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PDS-045-26
Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 11, 2026 Report Number: PDS-045-26 Authored By: Submitted By: Reviewed By: File Number: Report Subject: Ruth Porras, Senior Planner, Development Review Division Darryl Lyons, Deputy CAO, Planning and Infrastructure Mary-Anne Dempster, CAO ZBA-2025-0006 and S-C-2025-0002 Resolution#: PD-074-26 Zoning By-law Amendment and Draft Plan of Subdivision to permit multiple high-density, mixed-use blocks containing approximately 3,200 residential units and 9,890 square metres of non-residential space with building heights ranging from 4 to 25 storeys Purpose of Report: The purpose of this report is to provide information to the public and Council regarding privately initiated applications that have been received under the Planning Act. It does not constitute, imply or request any degree of approval. Recommendations: 1.That Report PDS-045-26 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 Zoning By-Law Amendment and Draft Plan of Subdivision applications submitted by The Biglieri Group Ltd. on behalf of Lifelong Group of Companies Inc., and continue processing the applications, including the preparation of a subsequent recommendations report; and 3.That all interested parties listed in Report PDS-045-26 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-045-26 Report Overview The Municipality is seeking the public’s input on 1. Application Details Owner: Lifelong Group of Companies Inc. Applicant: The Biglieri Group Ltd. Proposal: Zoning By-law Amendment (ZBA) To rezone the subject lands from “General Industrial Exception (M2-1) Zone” to appropriate Urban Centre Mixed Use Exception (MU3) Zones and Environmental Protection (EP) Zone to permit the development (see Attachment 1). Delegated: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 3,200 residential units and 9,890 square metres of non-residential uses, parks, stormwater management pond, and open space blocks. Area: 15.87 hectares (39.21 acres) Location: 45 Raynes Avenue, Bowmanville (see Figure 1) Municipality of Clarington Page 3 Report PDS-045-26 Figure 1 – Proposed Plan Municipality of Clarington Page 4 Report PDS-045-26 2. Background 2.1 The subject property is located within the Bowmanville East Urban Centre Secondary Plan area and is identified by the Secondary Plan as the Goodyear Lands. The proposal seeks to redevelop the Goodyear Lands with multiple high-density residential buildings, mixed- use buildings, amenity areas, and a stormwater management pond. Proposed heights range from 4 to 25 storeys (See Figure 1). 2.2 On March 31, 2025, applications for a Zoning By-Law Amendment and Draft Plan of Subdivision were received (See Attachment 1 and 2). Through preliminary review of the applications, Clarington Staff identified that several documents were outstanding, which were required before further processing of the above-referenced applications. 2.3 As this is a significant project, Staff encouraged the applicant to have a neighbourhood meeting to introduce their proposal to the community and receive feedback from them before the statutory public meeting. An applicant-led Neighbourhood Meeting was held on June 9, 2025, at the Bowmanville Older Adult Association, with 30 attendees signing in. The meeting presented preliminary plans and gathered community feedback, with discussion focusing on affordable housing, sustainability, environmental considerations, traffic and infrastructure, amenities, and urban design. Display boards and presentation materials were used to illustrate the proposed development and support the discussion (See Attachment 3). 2.4 Clarington Staff held several follow-up meetings with the applicant and property owner to discuss the progress of the outstanding items required to deem the applications complete. The applications were deemed complete on April 13, 2026. 2.5 Applications for Site Plan approval and Condominium for the proposed develop ment have not been submitted. 3. Land Characteristics and Surrounding Uses 3.1 The 15.87-hectare (39.21-acre) site is located south of downtown Bowmanville and contains the former Goodyear manufacturing plant, including several industrial buildings. Natural heritage features occupy the western portion of the property, where Bowmanville Creek runs north–south through associated valley lands, woodlands, a wetland, and the Goodyear Dam. The land slopes downward from the north toward the east and southwest, following the creek. Surrounding uses include single detached homes, a seniors’ apartment building, and Queen Street to the north and northwest; single and semi-detached dwellings to the east; Bowmanville Creek, valley lands, vacant land, existing homes, Durham Street, and two proposed residential developments to the south; and additional valley lands and low-density residential areas beyond to the west. 4. Policy and Zoning Analysis 4.1 Staff are reviewing the applications and will prepare a policy analysis that will be included in a future recommendation report. Municipality of Clarington Page 5 Report PDS-045-26 5. Summary of Background Studies and Agency Comments 5.1 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/45RaynesAve and are also available upon request. A summary of the studies and reports will be provided in a future recommendation report. 5.2 Phase One and Two Environmental Site Assessments from 2018 and 2025 have been submitted but will require updates to comply with O. Reg. 153/04. A Modified Generic Risk Assessment has also been provided. The Municipality has retained a consultant to peer-review the environmental work. 6. Public Notice and Submissions 6.1 Public Notice was mailed to households within 120 metres of the subject lands on April 16, 2026, and four public meeting signs were installed on the subject lands along Queen Avenue, Queen Street at Devitt’s Lane, Argyle Street, and Durham Street. Details of the proposed application was also posted on the Municipality’s website, and in the Clarington Connected e-newsletter. 6.2 As of the writing this report, staff have received four submissions with the following concerns: Concerns regarding the proposed density, its location within the downtown heritage area, and the need for clarification on building heights and construction timing. Concerns related to the 2018 ESA report, the need for updated environmental assessments, public access to information, and unresolved contamination issues. Concerns that approval should be deferred until demolition and cleanup of the former Goodyear plant are complete. Opposition to buildings over 10 storeys in Bowmanville due to density and safety concerns and requested a height limit. 6.3 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. 7. Departmental and Agency Comments 7.1 The applications were circulated to internal departments and external agencies for review and 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 6 Report PDS-045-26 8. Discussion 8.1 The proposed redevelopment of the Goodyear Lands envisions a major mixed -use, high-density community within a designated Regional Centre and Strategic Growth Area. The concept includes approximately 3,200 residential units and 9,890 square metres of non-residential space, including commercial uses and a public school. Building heights would range from 4 to 25 storeys, supported by about 3,378 above-grade and underground parking spaces. Two heritage buildings and the existing smokestack are proposed to be retained and adaptively reused. A phasing plan identifies initial development along the southeast portion of the site, with a stormwater management block to the southwest, and the applicant has indicated they are exploring affordable housing options for Phase 1. 8.2 The Update to the Bowmanville East Town Centre Secondary Plan, now called the Bowmanville East Urban Centre Secondary Plan, was initiated to bring the Secondary Plan into conformity with the new Clarington Official Plan and Regional and Provincial policies. The subject property was previously outside the Secondary Plan area. The property and surrounding lands have been incorporated into the updated plan. The Secondary Plan was approved by Clarington Council on January 27, 2025. Although the secondary plan is currently under appeal, its policies guide the review of the property in conjunction with the parent plan. 8.3 The purpose of the Public Meeting is to present the proposed development to Council and the community, gather feedback, and identify issues or opportunities that should be considered as the applications advance. Staff will continue to work closely with the applicant to address comments, ensure all required studies and technical materials meet municipal and regional standards, and guide the project toward a future recommendation report. 9. Conclusion 9.1 The purpose of this report is to provide background information and obtain comments on the submitted application for the Zoning By-law and Draft Plan of Subdivision. 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. Staff Contact: Ruth Porras, Senior Planner, 905-623-3379 ext. 2412 or rporras@clarington.net. 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f this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Corporation of the Municipality of Clarington By-law Number 202X – 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 for ZBA 202X-XX Now Therefore the Council of the Corporation of the Municipality of Clarington enacts as follows: 1.Section 16A.7 “Site Specific Exceptions” is amended by introducing a new Subsection 16A.7.X as follows: “Section 16A.7.X “Urban Centre Mixed Use Exception (MU3-X) Zone” Notwithstanding the Sections 3.10,16A.2, 16A.4,16A.6 those lands zoned MU3-X 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 requirements: a.Permitted Residential Uses i)In addition to the other residential uses permitted in the Urban Centre Mixed- Use (MU3) Zone, the following use are permitted: a.Street townhouse dwelling b.Link townhouse dwelling b.Permitted Non-Residential Uses i)In addition to the other non-residential uses permitted in the Urban Centre Mixed-Use (MU3) Zone, a temporary sales office is permitted. ii)Only a temporary sales office is permitted prior to the removal of the (H) Holding symbol. c.Regulations i)Minimum number of storeys are: As shown on the Zoning Map Schedule “A”. ii)Maximum number of storeys are: As shown on the Zoning Map Schedule “A”. iii)Minimum rear yard abutting an Urban Residential Zone: 6.0m Attachment 2 to Report PDS-045-26 DRA F T iv)In addition to the regulations of Section 3.10 with respect to the removal of the “Holding (H)” symbol, Council shall only enact a By -law to remove the Holding (H) symbol from the lands zoned (H)MU3-XX on Schedule 1 to this By-law, at such time as a Record of Site Condition has been submitted for said lands zoned (H)MU3-XX. The Holding (H) symbol may be removed on specific parts of the lands, as long as a Record of Site Condition has been submitted for those parts. 2.Schedule “3” to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: “General Industrial (M2-1) Exception Zone” to “Holding – Urban Centre Mixed-Use Exception ((H)MU3-XX(S:1/3)) Zone”. “General Industrial (M2-1) Exception Zone” to “Holding – Urban Centre Mixed-Use Exception ((H)MU3-XX(S:4)) Zone”. “General Industrial (M2-1) Exception Zone” to “Holding – Urban Centre Mixed-Use Exception ((H)MU3-XX(S:4/6)) Zone”. “General Industrial (M2-1) Exception Zone” to “Holding – Urban Centre Mixed-Use Exception ((H)MU3-XX(S:4/18)) Zone”. “General Industrial (M2-1) Exception Zone” to “Holding – Urban Centre Mixed-Use Exception ((H)MU3-XX(S:4/25)) Zone”. “General Industrial (M2-1) Exception Zone” to “Environmental Protection Zone (EP) Zone” as illustrated on the attached Schedule ‘A’ hereto. 3.Schedule “A” attached hereto shall form part of this By-law. 4.This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and Section 36 of the Planning Act. Passed in Open Council this _____ day of __________, 202X. __________________________ Adrian Foster, Mayor __________________________ June Gallagher, Municipal Clerk DRA F T This is Schedule “A” to By-law 202X-XXX, passed this day of , 202X A.D. Bowmanville ● ZBA 202X-XXXX and S-C-202X-XXXX ● Schedule 3 Summary of Public Consultation on June 9th, 2025 info@lifelongdevelopments.com www.treadstonedistrict.com (905)-831-9000 Attachment 3 to Report PDS-045-26 1 Table of Contents Introduction ...........................................................................................................02 Consultation & Engagement Summary Affordable Housing ......................................................................................04 Environmental Sustainability .......................................................................0 6 Infrastructure & Traffic .................................................................................0 7 Amenities .....................................................................................................0 9 Urban Design ................................................................................................10 Conclusion & Proposed Actions Based on Feedback ....................................12 Public Consultation Documentation Report Consultation Strategy ...................................................................................15 Record of Notification ...................................................................................15 Record of Consultation .................................................................................1 7 Appendices Appendix A: Event photos .............................................................................19 Appendix B: Presentation Boards ..................................................................21 Appendix C: Invitation ...................................................................................23 Appendix D: Attendance Sheet ......................................................................24 Appendix E: Presentation ...............................................................................24 Appendix F: Comment Response Matrix ........................................................25 2 Introduction On June 9 2025, a public consultation meeting was held to engage with residents and stakeholders regarding a proposed development for the Goodyear Lands at the Bowmanville Older Adults Association. The purpose of the meeting was to share preliminary plans, gather community feedback, and address any questions or concerns from neighbouring property owners. Hosted by Lifelong Developments and Biglieri Group, the session provided an opportunity for open dialogue and transparency early in the planning process. This report summarizes the key concerns raised by attendees, outlines the responses and commitments made by the development team and to inform the next steps to be taken ahead of an anticipated future meeting. Appendix A.1, Photos of Consultation 3 Consultation & Engagement Summary 4 Summary In preparation for the public consultation meeting, the development team engaged in preliminary conversations with local residents while extending invitations to the event. Through these early interactions, five key areas of interest consistently emerged. These themes— affordable housing, sustainability and the environment, traffic and infrastructure, amenities, and urban design —formed the basis of our presentation strategy to ensure the discussion would be relevant, focused, and responsive to community’s priorities. During the meeting, feedback and dialogue further confirmed that these five pillars reflect the core interests and concerns of the neighbourhood. 1. AFFORDABLE HOUSING AND HOUSING DIVERSITY Housing affordability was a central theme during both our pre-meeting outreach and the consultation itself. Several residents raised concerns about the rising cost of homeownership in Bowmanville, questioning whether the proposed development could realistically deliver attainable housing given current market conditions. There were also comments suggesting the site should remain reserved for single -family homes and concerns about whether seniors and lower-income residents would be adequately served. In response, our team emphasized that the Treadstone District is specifically designed to fill a housing gap by offering entry -level ownership opportunities for first -time buyers and downsizing options for seniors, two groups that are currently underserved in Bowmanville. We explained that single-family homes would not achieve minimum density targets prescribed for the Durham Regional Official Plan and for Mixed Use Areas in the Bowmanville East Urban Centre Secondary Plan. Additionally, we are exploring partnerships with non-profit organizations to deliver affordable rental housing and potential subsidized units. 5 Appendix B.1, Presentation Board, Housing Diversity Issue 1: Homeownership is not realistic for most Solution: We acknowledge the current high cost of housing and construction. Our proposal builds in flexibility to accommodate future market shifts and construction efficiencies by planning for a range of building heights and unit types. By doing so, we are able to achieve a lower cost per unit making homeownership more attainable. Issue 2: Concern that the development does not fit in with the surrounding single - family neighbourhood Solution: The site is located within a designated Urban Centre, which is intended to accommodate higher-density housing. This reduces the pressure for urban sprawl and allows us to use existing infrastructure more efficiently, aligning with provincial and municipal planning goals. This will allow us to achieve affordability and provide more entry - level priced units that aren’t currently available in the ar ea. Issue 3: A need for affordable rental housing or rent-geared-to-income (RGI) units Solution: We are engaging with local non-profit organizations to explore partnerships for 6 subsidized and affordable rental housing within the community, in line with CMHC affordability guidelines. Issue 4: Flooding the market with too much housing inventory Solution: While inventory exists, there is a lack of housing diversity in Bowmanville, especially smaller, more affordable units. Treadstone addresses this gap with a mix of unit sizes and price points not currently available in the area. Our intent is to strengthe n, not devalue, the local housing market through thoughtful design, integrated amenities, and strong infrastructure. 2. SUSTAINABILITY AND THE ENVIRONMENT Feedback highlighted the importance of incorporating environmentally responsible design features and minimizing environmental disruption. This includes protecting nearby green spaces, ensuring the safety of local wildlife, and reducing the carbon footprint of the development. Health and safety both for people and animals were also recurring points of emphasis. Appendix B.2, Presentation Board, Building Green 7 Issue 1: Protection of the creek & dam Solution: We are working to get the valley lands (including dam) conveyed to the municipality ASAP so they can ensure it remains in the highest and best use , as well as ensuring its protection during construction. We will be using silt fencing and other safe construction measures to reduce any impact. Issue 2: Protection of wildlife such as salmon and birds in the area Solution: We have strict setbacks in place that limit how close construction can occur to the creek and natural areas, ensuring they remain protected and unaffected. Circulating our Environmental Impact Study might be helpful for concerned residents to confirm that we are not risking any wildlife or tree species. While discussing the environment and protecting wildlife, the topic of health and safety surrounding the construction came up, including health risks associated with the removal of soil from the site. Issue 3: Contamination of the soil and brick on site Solution: Since 2018, we have conducted deep soil testing and removed over 100 truckloads of contaminated material. Remediation has been reviewed by third -party engineers. We can share updates with the community so they are aware of the precautions we are taking as well as specific trucking companies contracted out to remove soils. Issue 4: Concerns around dust/debris in the air during construction Solution: We have advanced a request for permanent water on site for watering during demolition. Silt fencing and barriers will also be used. All demolition work will follow procedures designed to limit dust. Issue 5: What truck route will we use for construction? Solution: We are working to finalize our construction plan in order to use a route that is least disruptive. Additionally, with our recycling strategy and re-using materials already on site, we will be limiting construction trucking. 3. TRAFFIC AND INFRASTRUCTURE Traffic flow, road safety, and the ability of existing infrastructure to support future density were major concerns for attendees. Many residents cited congestion on key routes such as Liberty Street, questioned servicing capacity, and sought clarity on ro ad extensions, 8 construction access, and buildout timelines. Most of the residents seemed to prefer the Hunt St extension over Nelson. Appendix B.3, Presentation Board, Community Infrastructure Issue 1: Concern about increased congestion, especially on Liberty Street Solution: A comprehensive traffic study was conducted using current and projected traffic data. The development is designed to encourage active transportation and includes a n oversized local road (Queen Avenue extension) to support public transit in the future. Underground parking also reduces surface level traffic flow. Issue 2: When will key roads like Hunt Street and the collector road be completed? Solution: The Queen Avenue extension could be in place as early as 2026, depending on approvals. We support the extension of Hunt Street and believe it offers better integration and safety than extending Nelson Street. Issue 3: Concerns of existing infrastructure being able to support new residents . Solution: The site is served by existing industrial servicing for approximately 350 homes. Infrastructure upgrades are planned to coincide with later phases and will be coordinated with municipal engineering staff. We are incorporating additional land uses like schools & 9 a medical centre in order to support new and existing residents and create a complete community. 4. AMENITIES AND SOCIAL INTEGRATION Residents emphasized the importance of including meaningful community amenities that support health, wellness, and livability for all age groups. Specific feedback mentioned youth, seniors, daycare, medical services, and publicly accessible green space. Th ere was clear interest in ensuring the development adds value to the existing community and is also supportive of social groups. Appendix A.2, Photos of Consultation, Amenities Board Issue 1: The youth in Bowmanville are currently underserviced. Solution: Treadstone will include free, accessible gathering spaces such as sports courts, coworking lounges, and green areas. We will also engage with local non -profits to tailor programming and amenity access for youth. 10 Issue 2: How will seniors benefit from this development? Solution: The aging-in-place model at Treadstone Grove includes accessible and affordable units, wellness amenities and long-term care all within a walkable, integrated site plan. Issue 3: There aren’t enough community amenities for an influx of new residents to Bowmanville. Solution: Plans include a daycare, medical centre, pet amenities, and public park space. These features were shaped by community input and will continue to evolve with further engagement. We also have the option for a vertical school if needed. Issue 4: Will the medical centre be public or private? Solution: The medical centre will complement the local hospital and provide services the community needs, such as access to family physicians, off -site surgical suites, and specialty care. Issue 5: Developer only cares about profit and not community benefits. Solution: We are committed to meaningful social investment. Instead of simply paying fees per unit, we want to contribute to a broader social strategy and integrate tangible objectives into the design and delivery of the project. We are doing so by getting feedback from the community into what they are looking for and what is currently needed in Bowmanville. We will also be connecting and working with various social organizations to ensure that our efforts are in line with the social initiatives of the community. 5. URBAN DESIGN AND NEIGHBOURHOOD FIT Design elements such as building height, scale, architecture, and shadowing were widely discussed. Many residents wanted assurance that the proposed development would respect the existing community character while meeting new density targets in a thoughtful, well-planned manner. In response, Lifelong is committed to delivering a site plan that is respectful of its surroundings. Taller buildings are concentrated at the interior of the site and step down toward the edges to create appropriate transitions to adjacent low-rise homes. Architectural design is being led by Arcadis (formerly IBI Group), a leading Canadian firm known for sustainable and community-based design. Materials and building forms will reflect both modern design excellence and the tradit ional character of downtown Bowmanville. 11 Appendix B.4, Presentation Board, Urban Design Issue 1: Concern about building height and fit with surrounding homes Solution: Taller buildings are concentrated at the site’s core, stepping down toward edges. This maintains transitions to low -rise areas. Building heights reflect the vision outlined in the Secondary Plan and allow for more diverse housing types, better sustainabil ity, and underground parking. Issue 2: Concerns surrounding shadowing of nearby homes. Solution: A sun/shadow study has been completed and can be shared publicly. Minimal shadow impact is expected, particularly due to the site’s natural slope away from adjacent homes. CONCLUSION & PROPOSED ACTIONS BASED ON FEEDBACK As we have heard residents feedback, both appreciation and concerns, of our proposal, we have outlined some next key steps we will take to deliver action for each of the themes identified. Housing Diversity 12 • We will advance discussions with CMHC and non-profit housing managers to develop affordable housing options. • We will consult with Clarington’s Affordable Housing Taskforce to discuss our plans . • We will incorporate attainable ownership options into our marketing to start as early as Phase 1. Sustainability and Environment • We will continue to collaborate with the Municipality to determine what works, if any, are to be performed in the environmental protected lands. • We will circulate the Environment Impact Study. • We will aim to expedite our Environment filings so the information can become public domain. In the meantime, we will keep the residents informed to our best ability . Traffic and Infrastructure • We will discuss bus connectivity to the proposed Go Station. • We will evaluate the timing of our service upgrade and road connections. • We will ensure Treadstone District contributes to the infrastructure required for the incremental population. Urban Design • We will request our architect from Arcadis present to the public at some point to explain the height and sustainability objectives of our proposal. Amenities and Social Integration • We will emphasize the creation of inclusive, accessible spaces that serve all age groups. • We will actively engage with non-profit organizations and local service providers to ensure amenities are tailored to the real needs of the community. 13 Public Consultation Documentation Report 14 1. CONSULTATION STRATEGY The Treadstone District consultation was conducted through an in -person meeting at the Bowmanville Older Adults Association Centre, thoughtfully selected to maximize engagement. An in-person meeting allowed us to provide a direct, interactive environment for live questions and discussions. The location was chosen based on accessibility through its proximity to the proposed development as well as ease of access for community members. 2. RECORD OF NOTIFICATION We conducted a door-to-door campaign on May 20th through the immediate neighbourhood, distributing flyer invites to approximately 100 households and 12 businesses within 120m proximity. Appendix C, Invitation 15 During this process, we collected names and contact information to build a registration list of interested community members that were then emailed reminders the week before the meeting. We also gathered initial feedback and noted concerns to address durin g the presentation. The following week, we distributed the same flyer invite through Canada Post to ensure broader community outreach, reaching approximately 300 households in the area. Notices were posted on community bulletin boards at Chartwell and the Bowmanville Mosque on May 28th 2025. A notice was sent via email to the Bowmanville BIA to send out to its members on June 3rd, 2025. A photo of our invite was posted on the Town of Bowmanville community Facebook page by a neighbouring resident on June 5th 2025. The notification period spanned from May 20th to June 5 th, 2025. 3. RECORD OF CONSULTATION The neighbourhood meeting was attended by 36 residents. We circulated an attendance sheet with contact info for interested residents to be updated on any development progress. 16 Appendix D, Attendance Sheet 29 out of 36 attendees signed up. We noted the 7 attendees that did not sign the attendance sheet largely consisted of local business community leaders that had previous consultations in the past or family members that came in groups. Presentation boards were displayed throughout the event space, providing detailed information on important topics such as housing diversity, infrastructure improvements, environmental concerns, and community amenities (see Appendix B: Board Prints). Our Appendix B.2 Amenities Board included a section for neighbours to note down amenities that they would like to see implemented into the Treadstone District plans. During the meeting, we presented a detailed slide show that introduced our development plans and timelines (see Appendix E: Presentation). After our 30-minute presentation concluded, the session opened up to residents for an open round of questions directed to Absar Beg, Principal of Lifelong Developments and Mark Jacobs, Associate Planner at the 17 Biglieri Group. The questions were very interactive with most participants remaining until the end of the session. We received 29 questions in total that have been grouped into key topics raised, including traffic concerns, the preservation of the natural environment (particularly the nearby creek), and questions around social issues surrounding density. All specific questions, comments, and concerns were documented during the session for further review and follow-up (see Appendix F: Comment/Response Matrix). Photos and videos of the meeting were also taken (see Appendix A: Event Photos). We also handed out brochures for neighbours to take home, allowing them to review the information at their convenience. 18 Appendices 19 Appendix A: Event Photos 20 21 Appendix B: Presentation Boards 22 23 Appendix C: Invitation 24 Appendix D: Attendance Sheet Appendix E: Presentation View here: Appendix E - Presentation Query Question Lifelong/Biglieri's Response Solution Housing Diversity 1 What is attainable housing? Attainable housing is affordable home ownership. Bowmanville is the most affordable ownership market in the GTA but with recent inflation, the cost of ownership is still beyond reach for many market segments such as first time home buyers or empty nesters looking to downsize. Treadstone will provide the housing options required to fulfill this demand. Expedite pre-marketing initiatives that can showcase attainable housing initiatives catered to both first-time buyers and empty nesters. Increase awareness of attainable housing and that Clarington has an opportunity be a solution provider in this space. Reconnect with Clarington's affordable housing task force to confirm Treadstone District's plans. 2 I don't mean to be negative, but I will be negative. Bowmanville is a town filled with single family residences, like mine, why don't you keep this site single family residences and go build a bunch more at Holt Road? Urban sprawl is changing existing agricultural lands, and in some instances Greenbelt areas, to use for housing. These developments require significant infrastructure. Our proposal is using existing infrastructure to build up. We are within the existing designated Urban Centre that has minimum density targets that support higher density housing that we are planning to provide. Increase education and awareness around Urban Centres and their importance for housing diversity and density. 3 With new townhomes reaching $950,000 in price and detached homes over $1M, attainable housing seems to be a pipe dream? The only way we can achieve true affordability and lower price per unit is through construction efficiencies, that are yielded with taller buildings. Building between 7 and 12 storeys is expensive, as they are required to meet high-rise construction standards without benefiting from the scale that come with taller structures. Need to be realistic that the missing middle of 7 to 12 storeys is more expensive and not achievable in the current inflationary climate. Our proposal is to put the necessary infrastructure in place to allow for flexibility in heights in the future, based on future market conditions. Our current proposal achieves this. 4 Why would we build ownership housing for 55+ at Treadstone, why not Wilmot Creek? The monthly fees at Wilmot Creek have more than doubled and are now over $1,000. Notwithstanding the purchase price for the leased property can be over $700,000. There are simply not enough feasible options and variety. If the variety is not provided locally, good quality downsizers will leave Durham Region and are going to places like Cobourg and Kawarthas and beyond. Treadstone provides a tremendous opportunity within an existing historic downtown fabric, one which other cities in Durham have not had. Invest in site planning of the aging in place campus of care community to showcase the lifestyle and amenities that can be provided with the built form. The community can add value in addition to Wilmot Creek, it's not that one is better than the other, but with the largest boomer population in Canada ever, we need both and more. 5 What is affordable rental housing? Will there be any RGI housing?Affordable housing is determined by the CMHC guides published annually by jurisdiction in Canada. We aim to provide this type of entry level rental affordable housing in addition to partnering with NPOs for potential subsidized housing. Engage with NPOs to determine specific rental housing initiatives. 6 There's currently a lot of housing inventory on the market. Why would we flood market with more homes? There is a lack of housing variety and starter home options at an affordable price point Offering units that aren't currently available in the market 7 Will the new development decrease market value of homes in the neighbourhood? It's true that there is currently a lot of housing inventory on the market, but there is a lack in housing variety. By introducing more diverse and affordable housing options, we’re not flooding the market, we’re filling a gap hat isn’t being met by the current supply. Through thoughtful amenities & infrastructure, we aim to enhance neighbourhood appeal. Social Concerns 8 Has the indegenous community been consulted regarding the new development?No. This is not a new development, we are revitalizing a previously developed brownfield site into a higher and better use. Consult with Indigenous community to garner support for our development to protect against urban sprawl in greenfield areas. 9 What health model will the medical centre operate under? Private, public, specialty, etc. We are working to have our medical centre complement the hospital expansion with services that the community needs. Some current demands we are looking to address include: Family Physician shortage, off-site surgical suites for procedures, specialty care. Continue to work closely with the Bowmanville Hospital to evaluate any needs, for example, there is a current shortage of off-site medical centre space. Advancing site planning of the aging in place campus can help showcase the potential medical centre space. 10 The youth in Bowmanville are currently underserviced. How will we address this?We are providing ample free amenities and gathering spaces that youth can take advantage of i.e. new park with sports courts, coworking spaces, etc. Engage with NPOs that work with youth in the area. 11 How will 55+ community benefit from Aging in Place campus? Mention of Wilmot Creek Communities like Wilmot Creek are not considered affordable. There is a lack of long-term care options in Bowmanville plus a gap in affordable homes for 55+. Treadstone aims to provide an inclusive 55+ community with a range of housing types and tenures from subsidized such as long term care to luxury independent living and ownership. With the right people and volume, Treadstone will offer exceptional amenities that are not currently found in a low rise setting. Offer unique amenities and housing types such as accessible units, long- term care, on-site wellness services, and community programs that aren't currently available in the area. 12 Positive feedback on the inclusion of a daycare community use within Treadstone Village. Along with pet spa, co-working space, and other amenities that benefit the existing historic downtown. Appreciated feedback and we will continue to evaluate needs of the community. Include a daycare within the Phase 1 site plans. 13 As the Developer, we likely don't care about social housing and issues of the community. We do care. In fact, during consultation instead of paying the City a set $ amount per unit, we want to be included in the social strategy of the development and ensure that we can make appropriate financial contributions along the way. Include tangible social objectives within the Phase 1 lands of the development, with plans to continue into other phases. Traffic and Infrastructure 14 Which route will construction vehicles/dump trucks take during Phase I construction?We are still working on our construction management plan for Phase 1 construction. We should prepare our Construction Management Plan for Phase 1 construction as early as possible and keep residents informed on any route updates. 15 When will the collector rd be completed?We have existing services for around 350 homes using the previous industrial servicing capacity. After that we will have to do a service upgrade with a road. This can be as early as 2026, depending on the City Approvals timeframe. Plan timing for the servicing upgrade. This can be as early as with the demolition or after Phase 1 construction is complete. 16 When will Nelson Street cul de sac be extended? Or Hunt St extension be completed? Another development is extending the Nelson cul de sac. There is some uncertainty around Nelson Street extending through to our site. Our preference is to have Nelson Street terminate at our site as shown in our drawings and have Hunt Street extend through. Most neighbours support Hunt St extension vs Nelson. Municipal Engineering should engage with residents along Nelson Street as all were in favour of the Hunt Street extension and believed this to be the plan based on current approvals. 17 What is the time frame for the entire community to be built out?We are planning for the next 30 years and beyond in our proposal. At minimum the build out is over 10+ years. Emphasize the construction phasing of the site. 18 Bowmanville transit isn't optimized. How will 3,000 new residents affect it?We have included an oversized local road even though we did not have to given the amount of traffic. This is done in anticipation of public transit to the future Go Station. Discuss with Durham Transit to confirm last kilometre connectivity to the Go Station. 19 There are existing traffic issues, and adding this density will make it worse. For example, Liberty Street is very congested in the morning to get to the 401 and with ambulances during the day there are delays. The traffic study took into account the existing traffic and added in all future traffic data to ensure the traffic will be acceptable. We have designed Treadstone to be pedestrian friendly, with cycling lanes and public transit accessible. Cars are estimated at 1 per unit, which is far lower than single family residences. Summaries of the traffic studies should be shared with residents for greater understanding. Need to understand the difference in traffic between residential apartments and single family residences, especially now with ADUs. 20 How will we address current traffic/congestion issues at Chartwell? The Queen Avenue extension will provide additional connections to Argyle & Durham. Treadstone will offer underground parking which will help keep roadways open and reduce additional traffic. Also, the parking entrance is towards the south with the grading benefit, which is away from the Chartwell entrance. The Municipal Queen Ave. extension should be 23m to mirror the oversized local road we propose. Can consider no parking signs along entryway for safety measures. 21 In 2018, the plans were 4-8 storeys or so, what changed to taller heights? Bowmanville is a suburban town, 25 storeys is too tall. Since the launch of the Secondary Plan, it has evolved significantly. Lifelong and Biglieri participated on the steering committee, and once we saw it advancing in 2024 with support for heights up to 12 storeys and beyond, we brought on Arcadis (formerly IBI Group) as project architects. Their guidance helped shape the current site plan, which places taller buildings around the Collector Road to minimize shadow impact and improve feasibility. These heights support housing diversity, enable underground parking and take advantage of the natural slope from Queen Ave. down to the Creek. The shadow study needs to be circulated so residents understand the potential sun impact to their homes. A few residents specifically mentioned this as their main potential concern and wanted to know. We need to showcase the housing diversity objectives met with the taller buildings that are reflected in our Site Plan. We need to educate the public on our construction plans for sustainable taller buildings. Our architect, Marco Vandermass from Arcadis, who we have worked with since 2018 is a leader in this space, having built the first wood tall building in 2014 and has worked on several projects since. Environmental Engineering 22 How will the dam be protected? The dam is currently leased to the Municipality. We are working to get this land to the muncipality so they can ensure it remains in the highest and best use. Expedite conveyance of the dam and surrounding lands to the Municipality. 23 Will creek be affected by runoff rain water from the construction? We are using silt fencing and other sediment control measures to reduce the amount of runoff. Explore other 'safe construction' measures to ensure quality of creek is not impacted. Conveyance of the land can also evaluate the protection measures that will be taken during construction. 24 How do we plan to protect wildlife species such as salmon? We have strict setbacks in place that limit how close construction can occur to the creek and natural areas, ensuring they remain protected and unaffected. Our Environmental Impact Study has identified the development boundaries, so that we are not constructing within 30m from the creek. Protective zones and sediment controls will be used to minimize impact on wildlife like salmon 25 Have we considered any bird migrations and species at risk? One gentlemen mentioned that under the new bill this is no longer required. Given that our study was initiated in 2019, we have covered endangered species testing within our EIS study and confirmed that we are not risking any wildlife or tree species. Circulation of our Environmental Impact Study is helpful for some individuals. Health & Safety During Construction 26 Is soil being tested for contamination? How deep? I read the 2018 report and there is all sorts of contamination, have done anything about it? We have biweekly meeting with our engineers Cambium and peer reviewers Terrapex regarding soil testing. Since 2018 we have completed several rounds of testing that range in depth up to 18m boreholes. Remediation on Northeast lands of over 100 loads of soil was completed and we have a filing resubmitted to the Ministry, after it is accepted the Record of Site Conditions become public knowledge. Need to have some communication update to residents in between our work and Ministry finalization so they are aware that work was done. 27 Will the brick be tested for contamination? The entire building was tested for hazardous materials. The City's mention that we don't have a demolition permit has caused unwarranted queries by residents. We have had a Designated Substance Report that was sent to the City with our demolition request since 2023. 28 What will be done about dust/debris going into the air during construction? We have requested a permanent water connection to the Welcome Centre building. One reason to advance this is to ensure we have water on site to limit dust and debris from any demolition work. Silt fencing and barriers will be used and procedures directed by environmental engineers will be followed at all times.Advance servicing to get water set up as early as possible 29 What trucking company is moving the soil? They don't have any identification Over 100 trucks were contracted by GFL and York 1. All trucks carrying contaminated dirt are licensed to carry. Once our work is finalized, the reporting is made available to public through the Ministry of Environment. Obtain Record of Site Condition as soon as possible. Update residents about work activity to the extent possible.