid-rise walk-up
apartment buildings.
Affordable Units
10.10 The Wilmot Creek Secondary Plan has specific policies to facilitate affordable housing.
The Clarington Official Plan also encourages a minimum of 30% of the proposed units
to be affordable.
10.11 The application currently does not mention any intention t o provide affordable or rental
housing. Further discussions with the Owner in this regard will be required and would be
discussed in a future recommendation report. Staff will work with the applicant to
encourage the inclusion of affordable housing units.
11. Financial Considerations
11.1 Not Applicable, as this is a public meeting report to gather public input and the analysis
of the proposal and the reports are being reviewed by the different agencies, additional
financial considerations that may arise will be discussed in a subsequent
recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable, and complete communities and connecting residents through the
design of safe, diverse, inclusive, and vibrant communities. An analysis of the proposed
development’s alignment with the specific priorities of the Strategic Plan will be included
in the future recommendation report.
13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
Municipality of Clarington Page 11
Report PDS-033-26
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for Official Plan Amendment, Zoning By-law Amendment,
and Draft Plan of Subdivision for 1,293 residential units at the Statutory Public Meeting
under the Planning Act. Staff will continue to review and process the applications,
including consideration of department, agency and public feedback and will prepare a
subsequent recommendation report for Council’s consideration. Comments received at
this public meeting will be considered and included in the final recommendation report.
Staff Contact: Nicole Zambri, Principal Planner, 905-623-3379 ext. 2422 or
nzambri@clarington.net or Amanda Tapp, Manager of Development Review, 905-623-3379
ext. 2527 or atapp@clarington.net.
Attachments:
Attachment 1 – Draft Official Plan Amendment
Attachment 2 – Draft Zoning By-law Amendment
Attachment 3 – Draft Plan of Subdivision
Attachment 4 - Revised Concept Plan
Attachment 5 – Previous Concept Plan
Interested Parties:
A list of Interested Parties available from Department.
The Corporation of the Municipality of Clarington
Amendment Number XXX
To the Municipality of Clarington Official Plan
Purpose: To amend the Clarington Official Plan to permit a plan of
subdivision consisting of residential and mixed-use
blocks.
Location: The amendment to the Official Plan applies to
property west of Bennet Road and south of
Highway 401.
Basis: This amendment is based on applications by Rice
Development Corp. to permit a draft plan of
subdivision on lands west of Bennet Road and south
of Highway 401.
Actual Amendment: The Clarington Official Plan and the Wilmot Creek
Neighbourhood Secondary Plan are hereby amended by
adding an exception to Section 23.19.xx “Residential
Exceptions” as follows:
1. Notwithstanding policy 9.4.5. h) of Clarington
Official Plan, apartment blocks adjacent to
Highway 401 and east of the Bennett Road
shall have more than 50 units and apartment
blocks shall exceed 2 buildings.
2. Notwithstanding policy 12.4.3 of Wilmot
Creek Neighbourhood Secondary Plan,
apartment buildings adjacent to Highway 401
and east of the Bennett Road will have a
minimum height of 4 storeys and a maximum
height of 8 storeys.
3. Notwithstanding the Wilmot Creek
Neighbourhood Secondary Plan, a portion of
the lands designated Medium Density
Residential located west of Bennett Road
and north of Hydro Corridor are hereby
redesignated to Park to allow for the
expansion of the existing parkette.
Attachment 1 to Report PDS-033-26
Implementation: The provisions set forth in the Municipality of Clarington
Official Plan regarding the implementation of the Plan,
shall apply in regard to this Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington
Official Plan regarding the interpretation of the Plan,
shall apply in regard to this Amendment.
Project No.
Revision
Date
File Location:
Plot Date:
G:\Legacy\GMS\Proj\2002\02140 WILMOT CREEK\Planning\Planning Group\FIGURES\PJR Figures-2024
2026-01-20
RICE DEVELOPMENTS INC.
WILMOT CREEK
2820028-02140
A
JAN 2026±
Be
n
n
e
t
t
R
o
a
d
November 2024
Wilmot Creek Neighbourhood
Secondary Plan
Schedule A
LAND USE, TRANSPORTATION,
PARKS AND OPEN SPACE
Hydro Corridor
Secondary Plan Boundary
Medium Density Residential
High Denisty Residential
Neighbourhood Centre
Parkette
Arterial Type C
Collector Road
Local Road
Trail
Private Road
Private Road-Controlled Access/Buffer
Environmental Protection Area
Stormwater Management
Green Space
MTO Lands
Water Course
FacilitiesSWM
SWM
Canadian National
R
a
i
l
L
i
n
e
Highway 401
Waterfront TrailWil
m
o
t
C
r
e
e
k
D
r
i
v
e
P
P
P
P
Hydro Corridor
Existing Wilmot
Creek Community
±
Be
n
n
e
t
t
R
o
a
d
November 2024
Wilmot Creek Neighbourhood
Secondary Plan
Schedule A
LAND USE, TRANSPORTATION,
PARKS AND OPEN SPACE
Hydro Corridor
Secondary Plan Boundary
Medium Density Residential
High Denisty Residential
Neighbourhood Centre
Parkette
Arterial Type C
Collector Road
Local Road
Trail
Private Road
Private Road-Controlled Access/Buffer
Environmental Protection Area
Stormwater Management
Green Space
MTO Lands
Water Course
FacilitiesSWM
Canadian National
R
a
i
l
L
i
n
e
Highway 401
Waterfront TrailWil
m
o
t
C
r
e
e
k
D
r
i
v
e
P
P
P
Hydro Corridor
Existing Wilmot
Creek Community
LEGEND:
Subject Lands to be redesignated From ‘Medium Density Residential’ to ‘Parkette’
Subject Lands
1. Exception to policy 9.4.5. h) of Clarington Official Plan
2. Exception to policy 12.4.3 of Wilmot Creek Neighbourhood
Secondary Plan
The Corporation of the Municipality of Clarington
By-law Number 2026-XXX
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;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. That Section 14A, Medium Density Wilmot Creek (R3A) Zone is added after
Section 14 as follows:
14 A. Medium Density Wilmot Creek (R3A) Zone
14 A.1 Definitions
Within the R3A Zone, the following definitions shall apply:
“Dwelling, Block Townhouse” means a building containing a minimum of three
and a maximum of eight dwelling units, wherein each dwelling unit is separated
from the adjacent dwelling unit by a common wall, and each dwelling unit has its
own entrance from the outside and a private garage, carport or parking space
and sharing common vehicular access to a public street via a driveway, but shall
not include a street townhouse dwelling.
“Dwelling Unit, Block Townhouse” means a dwelling unit in a block townhouse
dwelling
“Dwelling, Stacked Townhouse” means a building containing more than four
dwelling units, each of which has a vertical and horizontal wall in common and a
private entrance from outside.
“Dwelling, Street Townhouse” means a building containing a minimum of three
and a maximum of eight dwellings units, wherein each dwelling unit is on a
separate freehold lot with frontage on a street, and each dwelling unit is
separated from the adjacent dwelling unit by a common wall, and each dwelling
Attachment 2 to Report PDS-033-26
unit has its own entrance from the outside, a driveway from a street or lane, and
a private garage, carport or parking space.
“Dwelling Unit, Street Townhouse” means a dwelling unit in a street
townhouse dwelling.
“Dwelling, Back-to-Back Townhouse” means a building containing a minimum
of 6 and a maximum of 16 dwelling units that are divided vertically by common
walls, including a common rear wall, and each dwelling unit has an independent
entrance from outside.
“Dwelling Unit, Back-to-Back Townhouse” means a dwelling unit in a back-to-
back townhouse dwelling.
“Internal roadway” means a right of way or roadway that provides vehicular
access to the parking areas and parking spaces on a residential property
intended for multi-unit residential development and is not a lane or private street
“Lane” means a right-of-way or roadway that provides vehicular access to the
rear of a lot where the lot also fronts or flanks onto a street, or where a lot fronts
onto public or private open space. The lane shall be owned and maintained by a
governmental authority
“Street” means the right of way of a public highway or a private street.
14 A.2 Permitted Uses
Within the R3A Zone, no person shall use land or erect after or use any building
or structure except as specified hereunder:
a) Residential Uses
i. Apartment building
ii. Block Townhouse Dwelling
iii. Stacked Townhouse Dwelling
iv. Street Townhouse Dwelling
v. Back-to-Back Townhouse Dwelling
vi. Retirement Home
vii. Long Term Care Home
viii. Special Needs Housing.
14 A.3 Regulations
i. The following table and additional provisions establish the zone
standards that apply to the Medium Density Wilmot Creek Zone
Table 1. Medium Density Wilmot Creek Zone Standards
Building Type Min. Lot
Area (m²) Frontage Front
Yard
Interior
Side
Yard
Exterior
Side
Yard
Yard Outdoor
Private
Amenity
Yard
Landscaped
Open Space
Street
townhouse
dwelling unit
with a front
access garage
except
5.5m/unit
on a
private
except
5.5m/unit
on a
private
⁶
townhouse
dwelling unit
with a detached
rear garage
⁹
garage,
carport or
unenclosed
parking
()(⁷)
/unit
townhouse
dwelling unit
with an integral
rear garage
⁴⁶
garage,
carport or
unenclosed
parking
()(¹⁰)
/unit
townhouse
townhouse
townhouse
⁶
/unit
building/Retirem
ent home/Long
Notes: NR = No Requirement
(1) Except that for the wall of the private containing the opening for a vehicle, the minimum yard shall be 5.8
metres.
(2) Except that the minimum distance where access is provided to both sides of a lane shall be 1.75 metres.
(3)
(4) If no common wall exists between the rear garages of attached units, the minimum interior side yard for the
garage portion of the building and any space above shall be 0.6 metres.
(5) Except that the minimum private amenity space shall be 10 square metres for lots with frontages of less than 6
metres.
(6) Where no common wall exists.
(7) Except that the minimum distance from the travelled portion of an internal roadway or private street shall be
c) Additional Provisions
i. The minimum density shall be 40 units per hectare.
ii. The minimum lot depth of a back-to-back townhouse dwelling unit shall be
12.5 metres. iii. The following provisions apply to block townhouse dwellings:
a. The minimum width of each dwelling shall be 5.5 metres. b. The minimum separation distance between block townhouse
dwellings on the same lot shall be 2.4 metres for an end wall to
end wall condition, 15 metres for a rear wall to rear wall condition,
and 15 metres for a front wall to front wall condition.
c. The provisions pertaining to setbacks for garages in subsection
14.2 apply to block townhouse dwellings, and for the purpose of
applying these provisions to block townhouse dwellings, the
boundary of an internal roadway shall be deemed to be a lot line
and a theoretical line extending from the vertical division of the
block townhouse dwellings units to the boundary of the internal
roadway shall be considered the side lot line
d. The minimum distance from an end wall to an internal roadway
shall be 1.8m
e. The minimum distance from a wall other than an end wall to an
internal driveway shall be 3.0m
f. The minimum distance from an integral garage of a block
townhouse dwelling unit to an internal roadway shall be 5.8m
g. The minimum landscaped open space on the lot shall be 30%
iv. The following provisions apply to stacked townhouse dwellings
a. The minimum separation distance between stacked townhouse
dwellings on the same lot shall be 2.4 metres for an end wall to
end wall condition, 15 metres for a rear wall to rear wall condition,
and 15 metres for a front wall to front wall condition.
b. The minimum distance from an end wall to an internal roadway
shall be 1.8 m.
c. The minimum distance from a wall other than an end wall to an
internal driveway shall be 3.0m.
d. The minimum distance from an integral garage of a stacked
townhouse dwelling unit to an internal roadway shall be 5.8 m. e. The minimum landscaped open space on the lot shall be 30%.
v. The following provisions apply to an apartment building, long term care
home, retirement home or special needs housing:
a. The minimum landscaped open space on the lot shall be 25%.
b. The minimum separation between two buildings on the same lot
shall be 12 metres.
2. That Section 15A, High Density Wilmot Creek Zone is added after Section 15 as
follows:
15A R4A – High Density Wilmot Creek Zone
A Permitted Uses
No person shall within an R4A – High Density Wilmot Creek Zone use land or
erect, alter or use any building or structure except as specified hereunder:
a) Residential Uses
i. Apartment Building.
ii. Retirement Home. iii. Long Term Care Home.
iv. Special Needs Housing.
B Regulations for Residential Uses
a) Density (minimum) 60 units per hectare
b) Height (minimum) 4 storeys
(maximum) 8 storeys
c) Front Yard (minimum) 3m(1)
(maximum) 6m
d) Interior Side Yard (minimum) 6m(1)
e) Exterior Side Yard (minimum) 6m(1)
f) Rear Yard (minimum) 7.5m(1)
g) The minimum separation distance between apartment building on one lot
shall be 12 metres
h) The minimum landscaped Open Space on the lot shall be 25%
i) Apartment blocks may exceed 2 buildings.
(1) Except for an underground parking area for which the minimum setback shall be 0 metres
3. That Section 16 A.7, Site Specific Exceptions to the Mixed-Use Zone be amended
by adding the following exceptions:
16 A.7 Commercial Mixed-Use Exception (MU3-X) Zone
Notwithstanding the provisions of Section 16A, those lands zoned (MU3 – X
(s:1/16)) on the schedules to this By-law shall, in addition to all other uses and
regulations of the MU3 Zone, be subject to the following requirement:
a) Minimum Density 40 units per hectare
4. Schedule ‘1’ to By-law 84-63, as amended is hereby further amended by changing
the zone designation from
“Agricultural (A) Zone” to “ Environmental Protection (EP) Zone”
“Agricultural (A) Zone” to “Medium Density Wilmot Creek (S:2/6) Zone”
“Agricultural (A) Zone” to High Density Wilmot Creek (R4A (S: 6/8)) Zone”
“Agricultural (A) Zone” to “Urban Centre Mixed Use Exception (MU3-X)
Zone”
as illustrated on the attached Schedule ‘A’ hereto.
5. Schedule ‘A’ attached hereto shall form part of this By-law
6. 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.
Passed in Open Council this day of , 2026.
HIGHWAY
4
0
1
BE
N
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CANAD
I
A
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15.0
19.0'MU3-X'
(S:1/6)
'R3A'
(S:2/6)
'R4A'
(S:6/8)
'EP'
'R3'
(S:2/6)
'EP'
'R4A'
(S:6/8)
SUBJECT PROPERTY
'EP'
Schedule A
To By-law #_________ - 24
This is Schedule A-1 to By-law #___________ passed by the Council of the Municipality of Clarington
this______ day of ______________,2024.
__________________ ___________________
Clerk Mayor
HIGHWAY 4
0
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CANADIA
N
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TO BE ACQUIRED
BY APPLICANT
STREET 'A'
STREET 'C'
STREET 'D'
LANE 'B'
LANE 'A'
ST
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STREET 'F
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TO BE ACQUIRED
BY MTO
TO BE ACQUIRED
BY APPLICANT
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TO BE ACQUIRED
BY MTO
BLOCK
BLOCK
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BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
BLOCK
HIGHWAY 4
0
1
CANADIAN
N
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LAKE ONTARIO
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LANE 'B'
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Plot Date:Path and Filename:G:\Legacy\GMS\Proj\2002\02140 WILMOT CREEK\Drawings\Draft Plan\2820028_WILMOT_CREEK_BLOCK PLAN_2026_04_02.dwgPlotted By: Prapti Chandreshbhai Rakhasia22 January 2026 - 2:09 PM
LEGEND:
Staked Wetland Boundary
Interpolated Limit of Wetland - 30m Setback
Assumed Limit of Wetland
Assumed Limit of Wetland - 30m Setback
www.ghd.com
This document and the ideas and designs incorporated herein, as an instrument of professional
service, is the property of GHD. This document may only be used by GHD’s client (and any other
person who GHD has agreed can use this document) for the purpose for which it was prepared
and must not be used by any other person or for any other purpose.
Conditions of Use
RICE DEVELOPMENT CORP.
WILMOT CREEK NORTH
P.R.P.R.
C.J.
C.J.
APRIL 2026
NOV 2024B.J.P.R.1st SUBMISSION1
JAN 2026C.J.P.R.2nd SUBMISSION2
KEY PLAN-Not to Scale
SUBJECT SITE
0
SCALE 1:2000 AT ORIGINAL SIZE
4020 80 100m60N
ScaleDate
Drafting
Check
Design
Check
Project
Manager
Project No.
DesignerAuthor
IssueNo.DateDrawnApproved
2820028
AS SHOWNA
ARCH D
Size
Status Code
Client
Project
100 - 75 Woodrow Court,
Whitby, ON L1P 0S4
E ytomail@ghd.com W www.ghd.com
SCALE 1:1000 AT ORIGINAL SIZE
20100 40 50m30N
0.3m RESERVE BLOCK 24-31 DETAIL
CONCEPT BLOCK PLAN
(FOR DENSITY
CALCULATION PURPOSES ONLY)
SCHEDULE OF LAND USES
RESIDENTIAL BLOCKS UNITS BLOCKS AREA [ha]
REQUIRED
MIN.
DENSITY
PROPOSED
DENSITY
CONVENTIONAL TOWNHOUSE 19 1 0.39 40uph 49uph
LANEWAY TOWNHOUSE 68 2 - 5 1.087 40uph 62uph
MEDIUM DENSITY
39 6 0.86 40uph 45uph
47 7 1.01 40uph 46uph
102 8 1.99 40uph 51uph
51 9A 1.09 40uph 47uph
HIGH DENSITY
190 9B 1.83 60uph 104uph
556 10 4.22 60uph 132uph
TOTAL AREA 12.477
LAND USE BLOCKS UNITS BLOCKS AREA [ha]
MIXED - USE 204 11 - 12 1.79 40uph 114uph
TOTAL UNITS 1276 -- -- ----
PARK 13 - 14 1.81 -- --
ACCESS 15 1.16 -- --
SWM FACILITY 16 2.16 ----
OPEN SPACE 17 - 19 4.33 -- --
LANDS TO BE ACQUIRED BY MTO 20 - 21 3.78 -- --
ROAD WIDENING 22 0.04 ----
0.3m RESERVE 23 - 31 0.004 -- --
TOTAL AREA 15.074 ----
ROADS LENGTH
[m]AREA [ha]----
12.0 m LANE 240 0.28 -- --
18.0 m R.O.W 623 1.40 ----
20.0 m R.O.W 105 0.22 -- --
23.0 m R.O.W 535 1.259 -- --
TOTAL LENGTH/AREA 1,587 3.159 ----
TOTAL AREA OF SUBMISSION 30.71
Attachment 3 to Report PDS-033-26
Attachment 4 to Report PDS-033-26
Attachment 5 to Report PDS-033-26