HomeMy WebLinkAbout2026-06-15
Planning and Development Committee
Agenda
Date:June 15, 2026
Time:5:00 p.m.
Location:Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
Inquiries and Accommodations: For inquiries about this agenda, or to make arrangements for
accessibility accommodations for persons attending, please contact: Laura Preston, Temporary
Committee Coordinator, at 905-623-3379, ext. 2106 or by email at lpreston@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
Collection, Use and Disclosure of Personal Information: If you make a delegation, or presentation,
at a Committee or Council meeting, the Municipality will be recording you and will make the
recording public on the Municipality’s website, www.clarington.net/calendar. Written and oral
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Copies of Reports are available at www.clarington.net/archive
The Revised Agenda will be published on Wednesday after 12:00 p.m. Late items added or a
change to an item will appear with a * beside them.
Pages
1.Call to Order
2.Land Acknowledgment Statement
3.Declaration of Interest
4.Announcements
5.Presentations/Delegations
5.1 Presentation by Nick Sully, Project Manager, WSP Canada Inc.,
Regarding PDS-038-26 - Active Transportation Master Plan
5
5.1.1 PDS-038-26 - Active Transportation Master Plan 7
6.Consent Agenda
6.1 PDS-053-26 - 1539 Prestonvale Road (Delpark), Plan 40M-2704
Assumption By-Law
147
6.2 PDS-058-26 - Administration of Passing Part Lot Control By-laws 152
6.3 PDS-063-26 - Applications for an Official Plan Amendment, Zoning By-
law Amendment and Draft Plan of Subdivision for 96 Residential Units
Within the Brookhill Neighbourhood Secondary Plan Area
157
6.4 PDS-064-26 - Applications for a Zoning By-law Amendment and Draft
Plan of Subdivision to Permit 352 Residential Units at 2350 Courtice
Road in Courtice
197
7.Items for Separate Discussion
7.1 PDS-061-26 - Objection to Designate 38 Centre Street, Bowmanville
under the Ontario Heritage Act
221
7.2 PDS-062-26 - Objection to Designate 50 Centre Street, Bowmanville
under the Ontario Heritage Act
235
8.New Business
Planning and Development Committee Agenda
June 15, 2026
Page 2
9.Public Meetings (6:30 p.m.)
9.1 Public Meeting for Clarington's Draft Community Improvement Plan (CIP)
and Official Plan Amendment
9.1.1 CAO-007-26 - Draft 2026 Community Improvement Plan Update 250
9.2 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
Applicant: D.G. Biddle and Associates Limited on behalf of Devon Downs
Developments Limited
Location: Adelaide Avenue east of Firwood Avenue, Courtice
Planner: Hebah Masood, Planner II
9.2.1 PDS-049-26 - A Zoning By-Law Amendment, and Draft Plan of
Subdivision to Permit the Creation of 16 Single Detached
Dwelling Lots and 44 Street Townhouse Units Along Adelaide
Avenue East of Firwood Avenue in Courtice
357
9.3 Public Meeting for an Official Plan Amendment and a Zoning By-law
Amendment
Applicant: Bowmanville Lakebreeze Residence Ltd.
Location: 301, 349 and 499 Port Darlington Road, Bowmanville
Planner: Nicole Zambri, Principal Planner
9.3.1 PDS-052-26 - An Official Plan Amendment and Zoning By-law
Amendment to facilitate the development of 548 apartment units
and 24 townhouse units within the Port Darlington Secondary
Plan Area
366
9.4 Public Meeting for a Zoning By-law Amendment
Applicant: Durham County Senior Citizens Lodge, c/o., Lisa Roy
Location: 200 Station Street, Orono
Planner: Sarah Gattie, Principal Planner
9.4.1 PDS-054-26 - Application for a Zoning By-law Amendment to
Facilitate the Development of a New Affordable Three-Storey
Seniors Residential Building Containing 58 New Units
380
Planning and Development Committee Agenda
June 15, 2026
Page 3
9.5 Public Meeting for a Zoning By-law Amendment
Applicant: Barry Bryan Associates c/o., Nick Swerdfeger on behalf of
Bowmanville Health Centre
Location: 222 King Street East, Bowmanville
Planner: Sarah Gattie, Senior Planner
9.5.1 PDS-057-26 - Application for a Zoning By-law Amendment to
Facilitate the Development of a New Four-Storey Medical Clinic
Building in Bowmanville
400
9.6 Public Meeting for a Zoning By-law Amendment
Applicant: Innovative Planning Solutions c/o. Katie Pandey on behalf of
PAG Commercial Vehicles Canada and PTG Mississauga Enterprises
Limited Partnership
Location: 1631 Baseline Road, Courtice
Planner: Shrija Vora, Planner II
9.6.1 PDS-059-26 - Zoning By-law Amendment to Facilitate the
Development of a 4200 Square Metre Industrial Building
Including Truck Sales in Courtice
415
10.Confidential Items
10.1 Potential Land Acquisition
Municipal Act, 2001 Section 239 (2) (c)
11.Adjournment
Planning and Development Committee Agenda
June 15, 2026
Page 4
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Sully
Date:Monday, April 20, 2026 10:26:29 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Clarington Active Transportation Master Plan
Action requested of Council
Approval of Active Transportation Master Plan
Date of meeting
5/11/2026
Summarize your delegation
Consultant presentation on the preparation of the Active
Transportation Master Plan for approval by Council
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Robert Brezina
Will you be attending this meeting in person or online?
In person
Do you require any accessibility accommodations in order to
participate in the meeting?
No
First name:
Nick
Single/Last name
Sully
Page 5
How to pronounce your name:
Nick Sully
Firm/Organization (if applicable)
WSP Canada Inc.
Job title (if applicable)
Project Manager
Address
Town/Hamlet
Thornhill
Postal code
Email address:
Phone number
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
Yes
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 6
Staff 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: June 15, 2026 Report Number: PDS-038-26
Authored By: Marco Pedaletti, Capital Works Engineer
Robert Brezina, Manager, Engineering Design
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Active Transportation Master Plan
Recommendations:
1. That Report PDS-038-26, and any related delegations or communication items, be
received;
2. That Council approve the Active Transportation Master Plan as a high-level strategic
planning document to guide future active transportation planning and implementation
in Clarington;
3. That all interested parties listed in Report PDS-038-26 and any delegations, be
advised of Council’s decision.
Page 7
Municipality of Clarington Page 2
Report PDS-038-26
Report Overview
technical review, funding availability, detailed design, and Council’s capital budget approval
1. Background
What is Active Transportation?
1.1 Active transportation refers to the ways in which people move through the community
without relying on a personal vehicle, such as walking, cycling, rolling, using mobility
devices, or connecting to transit. This can include sidewalks, multi-use paths, cycling
routes, trail links, crossings, signage, rest areas, and other amenities that help people
travel between neighbourhoods, schools, parks, community facilities, businesses, and
transit stops.
1.2 In a growing municipality with several distinct communities, a coordinated plan is
needed to identify missing connections and guide how new or improved facilities may be
introduced over time. The ATMP does this at a planning level by identifying a candidate
network, potential facility types, policy directions, and implementation consideratio ns. It
is not intended to replace future design work for individual projects, but it provides a
common framework for future decisions.
Study Background
1.3 In August 2023, the Municipality retained WSP Canada Inc. to prepare the Active
Transportation Master Plan. On February 15, 2024, the Municipality issued the Notice of
Study Commencement for the development of an ATMP. The notice advised that the
study would develop a vision, strategic direction and goals, a proposed active
transportation network, implementation and policy guidance, and accessibility and
amenities recommendations. The notice also advised that the study would be completed
in accordance with the Municipal Engineers' Association master plan process under
Phases 1 and 2 of the Municipal Class Environmental Assessment.
1.4 The ATMP has been developed in parallel with other important municipal initiatives,
including the Parks, Recreation and Culture Master Plan (PRCMP). It is also intended to
support broader municipal planning work, Official Plan Review, Secondary Plans, and
future capital planning, in addition to, supporting an upcoming update to Clarington’s
Transportation Master Plan (TMP).
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Municipality of Clarington Page 3
Report PDS-038-26
2. Discussion
Study Process and Engagement
2.1 The ATMP was prepared through a municipal master planning process that reviewed
existing conditions, relevant policy documents, planned growth areas, key destinations,
and active transportation best practices. The process also considered provincial
guidance, accessibility requirements, and the relationship between active transportation,
road planning, parks and recreation planning, transit, development review, and future
capital planning.
2.2 Public and stakeholder engagement was included throughout the study to help identify
existing barriers, network gaps, route priorities, important destinations, and opportunities
to improve walking, cycling, rolling, and other active transportation choices in Clarington .
2.3 A communications and engagement strategy was developed by WSP in coordination
with the Municipality's Strategic Communications and Initiatives Department, with input
from various members of Staff. The Municipality maintained a dedicated project
webpage through Clarington Connected, which included the project background,
timeline, document library, quick polls, a visioning activity, and an interactive mapping
tool.
2.4 A drop-in Public Information Centre was held on March 21, 2024, at the Garnet B.
Rickard Recreation Complex. Participants were invited to provide input on active
transportation goals, existing network gaps and barriers, route priorities, and
opportunities for new or improved active transportation routes. Public Information Centre
materials were subsequently uploaded to the project webpage.
2.5 The development of the ATMP also included consultation with internal departme nts and
external stakeholders, including Durham Region, Clarington's Active Transportation and
Safe Roads Advisory Committee, Clarington's Accessibility Advisory Committee, school
transportation representatives, and local cycling advocacy groups.
2.6 Input received through the engagement process was reviewed and considered in the
preparation of the candidate network, policy directions, and implementation guidance
contained in the ATMP. In particular, feedback helped inform the identification of
network gaps, desired connections, barriers to active transportation, and locations
where future coordination with other municipal or regional initiatives may be required.
ATMP Content and Recommendations
2.7 The ATMP provides a strategic framework to guide future active transportation planning
in Clarington. It establishes a vision and goals for active transportation, identifies a
candidate active transportation network, assigns planning level facility types, and
provides policy and implementation guidance to support future d ecision making.
2.8 The ATMP also includes recommendations related to accessibility, amenities,
supportive policies, network planning, implementation considerations, and coordination
with other municipal plans and projects.
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Municipality of Clarington Page 4
Report PDS-038-26
These recommendations are intended to help the Municipality apply a more consistent
approach when active transportation opportunities are considered through future capital
projects, development applications, secondary planning, corridor studies, and related
municipal initiatives.
2.9 As a master planning document, the ATMP provides direction for future consideration
rather than final approval of individual projects. Future projects will continue to be
advanced through appropriate technical review, design, funding, and prioritization
processes before implementation.
Candidate Network and Mapping
2.10 A core deliverable of the ATMP is the candidate network mapping, which identifies
proposed active transportation routes, facility types, and network structure across the
municipality. The mapping is intended to provide a visual planning framework for long
term connectivity and to support coordination with future growth, development,
transportation, parks, recreation, and infrastructure planning.
2.11 The candidate network identifies planning level connections across Clarington and
considers a range of implementation contexts, including existing and planned road
corridors, trails, parks and open space connections, growth areas, development lands,
transit connections, and other municipal or regional corridors, where appropriate and
subject to further review.
2.12 Facility types shown in the ATMP are planning level recommendations. The final form,
location, alignment, feasibility, cost, and timing of any individual facility will need to be
confirmed through future technical review, consultation, environmental review where
required, detailed design, development review, and the capital budget process .
Implementation Context
2.13 Endorsement of the ATMP would provide Staff with a strategic document to guide future
active transportation planning and coordination. It would not commit the Municipality to
immediate construction of all identified routes or require implementation within a fixed
timeline.
2.14 Implementation would be incremental and would depend on a range of factors, includin g
growth related needs, road improvement opportunities, development applications, grant
opportunities, available funding, land ownership, environmental constraints, accessibility
considerations, and coordination with Regional and municipal infrastructure projects.
2.15 As individual projects move forward, further work may be required to confirm feasibility,
refine alignments, select appropriate facility types, assess impacts, identify costs, and
determine the appropriate timing and delivery mechanism. This appro ach allows the
ATMP to function as a strategic guide while preserving flexibility for future Council
decisions and site-specific technical review.
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Municipality of Clarington Page 5
Report PDS-038-26
Relationship to Other Municipal Initiatives
2.16 The ATMP is one component of a broader municipal planning framework and is
intended to support complete, connected communities as Clarington continues to grow.
The ATMP has been developed in parallel with other important municipal initiatives and
is expected to help inform and be informed by the Parks, Recreation and Culture Master
Plan, the Official Plan Review, Secondary Plans, development review, and related
capital planning initiatives.
2.17 Positioning the ATMP within this broader planning framework will help ensure that active
transportation considerations are incorporated into future decision making in a
coordinated manner, rather than being considered separately from growth,
transportation, recreation, accessibility, environmental, and infrastructure planning.
3. Financial Considerations
Not Applicable.
4. Strategic Plan
The ATMP aligns with the following sections of Clarington's Strategic Plan 2024 -27:
C.1.2: Be an active partner in the development of GO Train stations and improved
Regional transit connectivity.
The ATMP supports active transportation connections to transit and broader
mobility integration.
C.1.4: Proactively address traffic management, walkability, livability and connectivity.
This section directly references completing the Transportation Master Plan and
updating the Active Transportation Master Plan and Wayfinding System Strategy.
G.2.1: Prepare a new Official Plan that will guide community growth to 2051.
The ATMP will help inform the Official Plan Review, Comprehensive Zoning By-
Law update, and Secondary Plans as growth planning advances.
G.2.3: Develop and begin implementation of the Parks, Recreation and Culture Master
Plan.
The ATMP has been coordinated with the PRCMP and supports complete
community planning and recreational / mobility connections.
G.4.2: Be a leader in anticipating and addressing the impacts of climate change.
The ATMP supports walking, cycling, rolling, and other low-carbon travel choices.
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Municipality of Clarington Page 6
Report PDS-038-26
G.4.3: Protect and enhance Clarington's natural heritage.
Future implementation of active transportation infrastructure will need to be
planned in a manner that respects environmental constraints and opportunities.
5. Climate Change
5.1 The ATMP supports climate change objectives by encouraging walking, cycling, rolling,
and other active modes that can reduce reliance on single-occupant vehicle travel over
time. It also supports more connected and resilient community planning by integrating
active transportation into growth-related and infrastructure-related decision-making.
5.2 Future implementation of ATMP recommendations will need to balance mobility
objectives with environmental protection, natural heritage considerations, and site -
specific design constraints.
6. Concurrence
6.1 This report has been reviewed by the Deputy CAO of Public Services who concurs with
the recommendations.
7. Conclusion
7.1 It is respectfully recommended that Council endorse the Active Transportation Master
Plan as a high-level strategic planning document to guide future active transportation
planning in Clarington.
Staff Contact: Robert Brezina, Manager of Engineering Design, 905-623-3379 ext. 2331 or
RBrezina@clarington.net
Attachments:
Attachment 1 – Active Transportation Master Plan
Attachment 2 – ATMP Maps (Full Size)
Interested Parties:
The following interested parties will be notified of Council's decision:
Clarington’s Active Transportation and Safe Roads Advisory Committee
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Municipality of Clarington
Active Transportation Master Plan
June, 2026
Attachment 1 to Report PDS-038-26
Page 13
Active Transportation Master Plan | 2
Table of Contents
Chapter 1: Policy Review, Project Vision, Strategic Direction and Goals ................ 4
1.1 Introduction .......................................................................................................... 4
1.1.1 What is Active Transportation? ....................................................................... 4
1.1.2 What is an Active Transportation Master Plan? .............................................. 4
1.2 Policy Foundation ................................................................................................ 8
1.2.1 Policy Review .................................................................................................. 9
1.3 Vision and Goals ................................................................................................ 11
1.3.1 Vision Statement ........................................................................................... 11
1.3.2 Strategic Directions and Goals ...................................................................... 13
Chapter 2: Existing Conditions .................................................................................. 14
2.1 Existing Active Transportation Network .......................................................... 14
2.1.1 Existing Active Transportation Facility Types ................................................ 15
2.2 OTM Book 18 (2021) Compliance ..................................................................... 19
2.3 Socio-Economic Patterns ................................................................................. 24
2.3.1 Total Population ............................................................................................ 25
2.3.2 Population Density ........................................................................................ 25
2.3.3 Population Distribution by Age ...................................................................... 27
2.3.4 Immigrant Population Distribution ................................................................. 30
2.3.5 Average Household Income .......................................................................... 32
2.4 Transportation Trends....................................................................................... 34
2.4.1 Mode Shares ................................................................................................. 34
2.4.2 Short Trips ..................................................................................................... 35
Chapter 3: Developing the Active Transportation Network ..................................... 37
3.1 The Active Transportation Network Framework ............................................. 37
3.1.1 Network Hierarchy ......................................................................................... 37
3.1.2 Route Selection Criteria ................................................................................ 48
3.1.3 Urban and Rural Connectivity ....................................................................... 49
3.1.4 On and Off-Road Connectivity ...................................................................... 50
3.1.5 Major Road Corridors .................................................................................... 51
3.1.6 Major Crossings ............................................................................................ 53
Chapter 4: Implementation ......................................................................................... 54
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Active Transportation Master Plan | 3
4.1 Facility Types ..................................................................................................... 54
4.1.1 Pedestrian facilities ....................................................................................... 54
4.2 Active Transportation Facilities ....................................................................... 58
4.2.1 Physically Separated Active Transportation Facilities ................................... 58
4.2.2 Designated Space Active Transportation Facilities ....................................... 61
4.2.3 Shared Space ............................................................................................... 62
4.3 Intersection Treatments .................................................................................... 66
4.4 Network Phasing ................................................................................................ 69
4.5 Retrofit and Road Construction Strategies ..................................................... 73
4.6 Costing ..................................................................... Error! Bookmark not defined.
4.7 Monitoring Strategies ........................................................................................ 74
4.7.1 Key Performance Indicators .......................................................................... 75
4.7.2 Monitoring and Reporting Programs ............................................................. 76
Chapter 5: Active Transportation Supportive Policies ............................................ 78
5.1 Policy #1: Accessibility and Inclusion for Active Transportation ................. 78
5.1.1 AODA Standards ........................................................................................... 79
5.1.2 All Ages and Abilities Active Transportation Facilities ................................... 80
5.1.3 All Ages and Abilities Pedestrian Facilities .................................................... 81
5.1.4 Inclusive Design ............................................................................................ 83
5.2 Policy #2: Enhancing Supportive Amenities throughout the Active
Transportation Network .......................................................................................... 87
5.2.1 Bicycle Parking and End of Trip Facilities ..................................................... 87
5.2.2 Network Amenities ........................................................................................ 89
5.3 Policy #3: Maintaining the Active Transportation Network .......................... 103
5.3.1 Minimum Maintenance Standards ............................................................... 103
5.4 Policy #4: Supporting Micromobility .............................................................. 109
5.4.1 E-Bikes and E-Scooters in Ontario .............................................................. 111
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Active Transportation Master Plan | 4
Chapter 1: Policy Review, Project Vision, Strategic
Direction and Goals
1.1 Introduction
1.1.1 What is Active Transportation?
Active transportation refers to modes that rely on the user’s own power to move. This
has typically meant walking, biking, scootering, rollerblading, and skateboarding.
However, new electric devices such as e-bikes and e-scooters have recently been
included when considering active transportation modes and often share the same types
of active transportation infrastructure. Throughout the development of the Active
Transportation Master Plan (ATMP), active transportation users have been classified
into one of two groups:
1. Slower active transportation users who use sidewalks and multi-use paths,
including pedestrians and people using slower assistive devices (walkers,
wheelchairs, etc.).
2. Faster active transportation users who use bicycle lanes, multi-use paths, and
cycle tracks. These users include people using a bicycle, scooter, skateboard, or
electric versions of these devices. It is also recognized that people using faster
mobility devices, such as mobility scooters, often use active transportation
facilities.
1.1.2 What is an Active Transportation Master Plan?
The Municipality of Clarington has developed this ATMP that builds upon existing key
policies and plans such as the Clarington Official Plan, Clarington Transportation Master
Plan, and Clarington Strategic Plan. An ATMP’s primary purpose is to determine how a
community can better support all forms of active transportation. An ATMP evaluates
existing conditions, considers future growth, and provides recommendations that align
with policy objectives and community needs within a municipality. Clarington’s ATMP
will serve as a guiding document for active transportation over the next ten or more
years that aims to enhance active transportation use, strengthen policy support, and
establish new partnerships with community stakeholders to increase the uptake of multi-
modal transportation within the Municipality. Recommendations in the Plan will support
the growth of infrastructure for active transportation and develop an accessible and
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Active Transportation Master Plan | 5
equitable network for users of All Ages and Abilities. The recommended active
transportation network and implementation priorities should be reviewed and refined
through the upcoming Clarington Transportation Master Plan (CTMP) and Official Plan
Review processes once updated growth forecasts and long -term land use directions are
confirmed.
Building upon the existing active transportation network, the ATMP will provide direction
towards a future where walking, cycling, and wheeling are more accessible,
comfortable, connected and convenient for residents. The Municipality aims to build
upon its existing network of bike lanes, multi-use trails and sidewalks by:
• Applying the Complete Streets Approach defined in the Official Plan to be
integrated into the planning and design of streets;
• Improving existing routes to bring them up to an All Ages and Abilities (AAA)
standard;
• Closing gaps in the network to ensure continuous, connected routes across
the Municipality, connecting urban and rural areas;
• Addressing barriers to network connectivity, such as highways, railways and
watercourses to provide safe connections between communities and to the
waterfront;
• Partnering with the Region of Durham to enhance mobility choice across the
Municipality by upgrading facilities on Regional Roads; and
• Creating new capacity for community organizations to support residents in
choosing active transportation more often.
The Clarington ATMP has been developed by placing the community at the centre of
the plan, focusing on increasing uptake of active transportation by residents,
strengthening support for more people-oriented transportation options and establishing
new partnerships with stakeholders to support implementation. To build this sense of
community ownership that is necessary to support a plan of this scale, residents and
stakeholders had several opportunities to engage in the process of developing the plan.
The Plan also creates an accountability process that will allow the Municipality and any
relevant partners to check the progress of the actions against the baseline assessment
and the goals contained within the Plan.
The ATMP functions best when considered within the broader policy context of the
Municipality, Region, Province and Country. Chapter 1 provides an overview of existing
policies and plans that are relevant to active transportation and that inform ed the
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Active Transportation Master Plan | 6
recommendations in this Plan. Additionally, the identified policies help define the vision
for the ATMP by aligning itself with the goals and objectives of Clarington.
Complete Streets
The objective of a Complete Streets approach is to create a well-functioning, efficient
street network that promotes road safety, accessibility, and allows for all types of
transportation modes and uses. Every street is different with its own defining set of
elements and character in relation to the street’s location and role within the municipal
transportation network.
Complete Streets are streets for everyone. While it may not be possible to
accommodate every type of user on all streets within the Municipality, Complete Streets
aim to balance the needs of all road users including pedestrians, cyclists, transit users,
vehicles, etc., which may differ depending on the street type and function. Active
transportation is considered a key element of Complete Streets as pedestrian and
cycling infrastructure can offer greater transportation options, accommodate users of all
abilities and facilitate equal access to goods, services, employment, and recreation.
The Complete Streets concept aims to implement a transportation network that
prioritizes safety by increasing the buffer between vehicular and other modes of
transportation and adopting a Vision Zero approach. Rather than focusing on perfecting
human behaviour, Vision Zero takes on a “safe systems” approach. This assumes that
human error is a natural part of the road safety equation and recognizes that road
fatalities and injuries can be prevented through “the 5 E’s”: education, enforcement,
engineering, evaluation, and engagement.
Clarington’s Official Plan aims to integrate Complete Street principles in the planning
and design of urban streets, including:
• Street design elements to improve the quality of service for pedestrians, cyclists,
and transit users in addition to the level of service for vehicles;
• Safe and convenient access to transit stops;
• Local streets to have multiple points of access and limited block lengths;
• Intersections designed to meet the desired level of service for vehicles,
pedestrians, and cyclists, through minimizing crossing distances; and
• Streets designed with integrated accessibility features.
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Active Transportation Master Plan | 7
The concept of Complete Streets is rooted in the interconnection of streets to build a
network that allows for physical movement and connects people to different areas and
destinations, here, within Clarington. Streets are important public spaces that prov ide
various social and recreational uses and shape the urban fabric. Complete Streets put
emphasis on the needs of the road users, including people who cycle, walk, take transit
and drive on the street. This shifts the priority away from solely focusing on motor
vehicle traffic and creates a safe and welcoming environment for all ages, abilities, and
modes of travel.
When applying the concept of Complete Streets to the Municipal Road network, there
are several key principles that need to be considered to effectively adapt the local
community interest surrounding Clarington’s roads to provide Complete Streets
elements. These principles include:
1. Separating Users
• Separating active transportation users where there are high volumes of
vehicular traffic is critical for safety.
• This can be done in many ways, including complete separation of active
transportation users by implementing a Multi-Use Path (MUP) within the
boulevard or retrofitting protected bike lanes with concrete curbs/barriers and
bollards.
Figure 1.1: Examples of Separated Active Transportation Facilities: Protected Bike Lane (left) and Multi -use Path
(right)
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Active Transportation Master Plan | 8
2. Reducing Vehicle Speeds and Volumes
• This can be done through traffic calming measures, such as speed humps or
roadway lane width reductions, and traffic diversion measures to reduce
traffic volumes and to allow for safer shared space.
• Safer shared space is needed between active transportation users and
vehicles and, if user volumes are high enough, separation between different
types of active transportation users can be beneficial.
Figure 1.2: Examples of Traffic Calming Measures (left) and Traffic Diversion Measures (right)
1.2 Policy Foundation
This section builds on prior municipal, provincial, and federal planning documents to
align the ATMP with established government goals and visions. Over the past decade,
there has been growing government support and funding for creating active
communities, with collaboration among federal, provincial, and municipal levels to
develop policies, research, strategies, and initiatives aimed at enhancing active
transportation. The following overview highlights the plans and policies reviewed to
inform the development of the Plan.
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Active Transportation Master Plan | 9
1.2.1 Policy Review
Policy Background
Provincial and municipal governments have worked together to establish policies,
research, strategies and initiatives that provide support for investments and
improvements in active transportation.
The initial step in development of the ATMP was gaining an understanding of the plans
and policies that have helped set the foundation for the Plan, including those that have
a direct influence on active transportation planning, design and implementation within
Clarington. The following is an overview of all plans and policies that were reviewed to
inform the ATMP.
Federal Policies
• National Active Transportation Strategy (2021-2026)
The National Active Transportation Strategy provides federal policy direction that
emphasizes connectivity, safety, equity, and increased walking and cycling mode share.
These principles align with the objectives of the Clarington ATMP and help ensure
consistency with federal government priorities. The National Active Transportation
Strategy created a 5-year, $400 million fund for municipalities to build new and
expanded networks of pathways, bike lanes, trails and pedestrian bridges . To qualify,
municipalities must demonstrate how their projects will enhance community
connections, improve user experience, encourage a modal shift, and promote equity
across the region.
Provincial Policies
• Accessibility for Ontarians with Disabilities Act
• Ministry of Transportation Ontario Bikeway Design Manual
• Ontario Traffic Manual Book 15: Pedestrian Crossing Treatments
• #CycleON Action Plan 2.0
• Ontario’s Cycling Tourism Plan
• Minimum Maintenance Standards for Municipal Highways O.Reg. 239/02
• Provincial Policy Statement
• Ontario Traffic Manual Book 18: Cycling Facilities
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The Province of Ontario has a suite of comprehensive policies that support active
transportation and universal design, offering guidance to municipalities ranging from
suggested actions to legislated requirements. Provincial initiatives encourage
collaboration with industry partners to develop cycling tourism, especially in rural areas,
as outlined in Ontario's Cycling Tourism Plan. Municipalities should emphasize
equitable distribution of recreational spaces in compliance with the Provincial Policy
Statement and follow the detailed active transportation facility design outlined in the
MTO Bikeways Design Manual and Ontario Traffic Manual Book 15 and 18. Technical
standards, including those for AODA-compliant facilities, are specified in Minimum
Maintenance Standards for Municipal Highways, with further design guidance provided
in Ontario Traffic Manuals.
Regional Policies
• Region of Durham Official Plan, Envision Durham (2024)
• Durham Transportation Master Plan (2017)
• Durham Regional Cycling Plan (2021)
Regional policies directly shape the planning, design, implementation, and operation of
active transportation facilities along regional roads, with guidance from documents like
the Durham Regional Official Plan (2020), Regional Cycling Plan (2021) and the
Durham Transportation Master Plan (2017). These policies aim to create healthy,
sustainable communities and manage growth effectively. The Durham Transportation
Master Plan (TMP) outlines principles to strengthen the bond between land use and
transportation, enhance public transit, promote walking and cycling, optimize road
infrastructure, support sustainable travel choices, improve goods movement, and
strategically invest in transportation systems. Additionally, the Regional Cycling Plan
(RCP) offers guidance on cycling infrastructure, connectivity, and education and
encouragement, aligning with the region's strategic goals to expand sustainable
transportation, enhance communication networks, and optimize resources. Overall, the
key principles include integrating land use and transportation planning, improving
accessibility and equity, fostering alternative modes of transport, establishing a
connected network for active transportation, promoting education and encouragement
for active transportation, and maintaining a well-operated cycling network.
• Clarington Waterfront Strategy (In Development)
• Clarington Parks, Recreation and Culture Master Plan (2024)
• Clarington Strategic Plan (2023)
• Current Clarington Official Plan (2018)
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• The Municipality of Clarington Multi-Year Accessibility Plan 2018 to 2023 (2018)
• Clarington Transportation Master Plan (2016)
• Municipality of Clarington Older Adult Strategy (2015)
Municipal policies significantly shape active transportation initiatives, with documents
like the Clarington Official Plan (2018), Clarington Transportation Master Plan (2016)
and the Clarington Strategic Plan (2019) providing essential guidance on the future
development of active transportation. These plans are updated periodically to align with
provincial directives and community objectives. The Clarington Official Plan
underscores the Municipality's vision for a vibrant, safe, and sustainable environment ,
emphasizing healthy communities and active transportation integration. Specific policies
within the plan prioritize promoting healthy lifestyles through active modes like walking
and cycling, managing growth to accommodate active transportation infrastructure, and
enhancing public realm and networks in developed areas. The Clarington Strategic Plan
sets goals for engaged communities, sustainable growth, and environmental
sustainability, with provisions for expanding transportation networks and ensuring
equitable access.
Moreover, ongoing initiatives such as the Clarington Waterfront Strategy and the
Municipality of Clarington Multi-Year Accessibility Plan (2018-2023) further bolster AT
integration and accessibility. The Waterfront Strategy aims to enhance barrier-free
access and active transportation linkages to the waterfront, aligning with broader
strategic plans and environmental considerations. Similarly, the Accessibility Plan
outlines measures to comply with the Accessibility for Ontarians with Disabilities Act
(AODA), including provisions for mobility device charging stations and barrier -free
design in public spaces. Additionally, the Municipality's Older Adult Strategy addresses
the recreation and transportation needs of its aging population, emphasizing
coordination through programs like Wheels in Action and ensuring safe, reliable AT
options for leisure and transportation purposes. Through these multifaceted policies and
plans, Clarington aims to foster inclusive, sustainable communities while promoting
active transportation as a fundamental component of urban design and development.
1.3 Vision and Goals
1.3.1 Vision Statement
A vision statement and relevant objectives were developed based on a review of
Clarington’s existing policy documents. The themes contained in these documents
highlight what the Municipality’s guiding principles are and help to ensure that the ATMP
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aligns with those previously approved statements in a clear manner. The vision
statement for the ATMP is:
Clarington’s transportation system provides safe and
accessible transportation options for all users and connects
people to key destinations and transit while supporting
community health and sustainability.
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1.3.2 Strategic Directions and Goals
To ensure the vision statement is carried out, strategic directions and goals have been
developed based on the Municipality’s existing policy directives that are shown in Table
1.1.
Table 1.1: Goals Based on the Municipality's Existing Strategies
Strategic Direction Goals
Create Resilient &
Sustainable Communities
1. Promote active transportation through public
education and awareness
2. Increase opportunities for recreation and exercise
3. Support accessing local businesses by active
transportation
4. Support a variety of mobility and transportation
options
Create Inclusive,
Accessible & Vibrant
Communities
1. Connect the active transportation network with
public transit
2. Create accessible active transportation facilities
for people of All Ages and Abilities
3. Monitor and maintain active transportation
facilities
Develop a Safe &
Connected Active
Transportation Network
1. Provide safe and protected active transportation
facilities
2. Establish connections between hamlets, rural
areas, and urban centres
3. Create convenient connections to key
destinations
4. Provide safe crossings of major physical barriers
to create a well-connected network
The recommendations and policies from this Plan will be built upon the vision
statement, strategic directions and goals. They will provide an important accountability
tool and be used to prioritize the implementation of recommendations, policies, and the
active transportation network that will be developed through this Plan.
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Chapter 2: Existing Conditions
Creating an interconnected and easily accessible active transportation network is crucial
for promoting an active lifestyle among the public. The proposed active transportation
network in the Municipality of Clarington is being developed with an equitable lens,
inclusive of all users within the Municipality. The goal of the proposed network is to
make it universally accessible to all people, regardless of their age or abilities.
The existing conditions of Clarington’s current active transportation network have been
reviewed and investigated in the field to inform mapping, confirm where infrastructure is
present and to identify potential gaps within the network. Existing active transportation
facilities have been assessed to determine if they meet current guidelines and serve to
establish a foundation that the future active transportation network can be built upon.
2.1 Existing Active Transportation Network
Clarington has been implementing active facilities for many years, including sidewalks,
bicycle lanes, and multi-use paths. Many of the Municipality’s existing active
transportation routes predate the first edition of the Ontario Traffic Manual (OTM) Book
18 on cycling facility design (2013). Design philosophy has evolved considerably since
those early installations, with the updated Book 18 (2021) placing a much higher priority
on the comfort and safety of the interested but concerned population of potential active
transportation users. These potential users tend to be uncomfortable sharing space with
automobiles, especially in high-speed conditions. They will tend towards using multi-use
paths, physically separated facilities and low-speed, low-volume residential streets.
In the context of the Municipality’s existing active transportation network, it is important
to keep these users in mind, while also respecting that many of the Municipality’s
existing facilities were built to older design standards. The Plan aims to identify where
existing routes can be leveraged to create a network of high -comfort active
transportation facilities, elevating the experience for people of All Ages and Abilities as
the ATMP is implemented.
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2.1.1 Existing Active Transportation Facility Types
The following are the typical active transportation
facility types that exist in Clarington:
• Sidewalks: Sidewalks are typically located in
urban and built-up areas for use by
pedestrians and people using mobility
devices at a low speed.
• Shared Roadways: Designated shared
roadways typically have supportive signs
and/or pavement marking treatments for
wayfinding and to promote safer interactions
between motorists, cyclists and other road
users.
• Bicycle Lanes: Bicycle lanes are located on
a portion of the roadway with designated
space that is to be used exclusively by
cyclists. They are typically marked by a bicycle
symbol, pavement markings and signs.
• Multi-use Paths: Pathways located alongside
a road that are shared between pedestrians,
cyclists, scooter users, and other types of
active transportation users.
• Paved Shoulders: A portion of a roadway that
provides active transportation users an area
that is separated from motor travel with a
pavement marking. Typically, paved shoulders
are located on rural roads.
Map 2.1 provides an overview of existing active
transportation facilities and typical key destinations
across Clarington.
Figure 2.1: Bicycle Lane
Figure 2.2: Multi-use Path
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Map 2.1: Existing Active Transportation Network - Clarington-wide
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Map 2.1a: Existing Conditions - Courtice and Bowmanville
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Map 2.1a: Existing Conditions - Newcastle and Orono
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2.2 Ontario Traffic Manual (OTM) Book 18 Compliance
To understand whether existing active transportation routes meet updated guidance in
Ontario Traffic Manual (OTM) Book 18: Cycling Facilities (2021), a detailed review of
on-road facilities was conducted for the Municipality. This review determined
compliance with current guidelines, considering the widths of current facilities, type of
separation, road speed limits, and recent traffic volumes. Table 2.1 summarizes the
findings of this review and Map 2.2 shows the mapped results.
Table 2.1: Existing Facilities Compliance with OTM Book 18
Facility Type Total Existing
Length (km)
Compliant Length
(km)
Non-Compliant
Length (km)
Dedicated Bicycle
Lanes 15.39 0.55 14.84
Multi-use Paths 15.58 15.58 0
Marked Shared Use
Lane 5.44 0 5.44
Paved Shoulder 5.69 2.81 2.88
Total 42.1 18.94 23.16
Approximately 23 km of the Municipality’s existing active transportation network does
not conform to the standards outlined in the current OTM Book 18, although these
segments may have met the applicable guidelines at the time of their construction.
Existing multi-use paths within the network generally align with OTM Book 18 guidance
by providing a high degree of separation from motor vehicle traffic. Where located within
the boulevard or fully outside the road right-of-way, these facilities reflect Book 18
principles related to user comfort, safety, and suitability for All Ages and Abilities. Non-
compliant bicycle lanes may be upgraded with increased separation techniques, such
as bollards or concrete curbs/barriers, or by reducing vehicle speeds through traffic
calming and lower speed limits. Reducing vehicle speeds is only one part of the
equation, however, since a reduction in speed does not always equate to a reduction in
volumes. Even with a reduced speed limit, some roads would still lie outside of the
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recommended parameters where a bicycle lane would be recommended without
physical separation. Higher traffic volumes and speeds require physical separation to
provide a comfortable experience for the interested but concerned riders, as
demonstrated in Figure 2.3.
Figure 2.3: Physical separation techniques for cycling according to vehicle volume and speed
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Map 2.2: OTM Book 18 Compliance - Clarington-wide
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Map 2.2a: OTM Book 18 Compliance - Courtice & Bowmanville
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Map 2.2b: OTM Book 18 Compliance - Newcastle & Orono
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2.3 Socio-Economic Patterns
Demographic and socio-economic characteristics are included in the Active
Transportation Master Plan (ATMP) to help identify where active transportation (AT) is
most likely to be used out of necessity, where it is most likely to be used by choice, and
where improvements to the network can deliver the greatest equity, accessibility, and
mobility benefits. Population density, age distribution, immigrant population patterns,
and household income influence travel behaviour, access to private vehicles, and
sensitivity to the availability, safety, and comfort of walking and cycling infrastructure.
When reviewed alongside land use patterns and proximity to key destination s, such as
schools, transit stops, community facilities, employment areas, and retail, these
indicators help identify areas where gaps in the AT network may disproportionately
affect residents with limited mobility options. Collectively, the trends illustrated in this
section provide a screening-level understanding of where investments in active
transportation can support both everyday mobility needs and longer-term mode shift
objectives.
To develop an active transportation network that is tailored to Clarington, a
comprehensive understanding of the local context is essential, particularly regarding
demographic and socio-economic characteristics and trends. This knowledge serves as
the foundation for ensuring that the recommendations and strategies comprising the
ATMP are well-suited to meet the needs of both current and future residents who will
rely on this network. A review of the socio-demographic data was completed as part of
an equity-focused approach to building the network. Key indicators for an equitable
approach to planning an active transportation network include population density, youth
and senior population density, population density of recent immigrants, and household
income. This section includes a series of maps to show the Municipality’s current
demographic patterns based on data for these demographic trends from the 2021
Statistics Canada Census.
The demographic maps presented in this section are not intended to represent demand
in isolation, but rather to highlight where demographic trends and potential AT needs
intersect with land use patterns and existing network gaps, helping to inform
subsequent network planning, prioritization, and phasing decisions. The ranges for the
maps in this section are based on a quantile approach, which creates ranges based on
an equal number of areas within each range. The areas have approximately equal
populations, allowing them to be compared with each other to determine where there is
higher priority for active transportation to benefit the most residents.
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2.3.1 Total Population
Understanding population and its anticipated growth is an important consideration when
assessing the existing conditions and the potential for active transportation. Clarington’s
population was just over 101,400 in the 2021 Census and is expected to grow to
140,340 by 2031. Figure 2.4 shows the changes in population from 2011 to 2021 and
the expected population growth in Clarington.
Figure 2.4: Population Growth and Growth Forecast in the Clarington (Source: 2018 Clarington Official Plan and
Statistics Canada Census)
2.3.2 Population Density
Population density varies across different areas of the Municipality, with higher
population densities in the urban areas of Courtice, Bowmanville, and Newcastle.
Higher densities are focused in more recently developed areas, likely due to smaller lot
sizes in newer developments. Population density trends for the Municipality are shown
in Figure 2.5.
Higher population densities generally correspond with shorter trip lengths and a greater
likelihood of walking and cycling for both utilitarian and recreational purposes. In
Clarington, higher-density areas in Courtice, Bowmanville, and Newcastle represent
locations where AT infrastructure is more likely to support everyday trips, including
access to schools, transit, shopping, and community services. Conversely,
lower-density rural areas may rely more heavily on AT for recreational purposes or
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
2011 2016 2021 2026 2031
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Active Transportation Master Plan | 26
first-/last-mile connections to transit, highlighting the need for different facility types and
design approaches. Areas where higher population density coincides with limited AT
connectivity may represent priority locations for addressing network gaps.
Figure 2.5. Population Density
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2.3.3 Population Distribution by Age
Enhancing active transportation infrastructure can improve the quality of life and
accessibility experienced by both youth and seniors as these two groups are often the
most limited by not having access to a car for mobility purposes. Figure 2.6 and Figure
2.7 demonstrate the distribution of seniors (ages 65 and older) and youth (ages 14 and
younger). Youth tend to be located in more recently developed areas, likely due to the
increased opportunities for younger families to purchase housing and the proximity to
schools and other amenities. Higher densities of seniors tend to be located in older
residential areas or developments that have been planned or marketed to seniors.
Youth and seniors are more likely to rely on active transportation out of necessity due to
limited or no access to a private vehicle. Areas with higher concentrations of youth benefit
from safe, direct walking and cycling routes to schools, parks, and comm unity facilities,
while areas with higher concentrations of seniors benefit from barrier-free, comfortable,
and well-connected pedestrian environments that support daily errands and social
interaction. Where higher youth or senior densities overlap with fr agmented sidewalk
networks, high-speed roadways, or limited crossing opportunities, there is an increased
risk of unmet mobility needs and reduced independence. These areas may warrant
prioritization for safety-focused and accessibility-oriented AT improvements.
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Figure 2.6. Youth Density
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Figure 2.7. Senior Density
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2.3.4 Immigrant Population Distribution
As part of an equity-focused approach, the ATMP reviewed selected demographic
indicators to understand how access to transportation options may vary across the
Municipality. This approach uses demographic data as a screening tool to identify
neighbourhoods where residents may have different mobility needs or may rely more
heavily on walking, cycling, or transit due to factors such as age, income, or immigration
status.
For this analysis, immigrant population data (including recent immigrants, defined as
individuals who immigrated to Canada within the past five years, consistent with
Statistics Canada definitions) was reviewed alongside general population density. While
immigrant populations are represented within overall population density figures,
mapping this data separately helps identify whether certain population groups are
concentrated in specific neighbourhoods, particularly older residential areas, and
whether existing transportation infrastructure aligns with current population patterns.
Figure 2.8 illustrates that immigrant population density in Clarington generally overlaps
with established neighbourhoods. This information was used to support a broader
understanding of how historic street networks, transit access, and active transportation
facilities may serve current residents, and to help inform network planning and
prioritization.
Immigrant population density in Clarington generally aligns with established
neighbourhoods that often have older street networks and varying levels of AT
infrastructure. In many cases, these areas may have direct street connectivity but lack
modern AT facilities such as protected cycling infrastructure or enhanced pedestrian
crossings. Households in these neighbourhoods may be more likely to use walking,
cycling, or transit for daily trips, particularly where employment, services, or transit are
within close proximity. Identifying whether existing AT infrastructure aligns with current
demographic patterns helps ensure that upgrades and retrofits address present -day
needs rather than historic development patterns.
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Figure 2.8. Distribution of Immigrant Population
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2.3.5 Average Household Income
Census data reveals that income level in Clarington is unevenly distributed across the
Municipality, as shown in Figure 2.9. Many lower income areas are focused in the
urban areas, though there are some rural areas that have lower household incomes
than the municipal average. Lower-income households can greatly benefit from
improved active transportation infrastructure as it can improve mobility choice without
requiring access to a vehicle. Active transportation modes are more affordable and
reliable than other modes, particularly for short trips within the Municipality. Investing in
active transportation in areas with low median household income provides benefits for
the entire community. It can enhance social equity, improve health and well-being, and
support local businesses.
Lower-income households are more likely to depend on active transportation as a
primary or complementary mode due to the high cost of vehicle ownership and
operation. In Clarington, lower-income areas are largely concentrated in urban centres,
where short trip lengths and access to destinations can make walking and cycling viable
daily travel options, provided that safe and connected infrastructure is available. Where
lower household incomes coincide with gaps in the AT network or barriers such as
major arterial roads, limited crossings, or discontinuous sidewalks, residents may
experience reduced access to employment, services, and transit. Investment in active
transportation in these areas can improve affordability, health outcomes, and access to
opportunity while supporting broader municipal equity objectives.
It should be noted that the income ranges shown in Figure 2.9 are averages for census
dissemination areas, which contain many households. The income ranges are not
meant to represent the lowest or highest household incomes seen in Clarington.
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Figure 2.9. Average Household Income
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2.4 Transportation Trends
2.4.1 Mode Shares
Current travel trends show that active transportation modes are not commonly used,
and most residents rely on using vehicles as their main mode of transportation. The
2021 Canadian Census showed that 93.4% of people commute by using a personal
vehicle, while only 2.4% walk to work and 0.1% use a bicycle. Other modes of
commuting, including micromobility devices such as e -scooters, make up 1.9% of
commuters. A full summary is included in Table 2.2.
Table 2.2: Commuting Mode Shares
Main Mode of
Commuting
Total Count (25% sample
data of total population)
Percentage of Mode
Share
Car or truck 34,305 93.4%
Public transit 790 2.2%
Walking 875 2.4%
Bicycle 40 0.1%
Other method 705 1.9%
Source: Canada Census (2021)
Public engagement results align with the Census in showing low current use of active
transportation, with driving the dominant mode. Survey responses also provide context
for this outcome, identifying safety, network gaps, and connectivity as key barriers,
while indicating that many residents would be willing to use active modes more often for
short trips if conditions improved.
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2.4.2 Short Trips
The current census numbers do not necessarily reflect the potential for active
transportation in Clarington. The lack of a connected and safe network may be a factor
in the low proportion of commuters using active transportation or their commute
distance may be too far. The Transportation Tomorrow Survey provides more details on
all types of trips, distances of trips, and mode of transportation. It is helpful to look at the
number of trips that are 5 km or less, since these trips have the greatest potential to be
replaced by active transportation. Table 2.3 shows that 73% of all types of trips are
under 5 km in length. Only 13% of trips to work are under 5 km, but 57% of school trips
and 44% of discretionary trips (groceries, errands, etc.) are under 5 km.
Table 2.3: Total Trips and Short Trips under 5 km
Type of Trip
Total Number of
Trips (all
distances)
Number of Trips
Under 5 km1
Percentage of
Trips Under 5 km
(%)
Work 61,932 8,052 13%
School 17,916 10,220 57%
Discretionary 73,513 32,067 44%
All Types 153,361 111,915 73%
Note 1: Trip distance estimates are based on a Manhattan Distance (travel distance based on a perfect
east-west and north-south road grid)
Source: Transportation Tomorrow Survey (2016)
Figure 2.10 shows the areas where there are high numbers of originating trips that are
under 5 km. The areas generating high numbers of short trips are typically located in the
urban areas, indicating a high potential for active transportation.
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Figure 2.10: Number of Trips Under 5 km
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Chapter 3: Developing the Active Transportation
Network
3.1 The Active Transportation Network Framework
The Active Transportation Network was developed using community input and the
Active Transportation Network Framework, which establishes the guidelines and criteria
used to identify and evaluate routes. These elements include the Network Hierarchy,
Route Selection Criteria, Urban and Rural Connectivity, On and Off-road Connectivity,
Major Road Corridors, and Major Road Crossings.
The recommended active transportation network will be coordinated with future road
planning, reconstruction, and corridor improvement projects . Where applicable, active
transportation facilities identified through this Plan are to be integrated into municipal
road capital projects, including road reconstructions, resurfacing, and corridor upgrades,
to ensure alignment with long-term infrastructure planning and cost-effective
implementation.
These elements were used to develop the Active Transportation Network shown in Map
3.1, Map 3.1a (Courtice and Bowmanville) and Map 3.1b (Newcastle and Orono).
The maps show the route hierarchy of the Network, described in the next section, while
the active transportation facility types recommended for each route are shown in
Chapter 4: Implementation.
3.1.1 Network Hierarchy
The goal of creating an active transportation network hierarchy is to prioritize
investments and build a cost-effective system across the Municipality, based on user
needs and route purposes. Creating connected, comfortable routes that bring residents
to key destinations will have a higher degree of impact on mobility patterns in Clarington
than spreading investments out without consideration being given as to how users will
experience those corridors. Through this user-focused approach, the Municipality will be
able to maximize its return on investment as the network is implemented.
A network hierarchy does not prescribe specific facility types to each route but rather
describes how the route may be used to guide implementation. To create a safe,
comfortable, and functional network for Clarington, four (4) types of routes are
described here:
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Spine Routes
Spine Routes, illustrated in Figure 3.1 and Figure 3.2, function as major routes for
active users to access key destinations and other parts of the Municipality. They
connect to commercial areas, employment centres, schools and greenspaces
throughout the Municipality, providing a direct, continuous route to wa lk, bike or wheel.
Most Spine Routes are located on arterial or collector roadways, reflecting the important
destinations and amenities that often exist along those corridors. Spine Routes should
be designed to serve people of All Ages and Abilities, creating comfortable conditions
for people to walk, bike or wheel.
Due to high traffic volumes and speeds of these roads, facilities on Spine routes should
provide physical and spatial separation between active transportation user and motor
vehicles. Typical facilities include wide sidewalks, multi-use paths, trails, curb-separated
cycle tracks, and protected bicycle lanes. Protected intersections at major i ntersections
and continuous crossings at minor intersections and driveways help to create an
environment where active users feel safe and comfortable.
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Figure 3.1: Rendering of a Typical Spine Cross-section (shown with a multi-use path)
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Figure 3.2: Rendering of a Typical Spine Cross-section (shown with cycle tracks)
Connector Routes
Connector Routes, illustrated in Figure 3.3, are designed to help active transportation
users get to and from Spine Routes quickly, easily and comfortably. Connector Routes
will typically be on roads with lower vehicular volumes and speeds than Spine Routes,
allowing for the use of facilities where it is not typically required to provide physical
separation between active users and motor vehicles. The design user for these routes is
not necessarily an All Ages and Abilities User, but typically a user that is comfortable
with minimal exposure to vehicle traffic for short distances. This user would include
people who are interested in active transportation and have some concern when
exposed to higher traffic volumes and speeds. They do not have the same design
needs as an All Ages and Abilities User in every situation.
These routes are typically on local or minor collector routes where there is less need for
physical separation than Spine Routes. Typical facility types include painted or
contraflow (travel in the opposite direction of vehicular traffic) bicycle lanes.
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Figure 3.3: Rendering of a Typical Connector Cross-section
Neighbourhood Greenway Routes
Greenways form local connections and alternative routes for cycling on neighbourhood
streets that are designed for low traffic speeds and low traffic volumes. The idea of a
Greenway is that vehicles are still permitted on these routes but are not the priority
design user. They prioritize mobility for people walking, cycling and wheeling while still
allowing access for local residents, on-street parking and access for service and
emergency vehicles. These types of routes are suitable for All Ages and Abilities use,
but only when designed to reduce both the speed differential between users and reduce
the priority given to vehicular traffic in these areas.
Vehicle operating speeds on Greenways should be limited through traffic calming
measures to create safe conditions for mixing vehicles and other road users. Traffic
calming measures, such as the example in Figure 3.4, may include speed cushions,
chicanes, roadway narrowing or centreline bollards. The goal of all traffic calming
measures on these corridors is to reduce vehicle speeds and in turn reduce the speed
differential between motor vehicles and active transportation users. In addition to traffic
calming, Greenways should also incorporate elements of traffic diversion, including
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modal filters (traffic management measures that restrict through-movement by motor
vehicles while allowing walking, cycling, and other permitted modes to pass through like
shown in Figure 3.5), directional closures, one-way streets and full roadway closures in
certain areas to reduce through movements of vehicles. Where appropriate and where
vehicle speeds are already very low, stop signs may be placed on side streets instead
of the Greenway to allow for active transportation users to maintain a comfortable tra vel
speed.
Figure 3.4: Traffic Calming with Flexible Bollards and Centreline Signs, Ottawa
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Figure 3.5: Traffic Calming and Access Restriction with Concrete Planters, Ottawa
Rural Routes
Rural Routes provide cycling connections outside of the urban area, typically connecting
to hamlets, adjacent urban centres, neighbouring municipalities, or agricultural
employment areas. Rural Routes may be used for both recreation and utility purposes.
People working in rural areas and those who live in rural areas of Clarington or in
adjoining communities may cycle using Rural Routes as a practical transportation
mode. Recreational cyclists may use Rural Routes for exercise and sport.
Dedicated space separate from vehicle lanes is important for creating comfortable and
safe cycling facilities as vehicle operating speeds are typically higher in rural area. Rural
Routes are typically recommended to include a paved shoulder (with or without a buffer)
such as the example in Figure 3.6, or a separate multi-use path depending on the
characteristics of the roadway and the anticipated usage of the route.
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Figure 3.6: Rural Paved Shoulder, Aurora
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Map 3. 1: Active Transportation Network Hierarchy - Clarington-wide
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Map 3. 2: Active Transportation Network Hierarchy - Courtice and Bowmanville
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Map 3. 3: Active Transportation Network Hierarchy - Newcastle and Orono
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3.1.2 Route Selection Criteria
Route selection criteria were used to identify candidate routes and to prioritize future
investments into active transportation projects. Criteria for route selection are based on
active transportation network development guidelines and established best practices,
while respecting the local context. It is important to note that while the criteria will form
the foundation of candidate route evaluation, they should not preclude projects that
have a high level of public demand, nor those that have been identified in previous
planning processes, from moving forward.
The criteria used to develop the Active Transportation Network included:
1. Network Connectivity: Active transportation routes should provide a consistent
user experience, with comfortable, continuous routes throughout Clarington that
direct users to prominent, high-use destinations. Utilitarian active transportation
users prioritize route directness more than motorists because a longer trip not
only takes more time but also requires more physical exertion. Routes that close
gaps in existing routes or provide an opportunity for a consistent active
transportation corridor should be prioritized.
2. Safety and Accessibility: Active transportation routes should be designed to
improve safety and enhance accessibility. Routes are prioritized based on their
degree of safety improvement compared with current conditions.
3. Social and Economic Trends: Social and economic trends shape the
behaviours and habits of residents and workers within a community. It is crucial
to examine factors like age demographics, income levels, employment status,
and car ownership, as they can help explain current and future travel patterns.
Active transportation routes will be more effectively utilized if they are supporting
the contextual trends of the location they are based in.
4. Attractiveness: Active transportation facilities should take advantage of an
area’s local scenery. They should provide connections to parks and green
spaces and enhance opportunities for residents to engage with natural areas
regularly. Urban environments often have unique characteristics such as vibrant
main streets and areas with local business that should also be taken advantage
of as key destinations accessed by active transportation facilities. As scenic
active transportation corridors have a high potential for increased usage, it is
beneficial to capitalize on opportunities to improve the public realm. Such as
enhanced access to local businesses, community centers and public parks,
alongside the development of these facilities.
5. Feasibility: Projects should be evaluated based on the level of capital
investment required, their alignment with existing capital works projects and
property ownership constraints to ensure that proposed routes have a high
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degree of constructability during the lifespan of the ATMP. Large barriers that will
impact constructability based on significant cost include the presence of bridges,
watercourses, highways, and steep grades.
By evaluating potential routes through chosen criteria, routes and investments in active
transportation infrastructure will support active transportation and advance the
Municipality's strategic goals.
3.1.3 Urban and Rural Connectivity
In order to create a safe, comfortable and enjoyable active transportation network,
connectivity of routes is critical. This can present challenges, particularly in the context
of the Municipality of Clarington where each urban centre is separated by a rur al
landscape. Urban and rural routes and the types of users of these routes typically differ
as do the design guidelines that support this infrastructure.
Urban areas contain the highest population density and built infrastructure within a
municipality. Routes within urban areas typically connect users to major nodes and
destinations such as schools, places of work and hospitals, and facilitate the
transportation of goods and services. Urban routes are mainly used for utility purposes
but also support recreational uses. They are often shorter in distance and have a higher
volume of motor vehicle traffic and non-motorized vehicle use which can be
overwhelming for some active transportation users. People may use these routes to
travel into the urban areas from neighbouring communities and from rural areas for work
and utilitarian purposes (to get groceries, attend appointments etc.). Urban routes
prioritize connections between these key destinations and residential areas to enable
these types of trips.
Rural connectivity focuses on linking rural communities, employment areas, and
destinations to urban centres through continuous, longer-distance active transportation
routes, such as Figure 3.7. These routes support both utilitarian travel, such as
commuting and accessing services, and recreational use, recognizing the greater
distances, higher travel speeds, and different roadway contexts that characterize rural
areas.
.
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Figure 3.7: Paved Shoulders on Trulls Road
3.1.4 On and Off-Road Connectivity
On and off-road active transportation facilities will be used to create a well-connected
active transportation network. Urban areas in Clarington contain many multi-use trails
that are completely separated from vehicle traffic, such as the Bowmanville Cree k Trail,
Soper Creek Trail (Figure 3.8), and Farewell Creek Trail. Parts of the Waterfront Trail
are also separated from vehicle traffic. These trails provide the opportunity for safe and
comfortable active transportation routes with little or no exposure to vehicle traffic,
creating routes that can be enjoyed and used by people of All Ages and Abilities. Trails
will complement the on-road active transportation networks and provide alternate
parallel routes, especially in urban areas and along the waterfront. These routes may
not be as direct as on-road routes but provide a high level of comfort instead.
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Figure 3.8: Soper Creek Trail, Bowmanville
3.1.5 Major Road Corridors
Major road corridors play an important role in the overall transportation network in
providing the most direct, and often fastest route to major destinations. Typically, within
the Municipality of Clarington, these major road corridors are Regional Roads, which
can sometimes limit opportunities to integrate them into the Active Transportation
Network. In recent years, the Region of Durham has been upgrading and widening
many Regional Roads, allowing the Municipality to implement multi -use paths, creating
safer and more direct opportunities for people cycling, scootering, or wheeling.
The development of the ATMP considered locations where existing and proposed active
transportation infrastructure on Regional Roads will complement the municipal active
transportation network and allow for current gaps to be connected. Where active
transportation facilities are proposed on Regional Roads they will form Regional Spine
Routes within the network.
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Clarington roads that form major corridors were leveraged as Spine Routes within the
active transportation network and will be designed to provide physical separation or
protection for people cycling, scootering, or wheeling. In the short term, sidewalks m ay
be replaced with multi-use paths or bicycle lanes may be upgraded to protected bicycle
lanes. Major road reconstructions may consider including cycle tracks on both sides of
the road to provide improved access to destinations.
Several major corridors have been identified to be protected as Future Active
Transportation Protected Corridors on Map 3.1. All Ages and Abilities active
transportation facilities may not be constructed on these corridors within the horizon of
this plan due to various factors. These corridors include:
• Highway 2 from Courtice to Bowmanville: Active transportation facilities are
not identified in the Region’s Cycling Network. This corridor will be protected to
allow for the future construction of a multi-use path or other physically separated
facility as a priority connection between Courtice, Bowmanville, and Oshawa.
• Highway 2 and King Avenue West (Newcastle): The corridor identified is not
currently in the Region’s Cycling Network. This corridor will be protected to allow
for a multi-use path connection from the west limit of Newcastle to the Lion’s Trail
and downtown Newcastle.
• Baseline Road (Courtice): Baseline Road through the urban area of Courtice is
currently being reconstructed to include bicycle lanes. However, the traffic
volumes are very high and require more separation to meet the guidelines of
OTM Book 18. This corridor will be planned for physically separated facilities as
opportunities arise through redevelopment or future construction.
• Bowmanville Avenue & Highway 401 Interchange: The existing overpass
does not have enough width for a physically separated active transportation
facility. When the overpass is reconstructed, it will be a priority to provide a
physically separated facility.
• Liberty Street Highway 401 Underpass: The existing underpass is too narrow
for an active transportation facility. When the opportunity arises through
reconstruction, a future crossing of Highway 401 should include physically
separated active transportation facilities and a connection will be made on Lake
Road to East Shore Drive.
• West Beach Road Bridge: When the bridge on West Beach Road is replaced,
provide a multi-use path to connect sections of the Waterfront Trail on each side
of Soper Creek.
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3.1.6 Major Crossings
Clarington has several major physical barriers to creating a well-connected Active
Transportation Network between communities and major destinations. These barriers
include provincial highways, rail corridors, creeks, and inaccessible privately owned
lands. The most significant barriers in Clarington include Highway 401, Highway 35/115,
and Highway 407. The highways that divide the municipality have limited crossing
points and the bridges and underpasses that cross these highways are typically limited
in width.
The most direct routes between communities are also often Regional Roads, on which
Clarington cannot reallocate vehicle lane space for active transportation facilities. To
develop active transportation crossings of highways, the Active Transportation Network
leverages existing locations where Clarington roads and trails cross to provide safer
routes. Due to the expensive nature of constructing and widening highway underpasses
and overpasses, some proposed crossings for active transportation will have to be
planned for and implemented in the long-term as major construction projects. These
long-term projects in the network include:
• Highway 401 crossing from South Courtice to the waterfront: Options for this
crossing could include a dedicated active transportation bridge or underpass or
separated active transportation facilities included in improvements to the Courtice
Road interchange.
• Holt Road interchange: Retrofitting the Holt Road/Highway 401 interchange to
provide separated facilities for active transportation or providing separated
facilities when the interchange is reconstructed.
• Future Lambs Road interchange: Providing separated active transportation
facilities on the future Lambs Road interchange at Highway 401.
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Chapter 4: Implementation
4.1 Facility Types
The proposed facilities follow the facility selection process detailed in Ontario Traffic
Manual (OTM) Book 18. The types of facilities proposed for the network are illustrated
on Map 4.1, Map 4.1a, and Map 4.1b.
4.1.1 Pedestrian facilities
Sidewalks
Sidewalks (Figure 4.1) are intended exclusively for pedestrian use and are typically
aligned parallel with the roadway. At minimum sidewalks should be 1.5 m in width but
are preferred to be 1.8 m in width to accommodate all modes of mobility including
accessibility devices such as wheelchairs. A width of 2.0 m is recommended in areas
with high volumes of pedestrian foot traffic.
Figure 4.1: Wide, Concrete Sidewalk to Accommodate all Users
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Map 4. 1: Proposed Active Transportation Facilities - Clarington-wide
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Map 4.1 a: Proposed Active Transportation Facilities - Courtice and Bowmanville
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Map 4.1 b: Proposed Active Transportation Facilities - Newcastle and Orono
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4.2 Active Transportation Facilities
4.2.1 Physically Separated Active Transportation Facilities
Protected Bike Lanes
Protected bike lanes are bicycle lanes that are separated from adjacent motor vehicle
lanes by a horizontal buffer and separation elements that restrict encroachment of traffic
(Figure 4.2). This may be a painted buffer with physical separation elements such as
concrete curbs, bollards, and concrete barriers or planters. Protected bicycle lanes
should be a minimum width of 1.5 m with the addition of a 0.3 m buffer, with a desired
width of 1.8 m plus and a 1.0 m buffer.
Figure 4.2: Bollards and Concrete Curbs are Used to Create a Protected Bicycle Lane Within a City Street
Cycle Tracks
Cycle tracks are another form of separated bike lane where the facility is within the
boulevard and is horizontally and vertically separated from the travelled portion of the
roadway by a curb, in addition to a horizontal buffer (Figure 4.3). Cycle tracks often
travel parallel to the sidewalk but are designated exclusively for use by cyclists. Cycle
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tracks can be one-way, with a desired width of 2.0-2.5 m or two-way, with a desired
width of 3.5-4.0 m. Bike lanes and Cycle Tracks are commonly designated by two white
symbols: a diamond and an image of a bicycle (Figure 4.4). The diamond symbol
should be positioned centrally within the bike lane. A directional arrow may be used
when and if the direction of travel is unclear.
Figure 4.3: A Separated and Protected Cycle Track Next to Motor Vehicles
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Figure 4.4: Design Specifications for Transportation Road Markings (Source: OTM Book 18)
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4.2.2 Designated Space Active Transportation Facilities
Bicycle Lanes
A conventional bicycle lane is a portion of a roadway designated by pavement markings
and signage for preferential or exclusive use by people riding bikes (Figure 4.5). This
facility type is best suited for two-lane roadways with motor vehicle speeds of 50 km/h
or less and low-to-moderate volumes of motor vehicle traffic. Bicycle lanes should be a
minimum width of 1.5 m, however 1.8 m is desirable. The implementation of an
additional 0.6 m-1.0 m buffer should be considered when traffic volumes are high and or
adjacent to on-street parking.
Conventional bike lanes (and paved shoulders) are defined using a 100 mm wide solid
white edge line which is located between the bicycle lane (or paved shoulder) and the
utilized portion of the roadway. Motor vehicles are not permitted to cross into this s pace.
Figure 4.5: A Painted Conventional Bicycle Lane, with a Sign Stating that Vehicles are Prohibited from Stopping
within the Bicycle Lane
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4.2.3 Shared Space
Multi-Use Paths
Multi-use Paths (MUP) are shared pathways, intended to be used by pedestrians and
cyclists, that typically run along the roadway but are separated vertically and
horizontally from motor vehicle travel by a curb or other physical barrier in addition to a
buffer (Figure 4.6). The minimum width of a MUP depends on the facility volume, with
low-to-moderate volume MUPs recommended to be at minimum 3.0 m in width, while
high-volume MUPs may be 4.0 m or greater. MUPs may be reduced below this width in
constrained areas.
Figure 4.6: An Asphalt Multi-Use Pathway, with a Sign Designating it as a Shared Pathway
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Paved Shoulders
A paved shoulder is a portion of a roadway which is contiguous with the travelled way
and provides lateral support for the pavement structure (Figure 4.7). It can provide
cyclists with an area that is separated from motor travel with a pavement marking,
however it is not typically marked as a formal facility. Paved shoulders are often located
on rural roads and are recommended to be at minimum 1.5 m wide, with a preferred 2.0
m width. Paved ‘urban’ shoulders may also be used within urban areas where there is
the absence of other active transportation facilities. They are similar to designated cycle
lanes; however, they are not formalized facilities and are often used to narrow motor
vehicle lanes and encourage reduced vehicle speeds. Cyclists must travel in the same
direction as the motor vehicle traffic.
Figure 4.7: A White Line Designates a Paved Shoulder on a Roadway
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Advisory Bicycle Lanes
Advisory bicycle lanes are a shared roadway facility where cycling space is indicated by
dashed lane lines, with no road centerline (Figure 4.8). Motor vehicles use the center
space for two-way travel, sharing the road with cyclists. Advisory bike lanes are only
appropriate on streets where motor vehicle speed and traffic volumes are low. The
minimum width of this facility is 1.5 m, with a desired width between 1.8-2.0 m. A
dashed white bicycle lane line is used here, which allows motor vehicles to cross into
the bike lane, usually on approach to some intersections. Pavement markings called
shared use arrows (sharrows) can also accompany advisory bike lanes. Sharrows are
not categorized as a distinct type of cycling facility but rather considered an optional
measure. They can be helpful in clarifying the preferred lateral positioning for both
motorists and cyclists within mixed traffic settings but should not be used to replace a
dedicated facility.
Figure 4.8: Unidirectional Advisory Bike Lanes with Vehicles in a Two-Way Travel Lane Sharing the Right-of-Way
with Cyclists in the Advisory Bike Lane
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Neighbourhood Greenways
Neighbourhood greenways, also known as neighbourhood bikeways, are streets with
low-speed and low-volume motor traffic that prioritize travel by bicycle (Figure 4.9).
Neighbourhood greenways usually have direct access to residential dwellings and are
not intended to serve a through traffic function for motor vehicle traffic. Design elements
such as speed management, signs and pavement markings, intersection treatments
and traffic reduction are meant to prioritize movements for people using active
transportation modes, while reducing cut through traffic on roads that are often
residential streets.
Figure 4.9: Traffic Calming (left) and Diversion (right) Measures for Neighbourhood Greenways, Peterborough
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4.3 Intersection Treatments
Protected Intersections
Protected intersections are an emerging intersection treatment in Ontario at
intersections where two cycling routes intersect. They are often implemented on major
roads where there is a higher risk due to turning vehicles. Protected intersections
provide key features that improve safety for cyclists and pedestrians. Elements that
improve safety include:
• Pedestrian refuge areas that reduce crossing distance s
• Corner islands that separate turning traffic from queued cyclists
• Setback crossings that offset cyclists and pedestrians from turning vehicles
• Forward cyclist queuing areas that allow cyclists to enter the intersection first and
improve visibility
Many municipalities in Ontario are starting to implement protected intersections
throughout their cycling networks. The Ontario Traffic Council’s Protected Intersection
Guide provides guidelines for the design and implementation of protected intersections.
Figure 4.10: Protected Intersection, Burlington
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Shared Corners
Shared corners, also known as mixed corners, refer to the corners of intersections
where cyclists and pedestrians occupy the same area (Figure 4.11). In environments
with low traffic volume, where pedestrians and cyclists are accommodated together
midblock, mixed corners can streamline signage, maintenance, navigation, and corner
construction. However, since users do not have designated spaces, mixed corners can
lead to heightened potential for conflicts.
Figure 4.11: A Multi-Use Path Transitions to a Shared Corner, Peterborough
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Adjacent Crossings
Adjacent crossings are considered as an alternative to protected intersections
depending on the design context. An adjacent crossing refers to an intersection element
where a bicycle path crosses a vehicle lane positioned less than 2 meters away (Figure
4.12). Cyclists navigate alongside motor vehicle traffic when approaching and passing
through an intersection. It includes features such as two-stage left turn queue boxes,
specialized traffic signal phasing for cyclists, and improved pavement markings to
enhance safety and efficiency for cyclists passing through the intersection.
Figure 4.12: Adjacent Crossing Treatments at an Intersection, Including a Left Turn Queue Box and Improved
Pavement Markings
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4.4 Network Phasing
The short, medium, and long-term phases of the Active Transportation network are
outlined on Map 4.2, Map 4.2a and Map 4.2b. Refer to these maps for a visual
representation of the network phases. The lengths of each active transportation facility
type proposed for each phase are shown in Table 4.1.
Table 4.1: Network Phasing
Facility Type Short-term Length
(km)
Medium-term Length
(km)
Long-term Length
(km)
Multi-use Path 4.1 18.0 21.3
Cycle Track - - 3.4
Separated
Bicycle Lane 9.9 13.9 6.1
Bicycle Lane 19.9 6.8 8.2
Neighbourhood
Greenway 45.3 2.6 -
Paved Shoulder
with Buffer - - 2.0
Paved Shoulder - 25.3 48.2
Signed Route 16.3 3.0 11.5
Trails 2.1 2.1 1.0
Total 97.5 71.8 101.6
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Map 4. 2: Network Phasing - Clarington-wide
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Map 4.2 a: Network Phasing - Courtice and Bowmanville
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Map 4.2 b: Network Phasing - Newcastle and Orono
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4.5 Retrofit and Road Construction Strategies
Several strategies may be used to accelerate the construction of permanent facilities in
the ultimate Active Transportation Network. These strategies include:
Retrofitting Roadways: Funding opportunities may arise that allow for the accelerated
implementation of permanent cycling facilities of the ultimate Active Transportation
Network. Roadways may be retrofitted with protected cycling facilities within the existing
curb to curb width or behind the existing curbs, allowing for permanent cycling facilities
to be completed before an opportunity to align the construction with infrastructure
renewal arises.
Bundling with Other Infrastructure Projects: Integration of construction of All Ages
and Abilities active transportation infrastructure should be coordinated throughout all
infrastructure projects on Municipal and Regional roads, where possible. Wherever
construction is planned on the ultimate Active Transportation Network, whether it is for a
road, sewer or watermain project, the construction of permanent cycling facilities should
be considered in the scope of work.
Bundling Multiple Projects as a Single Procurement: Bundling multiple projects for a
single procurement is administratively more efficient and can reduce per -item costs by
increasing quantities. This method is best suited for a group of projects with similar
materials and design treatments.
Taking Advantage of Resurfacing Contracts: Resurfacing a street creates a blank
canvas and can be the most cost-efficient way to implement a new bikeway. Many
municipalities use on-call markings contracts for routine markings work after
resurfacing, paying by the linear foot as needed. These contracts can be written to
include additional materials and means of separation, as well as pavement colour
treatments for bikeways, bus lanes, and pedestrian spaces.
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4.6 Monitoring Strategies
A monitoring and data collection strategy is essential to evaluating the success of the
ATMP over time. Collecting data on and evaluating user behavior and travel patterns is
crucial for determining whether the network’s facilities and ATMP’s programs are
meeting their intended goals and objectives. Ultimately, this allows the Municipality to
best respond to the active transportation needs of all of its residents. It is recommended
to consider education, guidelines and processes in the transportation field that could
help ensure that the monitoring and data collection processes are developed with an
equitable lens.
Regular evaluation through monitoring programs and key performance indicators (KPIs)
can effectively examine user performance, levels of use, and other factors for active
transportation facilities on an annual basis. This data provides valuable insights that can
guide future decision-making, prioritize projects and budget allocation, as well as
identify where adjustments might be needed. Monitoring and reporting can also help
demonstrate the value and impact of active transportation projects to citizens and
elected officials, increasing awareness and support for active transportation initiatives
within the community.
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4.6.1 Key Performance Indicators
Specific and measurable metrics should be utilized to evaluate the success of specific
aspects of the ATMP’s implementation. These metrics could be monitored and reported
annually to develop a baseline and data trends for the active transportation network
within Clarington. Examples of key performance indicators are included in Table 4.2.
Table 4.2: Key Performance Indicators
Indicator Measurements
Usage
• Cyclist and pedestrian counts (#)
• Percent of children who walk or bike to school
(%)
• Percent of seniors who walk or bike (%)
Safety • Number of reported pedestrian or cyclist
incidents (#)
Bike Parking
• Number of short-term bike parking spots (#) on
Municipal property
• Use of bike parking spots (#)
Signage & Wayfinding
• Installation of signage features (#)
• Number of network wayfinding complaints (#)
• Opinion of different user groups (Likert scale)
Percentage of ATMP
Implemented • Percentage of projects completed (%)
Equity of Network
Coverage
• Demographic composition of residents within a
defined radius of the implemented network and
associated infrastructure.
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4.6.2 Monitoring and Reporting Programs
Monitoring and evaluation programs are designed to track and assess the ATMP’s
implementation and progress over time. The data collected should be regularly
evaluated.
The recommended programs to support monitoring and evaluation of the ATMP are
summarized in Table 4.3.
Table 4.3: Monitoring and Reporting Programs
Program or
Mechanism Description Method
Short-term Active
Transportation
Count Program
Manually collect and
document cyclist and
pedestrian activity during the
peak activity periods.
Manual counters should be at key
destinations between May and
August for 1–2-hour intervals per
location, collecting data during
morning, afternoon, and weekend
peak periods.
Counts can be conducted by
summer students in the short-term
through grants for summer student
job funding.
Automated
Counters
Monitor active transportation
users on key facilities with
automated counters for
extended time. Information
provided by automated
counters will allow for a
data-driven approach to
ATMP updates.
Automated counters could be placed
on Spine routes within the
Municipality that create key
connections, such as Bowmanville
Avenue or Trulls Road. As more
automated counters are installed,
they should be focused on other
Spine routes and lower order cycling
routes.
Bike Parking
Availability
Monitor bike parking
availability at destination
areas during peak times.
Regular checks of bike parking (e.g.,
bike racks) at key destinations within
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Program or
Mechanism Description Method
the Municipality during weekdays
and peak cycle-tourism times.
As bike parking approaches capacity
during peak times, explore
opportunities for additional bike rack
locations.
Monitoring
Demographic
and Travel
Trends
Monitor trends for
demographic changes.
Monitor changes in demographics
and travel trends in the municipality
as updated data is released,
including the Census and
Transportation Tomorrow Survey.
Updated data should be reviewed
through the update cycle for the
ATMP.
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Chapter 5: Active Transportation Supportive Policies
Supporting the ATMP will require the Municipality of Clarington to enable active
transportation through both physical and social infrastructure. The following policies
provide direction for other types of physical infrastructure not yet discussed in the ATMP
and enable the development of social infrastructure for active transportation.
These policies directly reflect the vision statement and objectives of Clarington’s ATMP
and are aligned with the existing policy framework of the Municipality. These
recommendations aim to enhance and align with the existing design guidelines,
ensuring a cohesive and comprehensive approach.
The following four (4) policies target key elements for supporting the growth and uptake
of active transportation within the Municipality of Clarington. These policies include
actions aimed at Improving Accessibility throughout the Active Transportation Network,
Enhancing Supportive Amenities throughout the Active Transportation Network,
Maintaining the Active Transportation Network, and Supporting Micromobility. This
chapter provides details on how each policy and its recommendations can help support
active transportation in Clarington.
5.1 Policy #1: Accessibility and Inclusion for Active Transportation
Universal accessibility is crucial to making walking and cycling feasible modes of travel
for people. The Region of Durham as a whole is committed to supporting the planning,
implementation and promotion of an accessible cycling network that accommodates
people of All Ages and Abilities in their municipalities, as outlined in the 2021 Regional
Cycling Plan. Clarington has specifically expressed their goal to improve accessibility
and improve inclusivity by reducing barriers to municipal infrastructure, programs and
services, as outlined in the 2024-27 Strategic Plan.
Designing for inclusivity of All Ages and Abilities (AAA) is outlined in the National
Association of City Transportation Officials (NACTO) “Urban Bikeway Design Guide”
and the subsequent “Designing for All Ages and Abilities” report. Typically,
transportation systems have not been designed in a value -neutral way, and
underprivileged and marginalized communities have been neglected by implicit and
explicit bias in the transportation planning process. This includes children, seniors,
women, people using active transportation, racialized people, low-income active
transportation users, people with disabilities, and people moving goods or cargo.
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5.1.1 AODA Standards
Accessibility for active transportation infrastructure in Ontario is governed by the
Accessibility for Ontarians with Disabilities Act (AODA), which establishes legislated
requirements for the identification, prevention, and removal of barriers in public spaces.
Legislated Requirements
The AODA and its associated regulations set out mandatory requirements that apply
primarily to new construction and major retrofits of public spaces. These requirements
address elements such as accessible pedestrian routes, curb ramps, accessible
pedestrian signals, and other prescribed features. Municipalities are required to comply
with these standards when planning, designing, constructing, and ope rating applicable
public infrastructure.
In Clarington, legislated accessibility requirements are implemented through the
Municipality’s Multi-Year Accessibility Plan and related municipal accessibility policies,
which are updated regularly to reflect current legislation.
Clarington Accessible Design Standards (CADS)
For applicable municipal active transportation capital projects (new construction and
major retrofits), the Clarington Accessibility Design Standards (CADS) (2024), should be
consulted and applied.
Best Practice Guidance
In addition to legislated requirements, a range of best practice design guidance exists to
support inclusive and accessible active transportation environments. Where such
guidance includes numerical criteria or design approaches that exceed AODA
requirements, these are intended to inform design decisions and do not represent
minimum or mandatory standards.
Best practice guidance should be applied in a context-sensitive manner, taking into
account site conditions, feasibility, and project scope.
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Consultation-based Design Considerations
Meaningful consultation with people with disabilities, accessibility advocates, and the
public is an important component of accessible design. Feedback received through
consultation can help inform design decisions, identify local barriers, and improve user
experience, particularly where flexibility exists beyond legislated requirements.
The Clarington Accessibility Advisory Committee (CAAC) provides ongoing advice and
input to support the Municipality’s commitment to accessibility and inclusive public
spaces.
5.1.2 All Ages and Abilities Active Transportation Facilities
Historically, active transportation design principles have favoured very confident riders,
who tend to be those persons who are more oriented towards cycling for sport. Instead,
the All Ages and Abilities (AAA) approach encompasses the idea of creating an active
transportation network that is safe, comfortable, and equitable given a diverse range of
users and devices of varying sizes, speeds, and operating characteristics. Some
examples of different road users include those walking, using personal mobility devices
(wheelchairs, mobility scooters, cycling, and using other human -powered devices
(skateboards, rollerblades, scooters).
The National Association for City Transportation Officials’ (NACTO) Designing For All
Ages and Abilities guide provides contextual guidance for high-comfort bicycle facilities
and provides detailed guidance on which AAA active transportation facility to implement
in what context based on a variety of roadway characteristics such as the number of
vehicle lanes, vehicle volume and speed. NACTO describes AAA active transportation
facilities as:
• Safe: More people will use active transportation options when they have safe
places to ride, and more active transportation users mean safer streets. Better
active transportation facilities are directly correlated with increased safety for
people driving and walking, reducing injury due to crashes for all road users.
• Comfortable: Active transportation facilities that provide comfortable, low-stress
conditions can encourage and promote this type of transportation.
• Equitable: High-quality active transportation facilities expand opportunities to
ride/wheel and encourage safe riding.
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Designing cycling facilities for AAA at intersections should consider signalization
strategies as an important conflict management approach. Signalization strategies can
be used in various ways to enhance accessibility and safer cycling and pedestrian
experiences, including:
• Signalization to separate high volumes of conflicting movements, such as leading
pedestrian/bicycle intervals.
• Protected signal phases for motor vehicles.
• No right turn on red (NRTOR) restrictions.
• Determining pedestrian clearance times using slower walking speeds.
5.1.3 All Ages and Abilities Pedestrian Facilities
Universal accessibility for pedestrian networks can be improved by creating walkways,
multi-use paths, and other pedestrian facilities that improve comfort for all users,
decrease complexity and provide tactile guidance.
Sidewalk Widths
Sidewalks must be designed and constructed to meet the minimum width requirement
of 1.5 meters under AODA. However, wider sidewalks may be desired to allow space
that is more appropriate for a wider range of users. The Transportation Association of
Canada (TAC) Geometric Design Guide for Canadian Roads states that a sidewalk
width of 1.8 metres is recommended as a minimum width that allows two people using
mobility devices to pass each other. Sidewalks with a width of 2 meters or more can
provide additional space for two people walking together while communicating in sign
language, allowing them to discuss their route of travel, or for a person walking with a
guide animal to walk with another pedestrian.
Tactile Walking Surface Indicators
Complexity in pedestrian facilities should be minimized, by providing straight and direct
paths of travel where possible. However, road crossings, intersections, and active
transportation facilities can create additional complexity. Additional guidance can be
provided by installing attention tactile walking surface indicators (TWSIs) and directional
TWSIs.
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Where TWSIs are provided, they should be designed and installed in accordance with
the Clarington Accessibility Design Standards (CADS) requirements for TWSI design
and placement (including contrast, glare/finish, detectability, and beveled/flush edges).
• Attention TWSIs provide a tactile warning that a pedestrian is entering an area
with a potential conflict, such as crossing the roadway or crossing an active
transportation facility. Attention TWSIs are typically designed as metal plates with
raised domes.
• Directional TWSIs provide directional tactile guidance at complex intersections,
such as where the intersection is skewed, or in complex environments such as
transit stops or terminals. Directional TWSIs are typically designed as small
metal plates with raised lines in the direction of travel.
Where sidewalks are next to a dedicated active transportation facility, such as a cycle
track, tactile delineation is recommended between the facilities such that pedestrians
with low vision are made aware of the transition to avoid errantly traveling into the active
transportation facility. Guidelines on tactile delineation are changing throughout Ontario,
but best practices are moving towards providing a half-height curb, with a minimum
height of 50 millimeters to be cane-detectable. Increasing the separation between cycle
tracks and the sidewalk with a grass strip or plantings can also provide tactile guidance.
Intersections
Designing AAA intersections should include the following:
• Pedestrian walking phases should be long enough to accommodate a slower
walking speed.
• Accessible pedestrian signals at signalized intersections provide an audible tone
to help pedestrians with low vision locate the opposite side of the crosswalk.
o The Region of Durham’s Accessible Pedestrian Crossing Signals outlines
two sounds that are used to point out the direction of traffic and which light
is on, indicating the right of way a pedestrian has (ea st-west or north-
south).
• Intersections should be designed to avoid long crossing distances.
• Benches or sitting areas should be provided to allow pedestrians who may be
less mobile to rest after walking longer distances.
• TWSIs should also be used to indicate the presence of curb ramps, which assist
individuals with disabilities in safely and autonomously navigating changes in
elevation on public sidewalks and other pedestrian pathways. When pedestrians
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need to cross a road or access a roadway to board a vehicle, a curb ramp offers
a seamless transition for those who use mobility aids.
• A curb ramp, (AODA Integrated Accessibility Standards Section 80.26) and
depressed curb (AODA Integrated Accessibility Standards Section 80.27) should
both implemented at intersections.
• Continuous sidewalks may be considered as a new facility type through the
ATMP, to be used at intersections to provide clear guidance to drivers that
pedestrians have the right of way.
5.1.4 Inclusive Design
Designing inclusive transportation infrastructure involves acknowledging the
significance of safety, both in reality and perception, for people of all ages, abilities, and
backgrounds. Various factors impact the safety of travel for different user groups,
including:
• Snow and ice removal
• Extreme weather like high winds or sun
• High vehicle speeds and traffic volumes
• Lane quantity and separation from vehicles
When safety concerns constrain someone's travel options, their access to destinations
becomes limited. Inclusive design means accounting for diverse needs in infrastructure.
This considers individuals that:
• Need more space between vehicle traffic and the sidewalk/bike pathways for
safety based on their mobility device
• Require seating and shade
• Need presence of lighting and passive surveillance
Clarington’s ATMP will prioritize accessibility, meeting or exceeding AODA standards
and improving active transportation options for people of All Ages and Abilities.
Clarington will continue to consult with their Accessibility Advisory Committee prior to
redeveloping or constructing new public spaces, as outlined in their Multi -Year
Accessibility Plan. As Clarington continues to grow and change, its active transporta tion
network must adapt accordingly and prioritize the needs of underrepresented groups
that face barriers to travelling to/within/from the Municipality.
The recommended policies for accessibility and inclusion are shown in Table 5.1.
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Table 5.1: Accessibility and Inclusion Policies
Policy Statement Policy Objectives
1.1 Provide
Accessible
Sidewalks Widths
Consider updating the Clarington Accessible Design
Standards to include a minimum sidewalk width of 1.8
meters on all roads to allow for two people using
wheelchairs/mobility devices to pass each other, when
feasible. Consider a sidewalk width of 2 meters or more in
areas close to key destinations and with high pedestrian
traffic.
1.2 Provide
Accessible
Sidewalk Surfaces
Improve accessibility by replacing existing sidewalks where
they are deteriorating and in tandem with capital works and
road rehabilitation projects to allow for ease of use by
wheelchairs and other mobility devices.
1.3 Provide Tactile
Features and
Separation
Review the Clarington Accessible Design Standards to
recommend a guidelines to provide a bevelled curb at a
minimum height of 50 mm to be cane detectable (half-height
curb) when sidewalks are immediately adjacent to in-
boulevard dedicated active transportation facilities.
Install attention tactile walking surface indicators (TWSIs) in
accordance with CADS specifications.
Provide directional tactile guidance at complex intersections,
such as where the intersection is skewed, or in complex
environments such as transit stops or terminals.
1.4 Make
Intersections Safe
for Pedestrians
Ensure compliance with the Region of Durham’s guidance
on Accessible Pedestrian Crossings.
Ensure that appropriate timing is used for pedestrian phases
at signalized intersections.
• Use a walking speed of 1.0 m/s to calculate the
pedestrian clearance interval.
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Policy Statement Policy Objectives
• Consider using a slower walking speed in areas with
high volumes of pedestrians or crossings frequently
used by young children or seniors.
Consider people living with neurodivergence by testing APS
tones through consultation with Clarington’s Accessibility
Advisory Committee (CAAC)
1.5 Develop
Pedestrian
Crossing program
Develop a program for the review and installation of new
pedestrian crossovers (PXOs) or mid-block pedestrian
signals in school areas, areas with seniors’ residences, and
high-density areas. The installation of new pedestrian
crossings is subject to demand and engineering analysis.
While the identified locations are appropriate candidates,
implementation is to be based on established warrant
criteria, including pedestrian volumes, traffic volumes, sight
distance, roadway classification, and overall safety
considerations.
1.6 Make
Intersections Safe
for Cycling and
Micromobility
Adopt current best practices to inform the development of
municipal guidelines and engineering standards for
improved intersection cycling and micromobility treatments,
including setback crossings, adjacent crossings, and
protected intersections. The selection and application of
these treatments will be subject to feasibility considerations,
including available right-of-way, existing intersection
geometry, sightlines, utilities, and operational requirements
for all road users.
Where appropriate and feasible, consider signal-based
measures such as No Right Turn on Red (NRTOR), Leading
Pedestrian and Bicycle Intervals (LPI/LBI), and protected
signal phasing at intersections along the cycling network
where there is a higher potential for conflicts with turning
motor vehicles. Signal-related treatments are subject to
coordination with the Region of Durham, which operates and
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Policy Statement Policy Objectives
maintains traffic signals within the Municipality of Clarington,
and will require review and approval through applicable
regional processes.
1.7 Incorporate
Accessible Transit
Stops
Work with Durham Region Transit to implement approved
standards for accessible transit stops at active
transportation facilities
1.8 Incorporate
Inclusive Design
into Active
Transportation
Facilities
Provide active transportation infrastructure that is
appropriately lit and maintained, with consistent lighting
prioritized in urban areas, town centres, and along routes
serving key destinations such as schools, transit stops,
community facilities, and commercial areas. Lighting
expectations are to reflect context, recognizing that full
network lighting is not feasible or appropriate on all rural
routes due to right-of-way, environmental, implementation,
and long-term maintenance considerations.
This policy works in conjunction with the enhanced
maintenance standards outlined in Policy #3: Maintaining
the Active Transportation Network, and supports the
collaborative development of a monitoring program with
equity-deserving groups identified in Chapter 4. Ongoing
engagement and monitoring will help ensure that inclusive
design measures respond to the needs of different
communities and inform future improvements over time.
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5.2 Policy #2: Enhancing Supportive Amenities throughout
the Active Transportation Network
Supporting Active Transportation uptake goes beyond simply building physical
infrastructure and increasing the supply of the All Ages and Abilities network. A culture
of active transportation must be fostered, encouraging people to take up and feel
comfortable using active transportation as a transportation mode. One way of
incentivizing this change is by rolling out Transportation Demand Management (TDM)
measures. TDM measures include incentives, promotional initiatives, education, and
various measures to influence the who, when, why, where, and how of people's travel
decisions. TDM policies in this Plan will be focused on the scope of active transportation
supportive TDM measures and policies, which will include amenities and end-of trip
facilities.
5.2.1 Bicycle Parking and End of Trip Facilities
Bicycle parking and end of trip facilities provide essential facilities for active
transportation users at their destinations. End of trip facilities typically include showers,
lockers, change rooms, repair stations, and bicycle cleaning stations. Bicycle parking
consists of two categories based on user types:
• Long-term: should be a secure and sheltered place to store a bicycle. Long-term
bicycle parking is usually located within buildings and should be easy to access
for cyclists. Users of long-term parking often value security and weather
protection as their bicycles can be left for several hours or more. Common user
types consist of employees, transit users and residents. Common types of
parking include a dedicated room within a building, secure enclosures within a
parking garage, and bike lockers. Long-term bicycle parking within multi-storey
buildings should be located on the ground floor or as close to the ground floor as
possible.
• Short-term: should be in a convenient location and easy for visitors to secure
their bicycle, typically near building entrance. Users of short-term parking are
usually people visiting businesses and institutions, typically lasting up to two
hours. Common types of short-term bicycle parking include the inverted U and
post & ring style.
Recommended bicycle parking rates are provided in Table 5.2. The bicycle parking
rates presented are intended to serve as recommended target ranges to inform future
updates to the Zoning By-law and to guide development review through the Site Plan
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Control process. Implementation of these rates may be phased and refined over time,
with consideration given to land use context, development scale, and surrounding active
transportation and transit infrastructure.
Table 5.2: Typical Bicycle Parking Rates
Use Suggested Bicycle Parking Rate
Multi-residential uses • 0.7 – 0.8 long-term spaces per unit
• 0.1 short-term spaces per unit
Commercial Uses • 1.0 – 2.0 long-term spaces per 1,000 m2 (GFA)
• 2.0 short-term spaces per 1,000 m2 (GFA)
Office Uses • 1.0 – 2.0 long-term spaces per 1,000 m2 (GFA)
• 1.0 – 2.0 short-term spaces per 1,000 m2 (GFA)
Industrial Uses • 0.5 – 1.0 long-term spaces per 1,000 m2 (GFA)
Institutional Uses • 1.0 – 1.5 long-term spaces per 1,000 m2 (GFA)
• 1.0 – 1.5 short-term spaces per 1,000 m2 (GFA)
Elementary/Secondary
Schools
• 0.6 – 1.0 long-term spaces per 1,000 m2 (GFA)
• 0.6 – 1.0 short-term spaces per 1,000 m2 (GFA)
Post-Secondary
Schools
• 6.0 – 10.0 long-term spaces per 1,000 m2 (GFA of
offices & classrooms)
• 2.0 – 3.0 short-term spaces per 1,000 m2 (GFA of
offices & classrooms)
Note: Recommended target ranges to inform future Zoning By-law updates and Site
Plan review based on rates from the Town of Ajax, City of Mississauga, City of Ottawa,
and City of Toronto
A minimum of 5% of long-term bicycle parking spaces should be designed to
accommodate larger or accessible bicycles, including cargo bicycles, adaptive bicycles,
or tricycles (including e-bicycles). Bicycle parking spaces for these larger bicycles
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should be horizontal and located on the ground (not stacked) with a space at least 1.5
meters wide and 2.4 meters long.
End of trip facilities are typically provided where five (5) or more long-term bicycle
parking spaces are required. Showers and changerooms are typically recommended
when non-residential uses are present in a building. Bicycle repair and cleaning stations
are recommended for all uses with five or more long-term bicycle parking spaces.
5.2.2 Network Amenities
Network amenities are elements that can be incorporated throughout a network to
provide convenience and comfort to users. They can generally improve users’ overall
experience using the active transportation network. The location of network amenities
should be placed strategically throughout Clarington to enable users to engage with the
active transportation networks safely and securely. The implementation of network
amenities could enhance connectivity throughout the Municipality and the surrounding
areas, as well as draw in more users from the surrounding areas to support Clarington's
local economy.
Table 5.3 provides a summary of recommended amenities, their spacing/placement and
general location throughout the network. Amenities along the active transportation
network should be provided in a context-sensitive manner that reflects surrounding land
use, user volumes, accessibility needs, and long-term maintenance considerations. The
guidance below provides recommended placement frequency and priority locations to
support consistent application across the Municipality.
Table 5.3: Amenity Types
Amenity
Description
Priority
Locations
Typical
Spacing
Wayfinding
Wayfinding can be incorporated
throughout the network to offer
navigation guidance to users.
Guidelines on wayfinding placement
will be provided through the
Wayfinding System Strategy.
Decision
points,
trailheads,
network
intersections,
major
destinations,
and
Urban areas:
at all major
intersections
and key
nodes
Trails / rural
routes: at
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Amenity
Description
Priority
Locations
Typical
Spacing
transitions
between
facility types
trailheads,
junctions,
and key
access
points
Washrooms
Washrooms can be portable or
permanent structures. Providing
gender neutral washrooms with floor
to ceiling stall coverage is
recommended to allow for all users to
feel comfortable. Provision of
permanent washroom infrastructure is
subject to operational constraints,
including servicing, maintenance
responsibilities, seasonal use, and
capital costs, and is to be evaluated
based on site-specific context.
Major
destinations,
trailheads,
community
facilities,
parks,
waterfronts,
and town
centres
Urban /
high-use
areas: every
1–2 km,
where
feasible
Trails / rural
routes: at
trailheads
and major
rest areas
only
Potable
Water
Potable water access along the active
transportation network may be
provided through a combination of
municipally installed infrastructure
(such as hose bibs or bottle-filling
stations at parks, trailheads, and
community facilities) and voluntary
participation by local businesses
through established refill programs.
Bottle-filling stations are
recommended over traditional drinking
fountains based on current sanitary
and maintenance practices.
Encouraging local businesses to
provide free tap-water refills is
Trailheads,
parks,
community
hubs,
schools,
recreation
facilities, and
key
destinations
Urban areas:
every 1–2
km along
high-use
routes
Trails / rural
routes: at
trailheads
and major
rest areas
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Amenity
Description
Priority
Locations
Typical
Spacing
intended as guidance rather than a
formal municipal program and may be
supported through participation in
recognized third-party initiatives that
promote public access to potable
water (such as the Blue W program).
Under this approach, businesses
voluntarily agree to allow members of
the public to refill reusable water
bottles during regular business hours,
typically identified through window
decals and online mapping tools.
Municipal involvement is limited to
promotion and awareness, with no
responsibility for operation,
maintenance, or water quality at
participating locations.
This combined approach has been
successfully implemented in other
Ontario municipalities, including the
Region of Waterloo and the City of
Guelph, where public bottle-filling
stations are complemented by
business-based refill networks to
expand access while minimizing
municipal infrastructure and
maintenance requirements.
Waste and
Recycling
Bins
The containers provided can range
from standard barrel bins to more
innovate models with restricted lids
and sensors to indicate when
emptying is required. Typically
provided at the start of infrastructure
and rest stops. At least 1 meter of
Trailheads,
rest areas,
major
destinations,
and high-use
urban
corridors
Urban areas:
every 400–
800 m
Trails / rural
routes:
trailheads
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Amenity
Description
Priority
Locations
Typical
Spacing
space should be provided both
horizontally and laterally from the bin
to allow for standing room. Both bins
should be placed in periphery to and
facing the route, mounted on hard
surfaces that are cane-detectable and
on visually contrasting material. They
should only be placed in areas where
Municipal staff that are responsible for
emptying them can access them.
and
designated
rest areas
only
Bicycle
parking (e-
bikes, e-
scooters)
E-bikes and e-scooters are generally
allowed and can be accommodated
where conventional bicycles can park.
E-bikes that fall outside of the
Highway Traffic Act definition of
‘power-assisted’ bicycle must park on
the street like motorcycles do. These
areas are usually designated with
paint and parking symbols.
Electric kick-style e-scooters are
governed under Ontario’s provincial
pilot program, which requires
municipalities to pass a by-law to
permit their operation and regulate
where they may operate and park.
The accommodation and parking of
e-scooters within Clarington is
therefore subject to current and future
municipal and regional by-laws, and
may include designated parking areas
identified through pavement markings
or signage where permitted.
Commercial
areas,
community
facilities,
transit stops,
schools,
parks, and
trailheads
Urban areas:
at
destinations
and every
300–500 m
along
commercial
or mixed-use
corridors
Trails / rural
routes:
trailheads
and major
nodes
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Amenity
Description
Priority
Locations
Typical
Spacing
Bicycle
Repair
Stands
Bicycle repair stands commonly
include tools for conducting basic
maintenance and minor repairs, such
as fixing a flat tire. Key elements to
consider include:
• Allowing for the bike to be hung
for ease of use
• Using durable construction and
providing weather protection
• Securely attaching tools and air
pump to prevent theft
Trailheads,
major
destinations,
transit hubs,
and high-use
cycling
corridors
Urban areas:
every 3–5
km on
primary
cycling
routes
Trails: at
major
trailheads
and rest
areas only
Micromobility
Charging
Stations
Standard charging outlets are
appropriate for e-bikes, e-scooters
and compatible mobility devices.
Adequate, even and smooth space
should be provided adjacent to the
outlets to allow for at least two devices
to charge at the same time.
Community
facilities,
transit hubs,
major
destinations,
and
accessible
rest areas
Urban areas:
every 2–5
km on
high-use
routes
Trails / rural
routes:
select hubs
only
Mobility
Device
Charging
Station
In 2021, Clarington committed to
enhancing accessibility by installing
public mobility device charging
stations, which can charge specific
devices such as mobility scooters and
powered wheelchairs. These charging
stations differ from standard outlets
that can charge micromobility devices
such as e-bikes and e-scooters.
Adequate, even and smooth space
should be provided adjacent to the
Community
facilities,
transit hubs,
major
destinations,
and
accessible
rest areas
Urban areas:
every 2–5
km on
high-use
routes
Trails / rural
routes:
select hubs
only
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Amenity
Description
Priority
Locations
Typical
Spacing
outlets to allow for at least two devices
to charge at the same time.
Public Art
Can exist in a wide variety of forms.
Furniture at minor and major hubs can
provide opportunities for public art.
Using shelters, benches, other
furniture, and wayfinding posts. Public
art should not compromise
functionality or safety of the active
transportation infrastructure.
Major hubs,
trailheads,
town
centres, and
gateways
Lighting
Lighting should be provided
throughout the network as it offers a
level of safety and comfort to minimize
potential hazards due to obscured
visibility. Appropriate illumination
levels for cycling and pedestrian
facilities are based on the level of
pedestrian or cyclist activity as
outlined by TAC Guide for Design of
Roadway Lighting and OTM Book 18
guidance on amenities such as
lighting.
If a path cannot be entirely lit, then
focus on illumination of only the
entrances, exits, and intersections
should be considered If possible,
signage should be present indicating if
a route is or isn’t fully lit in areas with
low volume and out of sight lines
(such as trails through parks, rural
areas, back streets etc.)
Urban
routes, town
centres,
intersections,
trailheads,
and key
destinations
Urban areas:
continuous
lighting
along
primary
routes
Trails / rural
routes:
lighting
focused at
entrances,
exits,
crossings,
and nodes
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Amenity
Description
Priority
Locations
Typical
Spacing
Rest and
Refuge Area
Formal bench seating or seating areas
that include elements like tables are
preferred, especially within settlement
areas and in areas where accessibility
is of greater need. In areas with a
lower density of destinations,
providing less formal seating options
is possible. Using natural material,
such as flat-topped stones or grass
seating areas with trees for shade.
It is preferred that benches or seats
remains even on both sides of the
path to eliminate crossing over. In
exterior locations providing a concrete
pad directly adjacent to a bench is
crucial to allow for mobility users to sit
beside the bench and or use the
bench if it is accessible. In this
scenario, no arm rest should be
provided to allow transferring to and
from a mobility device to the bench.
Implementation is subject to site-
specific constraints, including
available space, environmental
conditions, and maintenance
considerations.
Urban
corridors,
near
destinations,
trailheads,
and areas
with higher
accessibility
needs
Urban areas:
every 200–
400 m
Trails / rural
routes: every
500–1,000
m,
depending
on use and
context
Climate
Protection
Climate protection can include shared
shelters and tree planting, which
should both be outside of the lateral
clearance area of an active
transportation facility.
The lateral clearance area is defined
as the unobstructed horizontal space
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Amenity
Description
Priority
Locations
Typical
Spacing
adjacent to the travelled portion of an
active transportation facility that is
required to provide safe operating
width, recovery space, and
maintenance access. Where
applicable, trees, shelters, and other
fixed elements should be placed
beyond the minimum lateral clearance
identified in OTM Book 18, with
additional setbacks provided where
required to account for mature tree
canopy, shelter overhangs, snow
storage, and maintenance operations.
*Amenities should only be placed in areas that are accessible to municipal staff
responsible for their maintenance.
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Amenity Locations
Throughout the Clarington Active Transportation Network, there are three (3) general
locations in which amenities should be placed, as described in Table 5.4.
Table 5.4: Amenity Locations
Location Description Amenities
Along Routes This includes all routes
within the AT Network,
such as neighborhood
greenways, connector,
spine and regional routes.
As outlined above, the
presence of amenities is
mainly along connector and
spine routes (including
regional routes) and with
greenways being
considered in contextual
cases.
Minimum recommended:
• Wayfinding (per Wayfinding
System Strategy
recommendations)
• Amenity group of Rest Areas,
Lighting, and Climate protection
should be provided at regular
intervals appropriate to the
surrounding context, with closer
spacing prioritized in high-demand
urban locations, such as town
centres, main streets,
transit-oriented areas, and
locations with a high concentration
of people with disabilities or
mobility challenges. In these
high-volume pedestrian
environments, amenity group
spacing of approximately 75-150
metres is recommended where
feasible.
In lower-density or lower-use
contexts, amenities should be
focused at key destinations,
nodes, trailheads, and rest areas,
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Location Description Amenities
rather than applied at uniform
intervals
Additional considerations:
• Public Art
• Dedicated Mobility Device
charging stations (at popular rest
locations)
Minor Hubs Located at/as close as
possible to where two
Spine Routes meet, as they
are excellent locations for
amenities due to high
volumes of active
transportation users. To not
interfere with ideal sightline
zones, minor hubs should
be kept along the edge of
the intersection.
Minimum recommended:
• Bike parking (short-term)
• Waste and recycling bins
• Rest Areas
• Lighting
• Public Art
• Climate protection
• Dedicated Mobility Device
charging stations
Additional considerations:
• Washrooms and potable water
(where utilities and space allows)
• Bicycle repair stands
• Micromobility Device charging
stations
Major Hubs Strategically located at
existing municipal facilities
where servicing is provided
for potable water and
Minimum recommended:
• Bike Parking (short and long-term)
• Wayfinding
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Location Description Amenities
charging or where servicing
could be provided. Major
hub locations should
include parks, major trail
heads, libraries, community
centres, schools and higher
order transit stations.
• Washrooms and potable water
• Waste and recycling bins
• Rest Areas
• Bicycle repair stands
• Lighting
• Public Art
• Climate protection
• Dedicated Mobility Device
charging stations
• Micromobility Device charging
stations
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The policies below are based on current standards and best practices regarding
amenities for on and off-road active transportation routes. In order to enhance the
existing and proposed AT network, recommendations in Table 5.5 have been
established to help guide the Municipality’s amenity placement, supporting the active
transportation network within Clarington.
Table 5.5: Amenity Policies
Policy Statement Policy Objectives
2.1 Adopt
recommended
guidelines for
amenity spacing
and placement
Adopt the recommendations for the placement of amenities
along routes and at minor and major hubs as defined in
Table 5.3. Placement and spacing should be refined
through detailed design, capital planning, and coordination
with other agencies, particularly at major hubs and
transit-adjacent locations.
2.2 Bicycle Parking
Provide safe and secure bicycle parking at key destinations
through a combination of municipal investment within the
public realm and developer-led provision on private lands,
consistent with the Clarington Official Plan and Zoning
By-law.
In most cases, bicycle parking at commercial, institutional,
employment, and private destinations is to be provided by
developers and landowners through the development
approvals process, in accordance with the requirements of
the Clarington Official Plan (Sections 5.4.13 and 19.5) and
Zoning By-law 84-63 (Subsection 3.16(l)). This Plan does
not propose changes to those requirements, but reinforces
their application in support of active transportation.
The Municipality will focus its role on providing bicycle
parking within the municipal public realm, including along
on-street corridors, at public facilities, parks, trailheads, and
transit-adjacent locations, and will coordinate with partner
agencies such as Metrolinx, Durham Region, and Durham
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Region Transit to support bicycle parking at major
transportation hubs where appropriate.
2.3 Review Bicycle
Parking Minimums
Update the Zoning By-law with minimum recommended
bicycle parking rates and end-of-trip facilities. Clarington’s
Zoning By-law 84-63 includes limited bicycle parking
requirements, and only for certain high-density residential
zones. Bicycle parking for non-residential uses is not
explicitly regulated and is only occasionally addressed
through Site Plan Control discretion, not enforceable
standards.
The bicycle parking rates presented in Table 5.2 are
intended to serve as recommended target ranges to inform
future updates to the Zoning By-law and to guide
development review through the Site Plan Control process.
Implementation of these rates may be phased and refined
over time, with consideration given to land use context,
development scale, and surrounding active transportation
and transit infrastructure.
2.4 Bike Parking at
Municipal
Facilities
Support active transportation use and improve the user
experience by providing appropriate bicycle parking and
end-of-trip facilities at municipal facilities, where feasible.
This policy applies to:
• New municipal buildings and facilities, where
end-of-trip considerations should be incorporated at
the design stage; and
• Existing municipal buildings, where opportunities to
enhance bicycle parking and end-of-trip facilities may
be pursued through renovations, retrofits, or capital
improvement projects, subject to feasibility, building
constraints, and available resources.
The type, scale, and location of bicycle parking and
end-of-trip facilities should be determined on a case-by-case
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basis, taking into account building function, anticipated
demand, accessibility considerations, retrofit feasibility, and
operational capacity. Facilities may include, but are not
limited to, secure bicycle parking, weather protection, repair
amenities, or other features that support active
transportation use.
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5.3 Policy #3: Maintaining the Active Transportation Network
Maintenance is imperative to supporting high quality routes and facilities, and
encouraging and promoting comfortable, safe and convenient use of an active
transportation network all year-round. The maintenance of active transportation facilities
help leverage capital investments, mitigate a user’s exposure to risk, minimize potential
conflict between users, mitigate liability exposure for the Municipality, and maximize the
lifespan of the facility. Maintenance of the active transportation network requires both
frequent maintenance, including sweeping and snow clearing, and annual inspections
and monitoring for damage. Policies for maintenance management are discussed
below.
5.3.1 Minimum Maintenance Standards
Minimum maintenance standards for active transportation facilities may be developed
from the Ontario Minimum Maintenance Standards (MMS) for Municipal Highways. The
same maintenance activities that apply to roads will be applied to on-road active
transportation facilities. In-boulevard separated active transportation facilities, including
cycle tracks and multi-use paths, should be held to higher standards to create a
consistently comfortable cycling facility for those who rely on active transportation
facilities.
The MMS establishes the applicable maintenance requirements for sidewalks and may
be applied, where appropriate, to in-boulevard active transportation facilities. Under the
MMS, a sidewalk is considered to be in a state of repair where vertical surface
discontinuities are less than two centimetres.
Accessibility requirements for active transportation facilities in Ontario are governed by
the Accessibility for Ontarians with Disabilities Act (AODA) and its associated
standards, which establish requirements related to barrier-free access and the
identification and removal of accessibility barriers. While the MMS provide a provincially
regulated maintenance benchmark, it is recognized that surface discontinuities can still
present accessibility challenges for some users.
Accordingly, maintenance and rehabilitation of sidewalks and in-boulevard active
transportation facilities should be undertaken in a manner that is consistent with MMS
requirements and supports the intent of AODA, without establishing service levels that
exceed current provincial standards unless directed through future policy, Council
approval, or capital programming.
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The recommended maintenance standards for in boulevard facilities (multi -use paths
and cycle tracks) are included in Table 5.6.
Table 5.6: Recommended Maintenance Service Levels for In-boulevard Active Transportation Facilities
Activity Service Level
Patrol
Conduct visual inspections on a periodic basis,
typically monthly to seasonally, and in response to
complaints, service requests, or observed issues.
Patrol frequency may increase in higher-use urban
areas or following major weather events.
Sweeping
Seasonal sweeping (typically spring and fall), with
additional spot sweeping following major construction
activities, storm events, or where debris accumulation
is identified through inspection or public reporting.
Surface Discontinuities
Consistent with Ontario MMS, surfaces are
considered to be in a state of repair where vertical
discontinuities are less than 2 cm. Identified
deficiencies should be addressed as part of routine
maintenance or scheduled rehabilitation, subject to
prioritization and available resources.
Signage and Pavement
Markings
Maintained and refreshed as required based on
condition, visibility, and operational need, typically
coordinated with roadway or corridor maintenance
programs.
Cracking
Cracks are monitored through routine inspections.
Progressive or safety-related cracking is addressed
through scheduled maintenance or rehabilitation,
rather than reactive thresholds.
Potholes
Potholes that present a safety concern are addressed
within a reasonable timeframe after identification,
consistent with municipal maintenance response
practices and resource availability.
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Surface Drop-off at
Shoulders
Edge drop-offs are monitored and corrected where
they present a safety risk, typically through grading,
asphalt wedging, or surface repair during routine
maintenance cycles.
Vegetation Management
Routine mowing and vegetation control to maintain
clear widths, sightlines, and accessibility, including
daylight triangles at intersections. Tree and shrub
trimming conducted on a cyclical or as-needed basis.
Ontario Minimum Maintenance Standards require sidewalks to be cleared to a
maximum snow depth of 8 cm within 48 hours after a snowfall and to be treated for ice
where practicable.
Winter maintenance of in-boulevard active transportation facilities is not currently
required under Ontario MMS and represents an enhanced service level. Expansion of
winter maintenance activities should therefore be phased and prioritized, taking into
account:
• available staffing, equipment, and storage capacity;
• coordination with roadway winter maintenance operations;
• environmental considerations related to salt and material use; and
• user demand, safety, and accessibility needs.
The Municipality may consider expanding winter maintenance over time by focusing first
on spine routes, transit connections, and urban areas, with any changes subject to
Council direction, budget approval, and ongoing monitoring. The service levels in Table
5.7 are intended to guide priority routes where year-round use is desired, subject to
available resources and operational capacity.
Table 5.7: Enhanced Winter Maintenance Service Levels for In-boulevard Active Transportation Facilities
Activity Spine Network Connector Network
Snow Clearing
Snow clearing targeted to
support year-round use, with a
response goal of within 48
hours following the end of a
snowfall event, where feasible.
Snow clearing considered on a
case-by-case basis, with
priority given to key
connections, transit-adjacent
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segments, and areas with
higher pedestrian activity.
Ice Treatment
Spot ice treatment applied as
part of routine winter operations,
with priority to hills, curves,
intersections, and
accessibility-sensitive locations.
Ice treatment undertaken as
resources permit, focusing on
known problem areas and
safety-related concerns.
Ice Prevention
Proactive anti-icing may be
applied on select priority
segments where operationally
feasible and where it aligns with
municipal winter control
practices.
Generally not applied, except
in limited, high-risk locations.
The policies in Table 5.8 are based on current standards and best practices regarding
maintenance of on and off-road active transportation routes. In order to enhance
maintenance of the existing and proposed active transportation network,
recommendations have been established to help guide the Municipality in maintaining
and operating active transportation infrastructure within Clarington.
Table 5.8: Maintenance Policies
Policy Statement Policy Objective
3.1 Adopt the
Recommended
Minimum Maintenance
Standards for the
Active Transportation
Network
Ontario Minimum Maintenance Standards (MMS) are the
baseline for maintenance service levels across the Active
Transportation Network.
Maintenance activities for active transportation facilities
shall be undertaken in a manner that is consistent with
MMS requirements and current municipal maintenance
practices, recognizing variations by facility type, location,
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and use. This policy does not establish enhanced or
year-round maintenance service levels beyond MMS, nor
does it imply continuous winter maintenance of all active
transportation facilities.
Any consideration of maintenance practices beyond MMS
requirements may be evaluated separately through future
policy direction, operational planning, or capital
programming, subject to Council approval and available
resources.
3.2 Accessible Sidewalk
Maintenance Standards
Maintain sidewalks in a manner that is consistent with the
Ontario Minimum Maintenance Standards (MMS) and
supports the objectives of the Accessibility for Ontarians
with Disabilities Act (AODA).
For the purposes of maintenance, sidewalks shall be
considered to be in a state of repair where surface
discontinuities meet MMS requirements, including the
MMS threshold for vertical surface discontinuities.
Accessibility considerations for sidewalks and pedestrian
facilities shall be addressed in accordance with AODA
requirements and applicable municipal accessibility
policies, without establishing maintenance service levels
that exceed provincially legislated standards.
This policy does not introduce enhanced or alternative
maintenance thresholds beyond MMS. Any future
consideration of accessibility-related enhancements
beyond MMS requirements would be subject to separate
policy direction, operational review, and Council approval.
3.3 Implement Sidewalk
Winter Maintenance for
Residential Properties
Maintain the current approach of providing winter
maintenance on selected municipal sidewalks, and
consider phased expansion to additional priority locations
where winter sidewalk maintenance provides the greatest
public benefit. Priority locations may include:
• school routes and sidewalks adjacent to schools;
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• sidewalks serving key community destinations
such as transit stops, community centres, libraries,
and commercial areas; and
• high pedestrian volume areas, particularly where
sidewalks support vulnerable users.
Any expansion of sidewalk winter maintenance beyond
current service levels shall be implemented on a phased
and prioritized basis and is subject to operational review,
available staffing and equipment, financial capacity, and
Council approval. This policy does not establish or imply
network-wide winter maintenance of all municipal
sidewalks.
3.4 Develop Monitoring
Program for Winter
Maintenance
Support the Municipality’s broader monitoring framework
by using existing municipal data sources to inform winter
maintenance prioritization for active transportation
facilities.
Monitoring related to winter maintenance should be
undertaken as part of the network-wide monitoring and
reporting program described in Chapter 4, and may
include the use of:
• existing pedestrian and active transportation
counts, where available;
• service requests and complaints related to winter
conditions; and
• winter maintenance records, including response
activities and operational constraints.
This information should be used to periodically review
and refine winter maintenance priorities, particularly for
high-use locations and priority routes, without
establishing new or standalone monitoring programs
within the maintenance framework.
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5.4 Policy #4: Supporting Micromobility
Active transportation includes a range of travel modes that support short-distance,
low-speed trips and provide alternatives to private automobile use. Micromobility refers
to small, lightweight vehicles operated by an individual user, generally at lower speeds,
and intended for use on active transportation and street networks where permitted by
legislation and municipal by-laws.
For the purposes of this Plan, micromobility devices include:
• Conventional bicycles;
• Power-assisted bicycles (e-bikes), as defined under the Ontario Highway Traffic
Act (HTA); and
• Electric scooters (e-scooters), where permitted through provincial pilot programs
and municipal by-laws.
Other devices, such as electric skateboards or self-balancing devices, are not currently
regulated or widely permitted for use on municipal infrastructure in Ontario and are
therefore not included within the scope of this policy.
Sales and use of e-bikes, including cargo and pedal-assist models, have increased
significantly across Ontario, reflecting growing interest in alternatives that support longer
trips, goods movement, and mobility for a broader range of users. Research and
municipal experience indicate that e-bikes can expand participation in cycling,
particularly for older adults, people with mobility limitations, and medium -distance
commuters. Cargo bikes, in particular, offer households and businesses new options for
transporting people and goods, with potential benefits for congestion and emissions
reduction.
E-scooters have also emerged as a first- and last-mile travel option in many
jurisdictions, typically through time-limited pilot programs that allow municipalities to
determine appropriate operating conditions, locations, and safety requirements. Their
use and regulation vary across Ontario and are subject to municipal discretion.
While micromobility devices can provide important mobility benefits, their use,
particularly on shared facilities such as multi-use trails and paths, has raised concerns
related to speed differentials, user comfort, and safety, including for people with
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disabilities. These considerations underscore the importance of context-sensitive
design, appropriate operating rules, and clear communication regarding permitted
devices and behaviours.
This Plan supports the development of active transportation infrastructure that can
safely accommodate permitted micromobility devices, while recognizing that:
• device types, operating rules, and permitted locations are governed by provincial
legislation and municipal by-laws; and
• any expansion of micromobility permissions or infrastructure design responses
should be informed by pilot programs, monitoring, and public and stakeholder
consultation, including with accessibility advocates.
It is important to consider that these e-bikes are typically less expensive than a pedal-
assist e-bikes (those that are often permitted on MUTs and MUPs). Completely
restricting their access on shared trails can be limiting for people who cannot pedal the
entire time, or for those who are looking for a more affordable option.
What is clear is the objective of planning and designing active transportation
infrastructure that can, where feasible, better accommodate a range of permitted
micromobility options while safely serving the community’s diverse needs. The ability to
support additional micromobility devices is subject to available right-of-way, cost,
competing priorities, and operational considerations.
Where opportunities exist, infrastructure design can play a supporting role in managing
speed and user interactions; however, effective management of user behaviour requires
a combination of design, regulation, education, and enforcement . Design approaches—
such as providing adequate space for passing or addressing uphill and downhill
operating conditions—may help influence behaviour in certain contexts, but should be
applied selectively and in conjunction with appropriate operating rules and enforcement,
rather than relied upon as a standalone solution.
As active transportation infrastructure is improved over time, and where supported by
clear regulations and enforcement practices, some facilities may be better positioned to
safely accommodate a wider range of permitted micromobility devices. This should be
pursued in a context-sensitive manner, recognizing practical limitations related to facility
type, user mix, and municipal capacity.
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5.4.1 E-Bikes and E-Scooters in Ontario
Transport Canada transferred responsibility for defining e ‑bikes, referred to in Ontario
as power‑assisted bicycles, to provinces and territories in February 2021. In Ontario, the
existing definition of power‑assisted bicycles remains in effect; however, the Province
has since established regulation‑making authority under the Highway Traffic Act to
redefine e‑bikes through future regulations, following the decision not to proceed with
earlier proposed e‑bike classifications.
In parallel, Ontario has implemented pilot programs for specific micromobility devices,
including cargo power‑assisted bicycles, to better understand where and how they may
operate. The provincial cargo e‑bike pilot program has been extended to March 1, 2031,
with participating municipalities responsible for determining local operating conditions
through municipal by‑laws.
Currently, there is no unified Federal law in Canada that directly addresses e -scooter
use, and they are not classified as motorized vehicles under Ontario’s Highway Traffic
Act (HTA). They are expected to adhere to the HTA rules of the road such as where
pedestrians or bicycles are prohibited, and general safety standards that apply to
bicycles such as having lights, reflectors etc. Like that of specific e -bike regulations, it is
provinces and territories, and further municipalities, that dictate what is l egally allowed
and or required for e-scooter use.
Based on a review of applicable provincial legislation and local regulations, the
operation of e-bikes and e-scooters in Clarington is governed by a combination of
Ontario regulations, Region of Durham by-laws, and local municipal policies.
Electric kick-scooters (e-scooters) are currently permitted in Ontario only through a
provincial pilot program under the Highway Traffic Act, which has been extended to
November 27, 2029. Within Durham Region, the use of e-scooters is regulated through
the Region of Durham Electric Kick-Scooter By-law, which has been amended to remain
in effect for the duration of the provincial pilot program. The Regional by-law establishes
where and how e-scooters may operate on Regional roads and properties, while local
municipalities retain authority over infrastructure and facilities under their jurisdiction.
Accordingly, any discussion in this Plan regarding micromobility reflects:
• current legal permissions and restrictions established by the Province and the
Region of Durham; and
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• proposed policy directions for Clarington, which are advisory in nature and
intended to guide future decision-making, subject to Council approval and
alignment with applicable legislation.
This Plan does not establish new regulatory permissions for micromobility devices.
Table 5.9: E-bike and E-Scooter Classifications
Classification Minimum
User Age
Helmet
Requirement
Typical
Assisted
Speed
Typical
Maximum
Weight
Typical
Maximum
Power
Type 1 E-
Bike:
Bicycle-style
e-bike (pedal-
assist or
‘pedelecs’)
14* Yes Up to 32
km/h
55 kg 500 Watts
Type 2 E-
Bike: Motor
scooter-style
e-bike (with a
throttle)
16* Yes Up to 32
km/h
120 kg 500 Watts
Type 3 E-
Bike:
Motorcycle-
style e-bike
16* Yes Up to 32
km/h
120 kg 500 Watts
Electric Kick
E-Scooter
16* Yes (under 18) Up to 24
km/h
45 kg 500 Watts
* Ages and requirements shown reflect typical Ontario rules or pilot conditions and may vary by device type,
regulation, or by-law. They are provided for contextual planning purposes only.
The categories identified as Type 1, Type 2, and Type 3 are proposed municipal
planning classifications only and do not represent legal classes established under
Ontario legislation. Ontario did not proceed with the 2024 proposal to redefine e -bikes
into subclasses. The Province has instead established regulation -making authority to
redefine e-bikes through future regulations.
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All legal definitions, permissions, and operating requirements for e-bikes and electric
kick-scooters are governed by the Highway Traffic Act, applicable provincial pilot
programs, and municipal or regional by-laws, as applicable. This table is intended to
support policy discussion and infrastructure planning and does not create or imply
regulatory permission.
Table 5.10: E-bike and E-scooter Permitted Use
Classification Permitted Not Permitted
Type 1: Bicycle-style e-
bike (pedal-assist or
‘pedelecs’) *
On all facilities where
standard bicycles are
permitted. Including
conventional bicycle lanes,
cycle tracks, multi-use
paths and paved trails.
On provincial
controlled-access
highways (e.g., 400-series
highways and other
highways where bicycles
are prohibited).
On sidewalks, boardwalks,
beaches, and waterfront
promenades where
bicycles are prohibited
under municipal or regional
by-laws.
On park pathways,
multi-use trails, or off-road
paths where bicycles are
prohibited by municipal
by-law or restricted by
posted signage.
Type 2: Motor scooter-
style e-bike (with a
throttle) *
Conventional bicycle lanes
and multi-use paved paths
adjacent to the roadway
with a minimum width of
2.4 m.
The shoulder of a highway
(where speeds are under
In all locations where
Type 1 e-bikes and
bicycles are prohibited,
including sidewalks,
boardwalks, beaches, and
park pathways subject to
bicycle bans.
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Classification Permitted Not Permitted
60 km/h), within the
roadway if no shoulder or
facilities present and the
speed is under 60 km/h
following the same rules of
the road as bicycles.
On cycle tracks or
multi-use paths within
parks or open spaces
unless explicitly permitted
by municipal signage or
by-law.
On narrow multi-use paths
or facilities where
throttle-equipped devices
are restricted through
municipal regulation or
posted rules.
Type 3: Motorcycle-style
e-bike*
Conventional bicycle
lanes.
The shoulder of a highway
(where speeds are under
60 km/h), within the
roadway if no shoulder or
facilities present and the
speed is under 60 km/h
following the same rules of
the road as bicycles.
In all locations where
bicycles and Type 1 or
Type 2 e-bikes are
prohibited.
On all multi-use trails, park
pathways, boardwalks,
waterfront trails, and
off-road paths, regardless
of width or surface.
On sidewalks or other
pedestrian-only facilities
under any circumstances.
E-scooter**
Conventional bicycle lanes
and multi-use paved paths
adjacent to the roadway
with a minimum width of
2.4 m.
The shoulder of a highway
(where speeds are under
On sidewalks, boardwalks,
beaches, park pathways,
and waterfront
promenades where
bicycles are prohibited
under municipal or regional
by-laws.
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Classification Permitted Not Permitted
60 km/h), within the
roadway if no shoulder or
facilities present and the
speed is under 60 km/h
following the same rules of
the road as bicycles.
On trails, paths, or park
facilities unless explicitly
permitted through
applicable provincial pilot
regulations and municipal
or regional by-laws.
On facilities or roads
where e-scooters are
restricted or prohibited by
posted signage or local
regulation.
*Based on current definitions and operational permittance outlined by the province of
Ontario, The Moving Ontarians Safely (MOMS) Act, The Region of Durham, City of
Guelph, the Town of Ajax, the City of Mississauga, the City of Ottawa, the Province of
Nova Scotia, Halifax Regional Municipality and the City of Calgary.
**Based on current definitions and operational permittance outlined by the Ontario
electric kick-scooter pilot, The Region of Durham, City of Guelph, the Town of Ajax, the
City of Mississauga, the City of Ottawa, the Province of Nova Scotia, Halifax Regional
Municipality and the City of Calgary.
Permissions and prohibitions shown in this table reflect existing provincial legislation,
Regional by-laws, and municipal by-laws governing bicycle use. Where micromobility
devices are referenced, they are intended to follow the same location-based
permissions and prohibitions that apply to bicycles, unless otherwise authorized through
a specific provincial pilot or municipal by-law. This table does not establish new
regulatory permissions.
Adjacency to the roadway is used as a distinguishing criterion because facilities that are
immediately adjacent to the roadway typically:
• support a more consistent user mix aligned with cycling and vehicular traffic;
• provide greater visibility and predictability for all users, including motorists;
• are subject to existing traffic controls, signage, and enforcement practices; and
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• are designed to accommodate higher operating speeds and interactions
consistent with on-road cycling.
In contrast, non-road-adjacent paths, such as park trails, waterfront pathways,
boardwalks, and recreational multi-use paths, generally serve a higher proportion of
pedestrians and vulnerable users, have more variable sightlines and operating
conditions, and are not designed for higher-speed or motor-assisted devices. As a
result, more restrictive permissions are applied to these facilities to support safety,
comfort, and accessibility.
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The following policies are recommended for Clarington to adopt in order to address E-
bike and E-scooter use, such as where they should be permitted and how they should
be operated.
Table 5.11: Micromobility Policies
Policy Statement Policy Objectives
4.1 Adopt the
recommended
classification
system
Adhere to all terms defined in the Highway Traffic Act and
Region of Durham guidelines on permitted e-bike (‘power-
assisted’ bicycle) travel and classification.
Adopt the recommended e-bike and e-scooter classification
system.
4.2 Participate in
the Cargo E-bike
Pilot
Subject to Council direction, consider participation in the
Ontario Cargo E-Bike Pilot Program, which has been
extended to March 1, 2031, to support data-driven
decision-making regarding the safe and appropriate use of
cargo e-bikes within Clarington.
Participation in the pilot requires the enactment of a
municipal by-law or other formal municipal authorization,
consistent with provincial regulations. Where participation is
authorized, the Municipality would be responsible for
determining local operating conditions, including:
• permitted routes and facility types;
• vehicle weight and size considerations appropriate to
local infrastructure;
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Active Transportation Master Plan | 118
• restrictions on use within parks, trails, and other
sensitive or pedestrian-oriented environments; and
• monitoring and reporting requirements, as applicable
under the provincial pilot.
This policy does not establish permission for cargo e -bikes
to operate within the Municipality. Any participation in the
pilot would be limited in scope, subject to operational
feasibility, and implemented in accordance with applicable
provincial requirements and municipal by-laws.
4.3 Participate in
the Electric Kick-
style Scooter Pilot
Recognize and align with Durham Region’s participation in
the Provincial Electric Kick-Scooter Pilot Program, which
has been extended to November 27th, 2029, and the Region
of Durham Electric Kick-Scooter By-law, which governs the
operation of electric kick-style scooters on Regional roads
and properties for the duration of the provincial pilot.
Subject to Council direction, develop a Clarington-specific
micromobility framework and/or municipal by-law to address
the operation of electric kick-style scooters on municipal
roads, trails, and multi-use paths, consistent with applicable
Provincial regulations and Regional by-laws.
The Clarington framework should:
• clearly define where electric kick-style scooters are
permitted or prohibited on municipal infrastructure;
• establish local operating conditions, including facility
type, speed management, and restrictions in
pedestrian-oriented or sensitive environments;
• align with Provincial pilot requirements and Regional
regulations, without duplicating or conflicting with
them; and
• be informed by best-practice guidance, jurisdictional
experience, and local context, recognizing that any
recommended classifications or operating rules are
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Active Transportation Master Plan | 119
advisory and non-regulatory unless adopted through
a municipal by-law.
This policy does not establish permission for electric
kick-style scooters to operate on municipal infrastructure.
Any authorization would require formal municipal approval
and be implemented in accordance with Provincial and
Regional regulations.
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Attachment 2 to Report PDS-038-26
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Sprucewood
Crescent
AvondaleDrive
Mcbride
Avenue
Bingham
Gate
Rosswell
Drive
West
SideDrive
Ni
d
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St
r
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e
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Apple
BlossomBoulevard
Hayman
Street
Gi
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St
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Ce
n
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Dr
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v
e
Concession Street E
Harry
Gay
Drive
King Street W
GuildwoodDrive
ChurchStreet
Freeland Avenue
Concession Rd 3
Me
a
r
n
s
A
v
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n
u
e
Glenabbey Drive Tr
u
l
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R
o
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Adelaide Avenue
Ea
s
t
S
h
o
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Dr
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To
o
l
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y
Ro
a
d
LakeRoad
Stevens Road
Roenigk
Drive
La
m
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R
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a
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Ha
n
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R
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a
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Ha
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R
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14
57
57
57
22
22
55
55
14
34
2
58
59
14
14
2 2
34
34
2
2
2
2
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 2.1a
Existing Conditions
Courtice & Bowmanville
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Existing Cycling Network
Railway
Future Trails
Existing Trails
Dedicated Bike
Lane
Marked Shared
Use Lane
Painted Urban
Shoulder
Paved Path
Rural Paved
Shoulder
Future
Dedicated Bike
Lane
Future Marked
Shared Use Lane
Future Painted
Urban Shoulder
Future Paved
Path
Future Rural
Paved Shoulder
Destinations
Schools
Musuems
Healthcare
Facilities
Community
Services
Libraries
BowmanvilleCourtice
Page 133
35
35
115
115
401
401 401
Regional H
i
g
h
w
a
y
2
Man
v
e
r
s
Roa
d
Mi
l
l
S
t
r
e
e
t
S
King Avenue W
No
r
t
h
S
t
r
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e
t
King Avenue E
Da
r
l
i
n
g
t
o
n
-
C
l
a
r
k
e
T
o
w
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l
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a
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n
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d
1
7
Be
n
n
e
t
t
R
o
a
d
LakebreezeDrive
Concession Street E
Grady Drive
Pedwell
Street
PortOfNewcastleDrive
Brookhouse
Drive
Concession Rd 3
Edward Street W
Toronto
Street
Edward Street E
Ru
d
e
l
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R
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2
2
2
17
17 2
42
42
35
35
35
115
115
115
Taunton Road Taunton Road
Ma
i
n
S
t
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e
t
StationStreet
Mil
l
S
t
r
e
e
t
ConcessionRd
517
17
4 4 4
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 2.1b
Existing Conditions
Newcastle & Orono
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Existing Cycling Network
Railway
Future Trails
Existing Trails
Dedicated Bike
Lane
Marked Shared
Use Lane
Painted Urban
Shoulder
Paved Path
Rural Paved
Shoulder
Future
Dedicated Bike
Lane
Future Marked
Shared Use Lane
Future Painted
Urban Shoulder
Future Paved
Path
Future Rural
Paved Shoulder
Destinations
Schools
Musuems
Healthcare
Facilities
Community
Services
Libraries
Orono
Newcastle
0 1 20.5 Kilometers
Page 134
35
35
115
115
115
401
401 401
407
418
Winchester
Road E
Ha
r
m
o
n
y
Ro
a
d
S
Ha
r
m
o
n
y
R
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a
d
N
Taunton Road
Li
b
e
r
t
y
St
r
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t
N
Ganaraska Road
Bloor
Street E
Olive
Avenue
To
w
n
l
i
n
e
Ro
a
d
N
Regiona
lHighway
2
Taunton Road
Gra
n
d
v
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e
w
Ro
a
d
N
Columbus
Road E
Taunton
Road E
Regional Highway 2
Shirley
Road
Regiona
lHighwa
y
2
Co
u
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i
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Ro
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d
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Rd 3
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g
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Rd
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7
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To
w
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R
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f
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Ro
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8
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Rd 20
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R
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Ho
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R
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Bloor
Street
EnergyDrive
Darlington-Clarke
Townline
Road
Bethesda
Road
To
w
n
l
i
n
e
R
o
a
d
S
Nash Road
Concession Rd 4
Concession Rd 6
So
l
i
n
a
R
o
a
d
Concession Street E
Ar
t
h
u
r
St
r
e
e
t
Concession Rd 3
To
w
n
l
i
n
e
R
o
a
d
N
Tooley
Road
Pebblestone Road
La
m
b
s
Ro
a
d
Ha
n
c
o
c
k
Ro
a
d
Concession Rd 7
Baseline
Road
Pr
o
v
i
d
e
n
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e
Ro
a
d
Li
b
e
r
t
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St
r
e
e
t
N
9 9
3 3
22
58
14
59
55
2
19
4 44
2 2
2
34
57
57
57
42
34
18
18
20
20
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 2.2
OTM Book 18
Compliance
0 4 82 Kilometers
±
Legend
Railway
Municipal Trails
Compliant with OTM Book 18
Non-compliant with OTM Book 18
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Bowmanville
Refer to Map 2.2a
Courtice
Refer to Map 2.2a
Orono
Refer to Map 2.2b
Newcastle
Refer to Map 2.2b
Destinations
Schools
Musuems
Healthcare
Facilities
Community
Services
Libraries
Page 135
401
401
401
401
418
Li
b
e
r
t
y
S
t
r
e
e
t
N
Regional Highway 2
To
w
n
l
i
n
e
R
o
a
d
N
To
w
n
l
i
n
e
R
o
a
d
S
Li
b
e
r
t
y
S
t
r
e
e
t
S
Adelaide
Avenue E
OliveAvenue
RegionalHighway 2
Co
u
r
t
i
c
e
R
o
a
d
Bloor Street E
Bow
m
a
n
v
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l
l
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Ave
n
u
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Co
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Bo
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2
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a
lHighw
a
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Be
n
n
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t
t
R
o
a
d
Ho
l
t
R
o
a
d
Prestonvale
Road
Prince William
Boulevard
Scugog
Street
Bloor Street
Energy Drive
King Street E
Sandringham
Drive
Va
r
c
o
e
R
o
a
d
To
w
n
l
i
n
e
R
o
a
d
S
Northglen Boulevard
Nash Road
Fenning
Drive
Si
m
p
s
o
n
A
v
e
n
u
e
Moyse Drive
Meadowglade Road
Wa
v
e
r
l
e
y
R
o
a
d
BrookhillBoulevard
West
ScugogLane
So
l
i
n
a
R
o
a
d
Longw
o
r
t
h
A
v
e
n
u
e
Concession Street W
Baseline Road
Cl
a
r
i
n
g
t
o
n
B
o
u
l
e
v
a
r
d
Bons Avenue
AspenSpringsDrive
Mi
d
d
l
e
R
o
a
d
Rustwood
Street
Edwin
Carr
Street
Rob
e
r
t
Ada
m
s
D
r
i
v
e
George
Reynolds Drive
Port Darlington Road
Strathallan Drive
Southfield Avenue
Quee
n
S
t
r
e
e
t
Green
Road
SprucewoodCrescent
AvondaleDrive
Mcbride
Avenue
Bingham
Gate
Rosswell
Drive
West
SideDrive
Ni
d
d
e
r
y
St
r
e
e
t
AppleBlossom Boulevard
Courtice
Road
Hayman
Street
Gi
m
b
l
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t
t
St
r
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t
Ce
n
t
e
r
f
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e
l
d
Dr
i
v
e
Concession Street E
Harry
Gay
Drive
King Street W
Guildwood
Drive
ChurchStreet
Boswell
Drive
Freeland Avenue
Concession Rd 3
Me
a
r
n
s
A
v
e
n
u
e
Glenabbey Drive
Trulls
Road
Adelaide Avenue
Ea
s
t
S
h
o
r
e
Dr
i
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e
To
o
l
e
y
Ro
a
d
LakeRoad
Stevens Road
Roenigk
Drive
La
m
b
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R
o
a
d
Ha
n
c
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R
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a
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Ha
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t
Pr
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v
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n
c
e
R
o
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2
14
2
2
55
55
14
58 14
59
2
2
57
34
22
57
22
34
34
57
2
22
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 2.2a
OTM Book 18 Compliance
Courtice & Bowmanville
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Legend
Railway
Municipal Trails
Compliant with
OTM Book 18
Non-compliant
with OTM Book
18
Destinations
Schools
Musuems
Healthcare
Facilities
Community
Services
Libraries
Page 136
35
35
115
115
401
401
401
Man
v
e
r
s
R
o
a
d
Mi
l
l
St
r
e
e
t
S
Mi
l
l
St
r
e
e
t
N
King
Avenue EKing
Avenue W
No
r
t
h
St
r
e
e
t
Regional High
w
a
y
2 Regional Highway 2
Re
g
i
o
n
a
l
R
d
1
7
Da
r
l
i
n
g
t
o
n
-
C
l
a
r
k
e
To
w
n
l
i
n
e
R
o
a
d
Mi
l
l
S
t
r
e
e
t
S
LakebreezeDrive
Grady Drive
Pe
d
w
e
l
l
S
t
r
e
e
t
Port
OfNewcastleDrive
Brookhouse
Drive
Concession Rd 3
Edward Street W
To
r
o
n
t
o
S
t
r
e
e
t
Edward Street E
Ru
d
e
l
l
R
o
a
d
Ar
t
h
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r
S
t
r
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t
Concession
Street E
17
17
17
2
2
2 2 2
42
42
35
35
35
115
115
115
Ma
i
n
S
t
r
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e
t
Taunton Road
Ma
i
n
S
t
r
e
e
t
StationStreet
Mil
l
S
t
r
e
e
t
ConcessionRd 5
17
4 4
17
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 2.2b
OTM Book 18 Compliance
Newcastle & Orono
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Legend
Railway
Municipal Trails
Compliant with
OTM Book 18
Non-compliant
with OTM Book
18
Destinations
Schools
Musuems
Healthcare
Facilities
Community
Services
Libraries
Page 137
Page 138
401
401
401
401
418
Bo
w
m
a
n
v
i
l
l
e
A
v
e
n
u
e
Li
b
e
r
t
y
S
t
r
e
e
t
S
Olive Avenue
Li
b
e
r
t
y
S
t
r
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e
t
N
Co
u
r
t
i
c
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Ro
a
d
Bloor Street
RegionalHighway2
To
w
n
l
i
n
e
R
o
a
d
S
To
w
n
l
i
n
e
R
o
a
d
N
Regional Highway 2
Regional
Highway 2
Co
u
r
t
i
c
e
R
o
a
d
Adelaide Avenue E
Co
u
r
t
i
c
e
R
o
a
d
Bloor Street E
Regional Highway2
Be
n
n
e
t
t
R
o
a
d
Ho
l
t
R
o
a
d
Prestonvale
Road
Prince William Boulevard
Scugog
Street
Energy Drive
King Street E
Sandringham
Drive
Va
r
c
o
e
R
o
a
d
NorthglenBoulevard
Nash Road
FenningDrive
Si
m
p
s
o
n
A
v
e
n
u
e
Moyse Drive
Meadowglade Road
Wa
v
e
r
l
e
y
R
o
a
d
Brookhill Boulevard
WestScugogLane
So
l
i
n
a
R
o
a
d
Longw
o
r
t
h
A
v
e
n
u
e
Concession Street W
Baseline Road
Cl
a
r
i
n
g
t
o
n
B
o
u
l
e
v
a
r
d
Bons Avenue
AspenSpringsDrive
Mi
d
d
l
e
R
o
a
d
Edwin
Carr
Street
RobertAdams
Drive
Boswell
Drive
George Reynolds Drive
PortDarlington Road
Strathallan Drive
Southfield Avenue
Quee
n
S
t
r
e
e
t
Green
Road
Sprucewood
Crescent
AvondaleDrive
Mcbride Avenue
Bingham Gate
Rosswell
Drive
West
SideDrive
Ni
d
d
e
r
y
S
t
r
e
e
t
Apple
BlossomBoulevard
HaymanStreet
Centerfield
Drive
Concession Street E
Harry
Gay
Drive
King Street W
GuildwoodDrive
ChurchStreet
Freeland Avenue
Concession Rd 3
Me
a
r
n
s
A
v
e
n
u
e
GlenabbeyDrive
Tr
u
l
l
s
R
o
a
d
Adelaide Avenue
EastShore Drive
LakeRoad
Stevens Road
RoenigkDrive
La
m
b
s
R
o
a
d
Ha
n
c
o
c
k
R
o
a
d
Ha
i
n
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s
S
t
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e
t
Pr
o
v
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n
c
e
R
o
a
d
14
57
57
57
22
22
55
55
14
14
34
2
58
59
14
2
34
34
2
2
2
2
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 3.1a
Active Transportation
Network Hierarchy
Courtice & Bowmanville
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Candidate Active
Transportation Network
Spine Route
Connector Route
Greenway
Rural Route
Regional Spine
Future Active
Transportation
Protected Corridor
Major Projects
(Additional Feasibility
Study Required)
Existing Road and Trail Network
Provincial
Highway
Regional Road
Local Road
Railway
Future Trails
Existing Trails
BowmanvilleCourtice
Page 139
35
35
115
115
401
401 401
RegionalHighway2
Mi
l
l
St
r
e
e
t
N
Man
v
e
r
s
R
o
a
d
Mi
l
l
S
t
r
e
e
t
S
King Avenue W
No
r
t
h
S
t
r
e
e
t
Regional
Highway 2
King Avenue E
Da
r
l
i
n
g
t
o
n
-
C
l
a
r
k
e
T
o
w
n
l
i
n
e
R
o
a
d
Re
g
i
o
n
a
l
R
d
1
7
Be
n
n
e
t
t
R
o
a
d
LakebreezeDrive
Concession Street E
Grady Drive
Pedwell
Street
PortOfNewcastleDrive
Concession Rd 3
Edward Street W
Toronto
Street
Edward Street E
Ru
d
e
l
l
R
o
a
d
Ar
t
h
u
r
S
t
r
e
e
t
Pr
o
v
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d
e
n
c
e
R
o
a
d
2
2
2
17
17
2
42
42
35
35
35
115
115
115
Taunton Road
Ma
i
n
S
t
r
e
e
t
StationStreet
Mil
l
S
t
r
e
e
t
ConcessionRd 5
17
17
4 4 4
M U N I C I P A L I T Y O F C L A R I N G T O N
A C T I V E
T R A N S P O R T A T I O N
M A S T E R P L A N
A P R I L 2 0 2 6
MAP 3.1b
Active Transportation
Network Hierarchy
Newcastle & Orono
0 1 20.5 Kilometers
±
Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Existing Road and Trail Network
Provincial
Highway
Regional Road
Local Road
Railway
Future Trails
Existing Trails
Candidate Active
Transportation Network
Spine Route
Connector Route
Greenway
Rural Route
Regional Spine
Future Active
Transportation
Protected Corridor
Major Projects
(Additional Feasibility
Study Required)
Orono
Newcastle
0 1 20.5 Kilometers
Page 140
Page 141
401
401
401
401
418
Bo
w
m
a
n
v
i
l
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e
A
v
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n
u
e
Li
b
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t
y
S
t
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t
S
Olive Avenue
Li
b
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t
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S
t
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N
Co
u
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R
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Bloor Street
RegionalHighway2
To
w
n
l
i
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R
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a
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S
To
w
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i
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Data retrieved from the Municipality of Clarington,
Durham Region Open Data, and Ontario Geohub.
Active Transportation Facilities
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Page 146
Staff Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: General Government Committee
Date of Meeting: June 15, 2026 Report Number: PDS-053-26
Authored By: Christopher Opzoomer, Construction Inspector
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: S-C-2018-0005
Report Subject: 1539 Prestonvale Road (Delpark), Plan 40M-2704 Assumption By-Law
Recommendations:
1. That Report PDS-053-26, and any related delegations or communication items, be
received; and,
2. That the By-law attached to Report PDS-053-26, as Attachment 2, be approved.
Page 147
Municipality of Clarington Page 2
Report PDS-053-26
Report Overview
. It requests Council’s permission to
1. Background
The Subdivision Agreement
1.1 The Corporation of the Municipality of Clarington entered into a Subdivision Agreement
registered on February 4, 2021 with Delpark Homes (Prestonvale) Inc. to develop lands
by plan of subdivision, located in Darlington and described as Plan 40M-2704
(Attachment 1). The agreement required the developer to construct all roadworks,
including hot-mix paving, street trees, a storm drainage system, a storm drainage
facility, and streetlights. These works were completed and accepted by the Deputy
CAO of Planning and Infrastructure through provisions in the Subdivision Agreement.
The Subdivision Agreement provides for:
1.2 Base Works
These works were issued a “Certificate of Completion” and a subsequent “Certificate of
Acceptance” by the Deputy CAO of Planning and Infrastructure Services.
1.3 Street Lighting System
These works were issued a “Certificate of Completion” by the Deputy CAO of Planning
and Infrastructure and a subsequent “Certificate of Acceptance” will be issued following
the completion of outstanding works that has been committed to by the Developer,
scheduled for July 2026.
1.4 Storm Water Management System
Not Applicable
1.5 Surface Works
These works, which include all surface works such as curb and gutter, sidewalk, hot mix
paving, boulevard works, were issued a ‘Certificate of Completion’ dated November 1st,
2024. This initiated a one (1) year maintenance period, which expired on November 1st,
2025. The Works were re-inspected at that time, and all deficiencies have now been
rectified to the satisfaction of the Deputy CAO of Planning and Infrastructure.
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Report PDS-053-26
2. Proposal
2.1 A by-law is required to permit the Municipality to assume certain streets within Plan
40M-2704 as public highways. The proposed by-law may be found as Attachment 2 to
this report.
3. Financial Considerations
3.1 Upon assumption of the subdivision, the Municipality will assume the infrastructure
assets. Once the assets are assumed by the Municipality, the repair, maintenance, and
replacement are the responsibility of the Municipality of Clarington.
3.2 The operational costs including winter control will be included in the Municipality’s
operating budgets.
4. Concurrence
Not Applicable.
5. Conclusion
It is recommended that the Council pass the by-law found as Attachment 2 to this
report. Following its passage, the Municipal Solicitor will register it in the Land Registry
Office.
Staff Contact: Tony Ricciardi, Manager of Construction and Inspections,
tricciardi@clarington.net.
Attachments:
Attachment 1 – Key Map
Attachment 2 – By-law Report to PDS-053-26
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Attachment 1 to
Report PDS-053-26
1539 Prestonvale
(Delpark) Subdivision
Plan 40M-2704
COURTICE
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REPORT PDS-053-26
ATTACHMENT No. 1
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Attachment 2 to Report PDS-053-26
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Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-XXX
Being a By-law to establish, lay out and dedicate certain lands as public highways in the
Municipality of Clarington, to assume certain streets within the Municipality of Clarington
as public highways in the Municipality of Clarington, and to name them.
Now therefore, the Council of the Municipality of Clarington enacts as follows:
1. That the Block 73 on Plan 40M-2704 and Block 51 on Plan 40M-2353, being in the
Municipality of Clarington, in the Regional Municipality of Durham, are dedicated
and assumed by The Corporation of the Municipality of Clarington as public
highways.
2. That the streets known as Jack Potts Way and Rosswell Drive as shown on
Plans 40M-2704 and 40M-2353, being in the Municipality of Clarington, in the
Regional Municipality of Durham, are hereby assumed by the Corporation of the
Municipality of Clarington as public highways.
Passed in open Council this 15 day of June, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 151
Staff Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-058-26
Authored By: Amanda Tapp, Manager of Development Review
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: N/A Resolution Number:
File Number: N/A
Report Subject: Administration of Passing Part Lot Control By-laws
Recommendations:
1. That Report PDS-058-26, and any related delegations or communication items, be
received;
2. That the Deputy CAO, Planning and Infrastructure, or designate, be authorized to
pass Part Lot Control Exemption By-laws, including any related amending or
extension by-laws, upon being satisfied that the conditions for exemption have been
fulfilled, without bringing the by-laws forward to Council for approval; and
3. That all interested parties listed in Report PDS-058-26, be advised of Council’s
decision.
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Municipality of Clarington Page 2
Report PDS-058-26
Report Overview
1. Background
1.1 On December 19, 2011, Council approved the recommendations contained in Report
PSD-102-11, which delegated aspects of the Part Lot Control (PLC) process to staff as
part of a broader initiative to improve customer service, streamline internal processes,
and enhance workflow efficiency within the Planning Services Department. This initiative
stemmed from the Department’s Process Improvement Team (PIT), established in 2010
to identify opportunities to improve communication with applicants and refine internal
processes. The delegation of Part Lot Control application review was identified as a key
opportunity to reduce administrative delays and improve service delivery. This direction
also aligned with the Municipality’s Community Strategic Plan (2011–2014), which
emphasized the need to review and streamline municipal processes.
1.2 Although staff have been responsible for the technical review and approval of Part Lot
Control applications since 2011, the enactment of the associated by-law has continued
to require Council approval. This has, at times, created administrative inefficiencies and
delays, particularly during periods such as the summer recess or between Council
terms, where meeting schedules limit the Municipality’s ability to enact by-laws in a
timely manner. These delays can result in impacts to development timelines, including
the closing of home sales.
1.3 Since 2011, amendments to the Municipal Act, 2001 have expanded the scope of
delegation authority available to municipalities, enabling Council to delegate certain
administrative and procedural powers more broadly. The intent of these changes is to
support efficient governance and allow staff to manage routine matters, provided that
such powers are considered minor in nature and appropriate accountability measures
are in place.
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Report PDS-058-26
1.4 In this context, delegation of the authority to pass Part Lot Control Exemption By-laws
represents a logical extension of the existing framework. It builds on Council’s previous
direction to delegate the application review process and reflects current legislative
authority. This change is intended to streamline approvals, reduce reliance on Council
meeting schedules for routine matters, and support more timely delivery of
development, including facilitating housing opportunities within the Municipality.
2. Discussion
Provincial Direction and Municipal Priorities
2.1 In response to the Province’s continued focus on increasing housing supply through
legislation such as Bill 109: More Homes for Everyone Act, 2022, and subsequent
related initiatives, the Municipality has prioritized efforts to streamline the development
approvals process. This remains a key administrative objective of the Planning and
Infrastructure Department, with an emphasis on reducing timelines and improving
service delivery to facilitate housing development.
Overview of Part Lot Control
2.2 Part Lot Control is governed by Section 50 of the Planning Act, which restricts the
division or conveyance of part of a lot within a registered plan of subdivision without
municipal approval. This provision is intended to maintain the integrity of approved
subdivision plans by preventing the uncontrolled division of lots.
Typical Applications and Administrative Nature
2.3 Applications for exemption from Part Lot Control are limited to situations where the
proposed lot configuration has already been reviewed and approved by Council.
Common examples include:
Creation of townhouse lots within blocks approved through subdivision;
Creation of semi-detached dwelling lots;
Creation of Parcels of Tied Land (POTLs) associated with common element
condominiums; and
Minor lot realignments or technical land divisions, including easements and land
dedications.
2.4 As the fundamental planning decisions have already been established through prior
approvals, the Part Lot Control exemption process is administrative in nature. Once all
submission requirements have been satisfied, staff prepare the by-law for Council
enactment. These by-laws are routinely passed on consent, reflecting their technical
and non-discretionary nature.
Existing Delegation Framework and Legislative Context
2.5 The review and approval of Part Lot Control applications has been delegated to staff
since 2011. However, legislative limitations under the Municipal Act, 2001 at that time
did not permit the delegation of authority to pass the by-law itself. As a result, Council
enactment has remained a required step in the process.
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Report PDS-058-26
2.6 Since that time, amendments to the Municipal Act have expanded municipal authority to
delegate administrative and procedural powers. Section 23.2(4) allows Council to
delegate legislative powers to staff, provided that Council is satisfied the authority being
delegated is of a minor nature, having regard to the number of people affected, the
geographic scope, and the duration of the impact.
Operational Challenges and Timing Constraints
2.7 The requirement for Council enactment continues to present operational challenges,
particularly during periods when Council is not in session. Staff have identified this as a
recurring issue, which has been brought into sharper focus in light of the upcoming
summer recess and municipal election, where there will be an extended period without
regular Council meetings. While this has prompted the current review, it has also
highlighted a broader opportunity to consider a more permanent solution.
2.8 As a result of the existing process, the Municipality is limited in its ability to enact Part
Lot Control Exemption By-laws within standard timelines during these periods. This can
lead to delays in development implementation, including the closing of home sales and
the delivery of housing units. Historically, this has created challenges for developers and
purchasers, particularly where project timing is critical. Addressing this constraint
through delegation would not only mitigate immediate timing pressures but also provide
a longer-term improvement to the efficiency and responsiveness of the development
approvals process.
Evaluation of Delegation
2.9 Staff are of the opinion that the authority to pass Part Lot Control Exemption By-laws
meets the test of being minor in nature as set out in the Municipal Act. Specifically:
These by-laws implement development that has already been approved by Council;
They apply to a limited geographic area;
They are time-bound and administrative in scope; and
They do not involve new policy decisions or significant discretion.
Benefits of Proposed Delegation
2.10 Delegating the authority to approve and pass Part Lot Control Exemption By-laws,
including extensions to previously approved by-laws would:
Support the Municipality’s ongoing efforts to streamline development approvals;
Reduce reliance on Council meeting schedules for routine administrative matters;
Prevent delays during Council recess periods; and
Facilitate the timely delivery of housing within the Municipality.
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Report PDS-058-26
3. Financial Considerations
Not Applicable.
4. Strategic Plan
4.1 The proposed enhancement to the Part Lot Control process directly supports the
Municipality’s Strategic Plan Priority C.2.2: Support and invest in the creation of housing
to meet the needs of the community.
4.2 By further streamlining the development approvals process, this initiative reduces
administrative delays associated with bringing Part Lot Control Exemption By-laws
forward to Council for enactment. As these by-laws are a critical step in enabling the
final conveyance of units, particularly for townhouse and semi-detached developments,
as any delay in their approval can directly impact the timing of housing delivery.
4.3 Delegating the authority to pass these by-laws will enable more timely approvals,
particularly during periods when Council is not in session. This improved efficiency
helps facilitate the progression of development projects, supports the timely construction
and sale of housing units, and enhances the Municipality’s ability to respond to market
demand.
4.4 Overall, this process improvement represents a practical and targeted measure to
remove procedural bottlenecks, ultimately contributing to increased access to housing
and supporting the Municipality’s broader objective of addressing housing needs within
the community.
5. Climate Change
Not Applicable.
6. Concurrence
Not Applicable.
7. Conclusion
7.1 It is respectfully recommended that Council authorize the Deputy CAO, Planning and
Infrastructure, or designate, to pass Part Lot Control Exemption By-laws, including any
related amending or extension by-laws, upon being satisfied that the conditions for
exemption have been fulfilled, without bringing the by-laws to Council.
Staff Contact: Amanda Tapp, Manager of Development Review, or atapp@clarington.net.
Attachments:
Not Applicable
Interested Parties:
There are no interested parties to be notified of Council's decision.
Page 156
Staff Report
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Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-063-26
Authored By: Nicole Zambri, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: COPA2025-0013, ZBA2022-0023 and SC-2022-0014
Report Subject: Applications for an Official Plan Amendment, Zoning By-law
Amendment and Draft Plan of Subdivision for 96 residential units
within the Brookhill Neighbourhood Secondary Plan Area.
Recommendations:
1. That Report PDS-063-26, and any related delegations or communication items, be
received;
2. That the Official Plan Amendment and Zoning By-law Amendment attached to
Report PDS-063-26, as Attachment 1 and Attachment 2, be approved; and
3. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-063-26 and Council’s decision; and
4. That all interested parties and any delegations be advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-063-26
Report Overview
1. Application Details
Owner: Tribute Tercot Brookhill 1 Inc.
Applicant: Biglieri Group Ltd.
Proposal:
Clarington Official Plan Amendment
To amend the Brookhill Neighbourhood Secondary Plan in the Clarington Official Plan
by redesignating lands from Medium Density Local Corridor to Parkette and from
Parkette to Low Density Residential. The amendment will permit the relocation of a
public park.
Zoning By-law Amendment
To rezone the subject lands from:
“Agricultural (A) Zone” to “Holding - Urban Residential Type One (R1) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R1-106) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R3-86) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R4-55) Zone”
“Agricultural (A) Zone” to “Environmental Protection (EP) Zone”
to permit the proposed residential development which is in conformity with the Brookhill
Neighbourhood Secondary Plan. The proposed zones will be subject to applicable (H)
Holding provisions, with the exception of the Environmental Protection Zone which does
not require a Hold.
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Report PDS-063-26
Delegated: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to permit 96 residential dwelling units consisting of
27 single detached units, 10 semi-detached units, 22 street townhouse units, and 37 link
townhouse units. The Draft Plan of Subdivision will be finalized at a future date to
facilitate the creation of the proposed lots and blocks.
Area: 6.93 hectares (17.124 acres)
Location: 2547 Bowmanville Ave., Bowmanville, Part Lot 14, Concession 2
Roll Number: 1817-020-010-07400
2. Background
2.1 On October 28, 2022, Tribute Tercot Brookhill 1 Inc. submitted applications for a draft
plan of subdivision and rezoning to permit the development of 187 residential units
consisting of singles, semis, street townhouse and stacked townhouses. A public
meeting was held on January 20, 2025 and comments from the public, agencies and
departments were received.
2.2 One of the major comments from Clarington Staff was in regard to the proposed
stormwater management tank. Clarington Staff were not favourable to the storage
tanks due to the financial feasibility to maintain the tanks over the long term. As a
result, the Owner has revised the proposal to a traditional stormwater pond, resu lting
in a greater area required to accommodate the pond.
2.3 On May 20, 2025 a second resubmission was received for the rezoning and proposed
draft plan of subdivision application, together with a new application for an Official Plan
Amendment. The Official Plan Amendment proposed to amend the Brookhill
Neighbourhood Secondary Plan by redesignating lands from Medium Density Local
Corridor to Parkette and from Parkette to Low Density Residential. The amendment
will permit the relocation of a public park. A second Public Meeting was held on
September 15, 2025 for the Official Plan Amendment.
2.4 Since the second Public Meeting, the proposal has bee n revised as follows:
A 6 metre wide service block and pedestrian walkway has been added between
the street townhouses to create a pedestrian connection internally to the
neighbourhood from Bowmanville Avenue.
A reduction of units from 100 to 96 units.
An interim solution for an emergency access off of Longworth Avenue until a
permanent emergency access can be established from Bowmanville Avenue
once the ultimate realignment of Longworth Avenue is established.
Refinements to the development limits in relation to the natural heritage system
and the associated minimum vegetation protection areas.
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Report PDS-063-26
Street B has been widened from an 18 metre right-of-way to 20 metres.
Townhouse frontages within the Medium Density Local Corridor Block are
proposed to be widened from 4.5 metres to 5.1 metres.
2.5 As a result of these changes, Staff are now in support of the approval of an Official
Plan Amendment and Zoning By-law Amendment to facilitate the proposed residential
development within the Brookhill neighbourhood Secondary Plan.
Figure 1: Proposed Draft Plan of Subdivision
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3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the east side of Bowmanville Avenue and north of
Longworth Avenue in the Bowmanville Urban Area. The lands are currently vacant and
being used for agricultural purposes. The topography of the site has a high point to the
north and slopes down to the southeast towards the Bowmanville Creek. The site
currently has frontage on Bowmanville Avenue and Longworth Avenue . After the
realignment of Longworth Avenue is established, which is proposed to shift the road
further south, the site will no longer have frontage or access to Longworth Avenue,
except for a small portion in front of the Stormwater management pond.
3.2 The surrounding uses are as follows:
North: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and North Scugog Court.
East: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and Scugog Street. Also note that
the lands immediately to the east of the subject lands, along Longworth
Avenue, was a former waste disposal site which was capped with clean fill
in 1999.
South: Longworth Avenue is directly south of the subject lands, followed by
agricultural lands and estate residential homes.
West: Predominantly vacant agricultural lands proposed for redevelopment
(associated file numbers COPA2026-0004, ZBA 2022-0026, and S-C-
2022-0015).
4. Provincial Policy
Provincial Planning Statement (PPS), 2024
4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing and shall promote development patterns that efficiently
use land and infrastructure.
4.2 The PPS policies direct growth to settlement areas and promote compact built forms.
The subject lands are proposed within the Brookhill neighbourhood Secondary Plan.
The PPS directs planning authorities to facilitate a variety of housing forms and
promote residential intensification to achieve efficient development patterns.
4.3 The PPS 2024 was combined with the Growth Plan and encourages a minimum
density target of 50 residents and jobs per gross developable hectare in designated
growth areas. The proposal has a gross density of approximately 51 people per
hectare.
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4.4 The proposal is consistent with the Provincial Planning Statement as it introduces a
mix of housing options and built form typologies that meet the density requirements.
The proposed development pattern represents an efficient use of land and future
infrastructure. Affordable housing options will be explored with the owner through the
draft plan of subdivision and future site plan applications.
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) was adopted by Durham
Regional Council on May 17, 2023, and was approved in part with modifications by the
province on September 3, 2024. The remaining parts of Envision Durham were
approved on December 13, 2024.
5.2 The Envision Durham sets out long-term growth and development policies for the
Region to the year 2051, providing policies to ensure a high quality of life for both
current and future residents of the Region. As of January 1, 2025, Envision Durham
became part of the Clarington Official Plan, due to Provincial legislative changes
associated with Bill 185.
5.3 Envision Durham Map 1. Regional Structure – Urban & Rural System, identifies the
subject land within the Urban Area Boundary and designates the subject lands as
“Community Areas” and the eastern portion of the site is designated “Major Open
Space Areas.”
5.4 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including singles, semis, and townhouse dwellings. These areas can also include
population-serving uses and shall be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas. Development within this
area shall be planned to achieve a minimum density target of 53 people and jobs per
hectare. The applicant has indicated the proposa l is estimated to have 51 people and
jobs per hectare, with more density to be provided within the subdivision to the west
given the reduced need for an additional stormwater pond on those lands and through
the future development of lands to the south. Further, Block 37 is a Medium Density
Local Corridor Block proposed within the draft plan of Subdivision and is subject to a
future site plan application in order to proceed with the development of this block.
There is an opportunity to increase the density within Block 37 through a future site
plan application.
5.5 Major Open Space Areas are a component of the Region’s Greenlands System that
generally follow major permanent and/or intermittent stream and valleys and contain
high concentrations of key natural heritage features and key hydrologic features.
These lands are to be protected, enhanced, and conserved to ensure their ecological
value is maintained. Development or site alteration is not permitted in Key Natural
Heritage and Hydrologic Features, including any associated vegetation protection
zone, as determined through an Environmental Impact Study.
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5.6 An Environmental Impact Study was prepared by GeoProcess Research Associates
Inc., dated December 18, 2025, in support of the applications and is summarized
within Section 7 of this recommendation report.
5.7 The application conforms with Envision Durham.
Clarington Official Plan
5.8 The Clarington Official Plan designates the site Urban Residential and Environmental
Protection and is within the Bowmanville Urban Area. A variety of densities, tenure and
housing types are encouraged, generally up to 6 storeys in height along Local
Corridors and up to 3 storeys internal to neighbourhoods. Single detached, semi-
detached and townhouse dwellings are permitted, as proposed.
5.9 One medium density block (Block 37) is proposed within the draft plan of subdivision
and street related townhouse blocks are proposed along Street B. Multi-unit residential
development will be developed on the basis of the following site development criteria,
as per policy 9.4.5:
a) The site is suitable in terms of size and shape to accommodate the proposed
density and building form;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing,
height and siting, setbacks, shadowing, and the location of parking and amenity
areas;
c) Minimize impact of traffic on local streets;
d) Multiple vehicular accesses from a public street shall generally be provided for
each townhouse block and each apartment block;
e) Each condominium corporation block shall have direct street frontage and direct
vehicular access to a public street without reliance on easements through
another condominium corporation block;
f) In order to achieve a mixture of housing types, adjacent multi-unit residential unit
types shall not replicate the same built form;
g) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on-street parking;
h) Townhouses sited on blocks shall generally not exceed 50 units and apartment
blocks shall not exceed 2 buildings; and
i) Street townhouses shall generally not comprise more than 6 attached units; and
j) Where multiple mid-rise and high-rise residential developments are planned for a
given area, a phasing plan shall be required to identify common amenity areas
and shared pedestrian and/or vehicle access.
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5.10 The applicant has demonstrated that the proposal meets the multi-unit residential
development criteria, save and except for 9.4.5 i) which states that townhouses shall
generally not comprise more than 6 attached units. The intent is to achieve a
harmonious street façade that breaks up the blocks into smaller clusters to achieve
visual interest and human scale design. It allows for a greater diversity of street
facades, materials and rooflines that are more inviting and promote walkability, instead
of long rows of repetitious and visually overwhelming street facades.
5.11 One townhouse block within the proposed development (Block 33) contains 7 attached
units. Through further discussions with the applicant, it was agreed that the draft p lan
of subdivision can be revised to reduce the number of attached townhouse units to 6
units in order to meet the intent of the policies of the Official Plan. As such, the
implementing zoning by-law amendment contains a limit on the number of attached
townhouse units.
5.12 An Environmental Impact Study (EIS) was prepared by the applicant to define the
development limits and meet the requirements of the Clarington Official Plan policies.
No development is permitted within the natural heritage features or the associated
minimum vegetation protection zone. Exceptions are provided for in Section 3.4.17 of
the Plan provided that any modification to the minimum vegetation protection zone that
meets the criteria in that section and is supported by the EIS to ensure no negative
impacts to the feature and function. Also the proposal must demonstrate that there is
no net loss on the total area of the Vegetation Protection Zone.
5.13 The development proposal is outside the limits of the natural heritage features. A slight
encroachment of the rear yards of Lots 7 and 8 into the Minimum Vegetation
Protection area associated with the woodlot is being proposed in order to create a
straight and continuous rear lot line. There is also a slight encroachment for the trail
located within the stormwater management pond. The total area of the encroachment
is 657 square metres and is being offset by 700 square metres being added to the
Minimum Vegetation Protection Area within the Draft Plan. The Open Space blocks
are proposed to be dedicated to the Municipality of Clarington as a condition of
approval for the subdivision.
5.14 The following policies apply to the provision of parkland throughout the Municipality:
a) The parks system will include urban design elements to improve thermal comfort
and connect with the Open Space System wherever possible utilizing trails,
bicycle paths, walkways, sidewalks, and utility corridors;
b) Parks will be located as central as possible to the areas which they serve and
physical means of access shall generally be provided on two sides of all parks;
c) Street frontage shall not be less than 30% of the park perimeter;
d) Parks will be designed to be accessible and inclusive to encourage enjoyment by
all users;
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e) Where major recreational uses are adjacent to residential areas, consideration
should be given to alleviating adverse noise, visual and lighting impacts including
the location and buffering of buildings and parking facilities; and
f) The development of new parks may be considered in association with proposed
school sites in order to facilitate the joint use of parking lots and sports fields in
consultation with the developing school board.
5.15 The relocation of the parkette adjacent to Bowmanville Avenue will continue to provide
access to the multi-use trail and will have frontage on two public roads. Further
discussion on the relocation is provided in Sectio 10 of this report.
5.16 The proposal conforms to the Clarington Official Plan.
Brookhill Neighbourhood Secondary Plan
5.17 Clarington Staff completed the update to the existing Brookhill Secondary Plan and it
was approved by the Region of Durham on July 25, 2024. Within the updated Brookhill
Secondary Plan, the subject lands are designated ‘Low Density Residential’, ‘Medium
Density Local Corridor’, and ‘Environmental Protection Area’.
5.18 There is a ‘Medium Density Residential’ designation along the future realignment of
Longworth Avenue, where it swings south (west of the stormwater management pond).
This designation is interpreted to be within the existing Longworth right -of-way and
within the lands to the south which are not owned by Tribute Tercot Brookhill 1 Inc.
When the realignment is completed, those lands will have the greatest frontage onto
Longworth Avenue and development of those lands would achieve the general intent
of the Medium Density Residential designation within the Brookhill Neighbourhood
Secondar Plan.
5.19 A Parkette and Stormwater Management Facility are also shown on the subject lands,
as well as a trail along the west side of the Bowmanville Creek valley.
Low Density Policies
5.20 The predominant use of lands within the Low-Density Residential designation shall be
a mix of housing types and tenures in low-rise building forms. The following building
types are permitted:
a. Detached dwellings;
b. Semi-detached dwellings;
c. Street townhouses; and
d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan.
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5.21 Detached and semi-detached dwelling units shall account for a minimum 80 percent of
the total number of units in the Low-Density Residential designation, with units in other
building types accounting for the remaining 20 percent. Generally, this ratio should be
applied for each plan of subdivision to encourage a mix of unit types. The proposal
currently has approximately 100 percent of the units as detached or semi-detached in
the low-density designation, which conforms to the minimum of 80 percent.
5.22 Townhouses should generally be located in proximity to open spaces and
neighbourhood commercial uses to allow for easy access to amenity spaces and
services. Proposal is generally consistent with this policy.
5.23 Private streets and private lanes are not permitted within the Low-Density Residential
Designation. No private lanes are proposed within this designation.
5.24 Residential development shall contribute to the overall appearance of th e streetscape.
Garage doors shall not dominate the view of the streetscape. Front and exterior side
yard porches shall be encouraged. The design of the dwelling units is subject to
architectural control at the detailed design stage of the subdivision. The implementing
Zoning By-law Amendment also contains provisions for the maximum outside width of
the garage relative to the lot frontage, maximum garage projections, and maximum
width of the driveways to address this policy.
Medium Density Local Corridor Policies
5.25 The Medium Density Local Corridor designation allows for a concentration of density
and mix of uses. The predominant use of lands within the Medium Density Local
Corridor designation is housing in mid-rise building forms combined with cultural,
entertainment, recreational, offices, restaurants, retail, and/or service commercial uses
within mixed-use buildings. The following building types are permitted:
a) Street townhouses;
b) Block townhouses;
c) Stacked townhouses;
d) Back-to-back townhouses;
e) Apartment buildings;
f) Mixed-use buildings; and
g) Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan
5.26 The height of any building shall be a minimum of 3 storeys and a maximum of 6
storeys. Development on lands designated Medium Density Local Corridor shall have
a minimum net density of 40 units per net hectare. The proposal shows about 45 units
per net hectare.
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5.27 The applicant initially proposed three-storey townhouses within the Medium Density
Local Corridor designation, meeting the minimum height requirement. Recent
materials now show heights of 2, 2.5, and 3 storeys. However, no formal application
has been submitted to amend the Secondary Plan policies to permit reduced heights,
and no public meeting has been held for this purpose. The only Official Plan
Amendment received relates to the relocation of the parkette designation. Accordingly,
the implementing Zoning By-law Amendment maintains a minimum height of three
storeys in conformity with the Secondary Plan.
Medium Density Residential
5.28 The Medium Density Residential designation is shown along the southerly portion of
the site and once the realignment of Longworth Avenue has been constructed, will
include the lands to the south of the subject site, which are not part of the subject
applications but will need to be carefully considered in terms of pedestrian
connections, integration of partial lots on the subject lands, building form, and road
networks. A Master Block Plan has been submitted by the applicant to evaluate the
interface and layout of the lands to the south as it relates to the subject lands.
Coordination between the two land owners is strongly encouraged in order to ensure
the block is developed cohesively.
5.29 The proposed Zoning By-law includes an Environmental Protection Zone to reflect the
natural areas associated with Bowmanville Creek Valley and aligns with the Clarington
Official Plan and Brookhill Neighbourhood Secondary Plan policies.
5.30 The proposed development conforms with the Brookhill Neighbourhood Secondary
Plan.
6. Zoning By-laws
6.1 Zoning By-law 84-63 zones the subject lands as “Agriculture (A)”. A Zoning By-law
Amendment is required to permit the proposed development which consists of single
detached, Semi-detached, and townhouse dwellings.
6.2 The proposed rezoning would change the zoning on the subject lands from an
Agricultural (A) Zone to various Urban Residential Exception Zones to facilitate the
single detached, semi-detached, and townhouse dwellings. Each zone is proposed to
have site-specific performance standards.
6.3 The rezoning also proposes to refine the Environmental Protection Zone, which also
includes the stormwater management pond. A draft zoning by-law is included in
Attachment 2 of this report.
6.4 A Holding (H) Symbol will be implemented as part of the Zoning By-law Amendment to
ensure the conditions of the draft plan of subdivision and site plan approval (for the
medium density block) have been fulfilled. The park will also be rezoned to an Urban
Residential Type One Zone and will have a Hold until the lands are transferred to the
Municipality.
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7. Summary of Background Studies
7.1 Below provides a summary of the background reports submitted by the Owner.
Planning Justification Report, Biglieri Group, December, 2025
7.2 The Planning Justification Report and Addendum submitted in support of the proposal
conclude that the applications represent good planning and are in the public interest
and conform with the policies and land use designations of Envision Durham, the
Clarington Official Plan, and the Brookhill Neighbourhood Secondary Plan.
7.3 The report provides a brief analysis and planning justification for the proposal. In
summary, the surrounding context is predominantly low rise residential. The proposed
townhouses along Bowmanville Avenue would frame the street and vehicle access
would be from the rear, by a private lane.
Urban Design Brief, Biglieri Group, December, 2025
7.4 The Urban Design Brief states that the proposed development prioritizes pedestrian
safety and a sense of place through the proposed road network and pedestrian
connections. Corner lots and lots that back onto the public trail or face the park will
have enhancements to the architecture of the building façades. The report states that
the proposal is an appropriate development that represents good planning.
Sustainability Report, GHD, May 2025
7.5 The Sustainability Report demonstrates how the development will ens ure energy
efficiency, protection of air and water quality, the management of solid waste,
protection of the natural environment, and education of residents of these sustainable
principles. It includes an analysis of the proposed development in relation to the
Clarington Priority Green Development Framework checklist for Draft Plans of
Subdivisions. Some key components are:
minimize road lengths to facilitate better pedestrian connectivity;
provide rough-ins for future installation of EV charging stations;
Low Impact Development infiltration trenches to manage stormwater
management;
visual and physical connections to the natural heritage area along the
Bowmanville Creek Valley;
Environmental Impact Study – includes Tree Inventory and Preservation Plan,
GeoProcess Research Associates Inc., December 2025
7.6 The Environmental Impact Study (EIS) submitted in support of the proposal undertook
a field investigation of features on the subject lands. The features include a woodlot,
valleylands associated with the Bowmanville Creek and the stable top of bank or
erosion hazard. The report recommended appropriate Minimum Vegetation Protection
Zones (MVPZ) to protect the features and their ecological function.
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A constraints map was provided, along with an updated draft plan of subdivision which
respects the constraint limits in accordance with the Official Plan policies.
7.7 The proposed plan includes minor encroachments and expansions to the MVPZ
associated with the woodland. Section 3.4.17(d) of the OP permits modifications to the
MVPZ if supported by an EIS and where no net loss in VPZ area occurs. The
proposed development includes encroachments of up to 5 m, along with MVPZ
expansions, resulting in a net gain of approximately 50 square metres. The proposal
therefore conforms to the OP by achieving a net increase in MVPZ area and avoiding
impacts to the woodland feature.
7.8 The replanting plan recommendations include native trees and shrubs proposed at a
3:1 replacement ratio. An additional 18 trees will also be planted to compensate for
the removal of 18 landscape trees on the Subject Property. The total number of trees
to be planted is 336 trees and 954 shrubs, with species selected to deter
encroachment and reflect adjacent ecological communities.
7.9 The report indicates that impacts can be mitigated and compensated for through
application of NHS buffers, policy conformity, and offsetting of the tree removals. The
proposed development is anticipated to have minimal effects on the adjacent
Greenbelt boundaries and Bowmanville Cree k Valley Conservation Area.
Slope Stability Analysis, Soil Engineers Ltd., December 2025
7.10 A slope stability reassessment was completed for the subject lands to reflect updated
topographic information and confirm long-term stability conditions. The study
concludes that development can proceed subject to the recommendations in the
report, which includes the preservation of existing vegetation, control of surface
drainage, and implementation of additional setback requirements to be determined in
consultation with the Central Lake Ontario Conservation Authority.
Fluvial Geomorphic Assessment, GeoProcess Research Associates Inc., March 2025
7.11 The fluvial geomorphic assessment for concludes that the Bowmanville Creek area is
a moderately dynamic system currently in a transitional state but with overall good
ecological health. Historical analysis indicates the channel has been realigned and
stabilized in recent decades, with ongoing but manageable processes of erosion,
widening, and adjustment. The proposed stormwater management facility outfall
location south of Longworth Avenue is considered appropriate from a geomorphic
perspective, as it is situated in a previously disturbed area, maximizes setback from
the creek, and discharges to a low‑slope vegetated floodplain, thereby minimizing
erosion risk.
7.12 The proposed diversion of a small drainage area on the west side of Bowmanville
Avenue to the Brookhill Tributary is not expected to result in significant impacts due to
the large size and resilience of the receiving system. Overall, the study finds that the
proposed development can proceed with minimal fluvial geomorphic risk, subject to
minor design refinements.
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Geotechnical Investigation Report, Soil Engineers Ltd., December 2025
7.13 The report finds that the site is generally suitable for residential development, with
stable soils beneath a thin topsoil layer, though the upper 0.6–1.2 m is weaker and
must be removed or improved before construction. Once prepared, standard shallow
foundations are appropriate, with only minor settlement expected. The report
recommends typical construction measures such as proper compaction, drainage, and
inspection to address risks like frost, groundwater, and soil variability, but no unusual
geotechnical constraints were identified that would prevent development.
Hydrogeological Assessment, SLR, December 2025
7.14 The Hydrogeological Investigation supports the development, subject to mitigation
measures. The site is characterized by permeable sandy soils in the northwest and
lower-permeability silty clay till elsewhere. The groundwater table is 4.5–6.1 m below
grade and flows toward the Bowmanville Creek. The assessment determined that
development will decrease groundwater recharge and increase surface runoff;
however, this infiltration deficit can be fully mitigated through proposed low impact
development measures, including infiltration trenches.
7.15 The site lies within a Significant Groundwater Recharge Area and Highly Vulnerable
Aquifer, but no significant constraints to development are identified, and impacts to
nearby private wells and natural features are expected to be low. Overall, the report
recommends implementing LID measures, stormwater controls, erosion and
sedimentation protection, groundwater monitoring, and potential stormwater pon d
liner/subdrain design. These measures will ensure no significant adverse
hydrogeological impacts from the proposed development.
Functional Servicing and Stormwater Management Report, David Schaeffer Engineering
Ltd., December 2025
7.16 The Functional Servicing and Stormwater Management Report was revised in
December 2025 to support the development. The report demonstrates that water
services can be provided via extensions and looping connections from Longworth
Avenue and Bowmanville Avenue. A new sanitary trunk along Bowmanville Avenue
with sufficient downstream capacity was also confirmed for both interim and ultimate
conditions.
7.17 Stormwater servicing follows a treatment-train approach combining low impact
development (LID) measures, minor and major conveyance systems, and a wet
stormwater management pond located in the southeast portion of the site to provide
enhanced water quality, erosion control, and safe discharge to the Bowmanville Creek.
Landscape Analysis Brief, Biglieri Group, October 2022
7.18 The Landscape Analysis evaluates the sits topography in relation to the proposed
development. The site is currently used for agriculture and contains no existing
buildings.
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The site slopes from north to southeast, and grading will generally maintain existing
drainage patterns while accommodating infrastructure, with constraints including
adjacent roads and natural heritage features. Overall, the analysis concludes that the
site grades can be generally maintained through appropriate design and engineering
measures consistent with municipal standards.
Traffic Impact Study, TYLin, December 2025
7.19 The Transportation Impact Study (TIS) and Adden dum for the proposed subdivision
confirms that sightlines at the proposed intersection of Street ‘A’ and Bowmanville
Avenue are generally adequate. Although left-turn intersection sight distance is slightly
deficient due to the vertical curvature. However the report demonstrates that stopping
sight distance requirements are still being met and that the intersection can operate
safely. The Region will also require improvements to Bowmanville Avenue, including
turning lanes, to facilitate the proposed develop ment.
7.20 The assessment of intersection operations under three scenarios (existing, interim,
and ultimate) finds that under interim conditions (Brookhill East only), the Bowmanville
Avenue/Street ‘A’ intersection can operate adequately as a stop -controlled
intersection, with acceptable delays and minimal queuing. However, under ultimate
build-out conditions (including Brookhill West and a future school), traffic volumes
increase significantly and unsignalized operations would result in excessive delays and
failing conditions for key movements.
7.21 While traffic signals are not technically warranted, the study recommends signalization
at ultimate build-out to address operational constraints, improve safety, and
accommodate increased pedestrian activity associated with the proposed school on
the west side of Bowmanville Ave.
7.22 The study also analysed the proposed emergency/secondary access requirements,
recommending options such as widening Street ‘A’ with a median and a controlled
emergency-only access, subject to Regional and Municipal approval.
Noise Impact Study, YCA Engineering Ltd., May 2025
7.23 This Environmental Noise Assessment evaluates the proposed residential
development and found that road traffic from Bowmanville Avenue and Longworth
Avenue are the primary noise sources. Overall predicted sound levels across the site
are generally within the Ministry of the Environment (MECP) guidelines.
7.24 Certain lots and blocks require warning clauses and provisions for future air
conditioning to maintain indoor comfort. In specific cases, (depending on timing of the
Medium Density block along Bowmanville Ave), a 1.8 m acoustic fence may be
needed to reduce outdoor noise levels. Standard Ontario Building Code construction
is sufficient to meet indoor noise criteria across the site. The report concludes that,
with these limited mitigation measures and administrative controls, the development
can achieve acceptable noise levels for future residents.
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Phase One Environmental Site Assessment, Soil Engineers Ltd., July 2021
7.25 The ESA update found the site is a former agricultural property with no confirmed
contamination, but identified potential concerns from past pesticide use, unknown fill
material, and a nearby closed landfill. A Phase Two investigation was recommended.
Phase Two Environmental Site Assessment, Soil Engineers Ltd., October 2022
7.26 The purpose of the Phase Two Environmental Site Assessment was to determine the
soil and groundwater quality at the subject site related to the areas of potential
environmental concern identified in the Phase One report. No evidence of potential
contamination was documented in any of the retrieved soil and groundwater samples.
The test results indicated that it met the Table 2 Standards of the Ontario Regulation
153/04. No contamination was identified on the subject site at a concentration above
the applicable standard. The recommendation indicates that the property is suitable for
the proposed development and no further investigation is recommended.
Stage 1 & 2 Archaeological Assessment, Advance Archaeology, March 2013
7.27 The initial Stage 1 and 2 Archaeological Assessment identified two main areas as
having high archaeological potential. This is due to the known archaeological sites in
close proximity to the subject lands, historic settlement areas and transportation
routes, and the Bowmanville Creek. The two main sites identified are referred to as
follows:
The Downey Site, which is a historic Euro-Canadian homestead and contains
19th century domestic artifacts.
The Burns Site, which is pre-contact indigenous site.
7.28 The report also conducted an investigation of the claim of a potential family grave on
site. No evidence of a grave or human remains was found through the investigation at
the time but the report recommends precautionary monitoring is advised during
construction.
7.29 The report recommended a Stage 3 report be completed for both identified areas.
Stage 3 Archaeological Assessment of the Downey Site, Parslow Heritage Consultancy
Inc., November 2021
7.30 The Stage 3 report confirmed significant archaeological resource tied to high
concentrations of early Euro-Canadian settlement artifacts found and recommended a
Stage 4 report be completed.
Stage 4 Archaeological Assessment of the Downey Site and Mitigation, Parslow
Heritage Consultancy Inc., June 2024
7.31 The Stage 4 report documents the artifacts found and confirmed that no additional
archaeological assessment is required.
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The Stage 4 mitigation resulted in the identification of five Euro -Canadian Settler
features, and a total of 3,708 Euro-Canadian Settler artifacts that can be associated
with the Downey family homestead during the mid to late 19th century. The Stage 4
assessment documents and evaluates the cultural heritage value or interest of the site,
and the report did not recommend any further work. The report will be entered into the
Ontario Public Register of Archaeological Reports.
7.32 Further to this, the applicant has indicated that the Stage 4 report is currently under
technical review by the Ministry of Citizenship and Multiculturalism (MCM). They also
consulted with MCM regarding the potential informal burial grave and began fieldwork
in November 2025. This work is presently on hold due to the incidental discovery of an
Indigenous site (AlGq-221).
Stage 3 Archaeological Assessment of the Burns Site, Parslow Heritage Consultancy
Inc., May 2025
7.33 The Stage 3 assessment did not result in any archaeological finds. As such, the study
concludes that the site did not contain any Cultural Heritage Value or Interest (CHVI)
and is free of further archaeological concern. No further work (Stage 4) is
recommended. The report will be entered into the Ontario Public Register of
Archaeological Reports.
8. Public Notice and Submissions
8.1 Two separate Statutory Public Meetings were held for this proposal, one on January
20, 2025 and one on September 15, 2025. Public Notice was mailed to all property
owners within 120 metres of the subject lands, and 2 public meeting signs were
installed on the subject lands along Bowmanville Avenue and Longworth Avenue.
Details of the proposed application were also posted within the Clarington Connected
e-newsletter and the Municipal webpage.
8.2 Four members of the public spoke at both statutory public meetings, and 15 public
inquiries were received by Staff regarding the proposed development. The following
concerns have been raised:
a) Transportation impacts including:
o Traffic Impact Study should look at all developments within the area
comprehensively;
o Traffic impacts with the realignment of Longworth Avenue ;
o Increased traffic on Bowmanville Avenue with the existing two-lane
configuration and impacts on being able to make a left turn from Linden
Lane;
o Concern with limited sight lines on Bowmanville Ave at the intersection of
Street A;
o Bus shelter locations and inadequate bus service;
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b) Environmental impacts including:
o Impacts on pollution levels, both in the air and local waterways;
o Protection of wildlife and environmental features;
c) Ensure pedestrian and cycle connections are provided along Bowmanville
Avenue and Longworth Avenue;
d) Erosion of Bowmanville’s small-town character and charm, as well as loos of
greenspace and farmland;
e) Impacts on local infrastructure and public services;
f) Potential well interference that could impact existing residents within the Linden
Lane community;
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 4 to this report is a chart which provides the list of circulated
parties.
10. Discussions
10.1 The site is located within the Bowmanville Urban Area and is also within the Brookhill
Neighbourhood Secondary Plan. The site is located at the northeast corner of
Bowmanville Avenue (Type A Arterial Road) and Longworth Avenue (Type C Arterial
Road). Environmental features are to the north and east of the subject lands and an
Environmental Impact Study and Slope Stability Study were prepared to address any
potential impacts from the proposed development. The applicant has proposed a total
of 96 residential units consisting of 27 single detached, 10 semi-detached, 22 street
townhouse units, and 37 link townhouse units within a medium density block which will
be subject to a site plan application. The draft plan also shows one part lot at the south
end of Street B.
10.2 The proposed plan also contains a two open space blocks, a parkette adjacent to
Bowmanville Avenue, and a stormwater pond at the southeast corner. A mid block
pedestrian connection is also provided which will connect Bowmanville Avenue to the
internal subdivision. One vehicle access is proposed from Street A as a secondary
vehicle access off of Longworth Avenue was not permitted due to the intersection
spacing requirements from the main intersection of Longworth Ave. and Bowmanville
Ave. As an alternative, an emergency access is proposed at the south end of the
subject lands.
10.3 A pedestrian trail is proposed from the parkette to the stormwater pond and runs along
the outer edge of the Bowmanville Valley. The draft plan also contains a block for the
Longworth Avenue realignment.
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Environment and Sustainability
10.4 The proposed Zoning By-law Amendment recognizes the environmental and
sustainability objectives of the Municipality through the protection of natural heritage
features and the establishment of a development framework that supports efficient
urban form.
10.5 Environmental Protection (EP) zoning is applied to lands associated with the
Bowmanville Creek and other identified natural features, ensuring these areas are
protected from development and continue to support ecological functions, hydrological
processes, and stormwater management and long-term environmental protection.
10.6 The zoning framework supports opportunities for sustainable development by
permitting a mix of housing types and densities that contribute to efficient use of land
and infrastructure, while enabling future buildings to incorporate energy-efficient
design and low-impact development measures through subsequent site plan approvals
and the conditions of draft plan approval of the subdivision .
10.7 The use of Holding (H) provisions requires that key technical studies, including those
related to environmental conditions, servicing, and infrastructure, are completed to the
satisfaction of the Municipality and applicable agencies as part of detailed design,
ensuring that natural heritage considerations are reflected in the ultimate development.
10.8 Overall, the Zoning By-law Amendment establishes a framework that protects natural
features and supports sustainable community development, consistent with the
environmental objectives of Provincial, Regional and Local policy.
Pedestrian Connections and Park
10.9 Bowmanville Avenue and Longworth Avenue pedestrian connections are the
responsibility of the Municipality of Clarington and are part of the Development
Charges Study. The applicant will be responsible for completing Bowmanville Avenue
and Longworth Avenue upgrades along the frontage of the site. This includes
construction of a 3.0 metre wide multi-use path. The proposed development also
includes a pedestrian link into the neighbourhood (mid-block) and will contain
sidewalks within the neighbourhood.
10.10 A multi-use path is proposed along the outer edge of the Bowmanville Creek Valley to
create a linkage between the proposed parkette at the north end of the site to the
stormwater management pond, and ultimately Longworth Avenue to the south.
10.11 Within the Brookhill Neighbourhood Secondary Plan, the parkette is shown more
central to the site and adjacent to the stormwater management pond. Given the
significant grades of the site and the size of the pond, the parkette was re located to the
north and now has frontage on two public roads. This also eliminates any driveway
conflicts close to the intersection of Bowmanville Avenue and Street A.
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10.12 Parks Design and Development Staff are supportive of the proposed relocation
provided that a buffer (hard edge either through plantings, berms, fence, or
combination of) is incorporated between the parkette and Bowmanville Avenue. As
Bowmanville Avenue is a Type A arterial road carrying high volumes of traffic,
including trucks, this buffer is necessary to ensure safety and mitigate impacts. The
conditions of the draft plan of subdivision will ensure the requirements are
implemented through the detailed design. A Facility Fit Plan was also provided by the
applicant to demonstrate that the size and configuration of the park can meet the
community needs.
10.13 Coordination with Durham Region Transit on the bus shelter locations and connectivity
will be addressed at the detailed design stage.
Reduced Lot Frontages in Relation to On-street Parking
10.14 The draft plan provided by the applicant shows the majority of the lots with 11 metre
frontages to 11.3 metres, which meets the Municipality’s standards. The proposal also
shows 10 semi-detached lots which will have lees than the minimum standard of 18
metres. The semi-detached lots are also proposed to have one outdoor parking space
per unit and one in the garage. Staff are in support of the reduction given the amount
of semi-detached units proposed are less than 30% of the dwellings within the low-rise
area. This will allow for increased landscaping in the front yard, increased snow
storage area, and less conflicts related to on-street parking. There is also on-street
parking available on the north side of Street C, adjacent to the trail connection.
10.15 Despite what has been shown on the draft plan, the draft zoning by-law amendment
prepared by the applicant has indicated a minimum lot frontage for the single detached
units of 9 metres, as opposed to 11 metres. The justification provided with the proposal
is to allow for flexibility with market demands. Given the amount of units already at the
reduced frontage (27%, excluding the townhouses), and that the draft plan, stormwater
and functional servicing report, or on street parking plan does not reflect this design,
Staff are not supportive of a minimum lot frontage of 9 metres. The recommended
zoning by-law amendment reflects the current draft plan minimum of 11 metres. If the
applicant chooses to pursue 9 metre frontages in the future for the subject lands,
updated studies and plans will be required to support the proposal.
10.16 Street townhouses which front on a public road generally have a minimum frontage of
7 metres, as opposed to the 6 metres being proposed. The intent of the minimum
frontage is to address concerns regarding not enough adequate on -street parking and
increase landscaped open space in the front yards. Given that the 22 townhouse units
are within the Medium Density Local Corridor designation where a higher minimum
density is to be achieved as per the Official Plan and Secondary Plan, and that Street
B is a cul-de-sac which will allow for some additional on-street parking, Staff are
supportive of the frontages being proposed for the townhouses in this location.
10.17 The overall unit count has decreased from 187 units to 96 units from the original
submission and Staff are satisfied with the revisions made to the draft plan to address
the parking issues.
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Land Use and Built Form
10.18 The recommended Zoning By-law Amendment implements Council’s preferred land
use and built form that reflects the overall development concept for the Brookhill
Neighbourhood. The zoning permissions and standards provide for a range of built
form typologies, including provisions associated with maximum driveway widths and
garage widths relative to the lot frontage.
10.19 The zoning framework establishes a logical transition in density and built form across
the site, with medium density residential development located toward Bowmanville
Avenue, and lower density residential development internal to the neighbourhood.
10.20 The permitted building heights within the Urban Residential Type Three and Four
Exception Zones are consistent with the height ranges established in the Secondary
Plan and provide for a medium density built form that frames streets while maintaining
appropriate transitions between areas of differing intensity and heights.
Soft Landscaping in the Front Yard
10.21 In June of 2024, Municipal Staff initiated a Zoning By-law Amendment to address the
amount of soft landscaping required in the front yard. This work was completed in
response to the number of complaints received from residents regarding the hard
landscaping in the front yard, typically done to allow for more parking on the driveway.
10.22 Prior to the By-law Amendment which introduced the soft landscaping requirement, the
minimum requirement for landscape open space was 30% and it applied to the entire
lot. The definition of landscape open space can include hard surface areas. By
introducing the soft landscaping in the front yard to a minimum of 40%, it makes it
difficult to achieve two outdoor parking spaces, walkways, etc, especially on lots with
smaller lot frontages.
10.23 Through further discussions with the applicant, Staff are supportive of the reduction to
the soft landscaping in order to balance the need of providing two outdoor parking
spaces on the lot for the single detached units. At the time this By-law Amendment
was passed, the applicant had already completed their first submission and was
targeting a landscape open space of 30%. The Zoning By-law amendment proposes to
maintain the soft landscape provision within the front yard but reduces the total from
40% to 30%.
Housing
10.24 The proposed Zoning By-law Amendment supports the housing objectives of the
Secondary Plan by permitting a full range of residential building types, including
detached, semi-detached, and townhouses. This approach supports a diverse housing
mix and enables more attainable forms of housing through low and medium density
permissions. It provides opportunities for a range of unit types and sizes to
accommodate different household needs and income levels, contributing to the supply
of attainable housing options.
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Emergency Access
10.25 The original proposal included a vehicle connection to Longworth Avenue; however,
due to site grading constraints and its close proximity to the Bowmanville Avenue
intersection, this connection was ultimately removed. As a result, only one vehicle
connection off of Bowmanville Avenue is proposed. Clarington Emergency and Fire
Services require a secondary access when the road length is longer than 150 metres
for safety reasons, in the event that the intersection of Bowmanville Ave and Street A
is blocked.
10.26 As a solution, Street ‘A’ will have a raised median, Street B is proposed to be widened
from an 18 metre right-of-way to 20 metres, and an emergency access will be provided
off of Longworth Avenue as an interim solution, until such time as the realignment is
completed. Once the realignment is functional, a permanent emergency access will be
off Bowmanville Avenue. Both the Region of Durham and Clarington Emergency and
Fire Services have reviewed the proposal and are satisfied with this approach.
Longworth Avenue Realignment
10.27 Longworth Avenue is planned to be realigned as per the Brookhill Neighbourhood
Secondary Plan by shifting it further south. The timing will depend on traffic demands
and the acquisition of the lands to the south which is needed to complete the
realignment.
10.28 Development is currently proposed on the west side of Bowmanville Avenue. The
existing Nash Road is also planned to be closed at Bowmanville Avenue and diverted
south. Nash Road realignment will also be dependent on the construction of Clarington
Boulevard. The timing of this closure will need to be coordinated with the opening of
Street A (for either the east and west side developments) to ensure traffic impacts at
the intersection are minimized. This will be further reviewed at the draft conditions of
approval of the subdivision and has been added as a condition to remove the Hold
within the zoning by-law.
Transportation
10.29 The proposed Zoning By-law Amendment supports transportation objectives by
establishing a zoning framework that aligns with the planned road network within the
Brookhill Neighbourhood Secondary Plan. The arrangement of zones reflects the
intended street layout and facilitates the development of a connected and accessible
community as per the Secondary Plan.
10.30 The zoning schedule protects for the implementation of the planned road network,
including the coordination of the construction of Clarington Boulevard, and the
realignment of Longworth Avenue and Nash Road, which will im prove the connectivity
and address intersection spacing and conflicts. It will also require the Owner to build
out the intersection, including the turning lanes to facilitate the development. This
approach ensures that the long-term transportation network can be implemented as
development proceeds.
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The conditions of the subdivision will require the completion of updated traffic studies
and related technical analysis prior to development, ensuring that the road network,
access points, and transportation infrastructure are designed to safely and efficiently
accommodate the ultimate development. The Hold provision in the zoning By-law will
also ensure the road networks are operational at the appropriate times as
development proceeds forward.
Stormwater Management
10.31 A stormwater management pond is proposed at the southeast corner of the site. The
pond is accepting water from the subject lands as well as a portion of the stormwater
from the proposed development to the west. The stormwater will ultimately discharge
to the Bowmanville Creek.
10.32 The Functional Servicing and Stormwater Management Report and the Fluvial
Geomorphic Assessment indicate a proposed diversion from the Bowmanville Creek
catchment to the Brookhill Tributary (for the west development). However, supporting
analysis is lacking on how this diversion is accounted for in the receiving system,
including stormwater modelling and erosion impacts. CLOCA staff consider the
diversion potentially feasible, provided the following are addressed:
o An updated stormwater management plan for the receiving area,
including modelling to confirm the facility can accommodate the
additional runoff.
o An updated erosion assessment of Brookhill Tributary that reflects the
actual contributing drainage area (not the full 170 km²
Bowmanville/Soper Creek watershed) and evaluates impacts and
required mitigation measures.
10.33 These updates are needed to confirm the viability of the proposed diversion. As a
condition to lifting the Hold symbol in the implementing zoning by-law amendment, the
Owner will have to demonstrate that the diversion of stormwater to the Brookhill
Tributary can be supported.
Groundwater Impacts and Potential Well Interference
10.34 Some existing residential areas to the south of the subject lands rely on well water until
municipal services become available. As a condition of the subdivision, the Owner
shall initiate a well monitoring program for identified drinking wells within 500 metres of
the study area as shown in the Hydrogeological Assessment. The monitor ing program
shall be established prior to commencement of any site alteration on the subject lands.
The monitoring program will need to assess pre and post water levels to determine
impacts associated with the development of the subject lands. If it is determined that
impacts were a result of the development, the Owner will have to pay for any
replacement costs for a new well.
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11. Financial Considerations
11.1 All capital infrastructure required to support the proposed development will be
designed and constructed by the proponent in accordance with municipal standards
and will be conveyed to and assumed by the Municipality upon acceptance. Following
assumption, these assets will be incorporated into the Municipality’s asset
management framework, and the Municipality will assume responsibility for long-term
lifecycle obligations, including major repair, rehabilitation, and eventual replacement.
11.2 Upon assumption, the ongoing maintenance and minor repair of municipal
infrastructure, including the neighbourhood park, environmental protection lands,
walkways, and road network, will be the responsibility of the Municipality and will be
accounted for within future operating budgets.
11.3 Additionally, Operations will need to provide winter maintenance for the proposed
emergency access to ensure lane is cleared of snow and that emergency vehicles can
continue to access the site in the event of an emergency.
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications the creation
of growing resilient, sustainable, and complete communities and connecting residents
through the design of safe, diverse, inclusive, and vibrant communities. The proposed
Zoning By-law Amendment will help implement Clarington’s Strategic Plan and the
Parks, Recreation and Culture Master Plan.
13. Climate Change
13.1 Applicant has prepared a Sustainability report in accordance with Clarington’s Priority
Green Standards for Subdivisions. This proposal considers climate risks by
implementing sustainable design techniques that will protect water quality though
enhanced stormwater management strategies and low-impact development (LID)
measures and reducing the urban heat island effect through landscaping measures.
13.2 This project considers climate risks by protecting the natural heritage features and
keeping development outside their minimum vegetation protection zone. The proposal
also shows areas adjacent to the valley to be vegetated which will offset any removal
of vegetation on site.
13.3 Subsequent applications for draft plan of subdivision, site plan control, and building
permits will further implement policies and standards for energy efficiency, building
performance and sustainability.
14. Concurrence
14.1 Not applicable.
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15. Conclusion
15.1 The proposed Official Plan Amendment and Zoning By-law Amendment have been
reviewed against the approved Brookhill Neighbourhood Secondary Plan and is
considered to implement the policies of the Municipality, Region and Province. The
inclusion of Holding provisions in the draft Zoning By-law Amendment will ensure that
future conditions of draft plan approval and site plan approval are satisfied.
15.2 In consideration of all agencies, staff, and public comments, it is respectfully
recommended that the Official Plan Amendment and Zoning By-law Amendment as
written in Attachments 1 and 2 be approved.
Staff Contact: Nicole Zambri, Principal Planner, nzambri@clarington.net
Attachments:
Attachment 1 – Official Plan Amendment
Attachment 2 - Zoning By-law Amendment
Attachment 3 – Draft Plan of Subdivision
Attachment 4 – Department and Agency Comments
Interested Parties:
List of Interested Parties available from Department.
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Attachment 1 to Report PDS-063-26
The Corporation of the Municipality of Clarington
Amendment Number 152 to the Municipality of Clarington Official Plan
Purpose: The purpose of this amendment is to redesignate a portion of the
Brookhill Neighbourhood Secondary Plan from ‘Medium Density
Local Corridor’ to ‘Parkette’ and from ‘Parkette’ to ‘Low Density
Residential’. The amendment will permit the relocation of a public
parkette.
Location: This amendment to the Brookhill Neighbourhood Secondary Plan
applies to the property at 2547 Bowmanville Avenue in
Bowmanville. Part Lot 14, Concession 2, Former Township of
Darlington.
Basis: This amendment is based on applications by Tribute Tercot
Brookhill 1 Inc. to facilitate a Draft Plan of Subdivision which
consists of 27 single detached dwellings, 10 semi-detached
dwellings, 59 townhouse units, natural heritage system blocks, a
stormwater management pond, and a park block.
The amendment meets the review criteria for amendments to the
Clarington Official Plan under Section 23.2.6 of the Official Plan
by: conforming to the municipal goals and objectives of the
Provincial policies, the Durham Region Official Plan, and the
Clarington Official Plan; being compatible with adjacent land uses;
suitability of the location for the proposed use; impacts on the
natural environment; need for the proposed use; and contribution
or enhancement toward healthy neighbourhood design.
Actual Amendment:
The Clarington Official Plan is hereby amended as follows:
1. Existing Brookhill Neighbourhood Secondary Plan Schedule A –
Land Use, Transportation, Parks and Open Space is amended by
redesignating a portion of the subject lands identified by Roll
Number 18-17-020-010-07400 (2547 Bowmanville Avenue) from
‘Medium Density Local Corridor’ to ‘Parkette’ and from ‘Parkette’ to
‘Low Density Residential’ as shown on Exhibit A and attached
hereto and forming pat of this amendment.
Implementation: The provisions outlined in the Municipality of Clarington Official
Plan and the Brookhill Neighbourhood Secondary 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 and the Brookhill Neighbourhood Secondary Plan, regarding
the interpretation of the Plan, shall apply in regard to this
Amendment.
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Page 183
Attachment 2 to Report PDS-063-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law 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 for ZBA2022-0023;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 12.4 “Special Exceptions – Urban Residential Type One (R1) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
12.4.106 as follows:
12.4.106 Urban Residential Exception (R1-106) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), e., 12.1, 12.2 a., b., c., d., f., h., i. ii),
those lands zoned R1-106, shall only be used for the permitted uses listed in the
R1-106 zone and shall be subject to the following regulations and the applicable
provisions not amended by the R1-106 zone:
a. Permitted Uses:
i) Single detached dwelling
ii) Semi-detached dwelling (to a maximum of 30% of the total units within
the R1-106 zone)
iii) A home occupation uses in accordance with the provisions of Section
3.11 of this By-law, save and except the retail sale of antiques, arts,
crafts, or hobby items.
b. Lot Area (minimum)
i) Single detached dwelling 270 square metres
ii) Semi-detached dwelling 450 square metres
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c. Lot Frontage (minimum)
i) Single detached dwelling
a) Interior Lot 11 metres
b) Exterior Lot 12 metres
ii) Semi-detached dwelling
a) Interior Lot 15 metres
b) Exterior Lot 18 metres
d. Yard Requirements (minimum)
i) Front Yard 6 metres to private
garage or carport, 4
metres to dwelling, 2
metres to porch
ii) Exterior Side Yard 3 metres
iii) Interior Side Yard
a) Single detached dwelling 1.2 metres on one
side and 0.6 metres
on the other side
b) Semi-detached Dwelling 1.2 metres on one
side and nil where
buildings have a
common wall with
any building on an
adjacent lot in the
same zone
iv) Rear Yard 7.5 metres
e. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all buildings and structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it, shall
be permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a
maximum area of 12.0 square metres shall be permitted provided it
is located in the front yard of the lot and shall not be calculated as
lot coverage.
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b) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum area of 20.0 square metres shall be permitted provided it
is located in the front and/or exterior side yard of the lot and shall
not be calculated as lot coverage.
f. Building Height (maximum) 12 metres
g. Number of Storeys (maximum) 3 storeys
h. Parking Space Requirements (minimum)
i) Semi-detached dwellings 2 parking spaces per
dwelling
i. Parking spaces provided in the front yard for single detached and semi-
detached dwellings must not reduce the minimum soft landscaping within
the front yard below 30 percent.
j. Driveway width (maximum)
i) Single detached dwellings 6.0 metres
ii) Semi-detached dwellings 3.5 metres
k. Garage Requirements
i) All garage doors shall not be located any closer to the street line than
the dwellings front wall or exterior side wall or covered porch projection.
ii) The outside width of the garage shall be a maximum of 55% of the width
of the lot frontage.
l. Height of floor deck of unenclosed porch located in the front yard
(maximum)
1.5 metres
m. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in no
instance shall the front or exterior side yard be reduced below 1 metre.
ii) Visibility Triangle lot line (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5
metres.
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n. Special Provisions for the Removal of the (H) Holding Symbol
i) In addition to the general provisions of the Official Plan and Section 3.10
of this Zoning By-law, with respect to the removal of the (H) Holding
symbol, Council shall only enact a by-law to remove the (H) Holding
Symbol from the R1-106 zone once the following provisions have been
satisfied:
a) The existing Nash Road is closed and any new roads that are
required to achieve safe access are constructed prior to the issuance
of any permits associated with the residential development.
b) An updated Functional Servicing and Stormwater Management
Report and the Fluvial Geomorphic Assessment to the satisfaction of
the Conservation Authority and the Municipality of Clarington for the
proposed stormwater diversion from the Bowmanville Creek
catchment area to the Brookhill Tributary.
2. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
14.6.86 as follows:
14.6.86 Urban Residential Exception (R3-86) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), 14.1, 14.3 a., c. iii), iv), e., g., and
h., those lands zoned R3-86, shall only be used for the permitted uses listed in the
R3-86 zone and shall be subject to the following regulations and the applicable
provisions not amended by the R3-86 zone:
a. Permitted Uses:
i) Street townhouse dwelling
ii) A home occupation uses in accordance with the provisions of Section
3.11B of this By-law.
b. Lot Area (minimum) 150 square metres
c. Yard Requirements (minimum)
i) Exterior Side Yard 3 metres
ii) Rear yard 6 metres
d. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all buildings and structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and
unenclosed porch/balcony having no habitable floor space above it,
shall be permitted subject to the following:
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a) In the case of an interior lot, an unenclosed porch/balcony up
to a maximum area of 10.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not be
calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up
to a maximum area of 15.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of the
lot and shall not be calculated as lot coverage.
e. Building Height 3 storeys
f. Parking spaces provided in the front yard for street townhouse dwellings
must not reduce the minimum soft landscaping within the front yard below
30 percent.
g. Driveway width (maximum) 3 metres
h. Garage Requirements
i) All garage doors shall not be located any closer to the street line than
the dwellings front wall or exterior side wall or covered porch
projection.
ii) The outside width of the garage shall be a maximum of 55% of the
width of the lot frontage.
i. Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.5 metres
j. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in
no instance shall the front or exterior side yard be reduced below 1
metre.
ii) Visibility Triangle (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios,
ramps, landscape features, attached or directly abutting the principal
or main building, may project closer to the visibility triangle lot line of
up to 0.5 metres.
k. Special Provisions for the Removal of the (H) Holding Symbol
i) In addition to the general provisions of the Official Plan and Section
3.10 of this Zoning By-law, with respect to the removal of the (H)
Holding symbol, Council shall only enact a by-law to remove the (H)
Holding Symbol from the R1-106 zone once the following provisions
have been satisfied:
a) The existing Nash Road is closed and any new roads that are
required to achieve safe access are constructed prior to the
issuance of any permits associated with the residential
development. Page 188
b) An updated Functional Servicing and Stormwater
Management Report and the Fluvial Geomorphic Assessment
to the satisfaction of the Conservation Authority and the
Municipality of Clarington for the proposed stormwater
diversion from the Bowmanville Creek catchment area to the
Brookhill Tributary.
3. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
15.4.55 as follows:
15.4.55 Urban Residential Exception (R4-55) Zone
Notwithstanding the provisions of Sections 3.1 g. iv), 3.16 c. iii), 15.1, and 15.2
those lands zoned R4-55 shall only be used for the permitted uses listed in the R4-
55 zone and shall be subject to the following regulations and the applicable
provisions not amended by the R4-55 zone:
a. Permitted Residential Uses:
i) Stacked townhouse dwelling
ii) Link townhouse dwelling
iii) A home occupation, in accordance with the provisions of Section
3.11B of this By-law.
b. The minimum outdoor amenity area shall be 4 square metres per unit. The
minimum required outdoor amenity area for each residential unit must be
located within the same subdivision block where the residential unit is
located and must be a common area where all residential units have access
to.
c. Density (minimum) 40 units per hectare
d. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in
no instance shall the front or exterior side yard be reduced below 1
metre.
ii) Visibility Triangle (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5
metres.
e. No garage shall be located in yards adjacent to a public street .
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f. Regulations for Stacked Townhouse Dwellings:
i) Yard requirements:
a) Front yard to an improved public street or private street
4.5 metres (minimum) to 7.5 metres (maximum)
b) Exterior side yard to an improved public street or private street
4.5 metres (minimum) to 7.5 metres (maximum)
c) Interior side yard (minimum) 4.5 metres
d) Interior side yard separation between buildings without common
wall (minimum) 3.0 metres
e) Rear yard (minimum) 6 metres
ii) Dwelling Unit Area (minimum) 85 square metres
iii) Lot Coverage (maximum) 65 percent
iv) Landscaped Open Space (minimum) 25 percent
v) Building Height
a) Minimum 3 storeys
b) Maximum 6 storeys
vi) Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.5 metres
g. Regulations for Link Townhouse Dwellings:
i) For the Purpose of establishing regulations for each Link Townhouse
Dwelling unit, the following specific regulations shall apply as if each unit
is located on a lot.
ii) Where a link townhouse dwelling has frontage on both a public street
and a private street, the lot line adjacent to the public street shall be the
front lot line.
iii) Lot Area (minimum) 100 square metres
iv) Lot Frontage (minimum) 5.1 metres
v) Yard Requirements (minimum):
a) Front Yard 6 metres to garage or
carport, 3.0 metres to
dwelling, 1.5 metres
to porch
Page 190
b) Interior Side yard 1.2 metres, nil where
building has a
common wall with
any building on an
adjacent lot in the
same zone
c) Rear Yard 6 metres
d) Rear Yard adjacent to a private street 6 metres to private
garage, 3 metres to
dwelling, 1.5 metres
to porch
vi) Lot Coverage (maximum) 65 percent
vii) Landscaped Open Space (minimum) 25 percent
viii) Building Height
a) Minimum 3 storeys
b) Maximum 6 storeys
ix) Height of floor deck of unenclosed porch located in the front yard
(maximum) 1.5 metres
h. Special Provisions for the Removal of the (H) Holding Symbol
i) In addition to the general provisions of the Official Plan and Section 3.10
of this Zoning By-law, with respect to the removal of the (H) Holding
symbol, Council shall only enact a by-law to remove the (H) Holding
Symbol from the R1-106 zone once the following provisions have been
satisfied:
a) The existing Nash Road is closed and any new roads that are
required to achieve safe access are constructed prior to the
issuance of any permits associated with the residential
development.
b) An updated Functional Servicing and Stormwater Management
Report and the Fluvial Geomorphic Assessment to the
satisfaction of the Conservation Authority and the Municipality of
Clarington for the proposed stormwater diversion from the
Bowmanville Creek catchment area to the Brookhill Tributary.
Page 191
4. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing
the zone from:
“Agricultural (A) Zone” to “Holding - Urban Residential Type One ((H)R1) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R1-106) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R3-86) Zone”
“Agricultural (A) Zone” to “Holding - Urban Residential Exception ((H)R4-55) Zone”
“Agricultural (A) Zone” to “Environmental Protection (EP) Zone
as illustrated on the attached Schedule ‘A’ hereto.
5. Schedule ‘A’ attached hereto shall form a 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 Sections 34 and 36 of the Planning Act.
Passed in Open Council this __ day of June, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 192
Page 193
EXISTING LONGWORTH AVENU
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1.40 ha
BLOCK 42
Park
0.68 ha
BLOCK 43
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0.52 ha
BLOCK 37
Medium Density
Local Corridor
37 Units
0.84 ha
Drip Line
(September 22, 2021
Staked with CLOCA)
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BLOCK 34
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BLOCK 35
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0.20 ha
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Staked with CLOCA)
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43m2 to be added
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Right of Way
0.04 ha
NHS STATISTICS
NHS to be removed -658 m2
NHS to be added +708 m2
Total +50 m2
LTSTOB 15m Buffer
Drip Line
Drip Line 15m Buffer
LEGEND
LTSTOB
Limit of Development
NOTE:
TITLE:
LEGAL DESCRIPTION:
KEY PLAN:
DRAWING No.:
SCALE:
DATE:
PROJECT No.:
CHECKED BY:DRAFTED BY:
No.Description Date Int.
1
2
3
REVISIONS
September 22, 2022
I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THE
I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIP
TO THE ADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN.
SURVEYOR'S CERTIFICATE:
OWNER'S CERTIFICATE:
DATE
DATE
2547 BOWMANVILLE
AVENUE
TRIBUTE TERCOT
BROOKHILL 1 Inc.
21744
EC MP
DP-01
DRAFT PLAN
OF SUBDIVISION
AS REQUIRED UNDER SECTION 51(17) OF THE PLANNING
ACT R.S.O. 1990.
REQUIRED INFORMATION:
OPHIR N. DZALDOV
ONTARIO LAND SURVEYOR
APPROVAL STAMP:
MUNICIPALITY OF CLARINGTON
(a) SEE PLAN
(b) SEE PLAN
(c) SEE KEY MAP
(d) SEE SCHEDULE OF LAND USE
(e) SEE PLAN
(f) SEE PLAN
(f.1) N/A
(g) SEE PLAN
(h) MUNICIPAL SERVICES AVAILABLE
(i) SAND, GRAVEL AND MINOR SILT
AND CLAY
(j) SEE PLAN
(k) MUNICIPAL SERVICES AVAILABLE
(l) SEE PLAN
CONCESSION ROAD 3
LONGW
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DRAFT PLAN OF SUBDIVISION
PART OF LOT 14
CONCESSION 2
GEOGRAPHIC TOWNSHIP OF DARLINGTON
REGIONAL MUNICIPALITY OF DURHAM
Submission for Pre-Consultation 22/09/20 EC
1:750
TRIBUTE TERCOT BROOKHILL 1 INC.
Second DPS/ZBA Submission 25/04/02 EC
2472 Kingston Road, Toronto
21 King Street W, Suite 1502, Hamilton
(416) 693-9155
thebiglierigroup.comAThird DPS/ZBA Submission 25/12/05 EC
Attachment 3 to Report PDS-063-26
Page 194
Attachment 4 to Report PDS-063-26
Attachment 4 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Comments were due February 17, 2026 for the third submission. Below is
a chart showing the list of circulated parties and whether or not we have received
comments to date.
Department/Agency Comments
Received
Summary of Comment
☒
the Region’s
☒
☒
☒
☒
☐
☐
Page 195
Department/Agency Comments
Received
Summary of Comment
French Catholic Board:
Conseil Scolaire
Catholique Mon Avenir
☐ No comments.
Clarington Engineering
Development Division
☒ No objection to the proposal, subject to
inclusion of Conditions in the Draft Plan of
Subdivision Approval.
Clarington Emergency
and Fire Services
☒ No objection to the proposal and will accept
the emergency access route; however, Fire
will need to review the dimensions (width and
turning radius) of the access route for
approval.
Clarington Building
Division
☒ No objection.
Enbridge Gas ☒ No objection.
Hydro One ☒ No objection.
Bell ☒ No objection.
Rogers Cable ☒ No objection.
Canada Post ☒ Canada Post has no objection. Canada Post
will provide mail delivery service to this
development through Community Mailboxes.
The location of the community mailboxes will
be determined at the detailed design stage of
the subdivision application.
Page 196
Staff 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: June 15, 2026 Report Number: PDS-064-26
Authored By: Ruth Porras, Senior Planner, Development Review
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Numbers: ZBA2022-0006 (x S-C-2022-0003)
Report Subject: Applications for a Zoning By-law Amendment and Draft Plan of
Subdivision to permit 352 residential units at 2350 Courtice Road in
Courtice
Recommendations:
1. That Report PDS-064-26 and any related delegations or communication items, be
received;
2. That the Zoning By-law Amendment application submitted by Riley Park
Developments (Tribute Communities), attached to Report PDS-064-26 as
Attachment 1, be approved;
3. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-064-26 and Council’s decision; and
4. That all interested parties and any delegations be advised of Council’s decision.
Page 197
Municipality of Clarington Page 2
Report PDS-064-26
Report Overview
The proposed application would change the zoning on the subject lands from an “Agricultural
(A) Zone” and “”
1. Application Details
1.1 Owner/Applicant: Riley Park Developments (Tribute Communities)
1.2 Proposal: Zoning By-law Amendment
To change the current zoning on the lands from “Agricultural (A) Zone” and
“(Holding- Urban Residential Type One ((H) R1) Zone” to various urban
residential exceptions zones, a mixed-use zone, and an environmental
protection zone to permit the proposed development.
Delegated: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to permit 70 single detached lots, 59
townhouse units, and two Medium Density Regional Corridor blocks with a
proposed unit range of 174 to 223 units. The Plan also shows open space
lands, road widenings, a pedestrian access block, and facilitates the future
extension of Meadowglade Road.
1.3 Area: 9.1 hectares (22.48 acres)
1.4 Location: 2350 Courtice Road, Courtice (see Figure 1)
1.5 Roll Number: 18-17-010-050-20100
Page 198
Municipality of Clarington Page 3
Report PDS-064-26
Figure 1 – Proposed Draft Plan of Subdivision and Surrounding Context
Page 199
Municipality of Clarington Page 4
Report PDS-064-26
2. Background
2.1 On March 30, 2022, Riley Park Developments Inc. (Tribute Communities) submitted
applications for a Draft Plan of Subdivision and Rezoning for lands at 2350 Courtice Road,
Courtice. The applications were deemed incomplete in April 2022 since there was an
appeal related to the medium-density requirement for the Medium Density Regional
Corridor designation of the Southeast Courtice Secondary Plan. It was initially determined
that the application could proceed with the lands within the Medium Density Regional
Corridor being identified as a Future Development Block requiring a future zoning change.
The appeal was resolved on August 3, 2022, and the applications were deemed complete
on November 22, 2022.
2.2 A Statutory Public Meeting was held on March 6, 2023, to provide background information
regarding the applications and to obtain public comments. The applicant submitted studies
and plans in support of the applications, which were circulated to departments and
agencies for review and have been available upon request. The studies and plans
illustrated a development containing 140 residential units consisting of 50 single detached
units, 24 semi-detached units, 66 townhouse units, and a Medium Density Regional
Corridor Block containing approximately 202 units, and an Environmental Protection Area
Block.
2.3 Several discussions with the applicant and Staff occurred to address comments and
resolve issues to allow the applications to proceed with a recommendation as illustrated in
the revised studies and plans. The revised Draft Plan of Subdivision shows 129 residential
units consisting of 70 single detached lots, 59 townhouse units, and two Medium Density
Regional Corridor blocks with a proposed unit range of 174 to 223 units, two roads,
widening Blocks along Courtice Road and Meadowglade Road, an Environmental
Protection Area Block, and a pedestrian access Block.
2.4 Applications for Site Plan approval and Condominium for the proposed medium-density
blocks will be required at a future date once the zoning land use permissions are approved.
3. Land Characteristics and Surrounding Uses
3.1 The subject land is located west of Courtice Road, south of Durham Highway 2, and north
of Bloor Street, in Courtice. There is a woodlot located on the subject lands in the north-
west quadrant of the site.
3.2 The surrounding uses are as follows:
North: Existing residential
West: Holy Trinity Catholic Secondary School, Good Sheppard Catholic Elementary
School and existing residential
East: Cultivated lands and existing residents on large lots
South: Vacant lands - cultivated and pasture land, subject to subdivision application
(S – C - 2024-0006).
Page 200
Municipality of Clarington Page 5
Report PDS-064-26
4. Provincial Policy
Provincial Planning Statement (2024)
4.1 The Provincial Planning Statement (PPS) encourages planning authorities to create
healthy, livable, and safe communities by accommodating an appropriate range and mix of
housing types and development patterns, while making efficient use of land and
infrastructure. Opportunities for redevelopment and intensification are to be promoted
where it can be accommodated.
4.2 The PPS policies direct growth to settlement areas and proposed compact development
forms. The subject lands are proposed within the Courtice Urban Area. Planning authoriti es
are to facilitate a variety of housing forms and promote residential intensification to achieve
development patterns, especially along public transit and active transportation routes.
4.3 The proposal is consistent with the Provincial Planning Statemen t.
5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as “Regional Corridor” and
“Community Areas.”
5.2 Regional Corridors shall be planned and developed as higher density mixed use areas,
supporting higher-order transit services and pedestrian-oriented development. The
community area designation shall be developed to incorporate the widest possible variety
of housing types, sizes, and tenures to provide living accommodations that add ress various
socioeconomic factors. Development applications in Community Areas must consider
having a compact built form through higher densities and by intensifying and redeveloping
existing areas. Consideration must also be given to urban design, pedestrian connections,
a grid pattern of roads, and the availability of services and infrastructure.
5.3 The site is adjacent to Courtice Road, a Type ‘A’ Arterial Road and identified as a High
Frequency Transit Network in the Region’s Official Plan.
5.4 The proposal conforms to the Regional Official Plan.
Clarington Official Plan
5.5 The Clarington Official Plan designates the subject lands as Regional Corridor, Urban
Residential and Environmental Protection Area. Regional Corridors provide for
intensification, mixed-use development, and pedestrian and transit supportive development.
5.6 The development of Regional Corridors aims to improve the public realm and establish
walkable, transit-supportive corridors through high-quality streetscaping and built form.
Regional corridors are approximately 100 metres deep as measured from the extent of the
ultimate road allowance. A variety of densities, tenures, and housing types are permitted ,
including 3-storey townhouses and apartment buildings up to 6 storeys.
Page 201
Municipality of Clarington Page 6
Report PDS-064-26
5.7 The predominant land use within the Urban Residential designation is for housing
purposes. A variety of densities, tenures, and housing types are encouraged, generally up
to 3 storeys in height. Detached dwellings and townhouses are permitted.
5.8 Environmental Protection Areas are recognized as the most significant components of the
Municipality’s natural environment, and their ecological functions are to be conserved and
protected. There is woodland on the subject lands. The presence and precise delinea tion
of this feature and the limits of development were determined through the Environmental
Impact Study.
5.9 Courtice Road is a Type A Arterial Road, controlled by the Region of Durham.
Meadowglade Road is a Type C Arterial Road and will be extended from Trulls Road to
Hancock Road. The two proposed new roads within the plan of subdivision connecting
Fieldcrest Avenue to Courtice Road and Street B to Meadowglade Road will be local roads.
5.10 The proposal conforms to the Clarington Official Plan.
Southeast Courtice Secondary Plan Area
5.11 The Southeast Courtice Secondary Plan (SECSP) designates a portion of the subject lands
as Medium Density Regional Corridor along Courtice Road.
5.12 The SECSP establishes that development within the Medium Density Regional Corridor
designation shall have an overall average density of 85 units per net hectare. In no case
shall an individual development application have a density less than 60 units per net
hectare, with building heights between 3 and 6 storeys.
5.13 The SECSP establishes policies to ensure that development contributes to an attractive
and animated public realm, fine grain connectivity, an enhanced pedestrian environment,
and appropriate transitions between areas of different development intensity and uses.
5.14 The Southeast Courtice Urban Design and Sustainability Guidelines were established to
support the vision and objectives of the SECSP. Guidelines address community structure,
street, and block patterns, built form, public realm (including roads), cultural and natural
heritage, stormwater management, transitions between uses and implementation.
5.15 The proposal conforms to the Southeast Courtice Secondary Plan.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands as “Holding - Urban Residential ((H)R1)
Zone” and “Agriculture (A)”. A Zoning By-law Amendment is required to permit the
proposed development on the subject lands.
Page 202
Municipality of Clarington Page 7
Report PDS-064-26
Holding Symbol
6.2 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding
would remain on the lands until the necessary conditions of draft approval and development
agreements are in place for the Draft Plan of Subdivision.
7. Summary of Background Studies
Planning Justification Report prepared by KLM Planning Partners Inc., dated March
2022, and Planning Rational Addendum Letters, Sept. 24, 2024, August. 22, 2025 May
5, 2026
7.1 A Planning Justification Report was submitted by KLM Planning Partners Inc., and
Addendum Letters were later submitted to address various comments. The report indicated
that the applications represent an appropriate form of development, consistent with the
Provincial Planning Statement, conform to the Region of Durham Official Plan, the
Municipality of Clarington Official Plan, the Southeast Courtice Secondary Plan, and
represent good planning.
Transportation Impact Study prepared by WSP Canada Inc. (“WSP”), dated March 28,
2022, revised September 24, 2024, and August 22, 2025
7.2 The Transportation Impact Study concludes that the proposed subdivision will generate
modest traffic volumes that can be accommodated within the existing road network, with all
intersections projected to operate at acceptable levels of service under future conditions.
Recommended Transportation Demand Management measures support active
transportation and transit use, and the proposed parking supply meets municipal
requirements, including 39 on-street spaces.
Functional Management Report prepared by SCS Consulting Group Ltd., March 2022,
revised September 2024, August 2025, and May 2026
7.3 The Functional Servicing Report demonstrates that the proposed development can be
appropriately graded and serviced in accordance with applicable municipal, regional, and
provincial requirements. The report concludes that the development can be accommodated
from a servicing, grading, and stormwater management perspective without adverse
impacts on surrounding properties.
Geotechnical and Hydrologic Investigation Report prepared by GHD, dated March 21,
2022
7.4 The geotechnical investigation confirms that the site is well-suited for the proposed
residential development, with groundwater conditions that can be effectively addressed
through standard engineering practices. The study supports that, with appropriate design
and construction measures, the development can proceed while maintaining the integrity of
groundwater and surface water systems and accommodating the proposed residential uses
and infrastructure.
Noise Impact Study, prepared by WSP Canada Inc. (“WSP”), dated March 2022,
revised September 2024 and August 2025
7.5 WSP prepared a Noise Impact Study in accordance with MECP guidelines, concluding that
some units require central air conditioning and that recommended sound barriers will
ensure compliance, while noise from nearby schools meets applicable limits without
additional mitigation.
Page 203
Municipality of Clarington Page 8
Report PDS-064-26
Phase One Environmental Site Assessment, prepared by GHD, dated July 13, 2020,
updated September 16, 2024
7.6 The Phase One Environmental Site Assessment (ESA) prepared in accordance with
Ontario Regulation 153/04 in support of a Record of Site Condition, concludes that the
property poses a low environmental risk and is suitable for residential development. The
Phase One ESA update confirms that the property is suitable for residential development,
with no on-site contaminating activities and no areas of potential environmental concern.
Based on site investigations and prior reports, no further environmental assessment is
recommended. A Record of Site Condition (RSC) has been filed in the Environmental Site
Registry.
Environmental Impact Study, prepared by Stantec, May 23, 2022, revised August 22,
2022
7.7 The Environmental Impact Study (EIS) submitted in support of the proposal states that
there is a 1.047 hectare woodland on the subject property. The study concludes that the
proposed development maintains an appropriate setback from the woodland, supporting
the protection of existing vegetation and allowing for enhancement plantings, while also
incorporating low-impact development measures to maintain natural infiltration functions.
7.8 Construction-phase mitigation will include standard erosion and sediment controls and
construction monitoring, along with long-term strategies such as fencing, light
management, and stewardship practices. Additional ecological enhancements are
proposed, including woodland edge planting and invasive species management to improve
biodiversity.
Stage 1 & 2, Archeological Assessment and Supplementary Document prepared by
York North Archaeological Services Inc., December 21, 2018
7.9 A Stage 1 and 2 Archaeological Assessment was prepared for the site. The Stage 1
assessment concluded that there is a high potential for recovering significant
archaeological resources within the boundaries of the study area. The Stage 2 assessment
found an isolated partial projectile point of indeterminate age or cultural affiliation that does
not meet the criteria outlined by the Ministry to require Stage 3 excavation. Further
assessment is not recommended. The Ministry has acknowledged the reports’ entry into
the public register.
Urban Design Brief prepared by MBTW-WAI, August 2025
7.10 The Urban Design Brief states that the proposed development envisions a vibrant,
walkable, and sustainable community emphasizing high-quality urban design, a mix of
housing options, a well-designed public realm, safe streetscape design and appropriate
landscape buffers for the environmental protection area. The design prioritizes walkability,
active transportation, and green infrastructure to support active lifestyles, foster a sense of
place, and create a modern, inclusive, and resilient neighbourhood. The report states that
the proposal is an appropriate development that represents good planning.
Landscape Analysis Report prepared by GHD, March 2022
7.11 GHD prepared a Landscape Analysis Report to inform the Draft Plan of Subdivision. The
report concludes that the site has no significant landform constraints, can accommodate
the proposed development with minimal grading changes, and should maintain existing
drainage patterns. It notes no existing built form and identifies one small natural feature to
be retained.
Page 204
Municipality of Clarington Page 9
Report PDS-064-26
Tree Plan prepared by Stantec, March 2022
7.12 Stantec’s Tree Management Plan identified forty-nine trees on site. The majority of the
trees on-site are located within the woodlot which is proposed to be protected.. Only the
trees closest to the development were inventoried, including those within the proposed ten
metre vegetation protection buffer. The plan confirms that appropriate tree protection and
removal measures have been identified and can be implemented in accordance with the
proposed development. Subject to these measures, the proposed works will not result in
undue impacts to the trees on or adjacent to the site.
Environmental Sustainability Plan prepared by GHD, March 2022, revised March 2024
and July 2024
7.13 The Environmental Sustainability Plan concludes that the measures to be used in the
subdivision development and dwelling design and construction to mitigate environmental
impact and promote environmental sustainability would ensure energy efficiency, protection
of air and water quality, the management of solid waste, protection of the natural
environment, and education of residents on these sustainable principles.
8. Public Notice and Submissions
8.1 Public Notice was mailed to each landlord within 120 metres of the subject lands, and
public meeting signs were installed on the subject lands fronting Courtice Road and Pingle
Drive.
8.2 Details of the proposed application were also posted on a dedicated webpage and in the
Clarington Connected e-newsletter.
8.3 While no members of the public spoke at the March 6, 2023 statutory Public Meeting, staff
received two inquiries from members of the public. The inquiries included questions
regarding the anticipated timing of construction and initial build-out, confirmation that the
environmental designation will remain protected, and a request for secure fencing along the
environmental area to prevent unauthorized access.
8.4 Additional questions relate to the potential for traffic signal installation on Courtice Road to
address increased traffic, and clarification on whether submitting comments provides
appeal rights to the Ontario Land Tribunal. These comments and concerns are addressed
in Section 10 of this report.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. The circulated external agencies, authorities and internal departments have
no objection to the Zoning By-law Amendment application, subject to conditions that will be
implemented through the draft plan approval process. Attachment 4 to this report is a chart
that provides the list of circulated external agencies, authorities and internal departments.
10. Discussion
Conformity with Provincial, Regional, and Municipal Policies
10.1 The site is located within the Courtice Urban Area and is considered Greenfield
development. The proposed development represents a form of residential development
encouraged by Provincial, Regional, and Municipal policies. The proposed draft plan is
consistent with the housing types permitted in the Urban Residential Designation of the
Clarington Official Plan and the Medium Density Regional Corridor of the Southeast
Courtice Secondary Plan.
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Municipality of Clarington Page 10
Report PDS-064-26
Construction Timing
10.2 A resident inquired about the anticipated timing for construction commencement and initial
phase completion of the development. The timing is dependent on the applicant receiving
development approvals. No phasing plan was provided with the applicat ions. The applicant
indicated they would like to start construction as soon as possible. Once a subdivision is
approved, an applicant typically has 3 years to fulfill the conditions of approval, prior to that
approval expiring.
Infrastructure, Roads, Pedestrian connections, and Parks
10.3 New roads and other services will be provided to service this development , in coordination
with the planned future development located to the south (1738 Bloor Street, Courtice - S-
C-2024-0006). More specifically, the proposed road pattern will align with the future
Meadowglade extension and the development to the south, thereby enabling planned
connectivity between the two developments.
10.4 New public roads (Street A) would allow the extension of Pingle Drive to connect Courtice
Road and Street B is a north-south connection to Meadowglade Road. The proposed
development also incorporates sidewalks along Street A and B and Meadowglade Road,
providing connections to the future sidewalk and cycling lane along Courtice Road.
Meadowglade Road is a Type C Arterial Road and will eventually extend to Hancock Road.
10.5 No parks are proposed within this development, given the proximity to Avondale Park,
Stuart Park, Glenabbey Park, and W & D Courtice Memorial. Any required payment in lieu
of parkland for this proposal will be addressed through the conditions of draft plan approval
of the subdivision.
Traffic Signals
10.6 The proposed draft plan of subdivision shows vehicular accesses to the site via Courtice
Road, Meadowglade Road, and Pingle Drive. The New Street A would allow the extension
of Pingle Drive to Courtice Road, and Street B will connect Street A to Meadowglade Road.
10.7 The public inquired about potential traffic signals on Courtice Road to address
development-related traffic. The subdivision is expected to generate manageable traffic
that can be accommodated within the existing road network, with intersections operating at
acceptable levels of service. The development does not trigger the need for a signalized
intersection; any future intersection control and timing will be determined through the
ongoing Environmental Assessment for the Meadowglade Road extension.
Lot Frontage, Parking, and Front Yard Landscaping
10.8 The applicant revised the plan in collaboration with Municipal Staff, resulting in about 70.53
% of lots generally meeting Clarington’s minimum frontage standards. The updated
subdivision removes all semi-detached units, reduces townhouse blocks, and includes
single-detached lots ranging from 9.75 metres to 11.0 metres. Although some lots are
slightly below the typical 10 metres minimum, they still accommodate required on-site
parking standards and represent 54% of the total units within the Low Density designation.
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Municipality of Clarington Page 11
Report PDS-064-26
10.9 The revised plan better aligns with the 1999 Council direction requiring a minimum of 7.0
metres frontage for townhouse units on public roads to address parking and streetscape
concerns, including the removal of all the lots with a frontage of 6.0 metres. The updated
layout includes 38 lots at 6.1 metres and 21 lots ranging from 6.31 metres to 7.51 metres,
with an average frontage of 7.57 metres, representing 16.27% of the subdivision.
10.10 The applicant proposes reducing the required front yard soft landscaping to 30% for
townhouse and single-detached homes, compared to the current 40% requirement, noting
that the higher standard makes it difficult to accommodate required parking, walkways, and
design needs, especially on smaller lots. The proposed 30% aligns with previous standards
while better balancing landscaping and parking needs, with the key difference being that it
must now be entirely soft landscaping.
Overall Development and Site Plan Applications
10.11 The Clarington Official Plan contains criteria for multi-unit residential development.
Development shall be suitable in terms of size and shape, with consideration given to
building form, height, scale, setbacks, and siting and compatibility with the surrounding
neighbourhood. Developments should provide a mix of unit types, well-located amenity
spaces, adequate parking, and multiple vehicular accesses while minimizing traffic impacts
on local streets. The proposed development would provide lot sizes and a mix of frontages
supporting varied building types, which are compatible with the surrounding neighbourhood.
10.12 Block 83 is proposed to be a future condominium, and includes an apartment building
ranging from 4 to 6 storeys and 3-storey townhouses on the rest of the block. Vehicular and
pedestrian access to the block is proposed off Street B with two vehicle access points
W alkways are proposed along the internal drive aisles with pedestrian connections to the
amenity area, Courtice Road.
10.13 Block 84 is shown on the conceptual site plan to be used for 3-storey condominium
townhouses. The internal drive aisle connecting Block 84 to Street A is located on the east
part of the block and will allow for a future shared access with the properties to the east.
Block 84 will be subject to a cross access easement through a condition of the site plan
application. The site is located at the edge of the neighbourhood, with a portion of the site
within the corridor. The specific performance standards in the zoning by-law capture the
requirements for the block, the character of the neighbourhood, and the planned vision
along the corridor.
10.14 Site Plan approval is required for both future condominium blocks. Staff will continue to
collaborate with the owner through a future site plan application on the design of the site.
Detailed site design refinements of technical aspects of the project will occur through the
site plan approval process.
Page 207
Municipality of Clarington Page 12
Report PDS-064-26
Figure 2 – Conceptual Site Plan for Block 83 - Townhouses and Apartment, and Block 84 -
Townhouses Block
Figure 3 – Conceptual Townhouses rendering along the Medium Density Regional Corridor
Page 208
Municipality of Clarington Page 13
Report PDS-064-26
Affordable Units
10.15 The Clarington Official Plan encourages a minimum of 30% of the proposed unties to be
affordable. The Planning Act requires adequate provision of a full range of housing,
including affordable housing, as a matter of Provincial interest.
10.16 The Secondary Plan policies encourage the development of affordable housing within the
Secondary Plan boundaries. Staff will work with the applicant to encourage the inclusion of
affordable housing.
Proposed Zoning By-law Amendment
10.17 A rezoning is required to facilitate the development and rezone the lands from an “Holding -
Urban Residential ((H)R1) Zone” and “Agricultural (A) Zone” to various Urban Residential
Exception Zones, Mixed-use Zone, and Environmental Protection Zone. A hold symbol is
proposed for the subject lands and will be removed once the Applicant fulfills the conditions
of the subdivision. The conditions of the subdivision will be prepared at a later date,
provided Council supports the recommendations in this report.
Appeal Rights
10.18 A resident inquired about appeal rights to the Ontario Land Tribunal. Amendments
introduced through Bill 185 have removed third-party appeal rights for the public, including
those who provided oral or written submissions.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be built by the developer and
assumed by the Municipality upon acceptance. The Municipality will include the new capital
assets in its asset management plans and be responsible for the major repair,
rehabilitation, and replacement in the future.
12. Strategic Plan
12.1 The proposed development has been reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications resulting in the
creation of growing, resilient, sustainable, and complete communities and connecting
residents through the design of safe, diverse, inclusive, and vibrant communities. The
proposal aligns with Clarington’s Strategic Plan.
13. Climate Change
13.1 The applicant has prepared an Environmental Sustainability Plan. This proposal considers
climate risks by implementing sustainable design techniques, features and attributes that
will include active and passive strategies reducing energy and water consumption through
building materials and fixtures, protecting water quality though enhanced storm water
management strategies and low-impact development (LID) measures, and reducing the
urban heat island effect through landscaping measures.
14. Concurrence
14.1 Not applicable.
Page 209
Municipality of Clarington Page 14
Report PDS-064-26
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff, and public comments,
it is respectfully recommended that the Zoning By-law Amendment included in Attachment
1 be approved.
Staff Contact: Ruth Porras, Senior Planner, (905) 623-3379 x 2412 or rporras@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Draft Plan of Subdivision
Attachment 3 – Conceptual Site Plan
Attachment 4 – Department and Agency Comments
Interested Parties:
A list of Interested Parties is available from the Planning Department.
Page 210
Attachment 1 to Report PDS-064-26
If this information is required in an alternate format, please contact the
Accessibility Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 2026-__
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of
the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA-
2022-0006;
Now Therefore Be It Resolved That, the Council of the Municipality of Clarington enacts as
follows:
1. Section 12.4 “Special Exceptions – Urban Residential Type One (R1) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 1 2.4.107 as follows:
12.4.107 Urban Residential Exception (R1-107) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), 12.1, 12.2 a., b., c., d., f., h., i. ii), those
lands zoned R1-107 shall only be used for the permitted uses listed in the R1-107 zone and
shall be subject to the following regulations and the applicable provisions not amended by
the R1-107 zone:
a. Permitted Uses:
i) Single detached dwelling
ii) A home occupation uses in accordance with the provisions of Section 3.11 of
this By-law, save and except the retail sale of antiques, arts, crafts, or hobby
items.
b. Lot Area (minimum) 290 square metres
c. Lot Frontage (minimum)
i) Interior Lot (to a maximum of 45% of the total units within the R1-107 zone)
9.75 metres
ii) All other Lots 11 metres
iii) Exterior Lot 12 metres
d. Yard Requirements (minimum)
i) Front Yard 6 metres to private garage or carport,
4.5 metres to dwelling, 2 metres to porch
Page 211
ii) Exterior Side Yard 3 metres
iii) Interior Side Yard 1.2 metres on one side and 0.6
metres on the other side
iv) Rear Yard 7.5 metres
e. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all Buildings and Structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and unenclosed
porch/balcony having no habitable floor space above it, shall be permitted
subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up
to a maximum area of 12.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not
be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up
to a maximum area of 20.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of
the lot and shall not be calculated as lot coverage.
f. Building Height (Maximum): 12 metres
g. Number of Storeys (maximum) 3 storeys
h. Parking spaces provided in the front yard for single detached dwellings must not
reduce the minimum soft landscaping within the front yard below 30 percent.
i. Driveway width (maximum)
i) Single detached dwellings with 9.75 m frontage 4.6
metres
ii) Single detached dwellings with 11 m frontage or greater 6.0
metres
j. Garage Requirements
i) All garage doors shall not be located any closer to the street line than the
dwellings front wall or exterior side wall or covered porch projection.
ii) The outside width of the garage shall be a maximum of 55% of the width of
the lot frontage.
k. Height of floor deck of unenclosed porch located in the front yard (maximum)
1.5 metres
l. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in no
instance shall the front or exterior side yard be reduced below 1 metre.
ii) Visibility Triangle (minimum) 1 metre
Page 212
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres.
2. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 14.6.87 as follows:
14.6.87 Urban Residential Exception (R3-87) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), 14.1, 14.3 a., b., c. iii), iv), e., g., and h.,
those lands zoned R3-87, shall only be used for the permitted uses listed in the R3-87 zone
and shall be subject to the following regulations and the applicable provisions not amended
by the R3-87 zone:
a. Permitted Uses:
i) Street townhouse dwelling
ii) A home occupation uses in accordance with the provisions of Section 3.11B
of this By-law.
b. Lot Area (minimum) 150 square metres
c. Lot Frontage (minimum)
i) Interior Lot 6.1 metres
ii) Exterior Lot 9.0 metres
d. Yard Requirements (minimum)
i) Exterior Side Yard 3 metres
ii) Rear Yard 6 metres
e. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all Buildings and Structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and unenclosed
porch/balcony having no habitable floor space above it, shall be permitted
subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a
maximum area of 12.0 square metres shall be permitted provided it is located
in the front yard of the lot and shall not be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum area of 20.0 square metres shall be permitted provided it is located
in the front and/or exterior side yard of the lot and shall not be calculated as
lot coverage.
f. Building Height 3 storeys
g. Parking spaces provided in the front yard for street townhouse dwellings must not
reduce the minimum soft landscaping within the front yard below 30 percent.
h. Driveway width (maximum) 3 metres
Page 213
i. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
j. The outside width of the garage shall be a maximum of 55% of the width of
the lot frontage.
k. Height of floor deck of unenclosed porch located in the front yard
(maximum)
1.5 metres
l. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in
no instance shall the front or exterior side yard be reduced below 1
metre.
ii) Visibility Triangle (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios,
ramps, landscape features, attached or directly abutting the principal
or main building, may project closer to the visibility triangle lot line of
up to 0.5 metres.
3. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 15.4.56 as follows:
15.4.55 Urban Residential Exception (R4-56) Zone
Notwithstanding the provisions of Sections 2, 3.1 g. iv), 15.1, and 15.2 those lands zoned
R4-56 shall only be used for the permitted uses listed in the R4 -56 zone and shall be
subject to the following regulations and the applicable provisions not amended by the R4 -
56 zone:
a. Definitions:
i) “Storey” means the portion of a building, other than an attic, basement or
cellar, included between any floor level and the floor, ceiling or roof next
above it but excludes portions that provide access to roof terraces.
b. Permitted Uses:
i) Stacked townhouse dwelling
ii) Link townhouse dwelling
iii) Apartment building
iv) A home occupation, in accordance with the provisions of Section 3.11B of this
By-law.
c. Regulations for Residential Uses
i) Density (minimum) 60 units per hectare
ii) Lot frontage 12 metres
d. Yard Requirements (minimum)
Page 214
i) Front Yard 3 metres
ii) Interior Side Yard 1.5 metres
iii) Interior Side Yard (to EP Zone) 1.2 metres
iv) Rear Yard 6.0 metres
e. Lot Coverage (maximum) 65 percent
f. Landscaped Open Space (minimum): 25 percent of the entire block
g. Building Height (maximum): 12 metres
h. Number of Storeys: 3 storeys
i. Parking structure regulation (minimum)
j. Underground Parking Structure setbacks, whether below or above ground, to any
property line (minimum) 0.5 metres
k. Driveway Width (maximum)
i) For linked townhouse dwellings and stacked townhouses dwellings
3 metres
l. Minimum unit width for Linked Townhouse Dwellings 5.0 metres
m. Special Yard Regulations
ii) Minimum setback to a sight triangle 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres.
4. Section 16A.7 “Site Specific Exceptions” is hereby amended by adding thereto, the
following new Special Exception Zone and renumbering the remaining sections:
16A.7.13 “Special Exceptions – Residential Mixed-Use Exception (MU2-11) Zone”
Notwithstanding Sections 2, 3.1 g. iv), 16A.2, 16A.4, 16A5 a., c., 16A.6 b., those
lands zoned MU2-11 shall be subject to the following zone regulations and the
applicable provisions not amended by the MU2 -11 zone:
a. Definitions:
b. “Storey” means the portion of a building, other than an attic, basement or cellar,
included between any floor level and the floor, ceiling or roof next above it but
excludes portions that provide access to roof terraces.
c. Permitted Uses:
i) All permitted uses within Section 16A.2 “Permitted Uses” Table 16A.2:
“Permitted Uses in the Mixed-Use Zone” for MU2
i) Additional permitted uses:
a) Linked Townhouse Dwellings
d. Density (minimum) 60 units per hectare
e. Rear Yard, abutting an Urban Residential Type Three (R3) Zone or exception zone
(minimum) 6 metres
f. Minimum length of the street façade along Courtice Road 70%
Page 215
g. Six-storey buildings shall setback all floors above the fourth storey that face a public
street (minimum) 1.5 metres
h. Minimum planting strip abutting an Urban Residential Type Three (R3) Zone or
exception zone 1.5 metres
i. Parking structure regulations
i) Underground Parking Structure setbacks, whether below or above ground, to
any property line (minimum) 0.5 metres
j. Driveway width (maximum)
i) For linked townhouse dwellings and stacked townhouses dwellings
3 metres
m. Minimum unit width for linked townhouse dwellings 5 metres
n. Special Yard Regulations
i) The minimum setback to a sight triangle 1 metre
ii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres .
5. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the
zones as illustrated on the attached Schedule ‘A’ hereto.
6. Schedule ‘A’ attached hereto shall form part of this By-law.
7. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and Section 36 of the Planning Act.
By-Law passed in open session this ___ day of June, 2026
__________________________
Adrian Foster, Mayor
_________________________
June Gallagher, Municipal Clerk
Page 216
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Attachment 2 to Report PDS-064-26
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PRELIMINARY
RILEY PARK 2
TRIBUTE COURTICE
SCHEME 5C - VERSION 2
81 to 130 UNITS (4-6 STOREYS) (BASED ON UC TOWER 2)
60 RANDALL DRIVE SUITE 11, AJAX ONTARIO. L1S 6L3
Tel: (905) 619-1270
Fax: (905) 619-1269
WWW.CASSIDYCO.COM
CASSIDY & COMPANY ARCHITECTURAL TECHNOLOGISTS
4-May-26
TOTAL: 159 to 208 UNITS @ 1.96ha (4.83ac) = 81.12 - 106.12 UNITS/ha (32.92 - 43.06 UNITS/ac)
REGIONAL CORRIDOR / CONDO BLOCK
*Layout based on private waste collection, turnaround maneuvering to be confirmed with the Regional of Municipality of Durham.
REQUIRED VISITOR PARKING 0.25/UNIT = 20 SPACES
RESIDENT PARKING -1 BED UNITS: 54 x 1 = SUBJECT TO SPA
2 BED UNITS: 64 x 1.25 = SUBJECT TO SPA
3 BED UNITS: 12 x 1.5 = SUBJECT TO SPA
TOTAL REQ'D = 152 RESIDENT SPACES
TOTAL PROVIDED = TBD
REQUIRED VISITOR PARKING 0.25/UNIT = 33 SPACES
PROPOSED VISITOR PARKING 0.25/UNIT = TBD
PROPOSED VISITOR PARKING 0.25/UNIT = 20 SPACES
PRIVATE AMENITY SPACE = 0.109ha (14.03sm/TOWNHOUSE UNIT)
42 3-STOREY 16' WIDE TOWNS - REAR YARD (1,530 sf)
36 3-STOREY 16' WIDE TOWNS - DOUBLE FRONT (1,530 sf)
2350 Courtice Road
MUNICIPALITY OF CLARINGTON
PROJ.# 2020-47
CONDO BLOCK
TOTAL: 15 UNITS @ 0.47ha (1.17ac) = 31.91 UNITS/ha (12.82 UNITS/ac)
15 3-STOREY 16' WIDE TOWNS - REAR YARD (1,530 sf)
REQUIRED VISITOR PARKING 0.25/UNIT = 4 SPACES
PROPOSED VISITOR PARKING 0.25/UNIT = 4 SPACES
TOTAL UNIT/DENISTY w/ 6 Storey Mid-Rise:
242 UNITS @ 2.93ha (7.24ac) = 82.59 UNITS/ha (33.42 UNITS/ac)
FREEHOLD BLOCKS 21 - 24
TOTAL: 19 UNITS @ 0.50ha (1.235ac) = 38 UNITS/ha (15.38 UNITS/ac)
TOTAL UNIT/DENISTY w/ 4 Storey Mid-Rise:
193 UNITS @ 2.93ha (7.24ac) = 65.87 UNITS/ha (26.65 UNITS/ac)
$WWDFKPHQW3 to Report PDS-064
TBD
Page 219
Attachment 4 to Report PDS-064-26
Attachment 4 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether we have
received comments to date.
Department/Agency Comments
Received
Summary of Comment
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
Page 220
Staff 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: June 15, 2026 Report Number: PDS-061-26
Authored By: Sarah Allin, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: PLN 34
Report Subject: Objection to Designate 38 Centre Street, Bowmanville under the Ontario
Heritage Act
Recommendations:
1. That Report PDS-061-26, and any related delegations or communication items, be
received;
2. That the objection to designate 38 Centre Street, Bowmanville under the Ontario
Heritage Act (Attachment 1 to PDS-061-26) be received;
3. That Council affirms its intention to designate 38 Second Street, Bowmanville under
Section 29 of the Ontario Heritage Act based on its identified cultural heritage value
or interest;
4. That Staff be directed to bring the Designation By-law (Attachment 2 to PDS-061-26)
for the property at 38 Centre Street before Council at a future meeting; and,
5. That all interested parties listed in Report PDS-061-26, be advised of Council’s
decision.
Page 221
Municipality of Clarington Page 2
Report PDS-061-26
Report Overview
Ontario Heritage Act
1. Background
1.1 On February 9, 2026, Council endorsed staff recommendations via Planning and
Development Committee Report PDS-015-26 to pursue the designation of 4 properties
along Centre Street in the Old Bowmanville neighbourhood , as being of cultural heritage
value or interest under the Ontario Heritage Act (OHA).
1.2 Notices of Intention to Designate were sent to property owners and published on the
Municipality’s website on March 18, 2026, in accordance with the OHA. The 30-day
statutory objection period ended on April 17, 2026.
1.3 On April 16, 2026, the Municipal Clerk received a notice of objection to the proposed
designation of 38 Centre Street, Bowmanville.
1.4 The OHA requires Council to consider and make a decision on an objection to a Notice
of Intention to Designate within 90 days of the end of the objection period, which is the
case of 38 Centre Street is July 16, 2026.
1.5 Council may choose to affirm or withdraw the intention to designate the property at 38
Centre Street.
2. Discussion
2.1 38 Centre Street is located on the west side of Centre Street in Bowmanville. The
subject property contains a two-storey building constructed between 1879 and 1891 in
the Italianate architectural style (shown in Figure 1, below).
Page 222
Municipality of Clarington Page 3
Report PDS-061-26
2.2 The subject property has been researched for cultural heritage significance using the
prescribed criteria under Ontario Regulation 9/06 of the OHA through a Cultural
Heritage Evaluation Report prepared by Archaeological Research Associates Ltd. The
property was found to meet two of the nine criteria demonstrating cultural heritage value
or interest, meaning the threshold for designation is met.
2.3 The property has design value as a representative example of a residential building
constructed in the Italianate architectural style. The property is also important in
supporting the 19th and early 20th century residential streetscape along Centre Street,
located within the historic Town of Bowmanville. A more detailed description of the
property’s cultural heritage value or interest is found in PDS-015-26.
2.4 Council endorsed the recommendations from staff to pursue the designation of 38
Centre Street at its February 9, 2026, Planning and Development Committee meeting
on the basis that the property meets two of the prescribed criteria.
2.5 The property is currently on the Municipality’s Heritage Register as a listed property
under section 27 of the OHA. However, its status as a listed property will expire on
January 1, 2027, in accordance with changes to the OHA implemented through Bill 23.
2.6 Bill 23, More Homes Built Faster Act, 2022, introduced a requirement that properties
listed on the municipal Heritage Register must be advanced to designation by January
1, 2027, or they will be automatically removed from the Register. Once a property is
removed from the Register, it cannot be added back onto the Register for a period of
five years. If Council chooses to withdraw the notice of intention to designate, the
property will remain unprotected from further alteration or demolition.
Figure 1: 38 Centre Street
Page 223
Municipality of Clarington Page 4
Report PDS-061-26
Consultation
2.7 Effort was made to consult with the owners of the subject property throughout the
heritage designation process over the last eighteen months, including via the following
communications that are beyond the statutory consultation requirements under the
Ontario Heritage Act:
October 2024 – The Municipality hosted a Heritage Information Session to explain
the heritage designation process to listed property owners whose properties required
evaluation before the Bill 23 deadline of January 1, 2027. All listed property owners
were invited. A recording of the session was later made available online, with the link
included in subsequent correspondence.
December 2025 – A letter was sent to the property owner advising that a Cultural
Heritage Evaluation Report had been completed and that the property would be
considered for designation at an upcoming Clarington Heritage Committee meeting.
The letters offered to share the report, invited property owners to attend the meeting,
and provided staff contact information for questions or comments.
The delivery of the registered letters happened 7 -11 days after they were mailed by
staff, leaving little time between the receipt of the letters and the Heritage Committee
meeting date.
January 2026 – A letter was issued notifying the property owner that the Clarington
Heritage Committee had recommended the property for designation and that a staff
report would be considered by the Planning and Development Committee. The letter
included instructions for attending or participating in the meeting and provided staff
contact information.
2.8 Staff acknowledges there are opportunities for improvement to provide additional
notification time. However, all letters sent by Planning and Infrastructure staff were
provided in addition to the statutory requirements of the OHA, and included a staff
name, contact number, and email address, inviting the property owner to reach out to
staff at any time throughout the process.
2.9 Additional consultation will occur should the property proceed to designation, including a
notice of passing of the designation by-law.
Notice of Objection
2.10 A summary of the key issues raised in the notice of objection (Attachment 1) is provided
below.
Page 224
Municipality of Clarington Page 5
Report PDS-061-26
2.11 The property owner has objected to the designation. While they support the
preservation of Bowmanville’s historic character in principle, they request the
designation not proceed at this time, citing a correction required to the date of passing
referenced for a former resident of the property, risk of delayed repairs, administrative
and financial burden associated with the designation, and in adequate information and
notice throughout the process.
2.12 Staff has reviewed the reasons for objection and appreciates the owner’s notes about
the correction to the referenced date. The draft designation by-law has been revised to
address this comment.
2.13 Staff acknowledges designation introduces a heritage permit process for works affe cting
identified heritage attributes. However, routine maintenance typically would not trigger
the need for a heritage permit, unless it is seeking to alter or replace heritage attributes
that are listed in the designation by-law. Heritage permit applications are processed as
efficiently as possible, without application fees, and minor applications are delegated to
staff to reduce delays related to Council meeting cycles.
2.14 Staff takes note of the feedback suggesting the current grant values associa ted with the
Heritage Incentive Grant program are insufficient to offset the additional costs that can
be associated with repairs to heritage properties. The Grant program is intended to help
support maintenance and upkeep of designated properties but is not a requirement to
designate a property.
2.15 Staff clarifies that in the case of 38 Centre Street, the list of attributes in the draft
Designation By-law are all exterior, therefore the designation would not apply to the
interior of the home.
2.16 As noted in subsection 2.7, the Municipality exceeded the OHA’s statutory notification
requirements by issuing multiple communications throughout the designation process to
engage property owners. These included an initial information session and letters in
December 2025 and January 2026 notifying owners of the Heritage Committee and
Planning and Development Committee’s consideration of the property.
2.17 The time between the mailing and delivery was longer than anticipated, and staff
acknowledges in this case the letters did not arrive sufficiently in advance of the
Heritage Committee and Planning and Development Committee meeting dates .
However, staff was available for the property owners to reach out at any time to provide
comments or discuss the designation of their property. Staff contact information was
provided in each correspondence.
2.18 Staff maintains the recommendation presented in PDS-015-26 to designate the property
on the basis that the property meets the criteria specified in Ontario Regulation 9/06
under the OHA.
Page 225
Municipality of Clarington Page 6
Report PDS-061-26
Next Steps
2.19 The OHA requires that Council consider the notice of objection and make a decision
either to affirm or withdraw its intention to designate no later than July 16, 2026. If
Council does not make a decision within this timeframe, the Notice of Intent ion to
Designate is deemed to be withdrawn.
2.20 Should Council affirm the intention to designate, staff will bring forward the designation
by-law for passing at a subsequent Council meeting, based on the attached Draft
Designation By-law (Attachment 2). A notice of passing will be sent to the property
owners, any person who issued a notice of objection, the Ontario Heritage Trust, and
published on the Municipality’s webpage, following which there would be a 30 -day
appeal where interested parties are could appeal the by-law to the Ontario Land
Tribunal (OLT).
2.21 Alternatively, should Council withdraw the intention to designate, a notice of withdraw
would be issued to the same parties noted above, and published on the Municipality’s
website. The property would be removed from the Heritage Register and would no
longer have protection from demolition or alteration under the OHA.
2.22 Should Council choose to withdraw its intention to designate, the following alternate
recommendations could be considered in place of Recommendation Nos. 3 and 4:
That Council withdraws its intention to designate the property located at 38
Centre Street, Bowmanville, under Section 29 of the OHA; and
That staff be directed to carry out the requirements as prescribed under Section
29(7) of the OHA.
2.23 In a broader context, staff has taken steps to address comments and concerns about
the designation process raised by property owners to date, including modifying the
notice of intention to designate to include a Planning and Infrastrastructure Services
staff contact in addition to Clerks contact information. Staff will continue identify and
implement changes to improve clarity and communications with property owners
throughout the process.
3. Financial Considerations
3.1 Potential financial consideration may be to hire external heritage consultants to provide
evidence at the OLT in support of designation if an appeal is made. External legal
services may also be required in the event of any appeals to the OLT.
Page 226
Municipality of Clarington Page 7
Report PDS-061-26
4. Strategic Plan
4.1 The Clarington Strategic Plan 2024-27 outlines the objectives to cultivate a strong,
thriving, and connected community where everyone is welcome. Designation of the
subject properties contributes to achieving one of the priorities (Connect 4.1) that
promotes and supports local arts, culture, and heritage sectors
5. Climate Change
5.1 Not Applicable.
6. Concurrence
6.1 Not Applicable.
7. Conclusion
7.1 It is respectfully recommended (i) that Council affirms its intention to designate 38
Centre Street, Bowmanville and (ii) that staff be directed to bring the draft Designation
By-law (Attachment 2 to PDS-061-26) before Council at a future meeting as presented
in the Recommendations section of this report.
7.2 Should Council choose to withdraw its intention to designate the property at 38 Centre
Street, Bowmanville, the alternate recommendations included in subsection 2.22 may
be considered.
Staff Contact: Sarah Allin, Principal Planner, sallin@clarington.net or Lisa Backus, Manager of
Community Planning, lbackus@clarington.net
Attachments:
Attachment 1 – Notice of Objection; 38 Centre Street
Attachment 2 – Draft Designation By-law; 38 Centre Street
Interested Parties:
List of Interested Parties available from Department.
Page 227
Attachment 1 to Report PSD-061-26
Page 228
Page 229
Attachment 2 to Report PDS-061-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-XXX
Being a by-law to designate the property known for municipal purposes as 38 Centre
Street, Bowmanville, Municipality of Clarington as a property of historic or architectural
value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18;
Whereas the Ontario Heritage Act, R. S. O., 1990, c.O. 18 authorizes the Council of the
Municipality to enact by- laws to designate properties to be of historic or architectural
value or interest for the purposes of the Act; and
Whereas the Council of the Corporation of the Municipality of Clarington has caused to
be served upon the owner of the property known for municipal purposes at 38 Centre
Street, Bowmanville, and upon the Ontario Heritage Foundation, Notice of Intention to
Designate the aforesaid real property and has caused such Notice of Intention to be
published on the municipal website having general circulation in the area of the
designation on [DATE]; and
Whereas the reasons for the designation of the aforesaid property under the Ontario
Heritage Act are contained in Schedule "A" attached to and forming part of this by-law;
and
Whereas the Clarington Heritage Committee has recommended that the property known
for municipal purposes as 38 Centre Street, Bowmanville, be designated as a property of
historic or architectural value or interest under the Ontario Heritage Act; and
Whereas no notice of objection to the proposed designation was served upon the
Municipal Clerk within the period prescribed by the Ontario Heritage Act;
Now Therefore the Council of the Corporation of The Municipality of Clarington hereby enacts
as follows:
1. The property known for municipal purposes at 38 Centre Street, Bowmanville, which
is more particularly described in Schedule "B" which is attached to and forms part
of this by- law, is hereby designated as a property which has historic or architectural
value or interest under Section 29 of the Ontario Heritage Act, R. S.O. 1990, c. O.
18.
2. The Solicitor for the Municipality of Clarington is hereby authorized to cause a
copy of this by-law to be registered against the title to the property described in
Schedule "B" hereto.
Page 230
3. The Municipal Clerk is hereby authorized to cause a copy of this by-law to be
served upon the owner of the property described in Schedule "B" hereto and
on the Ontario Heritage Foundation. The Municipal Clerk also is authorized to
cause notice of the passing of this by-law to be published on the municipal
website having general circulation in the area of the designation.
Passed in Open Council this [DATE].
[SIGNATURES]
Written approval of this by-law was given by Mayoral Decision [NUMBER] dated [DATE].
Page 231
Schedule 'A'
To By-law 2026-XXX
Statement of Significance and List of Character Defining Features
Description of Property
38 Centre Street is located on the west side of Centre Street in the Town of Bowmanville, in
the Municipality of Clarington. The subject property contains a two -storey building
constructed between 1879 and 1891 in the Italianate architectural style.
Physical/Design Value
38 Centre Street has design value as a representative exam ple of a residential building
constructed in the Italianate architectural style. 38 Centre Street is a two -storey, red brick
building coursed in Flemish bond and finished with buff brick detailing with a balanced but
asymmetrical composition. The buff brick detailing is not only on the voussoirs but is found
along foundation line, under roofline, on the stepped quoins which frame the building and is
a design feature often associated with the Italianate style. The hip roof with wide overhanging
eaves showcases rhythmically placed wood brackets which are the key characteristics of the
Italianate style. The projecting section along the façade, and side elevation, showcase paired
segmentally arched window openings accented with buff brick voussoirs on the upper level
and a one-storey canted bay window topped by a truncated hip roof with slightly overhanging
eaves and bracketed cornice on the main level which have tall, narrow windows accented by
buff brick voussoirs in keeping with Italianate stylistic features. The prominent rectangular
entrance opening is topped by a rectangular transom and flanked by a sidelight on one side
only and protected by a small two -storey porch supported by large, wood columns with
decorative capitals and includes wood railing. The remaining rhythmically placed windows
have segmentally arched or rectangular window opening with buff brick voussoirs and are in
keeping with the Italianate architectural style.
Contextual Value
38 Centre Street is important in supporting the 19th and early 20th century residential
streetscape along Centre Street, located within the historic Town of Bowmanville. The lot
lines and block layout of the historic Town was well established in the late -19th century as
reflected in the commercial core found along King Street and the large presence of
residences located along several side streets. The development of the residential area, which
includes Centre Street, during this time played a significant role in the social and economic
development and reflected the growth of the historic Town of Bowmanville. Located off or
parallel to the commercial area along King Street, the buildings in the historical Town located
along the side streets are comprised of predominantly one to two -and-a-half storey
residences, primarily brick construction and often showcase ornate details. The location of
the subject property fronting towards Centre Street, combined with unique stylistic features
and legibility as a late-19th century style, support the character of the Centre Street
streetscape and by extension the broader historic residential area. The historic character is
reinforced by the presence of large mature trees and vegetations which consistently line both
sides of Centre Street. When in bloom, the tree canopy is so robust it creates a tunnel which
reinforces the area’s mature character, strengthens the continuity and relationship among
houses, and provides an aesthetic appeal to the streetscape. 38 Centre Street was
constructed between 1879 and 1891 and exhibits, massing, styl e, and decorative details
consistent with the cohesive 19th century and early 20th century character of the Centre
Street streetscape which is further reinforced by the presence of a mature tree canopy. Page 232
Also of note is resident Dr. Keith Slemon, who owned the property from 1947 until 1974 and
operated his medical practice from the home.
Description of Heritage Attributes
38 Centre Street has design value as a representative example of a residential building
constructed in the Italianate architectural style. The property contains the following heritage
attributes that reflect this value:
Two-storey building constructed in the Italianate architectural style
Red brick construction with buff brick detailing
Buff brick detailing is found on voussoirs, foundation line, under roofline, and on
stepped quoins
Balanced but asymmetrical composition
Hip roof with wide eaves with decorative cornice showcasing rhythmically placed wood
brackets
Rectangular entranceway opening topped by a rectangular transom and flanked by a
sidelight on one side only and protected by a small two -storey porch supported by
large, wood columns with decorative capitals and includes wood railing
Bay windows with truncated hip roof, bracke ted cornice and tall, narrow, window
openings with buff brick voussoirs, topped by paired segmentally arched window with
buff brick voussoirs found on façade and on side elevation
Rectangular and segmentally arched window openings with buff brick voussoirs
38 Centre Street is important in supporting the 19th and early 20th century residential
streetscape along Centre Street, located within the historic Town of Bowmanville. The
property contains the following heritage attributes that reflect this value:
Two-storey building constructed in the Italianate architectural style
Overall form, massing, and setback
Location on corner lot fronting towards Centre Street
Page 233
Schedule 'B'
To By-law 2026 - XXX
Legal Description:
LT 20 BLK 35 PL H50079 BOWMANVILLE; PT LT 19 BLK 35 PL H50079
BOWMANVILLE AS IN N75030; CLARINGTON
PIN 266250040
Page 234
Staff 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: June 15, 2026 Report Number: PDS-062-26
Authored By: Sarah Allin, Principal Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Objection to Designate 50 Centre Street, Bowmanville under the Ontario
Heritage Act
Recommendations:
1. That Report PDS-062-26, and any related delegations or communication items, be
received;
2. That the objection to designate 50 Centre Street, Bowmanville under the Ontario
Heritage Act (Attachment 1 to PDS-062-26) be received;
3. That Council affirms its intention to designate 50 Second Street, Bowmanville under
Section 29 of the Ontario Heritage Act based on its identified cultural heritage value
or interest;
4. That Staff be directed to bring the Designation By-law (Attachment 2 to PDS-062-26)
for the property at 50 Centre Street before Council at a future meeting; and,
5. That all interested parties listed in Report PDS-062-26, be advised of Council’s
decision.
Page 235
Municipality of Clarington Page 2
Report PDS-062-26
Report Overview
Ontario Heritage Act
1. Background
1.1 On February 9, 2026, Council endorsed staff recommendations via Planning and
Development Committee Report PDS-015-26 to pursue the designation of 4 properties
along Centre Street in the Old Bowmanville neighbourhood, as being of cultural heritage
value or interest under the Ontario Heritage Act (OHA).
1.2 Notices of Intention to Designate were sent to property owners and published on the
Municipality’s website on March 18, 2026, in accordance with the OHA. The 30 -day
statutory objection period ended on April 17, 2026.
1.3 On April 14, 2026, the Municipal Clerk received a notice of objection to the proposed
designation of 50 Centre Street, Bowmanville.
1.4 The OHA requires Council to consider and make a decision on an objection to a Notice
of Intention to Designate within 90 days of the end of the objection period, which in the
case of 50 Centre Street is July 16, 2026.
1.5 Council may choose to affirm or withdraw the intention to designate the property at 50
Centre Street.
2. Discussion
2.1 50 Centre Street is located on the west side of Centre Street in Bowmanville. The
subject property consists of a two-storey, red brick Italianate building constructed circa
1881.
Page 236
Municipality of Clarington Page 3
Report PDS-062-26
2.2 The subject property has been researched for cultural heritage significance using the
prescribed criteria under Ontario Regulation 9/06 of the OHA through a Cultural
Heritage Evaluation Report prepared by Archaeological Research Associates Ltd. The
property was found to meet three of the nine criteria demonstrating cultural heritage
value or interest, meaning the threshold for designation is met.
2.3 The property has design value as a representative example of a residential building
constructed in the Italianate architectural style. The property also has associative value
for its direct association with William Browning Couch, a Bowmanville merchant and
business owner who played a significant role in the commercial and civic matters and
helped shape the community’s educational system in the late 19th century. The property
is also important in supporting the 19th and early 20th century residential streetscape
along Centre Street, located within the historic Town of Bowmanville. A more detailed
description of the property’s cultural heritage value or interest is found in PDS-015-26.
2.4 Council endorsed the recommendations from staff to pursue the designation of 50
Centre Street at its February 9, 2026, Planning and Development Committee meeting
on the basis that the property meets three of the prescribed criteria.
2.5 The property is currently on the Municipality’s Heritage Register as a listed property
under section 27 of the OHA. However, its status as a listed property will expire on
January 1, 2027, in accordance with changes to the OHA implemented through Bill 23.
Figure 1: 50 Centre Street
Page 237
Municipality of Clarington Page 4
Report PDS-062-26
2.6 Bill 23, More Homes Built Faster Act, 2022, introduced a requirement that properties
listed on the municipal Heritage Register must be advanced to designation by January
1, 2027, or they will be automatically removed from the Register. Once a property is
removed from the Register, it cannot be added back onto the Register for a period of
five years. If Council chooses to withdraw the notice of intention to designate, the
property will remain unprotected from further alteration or demolition.
Consultation
2.7 Effort was made to consult with the owners of the subject property throughout the
heritage designation process over the last eighteen months, including via the following
communications that are beyond the statutory consultation requirements under the
Ontario Heritage Act:
October 2024 – The Municipality hosted a Heritage Information Session to explain
the heritage designation process to listed property owners whose properties required
evaluation before the Bill 23 deadline of January 1, 2027. All listed property own ers
were invited. A recording of the session was later made available online, with the link
included in subsequent correspondence to property owners.
December 2025 – A registered letter was sent to the property owner advising that a
Cultural Heritage Evaluation Report had been completed and that the property would
be considered for designation at an upcoming Clarington Heritage Committee
meeting. The letter offered to share the report, invited property owners to attend the
meeting, and provided staff contact information for questions or comments.
The delivery of the registered letters happened 7-11 days after they were mailed by
staff, leaving little time between the receipt of the letters and the Heritage Committee
meeting date.
January 2026 – A letter was issued notifying the property owner that the Clarington
Heritage Committee had recommended the property for designation and that a staff
report would be considered by the Planning and Development Committee. The letter
included instructions for attending or participating in the meeting and provided staff
contact information.
2.8 Staff acknowledges there are opportunities for improvement to provide additional
notification time. However, all letters sent by Planning and Infrastructure staff were
provided in addition to the statutory requirements of the OHA, and included a staff
name, contact number, and email address, inviting the property owner to reach out to
staff at any time throughout the process.
2.9 Additional consultation will occur should the property proceed to designation, including a
notice of passing of the designation by-law.
Page 238
Municipality of Clarington Page 5
Report PDS-062-26
Notice of Objection
2.10 A summary of the key issues raised in the notice of objection (Attachment 1) is provided
below.
2.11 The property owners acknowledge the importance of heritage conservation but express
significant concerns regarding the proposed designation. They suggest that
communication and notification were insufficient, noting that letters providing notification
of meetings were received too late to allow meaningful participation or adequate review
of information. As a result, they have indicated they feel unclear about the implications
of the designation, particularly in relation to maintenance responsibilities, future property
improvements, and their ability to age in place.
2.12 As noted in subsection 2.7, the Municipality exceeded the OHA’s statutory notification
requirements by issuing multiple communications throughout the designation process to
engage property owners. These included an initial information session and letters in
December 2025 and January 2026 notifying owners of the Heritage Committee and
Planning and Development Committee’s consideration of the property.
2.13 The time between the mailing and delivery was longer than anticipated, and staff
acknowledges in this case the letters did not arrive sufficiently in advance of the
Heritage Committee and Planning and Development Committee meeting dates.
However, staff was available for the property owners to reach out at any time to provide
comments or discuss the designation of their property. Staff contact information was
provided in each correspondence.
2.14 The owners are also concerned the designation would create additional administrative
requirements, potentially causing delays, increasing costs, and limiting their ability to
address routine and time-sensitive maintenance. Financial impacts are a key concern,
including possible compliance costs, restrictions on property use, and the absence of
clear support or compensation mechanisms.
2.15 Heritage designation introduces a heritage permit process for works affecting identified
heritage attributes. However, routine maintenance typically would not trigger the need
for a heritage permit, unless it is seeking to alter or replace heritage attributes that are
listed in the designation by-law. Staff are available to work with property owners to
clarify requirements and provide guidance to help balance conservation objectives with
practical needs, such as time-sensitive repairs.
2.16 Heritage permit applications are processed as efficiently as possible, without application
fees, and minor applications are delegated to staff to reduce delays related to Council
meeting cycles. Designated property owners may also access the Municipality’s
Heritage Incentive Grant Program to support the cost of ongoing property maintenance.
2.17 Based on these issues, the owners have requested that the Municipality reconsider the
designation and expressed interest in exploring alternative approaches that better
balance heritage preservation with practical property management.
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Municipality of Clarington Page 6
Report PDS-062-26
2.18 Staff have considered the objections and appreciate the owner’s interest in pursuing an
alternative approach. Prior to the changes introduced through Bill 23, the property could
have remained listed on the Municipal Register under section 27 of the Act, which
provided protection by allowing the Municipality up to 60 days to review any demolition
permit and assess cultural heritage value. Bill 23 now limits how long properties can
remain listed under Section 27, requiring municipalities to either designate qualifying
properties or remove them from the Register, thereby eliminating heritage protection.
The property at 50 Centre Street has been evaluated and determined to have sufficient
cultural heritage value to warrant designation.
2.19 Staff maintains the recommendation presented in PDS-015-26 to designate the property
on the basis that the property meets the criteria specified in Ontario Regulat ion 9/06
under the OHA.
Next Steps
2.20 The OHA requires that Council consider the notice of objection and make a decision
either to affirm or withdraw its intention to designate no later than July 16, 2026. If
Council does not make a decision within this timeframe, the Notice of Intention to
Designate is deemed to be withdrawn.
2.21 Should Council affirm the intention to designate, staff will bring forward the designation
by-law for passing at a subsequent Council meeting, based on the attached Draft
Designation By-law (Attachment 2). A notice of passing will be sent to the property
owners, any person who issued a notice of objection, the Ontario Heritage Trust, and
published on the Municipality’s webpage, following which there would be a 30 -day
appeal where interested parties could appeal the by-law to the Ontario Land Tribunal
(OLT).
2.22 Alternatively, should Council withdraw the intention to designate, a notice of withdraw
would be issued to the same parties noted above, and published on the Municipality’s
website. The property would be removed from the Heritage Register and would no
longer have protection from demolition or alteration under the OHA.
2.23 Should Council choose to withdraw its intention to designate, the following alternate
recommendations could be considered in place of Recommendation Nos. 3 and 4:
That Council withdraws its intention to designate the property located at 50
Centre Street, Bowmanville, under Section 29 of the OHA; and
That staff be directed to carry out the requirements as prescribed under Section
29(7) of the OHA, including issuing a notice of withdrawal of intention to
designate the property at 50 Centre Street, Bowmanville.
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Municipality of Clarington Page 7
Report PDS-062-26
2.24 In a broader context, staff has taken steps to address comments and concerns about
the designation process raised by property owners to date, including modifying the
notice of intention to designate to include a Planning and Infrastrastructure Services
staff contact in addition to Clerks contact information. Staff will continue to identify and
implement changes to improve clarity and communications with property owners
throughout the process.
3. Financial Considerations
3.1 Potential financial consideration may be to hire external legal counsel and external
heritage consultants to provide evidence at the OLT in support of designation if direction
is received from Council to pursue designation of the property and an appeal is made to
the OLT.
4. Strategic Plan
4.1 The Clarington Strategic Plan 2024-27 outlines the objectives to cultivate a strong,
thriving, and connected community where everyone is welcome. Designation of the
subject properties contributes to achieving one of the priorities (Connect 4.1) that
promotes and supports local arts, culture, and heritage sectors.
5. Climate Change
5.1 Not Applicable.
6. Concurrence
6.1 Not Applicable.
7. Conclusion
7.1 It is respectfully recommended (i) that Council affirms its intention to designate 50
Centre Street, Bowmanville and (ii) that staff be directed to bring the draft Designation
By-law (Attachment 2 to PDS-062-26) before Council at a future meeting as presented
in the Recommendations section of this report.
7.2 Should Council choose to withdraw its intention to designate the property at 50 Centre
Street, Bowmanville, the alternate recommendations included in subsection 2.23 may
be considered.
Staff Contact: Sarah Allin, Principal Planner, sallin@clarington.net or Lisa Backus, Manager of
Community Planning, lbackus@clarington.net.
Attachments:
Attachment 1 - Notice of Objection; 50 Centre Street, Bowmanville
Attachment 2 – Draft Designation By-law; 50 Centre Street, Bowmanville
Interested Parties:
List of Interested Parties available from Department.
Page 241
Outlook
Fw: Objection to Proposed Des ignat ion under Part IV of the Ontario Heritage Act on 50 Centre
Street
From Sarah Allin <SAllin@clarington.net>
Date Wed 2026-05-27 2:44 PM
To Heritage <heritage@ clarington.net>
From: Miche lle Dunbar
Sent: April 14, 2026 11:33 AM
To: ClerksExtemalEmail <clerks@c larington.n e t>
Cc: Troy Woudwy
Subject: Objection to Proposed De signation under Part IV of the Ontario Heritage Act on 50 Centre Street
You don't often get email fro
I EXTERNAL
Planning and Development Service
Attn: Municipal Clerk
Municipality of Clarington
40 Temperance Street
Bowmanville, ON., L 1C 3A6
(Submitted via email to ci.e.cs.@ci.acington.net)
To the Municipal Clerk
We are writing to fonnally object to the proposed designation of our property under Part IV of the
Ontario Heritage Act.
While we recognize and appreciate the importance of preserving heritage within the community, we
have several significant concerns regarding the impact this designation would have on our property
and day-to-day operations.
We feel the notice and communication surrounding this proposed designation have been inadequate.
On two separate occasions, we received registered letters on the same day that meetings were being
held. This did not allow for meaningful participation or sufficient time to review the information
provided. As a result, we do not feel we have been properly informed about what this designation
would mean for us as property owners, particularly regarding ongoing maintenance, future upgrades,
and our long-tenn plans to age in place.
Additionally, the designation would introduce an added layer of adminis trative burden. The need for
approvals prior to completing even routine maintenance could result in delays, increased costs, and a
reduced ability to respond to time-sensitive issues.
Attachment 1 to Report PDS-062-26
Page 242
#
Page 243
Attachment 2 to Report PDS-062-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-XXX
Being a by-law to designate the property known for municipal purposes as 50 Centre
Street, Bowmanville, Municipality of Clarington as a property of historic or architectural
value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18;
Whereas the Ontario Heritage Act, R. S. O., 1990, c.O. 18 authorizes the Council of the
Municipality to enact by- laws to designate properties to be of historic or architectural
value or interest for the purposes of the Act; and
Whereas the Council of the Corporation of the Municipality of Clarington has caused to
be served upon the owner of the property known for municipal purposes at 50 Centre
Street, Bowmanville, and upon the Ontario Heritage Foundation, Notice of Intention to
Designate the aforesaid real property and has caused such Notice of Intention to be
published on the municipal website having general circulation in the area of the
designation on [DATE]; and
Whereas the reasons for the designation of the aforesaid property under the Ontario
Heritage Act are contained in Schedule "A" attached to and forming part of this by-law;
and
Whereas the Clarington Heritage Committee has recommended that the property known
for municipal purposes as 50 Centre Street, Bowmanville, be designated as a property of
historic or architectural value or interest under the Ontario Heritage Act; and
Whereas no notice of objection to the proposed designation was served upon the
Municipal Clerk within the period prescribed by the Ontario Heritage Act;
Now Therefore the Council of the Corporation of The Municipality of Clarington hereby enacts
as follows:
1. The property known for municipal purposes at 50 Centre Street, Bowmanville, which
is more particularly described in Schedule "B" which is attached to and forms part
of this by- law, is hereby designated as a property which has historic or architectural
value or interest under Section 29 of the Ontario Heritage Act, R. S.O. 1990, c. O.
18.
2. The Solicitor for the Municipality of Clarington is hereby authorized to cause a
copy of this by-law to be registered against the title to the property described in
Schedule "B" hereto.
Page 244
3. The Municipal Clerk is hereby authorized to cause a copy of this by-law to be
served upon the owner of the property described in Schedule "B" hereto and
on the Ontario Heritage Foundation. The Municipal Clerk also is authorized to
cause notice of the passing of this by-law to be published on the municipal
website having general circulation in the area of the designation.
Passed in Open Council this [DATE].
[SIGNATURES]
Written approval of this by-law was given by Mayoral Decision [NUMBER] dated [DATE].
Page 245
Schedule 'A'
To By-law 2026-XXX
Statement of Significance and List of Character Defining Features
Description of Property
50 Centre Street is located on the west side of Centre Street in Bowmanville, in the
Municipality of Clarington. The subject property consists of a two-storey, red brick Italianate
building constructed circa 1881.
Physical/Design Value
50 Centre Street has design value as a representative example of a residential building
constructed in the Italianate architectural style. 50 Centre Street follows a two -storey, three
bay, massing and is constructed with red brick coursed in Flemish and Common bond. The
subject building has a hip roof with wide overhanging eaves that showcase a simple cornice
with plain frieze board and rhythmically placed wood brackets which are key defining
characteristics which represent the Italianate style. The balanced but asymmetrical
composition includes tall, narrow, paired rounded arch window openings with brick voussoir
detailing located above and one-storey canted bay window which also houses tall narrow
window openings and showcases a decorative cornice with dentil trim are also features
associate with Italianate design. The centrally placed formal entrance is topped by a
rectangular transom and flanked by a single sidelight is located under the open one -storey
front porch with classical influences. The building also has rhythmically placed segmentally
arched, windows with flat or “jack” voussoirs which are also in keeping with the Italianate
architectural style. The building’s massing, composition, window placement, roofline a nd
details make it legible as being of the Italianate architectural style.
Historical/Associative Value
50 Centre Street has associative value for its direct association with William Browning Couch,
a Bowmanville merchant and business owner who played a significant role in the commercial
and civic matters and helped shape the community’s educational system in the late 19th
century. W.B. Couch was born in Cornwall, England in 1879, and immigrated to Hampton in
1857, where he worked as a tailor. He eventu ally moved to Bowmanville and worked at the
McClung Bros. general store before purchasing the store from the McClungs in 1882 and
operating a dry goods and general store known as Couch, Johnston, & Cryderman with two
other partners. The store remained in operation for several decades demonstrating the
longevity his store had during the growth of Bowmanville throughout the late 19th and early
20th century.
W. B. Couch was also active in public and civic development of Bowmanville, particularly
with the educational system. W.B. Couch joined the Bowmanville Public High School Board
around 1882 and assisted in the planning and opening of a high school which was
constructed in 1890. He also oversaw its replacement, which was built in 1929. He began
serving as the school board’s chairman in 1906 and remained in that role for 25 years until
his death in April 1931. W.B. Couch was active in the community, as Honourary President of
the Canadian Men’s Club, a Freemason, active with the Trinity United Church. At the t ime of
his passing, on April 13, 1931, W. B. Couch was Bowmanville’s second oldest resident, and
his business was the oldest in Bowmanville. To honour his contributions in the community, a
portrait of W.B. Couch, housed in the Bowmanville High School libra ry, was unveiled at that
location in December 1931.
Page 246
Contextual Value
50 Centre Street is important in supporting the 19th and early 20th century residential
streetscape along Centre Street, located within the historic Town of Bowmanville. The lot
lines and block layout of the historic Town was well established in the late -19th century as
reflected in the commercial core found along King Street and the large presence of
residences located along several side streets. The development of the residential area, which
includes Centre Street, during this time played a significant role in the social and economic
development and reflected the growth of the historic Town of Bowmanville. Located off or
parallel to the commercial area along King Street, the buildings in the historical Town located
along the side streets are comprised of p redominantly one to two-and-a-half storey
residences, primarily brick construction and often showcase ornate details. Notably, 50
Centre Street appears to have been constructed as a near-identical counterpart to the home
located at 21 Beech Avenue in Bowmanville. The location of the subject property on Centre
Street, combined with unique stylistic features and legibility as a late -19th century style,
support the character of the Centre Street streetscape and by extension the broader historic
residential area. The historic character is reinforced by the presence of large mature trees
and vegetations which consistently line both sides of Centre Street. When in bloom, the tree
canopy is so robust it creates a tunnel which reinforces the areas mature character,
strengthens the continuity and relationship among houses, and provides an aesthetic appeal
to the streetscape. 50 Centre Street was constructed circa 1881 and exhibits, massing, style,
and decorative details consistent with cohesive late 19th century and early 20th century
character of the Centre Street streetscape which is further reinforced by the presence of a
mature tree canopy.
Description of Heritage Attributes
50 Centre Street has design value as a representative example of a residential building
constructed in the Italianate architectural style The property contains the following heritage
attributes that reflect this value:
Two-storey building constructed in the Italianate architectural style
Red brick construction coursed in a Flemish and Common bond
Asymmetrical but balanced composition
Hip roof with wide eaves adorned with decorative cornice showcasing rhythmically
placed wood brackets
Two exterior, red brick chimneys, on west and north elevation finished with a corbelled
cap and appear to be double fluted
Formal entranceway opening topped by a rectangular transom and one sidelight
Projecting section of façade’s main level contains a one -storey bay window with
truncated hip roof and dentil trim in cornice, with tall and narrow rectangular window
openings while the upper level has paired rounded windows with brick voussoirs
Rectangular, rounded, and segmental arch window openings with brick voussoirs
One-storey bay window on side elevation with decorative cornice with dentil trim, tall
and narrow rectangular window openings and finished with truncated hip roof
50 Centre Street has associative value for its direct association with William Browning Couch,
a Bowmanville merchant and business owner who played a significant role in commercial
and civic matters and helped shape the community’s educational system in the late 19th
century. The first deed issued for this property was between Couch and John McClung, also
a local merchant. McClung was one of the three brothers who ran the large McClung Brothers
dry goods and hardware business on King Street, which Couch worked at and subsequently
purchased. The property contains the following heritage attributes that reflect this value: Page 247
Two storey building constructed in the Italianate architectural style
Overall form, massing, and setback
Location on Centre Street
50 Centre Street is important in supporting the 19th and early 20th century residential
streetscape along Centre Street, located within the historic Town of Bowmanville. The
property contains the following heritage attributes that reflect this value:
Two-storey building constructed in the Italianate architectural style
Overall form, massing, and setback
Location on Centre Street
Page 248
Schedule 'B'
To By-law 2026 - XXX
Legal Description:
LT 17 BLK 35 PL H50079 BOWMANVILLE; PT LT 16 BLK 35 PL H50079
BOWMANVILLE; PT LT 18 BLK 35 PL H50079 BOWMANVILLE AS IN D419347;
MUNICIPALITY OF CLARINGTON
PIN 266250038
Page 249
Staff 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: June 15, 2026 Report Number: CAO-007-26
Authored by: Paul Pirri, Director, Economic Development
Glen MacFarlane, Economic Development Officer
Submitted By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Draft 2026 Community Improvement Plan Update
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding an
update to the Municipality of Clarington’s Community Improvement Plan under the Plannin g
Act requirements.
Recommendation:
1. That Report CAO-007-26, the Draft Municipal Wide Community Improvement Plan, be
received; and
2. That staff receive and consider comments from the public, review agencies, and Council
with respect to the proposed Community Improvement Plan and corresponding
Clarington Official Plan Amendment and continue undertaking the process including the
preparation of a subsequent recommendation report; and
3. That all interested parties listed in Report CAO-007-026 and any delegations be advised
of Council Decision.
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Report CAO-007-26
Report Overview
partnership with the Municipality’s consultant, Sierra Planning and Management
have undertaken a review of the Municipality’s Community Improvement Plan (CIP)
1. Background
1.1 The Municipality of Clarington currently has four separate CIPs. One for each of the
communities of Bowmanville, Newcastle, Orono, and Courtice.
1.2 In 2022, the Municipality adopted the Municipality’s first Economic Development
Strategy. Action item 1.2.4 Identified the need to update the Municipality’s Community
Improvement Plan. When Economic Development adopted it’s 2025 Economic
Development Action Plan, this action was retained for implementation in 2025/2026.
1.3 In 2025, the Municipality retained Sierra Planning and Management to complete the
review of the Community Improvement Plan Project. This report presents the draft CIP
for comment.
2. Existing Community Improvement Plans (CIPs)
2.1 Since 2005, the Municipality has implemented Community Improve ment Plans (CIPs)
focused on strengthening traditional downtowns and Main Street areas. The program
originated with the designation and adoption of the Orono and Bowmanville Community
Improvement Project Areas and Plans through a series of Council reports and by-laws
in the early to mid-2000s. The Orono and Bowmanville CIPs were among the first
established, with project areas designated in 2003, plans adopted in 2005, and later
amended in 2008. The Newcastle CIP followed, with the project area and plan
established in 2008. Together, these three original CIPs formed the foundation of
Clarington’s downtown revitalization efforts, focusing on façade improvements, building
rehabilitation, and the attraction of private sector investment.
2.2 In 2016, Council expanded the program with the adoption of the Courtice CIP,
introducing a broader focus on redevelopment and intensification, including support for
mixed-use development and affordable housing within the Courtice Main Street area.
2.3 In 2018, the Municipality completed a comprehensive review of the original CIPs
(Orono, Bowmanville, and Newcastle), resulting in updated by-laws that consolidated
previous amendments and modernized the plans to reflect evolving economic
conditions and community priorities.
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Report CAO-007-26
2.4 Since their inception, Clarington’s CIP programs have been supported by annual
monitoring and reporting and continue to play an important role in incentivizing private
investment, enhancing streetscapes, and supporting the vitality of the Municipality’s
commercial areas.
2.5 To date, the CIP program has been undertaken in a fragmented and ad hoc approach.
Further, the existing suite of programs does not enable the municipality to offer grants to
support investment inquiries, or agricultural expansions. Each of the existing CIP
programs are highlighted below.
2.6 The Bowmanville CIP program offers the following grants:
Building Permit Fee Grant Program;
Site Plan Control Fee Grant Program;
Signage Grant Program;
Façade Improvement Grant Program;
Upgrade to Building Code Grant Program;
Reconstruction Grant Program; and
Accessibility Grant Program.
2.7 The Newcastle CIP program offers the following programs:
Site Plan Control Fee Grant Program;
Infill Project Grant Program;
Façade Improvement Grant Program;
Upgrade to Building Code Grant Program;
Signage Grant Program; and
Accessibility Grant Program.
2.8 The Orono CIP program offers the following programs:
Signage Grant Program;
Façade Improvement Grant Program;
Upgrade to Building Code Grant Program;
Brownfield Project Grant Program; and
Accessibility Improvement Grant Program.
2.9 The Courtice CIP program offers the following programs:
Development Charge (DC) Grant Program; and
Tax Increment Grant (TIG) Program.
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Report CAO-007-26
3. 2026 Community Improvement Plan Update
3.1 Below is an overview of the proposed 2026 Community Improvement Plan which can be
found in Attachment 1 of this report.
Overview and Purpose
3.2 Staff, in partnership with the Municipality’s consultant, Sierra Planning and Management
have undertaken a review of the Municipality’s Community Improvement Plan (CIP)
program.
3.3 The proposed (CIP) is a strategic economic development tool that outlines how the
Municipality of Clarington will use financial incentives to stimulate investment,
redevelopment, and revitalization across the community. It enables the Municipality to
offer grants, fee reductions, and tax-based incentives to encourage private-sector
investment that aligns with municipal priorities, including economic growth, housing
supply, and improved built form.
3.4 The CIP is established under Section 28 of the Planning Act, allowing municipalities to
designate Community Improvement Project Areas (CIPAs) and provide financial
assistance to support development and redevelopment initiatives.
Duration and Scope
3.5 The CIP is proposed for a five-year period (January 1, 2027 to December 31, 2031).
The Municipality retains flexibility to adjust program availability and intake timelines
based on funding commitments.
3.6 It is intended that the entire Municipality of Clarington is designated as a Community
Improvement Project Area (CIPA), enabling programs to apply broadly, with targeted
focus in specific priority areas and land use designations.
Strategic Focus Areas
3.7 The CIP is structured around six key program sectors:
3.8 Downtown Commercial: Revitalization of historic downtowns (Bowmanville,
Newcastle, Orono) through façade improvements, accessibility upgrades, and support
for new commercial and mixed-use development.
3.9 Affordable Housing: Expansion of rental housing supply, including Additional Dwelling
Units (ADUs) and affordable purpose-built rental housing.
3.10 Employment Lands: Support for industrial expansion and attraction of major
investment, particularly in targeted sectors such as nuclear-related industries.
3.11 On-Farm Diversification: Encouraging agri-tourism, value-added agricultural uses, and
rural economic diversification.
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3.12 Brownfields: Facilitating remediation and redevelopment of underutilized or
contaminated sites.
3.13 Hotel and Banquet Facilities: Supporting tourism-related investment and event-
hosting capacity.
Incentive Programs
3.14 The Community Improvement Plan establishes a suite of financial incentives intended to
encourage private sector investment across Clarington. The programs are designed to
support a range of priorities, including downtown revitalization, housing supply,
employment growth, and rural economic diversification. The approach combines grants
and tax-based tools to reduce financial barriers to development and redevelopment.
Downtown Commercial
Purpose
3.15 These programs are focused on strengthening the municipality’s commercial cores by
supporting property improvements and new commercial development. Proposed
programs include a façade and signage improvement grant, commercial accessibility
grant, commercial building renovation grant, municipal fees grant, and a tax increment
equivalent grant for larger downtown commercial projects.
Assessment
3.16 The downtown programs are structured to support both smaller property improvements
and more significant redevelopment activity. The façade, signage, and accessibi lity
programs are relatively straightforward and are expected to generate visible
improvements to the streetscape in the short term. These types of investments can help
improve the overall perception of the commercial cores and support local businesses.
3.17 The building renovation grant provides a deeper level of support for older building stock,
including interior upgrades and structural improvements to meet building code
requirements. This is particularly important in areas where buildings may no longer
meet current market expectations.
3.18 The tax increment program is intended to support larger redevelopment projects by
offsetting a portion of the increase in property taxes over time.
Housing
Purpose
3.19 The housing programs are intended to increase the supply of ren tal housing and
support affordability, with a focus on both smaller-scale intensification and larger
development projects. Programs include a flat-rate grant for Additional Dwelling Units
(ADUs) and a tax increment program for affordable purpose -built rental housing.
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Report CAO-007-26
Assessment
3.20 The approach is designed to address housing supply at different scales. The ADU
program is simple and broadly accessible, making it easy for homeowners to
participate. It supports incremental growth across the municipality and can help
increase the overall supply of rental units over time.
3.21 The affordable housing tax increment program provides a more substantial incentive for
larger developments. By tying financial support to property tax increases, it helps offset
development costs while limiting upfront municipal risk.
Employment Lands
Purpose
3.22 These programs are aimed at supporting business expansion and attracting new
investment in designated employment areas. Programs include a development charge
grant to offset upfront costs for business expansion and a tax increment program for
major new investment.
Assessment
3.23 The programs are structured to improve Clarington’s competitiveness for industrial and
employment-related investment. The development charge grant provides some relief for
businesses looking to expand, which may support retention and incremental growth.
The tax increment program is more significant and is intended to attract larger -scale
investment. It provides a longer-term financial benefit tied directly to increased
assessment.
On-Farm Diversification
Purpose
3.24 These programs are intended to support diversification within the agricultural sector,
including agri-tourism and value-added uses. They include grants for signage, building
improvements, and municipal fees.
Assessment
3.25 The programs are designed to help farmers expand into new business areas by
reducing some of the costs associated with doing so. They support improvements to
buildings and signage that can make properties more visible and accessible to the
public, which is important for agri-tourism and on-farm retail. The programs also
address some of the regulatory cost barriers that can discourage diversification.
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Brownfields
Purpose
3.26 The brownfields programs are intended to support the remediation and redevelopment
of underutilized or potentially contaminated properties. Programs include funding for
environmental studies and a tax increment program to help recover remediation costs
over time.
Assessment
3.27 These programs address both the upfront risk associated with enviro nmental
assessment and the longer-term financial challenges of remediation. Providing funding
for environmental studies helps reduce uncertainty in the early stages of a project. The
tax increment program is designed to support redevelopment by allowing pr operty
owners to recover a portion of their investment over time.
Hotel & Banquet
Purpose
3.28 This program is intended to support the development of hotel and event space
infrastructure to enhance tourism and business activity. It provides a tax increment -
based incentive tied to new development.
Assessment
3.29 The program is designed to encourage investment in facilities that can support
conferences, events, and visitors to the community. The use of a tax increment model
limits municipal financial exposure and aligns support with demonstrated investment.
Geographic Focus
3.30 While the proposed Community Improvement Project Area is municipality-wide, in many
cases, program eligibility is further scoped by priority area and land use designations.
Downtown Commercial: Scoped by Downtown Priority Areas and land use
designations
Housing: Municipality-wide for ADU Program and Urban Areas for Affordable
Housing Tax Increment Equivalent Grant
Employment Lands: Scoped by land use designation, and differs by program.
On-Farm Diversification: Scoped by Prime Agricultural Area and Rural Area land
designations.
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Eligibility and Application
3.31 Key eligibility requirements include:
Applicants must be property owners, tenants (with written consent of the property
owner), or other authorized parties specified within the Draft CIP;
Projects must comply with municipal planning policies, land use designations,
zoning, and design standards;
Properties must be within the designated CIPA; and
Applicants must be in good financial and legal standing with the Municipality.
3.32 Applications require:
Pre-application meeting with staff
Submission of a complete application
Municipal review and approval
Funding issued upon completion or through tax-based mechanisms
4. Stakeholder Engagement
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Report CAO-007-26
5. Financial Considerations
6. Next Steps
7. Strategic Plan
7.1 The development of this plan, also accomplishes the Municipality’s Economic
Development Action Plan item “Adopting a Best-in-Class Mindset: Undertake a
Community Improvement Plan review.
The implementation of this revised CIP contributes to the following Priorities in the
Municipality’s Strategic Plan:
G.1.1: Expand Clarington’s commercial and industrial tax base.
G1.2:Continue to support business and industry to thrive
7.2 The development of this plan, also accomplishes the Municipality’s Economic
Development Action Plan item “Adopting a Best-in-Class Mindset: Undertake a
Community Improvement Plan review.
8. Climate Change
Not Applicable.
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Municipality of Clarington Page 10
Report CAO-007-26
9. Concurrence
9.1 Staff from Finance and Technology, Planning and Infrastructure and Legislative
Services served on the project Steering Committee. Finance and Technology Services,
Legislative Services, and Planning and Infrastructure staff were consulted in the
development of this report.
9.2 The Deputy CAO Finance and Technology Services, and Deputy CAO Planning and
Infrastructure have reviewed and are in concurrence with the report.
10. Conclusion
10.1 The purpose of this report is to provide background information and obtain comments
on the 2026 Community Improvement Plan and corresponding Clarington Official Plan
Amendment at the Statutory Public Meeting under the Planning Act. Staff will continue
to review the Draft CIP, including consideration of departmental, 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
summarized in the final recommendation report.
Staff Contact: Paul Pirri, Director, Economic Development, Ppirri@Clarington.net and/or Glen
Macfarlane, Economic Development Officer, Gmacfarlane@Clarington.net.
Attachments:
Attachment 1 – Draft Community Improvement Plan
Attachment 2 – Draft Official Plan Amendment
Attachment 3 – Draft Community Improvement Plan By-law
Interested Parties:
The following interested parties will be notified of Council's decision:
• Bowmanville BIA
• Newcastle BIA
• Orono BIA
• Ministry of Municipal Affairs and Housing (MMAH)
• Agricultural Advisory Committee of Clarington (AACC)
• Accessibility Advisory Committee
• Clarington Heritage Committee
• Clarington Board of Trade (CBOT)
• Durham Region Economic Development & Tourism Division
• Durham Region Community Growth Division
• Durham Region Affordable Housing Division
• Durham Region Finance Department
• Other interested parties and individuals identified through the CIP survey and direct
communications with staff
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Community Improvement Plan
Draft Report: May 2026
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Attachment 1 to
Report CAO-007-26
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CONTENTS
CONTENTS I
1 INTRODUCTION 3
1.1 CIP Purpose 3
1.2 CIP Duration 3
1.3 Key Goals by Program Sector 3
1.4 Document Structure 4
1.5 Definitions 5
2 CIP APPLICABILITY 9
2.1 Community Improvement Project Area 9
2.2 Downtown Priority Areas 10
2.3 Geographic Applicability by Program Sector 12
3 WHO CAN APPLY 13
3.1 General Eligibility 13
3.2 Retroactivity 14
3.3 Additional Conditions for Affordable Housing 14
4 INCENTIVE PROGRAMS OVERVIEW 16
4.1 Downtown Commercial 16
Program 1: Façade and Signage Improvement Grant 16
Program 2: Commercial Accessibility Improvement Grant 17
Program 3: Commercial Building Renovation Grant 18
Program 4: Municipal Fees Grant – Downtown Commercial Stream 19
Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial Stream 20
4.2 Housing 21
Program 6: Additional Dwelling Unit (ADU) Grant 21
Program 7: Tax Increment Equivalent Grant (TIEG) - Affordable Rental Housing Stream 22
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4.3 Employment Lands 24
Program 8: Development Charges (DC) Grant – Business Expansion 24
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment 25
4.4 On-Farm Diversification 26
Program 10: Agricultural Signage Improvement Grant 26
Program 11: Agricultural Building Renovation Grant 27
Program 12: Municipal Fees Grant – Agricultural Stream 28
4.5 Brownfields 29
Program 13: Environmental Site Assessment (ESA) Grant 29
Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream 30
4.6 Conference/Banquet Facilities 31
Program 15: Tax Increment Equivalent Grant (TIEG) –Conference/Banquet Facility Stream 31
5 HOW TO APPLY 33
5.1 Step-By-Step Application Process 33
5.2 Timing and Intake Considerations 34
5.3 Stacking and Combining CIP Programs 34
6 REVIEW AND APPROVAL PROCESS 35
6.1 Discretion in Assistance 35
6.2 Approval Authority 35
6.3 Changes to Approved Projects 35
APPENDIX A: LEGISLATIVE AND POLICY FRAMEWORK 1
APPENDIX B: DOWNTOWN COMMERCIAL PROGRAM GUIDE 1
APPENDIX C: HOUSING PROGRAM GUIDE 1
APPENDIX D: EMPLOYMENT LANDS PROGRAM GUIDE 1
APPENDIX E: ON-FARM DIVERSIFICATION PROGRAM GUIDE 1
APPENDIX F: BROWNFIELDS PROGRAM GUIDE 1
APPENDIX G: CONFERENCE/BANQUET FACILITIES PROGRAM GUIDE 1
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1 INTRODUCTION
1.1 CIP Purpose
The Municipality of Clarington Community Improvement Plan (CIP) is a strategic planning
and economic development tool that provides a framework for directing financial
incentives to projects that advance community improvement priorities. Through this CIP,
the Municipality may offer grants and other forms of assistance to support development,
redevelopment, rehabilitation, and property improvement in areas and sectors where
public support can help stimulate desired investment and community benefit.
The CIP is intended to support a range of municipal objectives, including downtown
revitalization, housing supply, employment growth, rural economic diversification,
brownfield redevelopment, and strategic tourism-related investment. It is structured to
respond to Clarington’s evolving needs by enabling targeted support for priority sectors,
project types, and geographic areas where investment can contribute to broader
economic, social, and physical improvement outcomes.
Under Section 28 of the Planning Act, municipalities may adopt Community Improvement
Plans and provide financial assistance programs to encourage private sector investment in
projects that support local planning and economic development goals.
The purpose of the Clarington CIP is to encourage investment in projects that strengthen
the Municipality’s economic vitality, improve the built environment, expand housing
opportunities, support business development, and enhance the long-term function and
competitiveness of key areas across the community. The programs in this CIP are
intended to reduce financial barriers to investment, support projects that align with
municipal policy objectives, and help direct growth and reinvestment in a manner that
contributes to complete, resilient, and attractive communities.
1.2 CIP Duration
The Municipality of Clarington CIP will be in effect for a five-year period following approval
by Council. The CIP shall be reviewed after Year 3 to assess program uptake, funding
commitments, administrative effectiveness, and whether any amendments are warranted.
The Municipality may limit the programs available and/or the period for intake of
applications at any time within this plan horizon to manage any commitments it has
related to program funding.
1.3 Key Goals by Program Sector
The updated Clarington CIP is organized around six program sectors, each with distinct but
complementary community improvement objectives:
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• Downtown Commercial: support façade, signage, accessibility, and building
improvements; encourage new commercial and mixed-use development; reinforce
downtown character; and stimulate private investment in Clarington’s Downtown
Priority Areas.
• Housing: increase the supply of rental housing through Additional Dwelling Units
(ADUs) and purpose-built rental development, with a particular focus on creating
and maintaining Affordable rental housing.
• Employment Lands: support the expansion of existing industrial businesses,
attract major new investment, and encourage development in targeted employment
sectors (nuclear energy and related engineering, technical, and environmental
sectors) that strengthen Clarington’s economic base.
• On-Farm Diversification: support farm-related diversification opportunities by
helping to reduce barriers to new investment, improve agricultural buildings and
signage, and encourage value-added and agri-tourism uses in rural areas.
• Brownfields: encourage the investigation, remediation, and redevelopment of
underutilized or potentially contaminated properties by helping to offset the costs
and risks associated with environmental assessment and site cleanup.
• Conference/Banquet Facilities: encourage investment in conference/banquet
facility development that supports tourism, business activity, and Clarington’s
ability to attract visitors, events, and related economic activity.
1.4 Document Structure
The CIP outlines the full scope of financial incentive programs provided by the Municipality
of Clarington. The CIP identifies eligibility as well as geographic priority areas within which
these programs will operate. The CIP also identifies a range of resource requirements for
the successful implementation of the plan, including the application process and program
administration details.
Specifically, the CIP document is divided into the following sections:
Section 1 Introduction: Describes the rationale and goals of the CIP.
Section 2 CIP Applicability: This section identifies the boundaries of the Community
Improvement Project Area (CIPA); priority areas within it, and geographic applicability for
each program sector.
Section 3 Who Can Apply: Details the general and more detailed eligibility for applying to
CIP programs.
Section 4 Incentive Programs Overview: Summarizes the suite of programs offered under
the CIP including eligible costs/projects, funding maximums and/or minimums.
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Section 5 How to Apply: This section of the document outlines the application intake
process, required information and documents, as well as other implementation
considerations.
Section 6 Review and Approval Process: This section details the process of review and
approval after a complete application is received, including approval authority within the
Municipality.
Appendices: Including the legislative and policy framework, and detailed protocols and
eligibility requirements for programs outlined in Section 4: Incentive Programs Overview.
1.5 Definitions
Additional Dwelling Units (ADUs) are self-contained residential units with a private
kitchen, bathroom facilities and sleeping areas within homes or accessory structures.
They are also known as secondary suites, in-law suites, in-house apartments, and
basement apartments.
Affordable (for the purposes of Affordable Purpose-Built Rental Housing) means
affordable rental housing, respectively, as defined in the provincial Affordable Residential
Units for the Purposes of the Development Charges Act, 1997 Bulletin, as updated from
time to time by the Minister of Municipal Affairs and Housing.
Affordable (for the purposes of Affordable Accessory Dwelling Units (ADUs)) means rental
accommodation that costs less than 30% of a household's before-tax income (CMHC).
Conference/Banquet Facility means a specialized venue dedicated to hosting large-scale
corporate, social, and public events. They provide in-house catering and flexible, scalable
room configurations.
Base Assessment means property assessments by the Municipal Property Assessment
Corporation (MPAC). MPAC establishes current value assessments and classifications for
all properties in Ontario. Municipalities determine revenue requirements, set municipal
tax rates, and collect property taxes to pay for municipal services.
Brownfields means undeveloped or previously developed properties that may be
contaminated. They are usually, but not exclusively, former industrial or commercial
properties that may be underutilized, derelict or vacant (Provincial Planning Statement).
Building Permits are issued by the local body responsible for enforcing Ontario’s Building
Code and are required for the construction, renovation, demolition and certain changes of
use of buildings.
Community Improvement Plan (CIP) is a planning tool under Section 28 of the Ontario
Planning Act which permits planning and financial assistance programs involving lands,
buildings, loans, grants and tax assistance for designated community improvement project
areas.
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Community Improvement Project Area (CIPA) means “a municipality or an area within a
municipality, the community improvement of which in the opinion of the council is
desirable because of age, dilapidation, overcrowding, faulty arrangement, unsuitability of
buildings or for any other environmental, social or community economic development
reason” (Ontario Planning Act, Section 28).
Complete Application is a completed application form accompanied by all required
supporting materials as requested by the Municipality of Clarington such that the application
can then be forwarded to the appropriate staff members for review and evaluation.
Development means any of the following events: (a) the construction, erection, or placing
of a building or structure; (b) the addition to or alteration of a building or structure; (c) the
creation of a new lot and/or increase in the number of permitted units on a lot; (d) the
change in use or the increase in intensity of use of any building, structure, or premises; (e)
activities such as site-grading, excavation, removal of topsoil or peat, the placing or
dumping of fill, or the extraction of mineral aggregate; or drainage works, except for the
maintenance of existing municipal and agricultural drains (Municipality of Clarington
Official Plan).
Development Charges are fees levied on development to help finance the infrastructure
required to service growth. Under the Development Charges Act, 1997, as amended, local
municipal councils may pass a By-law imposing development charges. A charge imposed
pursuant to the Clarington Development Charges By-law (No. 2025-070).
Downtown Priority Area is a sub-area within the Municipality-wide CIPA where certain
incentive programs apply, as identified in the CIP.
Education Portion means taxes arising from that element of the total tax rate set annually,
which is collected by the Province of Ontario to support the provincial school By-laws.
Eligible Costs includes all capital cost categories for which the Owner is entitled to
Program Assistance from the municipality as may be approved and as may be provided for
in the CIP and further specified in any Agreement that may be required to execute funding.
Eligible Property means a property located within the Community Improvement Project
Area (CIPA) that satisfies the applicable criteria set out in this CIP, including the relevant
land use designation in effect for the lands.
Employment area means those areas designated in an official plan for clusters of
business and economic activities including manufacturing, research and development in
connection with manufacturing, warehousing, goods movement, associated retail and
office, and ancillary facilities. An employment area also includes areas of land described
by subsection 1(1.1) of the Planning Act. Uses that are excluded from employment areas
are institutional and commercial, including retail and office not associated with the
primary employment use listed above (Provincial Planning Statement).
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Environmental Site Assessment means an investigation in relation to land to determine
the environmental condition of property, and includes a phase one environmental site
assessment and a phase two environmental site assessment (Ontario Regulation 153/04).
Industrial means “any land, building or structure or portions thereof used, designed or
intended for or in connection with manufacturing, producing, processing, fabricating,
assembling, refining, research and development, storage of materials and products, truck
terminals, warehousing, but does not include, (a) retail service sales or rental areas,
storage or warehousing areas used, designed or intended to be used in connection with
retail sales, service or rental areas, warehouse clubs or similar uses, self-storage mini
warehouses, and secure document storage; and (b) office areas that are not accessory to
any of the foregoing areas or uses or accessory office uses that are greater than 25% of the
gross floor area of the building.” (Clarington Development Charges By-law No. 2025-070).
This definition is sub-ordinate to the definition of Employment area as per the Provincial
Planning Statement.
Intensification means the development of a property, site or area at a higher density than
currently exists through: a) redevelopment, including the reuse of brownfield sites and
underutilized shopping malls and plazas; b) the development of vacant and/or
underutilized lots within previously developed areas; c) infill development; and d) the
expansion or conversion of existing buildings (Provincial Planning Statement).
MPAC means the Municipal Property Assessment Corporation.
Municipal Portion means taxes arising from that element of the total tax rate, set annually,
which supports expenditures by the municipality.
Non-Residential means the development meets the definition of “non-residential” under
the Clarington Development Charges By-law (No. 2025-070): “a building or portions of a
mixed-use building containing floors or portions of floors which are used, designed or
intended to be used for a purpose which is not residential, and includes a hotel, motel and
a retirement residence”.
On-Farm Diversified Uses means uses that are secondary to the principal agricultural use
of the property, and are limited in area. On-farm diversified uses include, but are not
limited to, home occupations, home industries, agri-tourism uses, uses that produce
value-added agricultural products, and electricity generation facilities and transmission
systems, and energy storage systems (Provincial Planning Statement, 2024).
Owner means the registered Owner of the Lands and includes any successors, assigns,
agents, partners and any affiliated corporation. Financial assistance through tax-based
funding is provided to the registered owner of the property irrespective of any assignment
of those funds to another party by the owner under separate agreement between the owner
and a third party.
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Phase One ESA is the study conducted to determine the likelihood that one or more
contaminants have affected all or part of a property. The specific requirements for carrying
out a Phase One ESA are set out in Part VII of the Ontario Regulation 153/04.
Phase Two ESA is the study conducted to determine the location and concentration of one
or more contaminants in the natural environment. The specific requirements for carrying
out a Phase Two ESA are set out in Part VIII of the Ontario Regulation 153/04.
Purpose-Built Rental Housing means a building or structure with four or more dwelling
units all of which are intended for use as rented residential premises (Development
Charges Act, 1997).
Record of Site Condition (RSC) is a document filed electronically in the Environmental
Site Register (ESR). It is a report documenting the results of one or more Environmental Site
Assessments (ESAs) of a property conducted or supervised by a Qualified Person. For a
more detailed definition refer to Ontario Regulation 153/04.
Redevelopment means the creation of new units, uses or lots on previously developed
land in existing communities (Municipality of Clarington Official Plan).
Regional Portion means taxes arising from that element of the total tax rate set annually
by the Regional Municipality of Durham.
Remediation Plan means Remediation Works and any Risk Management Plan developed
for the Lands.
Risk Assessment means site investigation and other actions undertaken by a Qualified
Person for Risk Assessment in accordance with the Ministry of the Environment guideline
entitled Procedures for the use of Risk Assessment under Part XV.1 of the Environmental
Protection Act.
Serviced land refers to building lots or acreage equipped with essential infrastructure,
including municipal water, sewer, electricity, and road access, making it immediately ready
for development.
Tax Increment means the difference between the property tax liability for the lands in any
year of the Program and the existing “base” tax liability. The Tax Increment is limited to the
Municipal Portion of the tax liability in those instances where program assistance is limited
to the Municipal Portion of taxation as provided for in the CIP.
Tax Increment Grant Agreement means an agreement, with the force of law, that
establishes the terms of the tax assistance program and the obligations of both the
applicant and the municipality, as well as remedies for default by the applicant.
Tax Liability means the annual real property taxes levied by the municipality including the
Municipal, Regional and Education Portions of the taxes.
TIEG means Tax Increment Equivalent Grant as provided for under Section 28(7) of the
Ontario Planning Act.
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2 CIP APPLICABILITY
2.1 Community Improvement Project Area
The Municipality of Clarington’s Official Plan designates the entirety of the Municipality as
a Community Improvement Project Area (CIPA). The CIP contains policies that respond to
a variety of specific issues in several areas of the Municipality. The following map shows
the municipality-wide CIPA (Figure 1).
Figure 1. Municipality-wide CIPA
Source: SPM
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2.2 Downtown Priority Areas
This CIP includes a set of incentive programs designed to encourage improvements and
private investments in three historic downtowns, defined as Downtown Priority Areas
within the Municipality-wide CIPA. This CIP identifies the following Downtown Priority
Areas:
1. Downtown Bowmanville;
2. Downtown Newcastle; and
3. Downtown Orono.
The maps below and on the following pages identify the Downtown Priority Areas in
Bowmanville (Figure 2), Newcastle (Figure 3), and Orono (Figure 4). As outlined in Section
2.3, eligibility for Downtown Commercial programs is limited to properties within these
Areas that also have the applicable Official Plan and/or Secondary Plan land use
designation. In all cases, support for applications under this CIP is subject to land use
approval.
For greater clarity, the Bowmanville Downtown Priority Area also includes the Wellington
Enterprise Special Policy Area and the Goodyear Redevelopment Special Study Area, as
defined in the Official Plan.
Figure 2. Bowmanville Downtown Priority Area
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Figure 3. Newcastle Downtown Priority Area
Figure 4. Orono Downtown Priority Area
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2.3 Geographic Applicability by Program Sector
This section explains where each CIP program sector applies across the municipality. The
table below is intended to help applicants quickly confirm whether their property is eligible
based on location and the applicable Official Plan or Secondary Plan land use
designations.
Where eligibility is tied to a land use designation, the applicant should confirm the subject
property’s designation in the Official Plan and/or the applicable Secondary Plan. Some
sectors include multiple programs with different geographic scopes; the applicant should
reference the individual program description for any program-specific requirements.
Any change to a land use designation (e.g., to maintain conformity with provincial
legislation) may require a review of the CIP and, where necessary, an amendment to reflect
the revised designation.
Figure 5: Geographic Applicability by Program Sector
Program Sector Applicable Area
Downtown Commercial • Downtown Priority Areas (per Figures 2, 3, and 4)
• Scoped by Official Plan and Secondary Plan land
use designations:
• Bowmanville Urban Centre: Street-related
Commercial & Mixed-use
• Newcastle Village Centre: Street-related
Commercial & Mixed-use
• Orono Village Centre
Housing •
• Urban Areas (Affordable Rentals)
Employment Lands • Municipality-wide CIPA
• Scoped by Official Plan and Secondary Plan land
use designations (Business Park, Prestige
Employment, General Industrial, Light Industrial);
•
• Scoped by Official Plan land use designation
(Prime Agricultural Area and Rural Area)
•
•
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3 WHO CAN APPLY
3.1 General Eligibility
The following general eligibility requirements must be met by all applicants to any incentive
program in this CIP. These requirements must be read in association with the program-
specific eligibility requirements provided in Section 4 and detailed in Appendix B through
G.
Eligibility under this CIP is limited to those land use designations specified in Section 2.3
and further defined within each specific incentive program. This includes development,
redevelopment, and expansion of eligible uses, subject to any exclusions within each
specific incentive program.
• Eligible applicants include registered property owners, assessed owners, tenants,
and assignees, as identified in Section 28(7) of the Planning Act.
• Applicants shall be required to schedule and attend a pre-application consultation
meeting with the Municipality to confirm the application requirements for the
applicable incentive program(s) under this CIP.
• All proposed development shall conform to the Municipality of Clarington’s Official
Plan, Zoning By-law, Downtown Design Guidelines, Clarington Accessibility Design
Standards, and other planning and building requirements.
• All improvements shall be made pursuant to a building permit, and constructed in
accordance with the Ontario Building Code, where required.
• All proposed development must meet the goals of this CIP.
• Only eligible properties located within the boundary of the Clarington CIPA as
defined in Section 2.1, are eligible for financial incentive programs offered under
this CIP.
• Applications in respect of properties that are in default of any municipal by-law,
subject to outstanding property tax arrears, or associated with applicants engaged
in ongoing litigation with the Municipality shall not be considered unless and until
such default, arrears, or litigation has been resolved. Applicants shall also be in
good standing with respect to all other municipal fees and levies payable in relation
to the subject property. An application may be reinstated once all outstanding tax
arrears and municipal charges have been paid in full.
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3.2 Retroactivity
The following circumstances shall be ineligible for CIP funding, as retroactive financial
assistance shall not be provided under this CIP:
• Projects for which any work commenced prior to Council adoption of this CIP shall
be ineligible for funding;
• Work completed during the term of this CIP without a prior application, where
funding is subsequently requested after completion, shall be ineligible for funding;
and
• Projects for which any work related to Eligible Costs commenced prior to
submission or approval of the application shall be ineligible for funding.
3.3 Additional Conditions for Affordable Housing
Program 7, which supports the development of Affordable rental units, is subject to
additional requirements to ensure funded units remain Affordable over the long term and
continue to provide lasting community benefit.
In addition to the general eligibility and application requirements outlined above,
applicants seeking Affordable housing incentives must satisfy the following conditions:
• Eligible applicants are required to enter into a binding legal agreement with the
Municipality of Clarington as a condition of receiving incentives for providing
Affordable rental housing. This agreement will include the following provisions:
o Each development that receives support under the CIP program must
include units that meet the CIP’s definition of Affordable housing (for the
purposes of Affordable Purpose-Built Rental Housing).
o The legal agreement must be registered on the property title, and all
associated registration costs are the responsibility of the applicant or
property owner.
o The agreement is binding not only on the original owner but also on heirs,
successors, assignees, and any subsequent transferees in the event of a
change in property ownership.
o To receive a grant, the housing provider must submit annual documentation
to the Municipality of Clarington’s Planning and Infrastructure Services
Department, demonstrating that each rental unit continues to meet
affordability requirements. This evidence may include a signed lease
indicating the tenant’s name and affordable rental rate, as well as proof of
payment aligning with the lease terms.
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o Should the housing provider fail to meet the obligations set out in the
agreement, they will be required to repay the Municipality the full amount of
benefits received, including any applicable costs and interest.
o The agreement will also include any other contractual provisions deemed
necessary by the Municipality of Clarington, based on standard contractual
drafting principles.
o Additional reasonable requirements and conditions may be included in the
agreement on a project-specific basis, as determined by the Municipality.
o The agreement must specify that Affordable rental units created through the
incentive programs remain Affordable for a minimum period of 25 years.
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4 INCENTIVE PROGRAMS OVERVIEW
4.1 Downtown Commercial
Programs 1 through 5 are intended to facilitate improvements and private investment in
Downtown Priority Areas, with a focus on commercial and mixed-use properties and
buildings, commercial development, accessibility improvements, and maintaining the
heritage character. These are:
• Program 1: Façade and Signage Improvement Grant
• Program 2: Commercial Accessibility Improvement Grant
• Program 3: Commercial Building Renovation Grant
• Program 4: Municipal Fees Grant – Downtown Commercial Stream
• Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial Stream
Program 1: Façade and Signage Improvement Grant
Program Purpose:
To support comprehensive exterior improvements to publicly accessible commercial
properties. The grant is designed to promote façade and signage improvements and to
encourage private sector property owners and/or tenants to implement aesthetic
improvements to their property(ies).
Applicants may apply for one or more of the following grants to cover eligible renovation
costs and may receive all four grants if they meet the program criteria:
• Grant A: Façade Improvements
• Grant B: Heritage Façade Top-Up
• Grant C: Signage Improvements
• Grant D: Graffiti Remediation
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
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□ You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) properties; including
former residential buildings now used, in part or in whole, for commercial use; and
□ The proposed design conforms to the Municipality of Clarington’s Downtown
Design Guidelines.
Financial Incentive:
Grants will be applied as follows:
• Grant A: Façade Improvements: 50% cost matching up to a maximum of $10,000
per property OR $15,000 for properties with more than one façade. The minimum
grant is $2,500 per property. This grant may be used once per property during the
five-year CIP period.
• Grant B: Heritage Façade Top-Up: For façade improvements, an additional $5,000
(at the Municipality’s discretion) may be added to the maximum funding for heritage
properties that are designated under Part IV of the Ontario Heritage Act (OHA) and
included on the municipal heritage register. This grant may be used once per
property during the five-year CIP period.
• Grant C: Signage Improvements: 50% cost-matching up to a maximum of $4,000
per property. The minimum grant is $1,000 per property. This grant may be used
once per property during the five-year CIP period.
• Grant D: Graffiti Remediation: Up to a maximum of $500 (at the Municipality’s
discretion). This grant may be used once per property during the five-year CIP
period.
Additional Considerations:
• The grant is applicable to façade and signage improvements and upgrades to the
street fronts of properties, but it may also be applied to the rear or side of a property
only in cases where the rear or side of a property is facing a street, public park,
public gathering space, or parking area that is accessible to the general public.
Program 2: Commercial Accessibility Improvement Grant
Program Purpose:
This program is intended to assist property owners with the financing of improvements
required to bring older buildings into greater compliance with accessibility standards.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
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□ Your property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan.
□ You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) properties; including
former residential buildings now used, in part or in whole, for commercial use; and
□ The proposed improvements adhere to the Clarington Accessibility Design
Standards (CADS).
Financial Incentive:
This program shall provide cost-matching up to 50% or up to a maximum of $10,000 per
property, whichever is less. The minimum grant amount is $2,500 per property.
Additional Considerations:
• Only those costs associated with accessibility improvements to the commercial
portion of the building are eligible for this grant.
• Accessibility improvements may include, but are not limited to, installation of hand
railings, ramps, automatic door openers, doorway widening, washroom
renovations, etc.
• Exterior improvements must not adversely affect the building’s façade or the
surrounding streetscape.
Program 3: Commercial Building Renovation Grant
Program Purpose:
To leverage private sector investment by promoting functional improvements and
upgrades to an older building stock. Improvements may include building restoration,
renovation, interior improvement or structural upgrades of existing commercial and mixed-
use buildings in downtown commercial areas. This program includes the conversion of
upper floor space to residential and/or office use (where permitted).
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
□ You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) properties; including
former residential buildings now used, in part or in whole, for commercial use; and
□ The proposed improvements adhere to the Clarington Accessibility Design
Standards (CADS) and Downtown Design Guidelines (as applicable).
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Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $20,000 per property.
The minimum amount of the grant is $10,000 per property.
Additional Considerations:
• This program is not applicable to new buildings or major floorspace additions to
existing buildings.
• Projects must improve the long-term functionality of the building. Projects for
general tenant fit-up of space and typical lifecycle related building system
replacements (e.g., roof replacement) are not eligible.
Program 4: Municipal Fees Grant – Downtown Commercial Stream
Program Purpose:
To assist with the preconstruction cost of site plan control and building permit fees. This
program offers property owners with plans to develop new commercial and commercial
mixed-use (commercial at grade) or renovate existing commercial buildings a grant
equivalent to a reduction in applicable site plan control and building permit fees. Such a
grant, in concert with other program support, help encourage new development efforts
through reducing initial regulatory costs.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan; and
□ Your proposed project includes commercial uses or mixed-use commercial (with
commercial at grade).
Financial Incentive:
Grants will be applied as follows:
• Site Plan Control Fee Grant: Up to a maximum of $3,000 per property or the cost of
the eligible site plan control fees, whichever is less.
• Building Permit Fee Grant: Up to a maximum of $5,000 per property or the cost of
the combined eligible building permit fees, whichever is less.
Additional Considerations:
• Fees are to be paid in advance and are to be reimbursed upon successful
completion and approval of an application.
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• Applicable to site plan control fees being in full force and effect at the time of
application; and building permit fees as applicable to any development pursuant to
the Building Code Act.
• Fees associated with any other municipal processes, or outside agencies are not
subject to the grant.
Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial
Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a property’s
assessed value increases as a result of the creation of new commercial space in a
standalone building or as part of a mixed-use building (with residential above).
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
□ Your proposed project includes commercial uses, either in a standalone building or
as part of a mixed-use development (with commercial at grade); and
□ Your proposed project will result in the development of a minimum of 300 sq. m of
net new commercial space.
Financial Incentive:
This program (TIEG – Downtown Commercial Stream) shall provide up to 50% of the
municipal property tax increment generated by an eligible development for a maximum
term of 5 years, or the total of eligible costs, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
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Additional Considerations:
• Funding is limited to one grant per property, regardless of whether development is
phased.
• For mixed-use development, tax assistance is limited to the commercial portion of
the building only. The non-commercial portions are not eligible for this TIEG stream.
• Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed and the Municipality has
received proof of substantial occupancy.
• Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
reimbursement.
4.2 Housing
Programs 6 and 7 of this CIP are intended to support the Municipality’s housing targets and
encourage private sector investment in the provision of rental housing, with a focus on
affordability. These programs are:
• Program 6: Additional Dwelling Unit (ADU) Grant
• Program 7: Tax Increment Equivalent Grant (TIEG) – Affordable Rental Housing
Stream
Program 6: Additional Dwelling Unit (ADU) Grant
Program Purpose:
Council has identified increasing housing supply and supporting gentle density as key
priorities. ADUs are an important tool to expand housing options and improve affordability.
The ADU Grant Program is intended to provide a financial incentive to construct new ADUs
throughout the Municipality of Clarington. By offering a grant to offset building permit and
related municipal fees, the program encourages gentle intensification and supports the
creation of units that are more affordable to low- and moderate-income residents.
Because building permit fees cannot be waived under the Building Code Act, as they must
be collected on a cost-recovery basis, the program is structured as a grant.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within the Municipality of Clarington;
□ Your property is serviced and has zoning permissions to allow for an ADU;
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□ You have received all required agency approvals (e.g., Conservation Authority,
Durham Health Department); and
□ You have obtained a new ADU building permit.
Financial Incentive:
• Each eligible ADU will receive a one-time grant of $5,000, payable upon issuance of
an occupancy permit and submission of a complete grant application.
Additional Considerations:
• The owner will be required to submit a signed attestation to maintain the unit as
affordable, per CMHC definitions, for a period of 5 years.
• The number of ADUs permitted on a property will be guided by the Municipality of
Clarington’s Zoning By-law, in effect at the time of application.
• To be eligible, the grant must apply to a new ADU. “New” refers to a unit receiving
its first building permit approval and counted as a new housing start in Clarington.
This includes:
o A new unit within an existing dwelling.
o A new ADU in an accessory structure.
o A new unit in a new dwelling on a new or existing lot.
o An ADU receiving an occupancy permit, where permitted by zoning
regulations.
Program 7: Tax Increment Equivalent Grant (TIEG) - Affordable Rental Housing
Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a property’s
assessed value increases as a result of the creation of Affordable Purpose-Built Rental
Housing. The program may apply to residential or mixed-use developments, including
those with commercial or other non-residential uses at grade and purpose-built rental
housing above; however, where a development includes both affordable and market-rate
units, the grant will be prorated and applied solely to the affordable unit component, and
will not apply to market-rate units.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ You are the registered property owner and/or development of the subject property;
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□ Your property is serviced and located within an Urban Area of the Municipality of
Clarington; and
□ Your proposed development is a purpose-built rental building that includes
Affordable rental units.
Financial Incentive:
This program (TIEG – Affordable Purpose-Built Housing Stream) shall provide up to 80% of
the municipal property tax increment generated by an eligible development for a maximum
term of 10 years, or until the approved Eligible Costs are fully recovered, whichever occurs
first. TIEG assistance applies exclusively to Affordable Purpose-Built Rental units.
Market-rate purpose-built rental units are not eligible for funding.
The examples below (illustrative only) show how the grant is prorated to affordable units
and then the TIEG rate is applied.
• Example 1: 100% Affordable Units
o If all units in a building are Affordable units (20 of 20 units): Municipal tax
increment in Year 1 = $50,000.
o TIEG rate (80%): $50,000 × 80% = $40,000 Year 1 grant (subject to the
program’s eligible cost limit and other conditions).
• Example 2: Mix of Affordable and Market Rate Units
o If the building contains a mix of Affordable and market-rate units (8 of 20
units Affordable): Affordable share = 8 ÷ 20 = 40%.
o Prorated tax increment: $50,000 × 40% = $20,000 eligible tax increment.
o TIEG rate: $20,000 × 80% = $16,000 Year 1 grant (subject to the program’s
eligible cost limit and other conditions).
Additional Considerations:
• Funding is limited to one grant per property, regardless of whether development is
phased.
• Eligible applicants are required to enter into a binding legal agreement with the
Municipality of Clarington as a condition of receiving incentives for providing
Affordable rental housing, as detailed in Section 3.3.
• For mixed-use development, tax assistance is limited to the residential portion that
is determined to be Affordable in nature only. The non-residential and market rate
residential portions are not eligible for this TIEG stream.
• If the number of Affordable units changes over the grant period, the annual grant
amount would be recalculated based on the affordable share in that year, using the
same prorating approach.
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• Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed and the Municipality has
received proof of substantial occupancy and proof that the units meet the
program’s affordability requirements.
• Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
reimbursement.
4.3 Employment Lands
Programs 8 and 9 of this CIP are intended to support the expansion of existing industrial
businesses on existing properties, as well as major investment associated with the
development of the Municipality’s target industry sectors: nuclear energy and related
engineering, technical, and environmental sectors. The programs are:
• Program 8: Development Charges (DC) Grant – Business Expansion
• Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment
Program 8: Development Charges (DC) Grant – Business Expansion
Program Purpose:
To provide assistance for the expansion of existing buildings or development of new
buildings on existing property by further reducing the cost of development related to
Development Charges (DCs) for existing business that wish to expand.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is within the Municipality of Clarington and designated as General
Industrial or Light Industrial;
□ You are actively seeking the expansion of existing industrial buildings (where the
proposed expansion is more than 50 percent of existing gross floor area) and/or
development of new buildings on an existing property; and
□ Your proposed development is a permitted employment use and assessed by MPAC
as “Industrial” (per pre-assessment with MPAC).
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Financial Incentive:
For Eligible Properties (General and Light Industrial), the grant is equivalent to a maximum
of 25% of Development Charges levied by the Municipality or a maximum of $50,000
whichever is less.
Additional Considerations:
• This grant is intended to offset all or a portion of DCs associated with eligible
industrial expansions that exceed the legislated exemptions.
• The program is not applicable to development that is fully exempt from
Development Charges under the Development Charge By‑law.
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a property’s
assessed value increases as a result of the creation of major new investment in a target
sector.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is within the Municipality of Clarington and designated as Prestige
Employment land;
□ Your proposed development is in one of the Municipality’s target sectors; and
□ Your proposed development is at least 3,700 sq. m in size.
Financial Incentive:
This program (TIEG – Major New Investment) shall provide up to 50% of the municipal
property tax increment generated by an eligible development for a maximum term of 5
years, or up to $1,000,000, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
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Additional Considerations:
•Funding is limited to one grant per property, regardless of whether development is
phased.
•Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed and the Municipality has
received proof of substantial occupancy.
4.4 On-Farm Diversification
Programs 10 through 12 of this CIP are intended to support on-farm diversified uses and
encourage private sector property owners and tenants to implement aesthetic
improvements to their property. Incentives offered under this program sector are limited
to those on-farm diversified uses that are publicly visible and accessible, specifically agri-
tourism uses and uses that produce value-added agricultural products. Home
occupations, home industries, and electricity generation/transmission and energy storage
systems are not eligible for grants under this CIP. The programs are:
•Program 10: Agricultural Signage Improvement Grant
•Program 11: Agricultural Building Renovation Grant
• Program 12: Municipal Fees Grant – Agricultural Stream
Program 10: Agricultural Signage Improvement Grant
Program Purpose:
To assist with the design and placement of on-site signage for On-Farm Diversified Uses,
(e.g., wayfinding signage/welcome signs for agri-tourism uses, etc.).
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your property is located within the Municipality of Clarington and designated as
Prime Agricultural Area or Rural Area;
□Your proposed signage is for an eligible On-Farm Diversified Uses as determined by
the Municipality per the Official Plan, or reference to equivalent;
□Your property contains an existing building or use that is publicly visible and
accessible, where such visibility and accessibility support the function of the
proposed signage;
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□ The proposed signage complies with all applicable municipal by-laws, standards,
and approval requirements, including any signage, zoning, or design-related
requirements, as may be in force from time to time; and
□ You are the registered owner of the property, or a tenant with written consent of the
property owner to undertake the proposed signage improvements.
Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $4,000 per property.
The minimum amount of the grant is $1,000 per property.
Additional Considerations:
• This can include improvement of existing signage or the development of new
signage attached to a main building or a ground mounted sign.
Program 11: Agricultural Building Renovation Grant
Program Purpose:
This grant is intended to leverage private sector investment in internal and external building
renovations and improvements associated with existing agricultural buildings used, or
proposed to be used, for eligible On-Farm Diversified Uses. Eligible works may include the
re-purposing of agricultural buildings for value-added agricultural uses, building, fire and
other code compliance upgrades, including public occupancy load-related building
enhancements, expansions or additions, and general retrofitting necessary to support the
intended use.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within the Municipality of Clarington and designated as
Prime Agricultural Areaor Rural Area;
□ You are the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
□ Your proposed project is for On-Farm Diversified Uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
□ Your proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $20,000 per property.
The minimum amount of the grant is $10,000 per property.
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Additional Considerations:
• This program is not applicable to new buildings or major floorspace additions to
existing buildings.
• Projects must improve the long-term functionality of the building. Projects for
general tenant fit-up of space and typical lifecycle related building system
replacements (e.g., roof replacement) are not eligible.
Program 12: Municipal Fees Grant – Agricultural Stream
Program Purpose:
This program offers property owners proposing eligible On-Farm Diversified Uses a grant to
offset applicable site plan control and building permit fees. In combination with other
program supports, the grant is intended to help reduce upfront regulatory costs and
encourage investment in agricultural diversification projects.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within the Municipality of Clarington and designated as
Prime Agricultural Area or Rural Area;
□ You are the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
□ Your proposed project is for On-Farm Diversified Uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
□ Your proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Financial Incentive:
Grants will be applied as follows:
• Site Plan Control Fee Grant up to a maximum of $3,000 per property or the cost of
the combined eligible planning fees, whichever is less.
• Building Permit Fee Grant up to a maximum of $5,000 per property or the cost of the
combined eligible building permit fees, whichever is less.
Additional Considerations:
• Fees are to be paid in advance and are to be reimbursed upon successful
completion and approval of an application.
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• Applicable to site plan control fees being in full force and effect at the time of
application; and building permit fees as applicable to any development pursuant to
the Building Code Act.
• Fees associated with any other municipal processes, or outside agencies are not
subject to the grant.
4.5 Brownfields
Programs 13 and 14 of this CIP are intended to support the remediation and
redevelopment of brownfield properties and encourage private sector property owners to
reinvest in and improve underutilized or contaminated lands. These programs are
designed to reduce financial barriers associated with environmental investigation and
cleanup, and to facilitate the long-term productive re-use of brownfield lands. The
programs are:
• Program 13: Environmental Site Assessment (ESA) Grant
• Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream
Program 13: Environmental Site Assessment (ESA) Grant
Program Purpose:
To facilitate and support redevelopment and renovation of brownfield sites within the
Municipality of Clarington. Brownfield sites requiring a Phase Two ESA are eligible to
receive a grant for costs associated with that Phase Two ESA and the development of a
Remediation Action Plan.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within the Municipality of Clarington;
□ You are a registered landowner and/or developer of a Brownfield property that
requires a Phase Two ESA study; and
□ You are able to provide a Phase One ESA for the site conducted by a Qualified
Person indicating a requirement for a Phase Two ESA.
Financial Incentive:
This program shall provide up to $20,000 per study or 50% of the cost of the Phase Two
ESA, whichever is less. There is a maximum eligibility of two studies per property totaling
up to $35,000 in grants.
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Additional Considerations:
• All study fees are to be paid to the qualified consultant by the proponent. In order to
receive the grant(s), the proponent must submit the relevant invoices to the
Municipality along with a full copy (in pdf form) of the Phase Two ESA and any
supporting supplementary reports.
• Based on the principle of achieving maximum leverage of non-Municipality funds,
applicants who identify other sources of financial assistance for environmental site
assessments will be given preference in the allocation of funds. Total combined
assistance toward the costs of environmental site assessment from all public
sources will not exceed 50% of total costs. Municipality funding will be the funding
of last resort, where other sources of public assistance exist.
Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development on a Brownfield property, a Tax Increment Equivalent Grant (TIEG) may be
provided where a property’s assessed value increases as a result of (re)development.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your property is located within the Municipality of Clarington;
□ You are a registered landowner and/or developer of a Brownfield property;
□ Your site is comprised of privately-owned lands proposed for (re)development;
□ You have completed a Phase Two ESA for the site; and
□ There is a demonstrated need for remediation, defined as a site with a Phase Two
ESA which indicates that site conditions do not meet standards (under the
Environmental Protection Act) to permit filing of a Record of Site Condition.
Financial Incentive:
This program (TIEG – Brownfields Stream) shall provide up to 80% of the municipal property
tax increment generated by an eligible development for a maximum term of 10 years, or
until the approved Eligible Costs are fully recovered, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1 and 2: grant equal to 80% of the municipal tax increment
Year 3 and 4: 65%
Year 5 and 6: 50%
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Year 7 and 8: 35%
Year 9 and 10: 20%
Additional Considerations:
• Funding is limited to one grant per property, regardless of whether development is
phased.
• The landowner/developer pays for the full cost of remediation and rehabilitation as
well as the resulting annual increase in property tax, which is then provided back to
the applicant by way of the approved grant, in accordance with the approved
application and corresponding legal agreement.
• The grant is assignable by the owner of the property to another party (subsequent
owner, tenant or other assignment) at any time during the period of the agreement.
Should the original owner transfer its interest in the property, the grant can, with the
agreement of the municipality, continue to be assigned to the original owner for the
duration of the grant period.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
• All land uses are eligible. The need for remediation must be demonstrated through
an Environmental Site Assessment, any required Risk Assessment, and a
remediation plan that meets the Environmental Protection Act and its regulations.
4.6 Conference/Banquet Facilities
Program 15 of this CIP is intended to encourage private sector developers and property
owners in the development of a conference/banquet facility associated with a hotel in an
appropriate location (as determined by the Municipality).
Program 15: Tax Increment Equivalent Grant (TIEG) –Conference/Banquet
Facility Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a property’s
assessed value increases as a result of the creation of a conference/banquet facility.
Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
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□ Your property is serviced and located within the Municipality of Clarington; and
□ Your proposed development includes a conference/banquet facility that is in the
range of 370 sq. m/4,000 sq. ft., associated with a hotel.
Financial Incentive:
This program (TIEG –Conference/Banquet Facility Stream) shall provide up to 50% of the
municipal property tax increment generated by an eligible development for a maximum
term of 5 years, or up to the total eligible costs, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
Additional Considerations:
• Funding is limited to one grant per property, regardless of whether development is
phased.
• Tax assistance is limited to the conference/banquet facility portion of the
development only. The hotel or other non-conference/banquet facility portions are
not eligible for this TIEG stream.
• Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed and the Municipality has
received proof of substantial occupancy.
• Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
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5 HOW TO APPLY
5.1 Step-By-Step Application Process
The intake and approval process for the Municipality of Clarington CIP generally includes
the following steps: pre-application consultation, pre-screening to confirm basic eligibility,
submission of a complete application, review of the complete application, approval, and
payment. Each step is outlined below.
Step 1: Pre-Application Consultation
Prospective applicants may identify their proposed project by submitting an online request
through the Municipality of Clarington’s website outlining the nature of the proposal.
Before preparing a complete application, the applicant will meet with Municipal staff to
discuss the proposed work, program requirements, and eligibility. Applicants are
expected to meet the submission requirements set out in the applicable forms. If a project
is not eligible, the Municipality of Clarington will advise the applicant in writing.
Step 2: Submit Application
Applicants must submit a complete application, including the required application form,
all supporting documentation, and any additional information requested by Municipal
staff. The Municipality of Clarington will confirm whether the application is considered
complete.
Step 3: Review of Complete Application
Complete applications will be reviewed by the Municipality to confirm compliance with the
objectives of this CIP, applicable by-laws and policies, and any required property, building,
or permitting standards.
Step 4: Approval
Approval requirements will vary by program. Some programs involve reimbursement or
grant payments, while others provide tax increment-based support. Where required,
applicants may be asked to enter into a formal agreement with the Municipality of
Clarington. Conditional approvals will be provided in writing and will outline any
requirements that must be satisfied before funding is finalized. For programs involving tax
increment support or development charge-related assistance, approval may be granted in
principle until all applicable development conditions have been met.
Step 5: Payment
The timing of any works undertaken as part of the application is the responsibility of the
applicant. Funding will be disbursed in accordance with the terms of the applicable
incentive program.
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5.2 Timing and Intake Considerations
Applications for incentive programs under this CIP will be accepted by the Municipality of
Clarington on an ongoing, first-come, first-served basis. This approach is intended to avoid
delaying planned investments due to fixed intake deadlines and allows applicants to
submit proposals as they are ready. To be considered, applications must be complete and
include all required information. Incomplete applications will be returned for revision and
resubmission. The Municipality of Clarington reserves the right to reject applications that
continue to be incomplete or do not satisfy the submission requirements.
5.3 Stacking and Combining CIP Programs
Stacking of CIP incentives with other public funding sources may be permitted under the
Municipality of Clarington CIP, provided that the total combined funding does not exceed
the Eligible Costs for the applicable project component. Applicants must disclose all
other sources of funding as part of the application process and demonstrate that the
combined assistance remains within this limit.
Where more than one funding source applies to the same eligible cost, the Municipality
reserves the right to reduce, amend, or withhold CIP assistance to avoid duplication of
funding.
To support consistent program administration, the following matrix identifies
combinations of incentive programs that are not permitted. Applicants should review this
matrix in conjunction with the eligibility requirements and program-specific conditions set
out in this CIP.
Program Combination Restriction
stand-alone accessibility improvements, whereas
accessibility-related works that form part of a broader
building renovation are to be considered under Program 3.
property or development proposal, as determined by the
Municipality. Where more than one TIEG stream could
potentially apply, the Municipality may determine the most
appropriate stream having regard to the level of assistance
that may be available. For greater clarity, all grant amounts
under any TIEG program are maximums only. The
Municipality, at its sole discretion, may approve funding in an
amount less than the stated maximum, and no applicant is
guaranteed funding at the maximum level.
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6 REVIEW AND APPROVAL PROCESS
6.1 Discretion in Assistance
In administering this CIP, the Municipality of Clarington retains sole discretion in
determining which incentive program or programs may apply to a proposed project and the
amount of assistance that may be provided. Applicants are not automatically entitled to
all available programs and may not select programs at their own discretion. Instead,
Municipal staff will review each application and determine the most appropriate form of
assistance based on the details of the proposed project and its alignment with the
objectives of this CIP. This approach helps ensure that incentives are applied in a manner
that supports the intent of the CIP, the Municipality’s broader economic development
objectives, and the principles of fairness, consistency, and transparency in program
delivery.
6.2 Approval Authority
Approval authority under this CIP shall be determined by the Municipality of Clarington in
accordance with the value and complexity of the proposed incentive, as well as any
applicable municipal by-laws, policies, and delegated authority framework.
Depending on the program, approvals may be granted by Council, a delegated municipal
official, or such other authority as may be established by the Municipality from time to
time. Where required, approval may also be conditional upon the execution of a formal
agreement and the satisfaction of all applicable program requirements, financial
conditions, and development approvals.
6.3 Changes to Approved Projects
Any proposed change to an approved project shall require review by the Municipality of
Clarington to determine whether the change remains consistent with the intent, eligibility
requirements, and approval conditions of the applicable CIP program. Applicants must
notify the Municipality in writing of any proposed change to the scope of work, project
design, ownership, timing, financing, or other material aspect of the approved application
before the change is implemented. The Municipality reserves the right to revise, suspend,
or cancel an approval where a proposed change alters the basis on which the original
approval was granted, affects program eligibility, or results in non-compliance with the
requirements of this CIP or any associated agreement.
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APPENDIX A: LEGISLATIVE AND POLICY
FRAMEWORK
Planning Act
Municipalities with community improvement policies in their official plans have the
authority under Section 28 of the Ontario Planning Act to designate a Community
Improvement Project Area, hereafter referred to as CIPA, and to prepare and adopt a
Community Improvement Plan (CIP).
“Community improvement” refers to “the planning or replanning, design or redesign,
resubdivision, clearance, development or redevelopment, construction, reconstruction
and rehabilitation, improvement of energy efficiency, or any of them, of a community
improvement project area, and the provision of such residential, commercial, industrial,
public, recreational, institutional, religious, charitable or other uses, buildings, structures,
works, improvements or facilities, or spaces therefor, as may be appropriate or
necessary.”
Local or upper-tier municipalities with community improvement policies in their official
plans have the authority under Section 28 of the Planning Act to designate a Community
Improvement Project Area (CIPA), and to prepare and adopt a Community Improvement
Plan (CIP). As stated in Section 28 (2) “the council may, by by-law, designate the whole or
any part of an area covered by such an official plan as a community improvement project
area.”
Under Section 28(6) of the Planning Act, municipalities through the implementation of the
CIP have the authority to:
(a) construct, repair, rehabilitate or improve buildings on land acquired or held by it in
the community improvement project area in conformity with the community
improvement plan, and sell, lease or otherwise dispose of any such buildings and
the land appurtenant thereto;
(b) sell, lease or otherwise dispose of any land acquired or held by it in the community
improvement project area to any person or governmental authority for use in
conformity with the community improvement plan. In implementing the CIP,
municipalities may also provide “grants or loans, in conformity with the community
improvement plan, to registered owners, assessed owners and tenants of lands and
buildings within the community improvement project area (Planning Act, Section
28(7)).” Eligible costs include those “related to environmental site assessment,
environmental remediation, development, redevelopment, construction and
reconstruction of lands and buildings for rehabilitation purposes or for the provision
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of energy efficient uses, buildings, structures, works, improvements or facilities
(Planning Act, Section 28(7.1)).”
Section 28(7.3) specifies that the maximum amount of financial incentives (including tax
assistance) that is provided in respect of the lands and buildings shall not exceed the
eligible cost of the CIP with respect to those lands and buildings.
Section 28 (1.1) Affordable Housing specifically identifies the provision of affordable
housing as part of community improvement.
Municipal Act
The following sections of the Ontario Municipal Act, 2001 are relevant to the
implementation of community improvement plans:
• Section 106(1) prohibits municipalities from engaging in bonusing (the practice of
providing direct or indirect assistance to manufacturing, industrial or commercial
businesses through the use of financial incentives). However, a municipality
exercising its authority to implement a community improvement plan under Section
28 of the Planning Act is exempt from this section (Municipal Act, Section 106(3)).
• Section 365.2 permits local municipalities, despite the prohibition set out in Section
106, to provide tax reductions or refunds with respect to eligible heritage properties.
Provincial Planning Statement (2024)
The Provincial Planning Statement (PPS) 2024 establishes policy direction on matters of
provincial interest related to land use planning and development. This Community
Improvement Plan (CIP) is consistent with the applicable provisions of the PPS and
supports its objectives through the following policies:
Complete Communities (Section 2.1.6)
Planning authorities should support the achievement of complete communities by:
(a) Accommodating an appropriate range and mix of land uses, housing options,
transportation options with multimodal access, employment, public service
facilities, and other institutional uses (including schools and associated child
care facilities, long-term care facilities, places of worship and cemeteries),
recreation, parks and open space, and other uses to meet long-term needs.
(b) Improving accessibility for people of all ages and abilities by addressing land
use barriers that restrict full participation in society.
(c) Enhancing social equity and overall quality of life for people of all ages, abilities,
and incomes, including equity-deserving groups.
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Housing (Section 2.2.1)
Planning authorities shall provide for an appropriate range and mix of housing options and
densities to meet projected needs of current and future residents by:
(a) Establishing and implementing minimum targets for affordable housing for low-
and moderate-income households, and coordinating land use planning with
Service Managers to address the full range of housing options.
(b) Permitting and facilitating:
1. All housing options required to meet social, health, economic, and well-
being requirements of current and future residents, including additional
needs housing and needs arising from demographic changes and
employment opportunities.
2. All types of residential intensification, including redevelopment of
underutilized commercial and institutional sites (e.g., shopping malls and
plazas) for residential use, introducing new housing options within previously
developed areas, and redevelopment resulting in a net increase in
residential units in accordance with policy 2.3.1.3.
(c) Promoting densities for new housing that efficiently use land, resources,
infrastructure, and public service facilities, and support active transportation.
Intensification and Redevelopment (Section 2.3.1.3)
Planning authorities shall support general intensification and redevelopment to achieve
complete communities, including planning for a range and mix of housing options and
prioritizing investment in necessary infrastructure and public service facilities.
Strategic Growth Areas (Section 2.4.1.2)
To support complete communities, strategic growth areas should be planned to:
(a) Accommodate significant population and employment growth.
(b) Serve as focal areas for education, commercial, recreational, and cultural uses.
(c) Support the transit network and provide connection points for inter- and intra-
regional transit.
(d) Support affordable, accessible, and equitable housing.
Heritage Conservation (Section 4.6.1)
Protected heritage property, which may contain built heritage resources or cultural
heritage landscapes, shall be conserved.
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Brownfield Redevelopment and Intensification
The PPS identifies the redevelopment and intensification of brownfield sites as an
important element in achieving efficient land use patterns and creating strong
communities. This includes:
• Residential intensification, including redevelopment of underutilized commercial
and institutional sites for residential use, and introducing new housing options
within previously developed areas (Section 2.2).
• Settlement areas as the focus of growth and development, with land use patterns
that efficiently use land and resources, optimize infrastructure, and support active
transportation (Section 2.3.1).
• Strategic growth areas that accommodate significant population and employment
growth, support transit networks, and encourage mixed-use development (Section
2.4.1).
• Regeneration in rural areas, including the redevelopment of brownfield sites to
maintain healthy, integrated, and viable rural communities (Section 2.5).
Employment Areas (Section 2.8.2)
PPS section 2.8.2 directs municipalities to protect employment areas and ensure
necessary infrastructure, including access to major goods movement facilities and
corridors.
Section 2.8.2.3 prohibits residential uses, commercial uses, and institutional uses
(including public service facilities) within employment areas and retail and office uses,
except for those associated with the primary employment use.
Additionally, Section 2.8.1 directs the development of major office and major institutional
development to major transit areas or other strategic growth areas.
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APPENDIX B: DOWNTOWN COMMERCIAL
PROGRAM GUIDE
Program 1: Façade and Signage Improvement Grant
Rationale and Objective(s)
This is an “all-Inclusive" grant intended to support comprehensive exterior improvements
to publicly accessible commercial properties in the Municipality of Clarington.
The grant is designed to promote façade improvements and to encourage private sector
property owners and/or tenants to implement aesthetic improvements to their
property(ies) that otherwise may not occur due to cost-related issues.
Under the Façade & Signage Improvement Grant Program, matching grants may be offered
to eligible property owners or tenants for building front (primary façade), and where
applicable, side and rear exterior improvements (secondary façade). Additional funds may
be available for qualifying side and/or rear façade improvements.
Eligibility for side and rear façade assistance is at the complete discretion of Municipal
staff, but at a minimum these areas must be publicly accessible (such as with premises
accessed from rear publicly-owned parking lots in the downtowns or corner lots with highly
visible side façades).
Grant also includes provision for exterior signage improvements, walkway signage
between buildings and rear access signage enhancements.
Benefits
• Grant supports the enhanced aesthetic appeal of downtown and commercial areas
within the Downtown Priority Areas through façade and signage improvements.
Associated public realm improvements, infill development and interior building
improvements available under other programs can assist in overall vibrancy,
visitation, economic impacts and assessment growth.
• Potential to leverage private sector investment in modest building façade
improvements which have a direct benefit to the architectural quality of the street.
• Façade improvements have the capacity to self-advertise the benefits of renewed
investment in real property.
Target Group
Registered property owners or commercial tenants (with written consent of the owner),
with an emphasis on commercial retail, office, and mixed-use properties within certain
designations of the Downtown Priority Areas.
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Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
• The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
properties.
• The subject property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
• The proposed design conforms to the Municipality of Clarington’s Downtown
Design Guidelines.
• Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Program Specifics and Limitations
Applicants may apply for one or more of the following grants to cover eligible renovation
costs and may receive all four grants if they meet the program criteria:
Grant A Façade Improvements:
• Primary Façade Only: Matching grant of up to 50% of eligible costs or a maximum
grant of $10,000 per property, whichever is less for primary façades.
• Primary and Secondary Façade: Matching grant of up to 50% of eligible
improvement costs or a maximum grant of $15,000 per property, whichever is less
for façade improvement projects involving more than one façade (primary and
secondary façades). This is limited to:
o buildings located on corner lots (that is, properties with frontage on two
municipal streets); or
o Buildings with rear or side elevations which face onto a public park, other
public gathering space such as a public square, or a public parking lot.
• The minimum grant is $2,500 per property. Project applications including matching
assistance of less than $2,500 will not be considered.
• Only one successful application per property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
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Grant B Heritage Façade Top-Up:
• Where applicants are applying for Grant A Façade Improvements and their property
is a heritage property designated under Part IV of the Ontario Heritage Act (OHA)
and included on the municipal heritage register, the Municipality may, at its sole
discretion, provide up to an additional $5,000 to address heritage-related
requirements as part of the work.
• Only one successful application per property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Grant C Signage Improvements:
• Matching grant of up to 50% of eligible costs or a maximum of $4,000 per property,
whichever is less.
• The minimum grant is $1,000 per property. Project applications including matching
assistance of less than $1,000 will not be considered.
• Only one successful application per property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Grant D Graffiti Remediation:
• Up to a maximum of $500 per property for the remediation of graffiti on a
commercial building’s exterior that is visible to the public.
• Only one successful application per property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Eligible Costs
Examples of Eligible Costs (non-exhaustive) include:
Grant A Façade Improvements and Grant B Heritage Façade Top-Up (where
applicable):
• Enhancement, replacement and rehabilitation of doors, windows, and façades.
• Energy efficient window replacements which maintain aesthetic quality of the
façade as intended by this program.
• Restoration of existing façade and surfaces (cleaning, wood, tuck pointing).
Includes repair or restoration of original features or an approved facsimile
(cornices, parapets, eaves, other architectural features).
• Removal of non-original siding or facing.
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• Repair or restoration of authentic historic storefront treatment.
• Painting in original or period colours.
• Exterior lighting improvements.
• Installation of appropriate awnings.
• Renovation of existing storefronts in accordance with Municipality’s Downtown
Design Guidelines.
• Improvements to the principal façades of incompatible buildings being sympathetic
and compatible with the historic character of the area.
• Re-cladding in more traditional materials complementary to the architectural
vernacular.
• Eligible costs include fees associated with the services of a professional architect,
engineer, planner, heritage consultant, or other building specialist necessary to
fully implement plans for building improvement.
• While many of the cost eligibilities noted above will apply to Heritage Properties,
alterations to these properties are subject to the provisions of the Ontario Heritage
Act.
Grant C Signage Improvements:
• Removal and disposal of existing or inappropriate signage, including oversized,
internally illuminated box signs, or signage not compliant with Downtown Design
Guidelines.
• Repair and restoration of building surfaces impacted by removed signage (e.g.,
patching, repainting, masonry repair).
• Fees for graphic designers, sign designers, architects, heritage consultants, or
other qualified professionals required to prepare compliant signage designs.
• Design, fabrication, and installation of new signage that complies with the
Municipality’s Downtown Design Guidelines.
Grant D Graffiti Remediation:
• Removal and cleaning of graffiti from exterior building surfaces, including brick,
stone, concrete, metal, glass, and painted finishes.
• Surface restoration following graffiti removal, including repainting, refinishing, or re-
coating to return surfaces to their original condition.
• Application of protective coatings (e.g., anti-graffiti sealants) to prevent or reduce
future damage.
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• Minor repair of building materials damaged through vandalism or removal
processes (e.g., masonry repair, surface patching).
• Labour, equipment, and materials required for graffiti removal and surface
restoration.
• Professional cleaning services where specialized techniques or materials are
required for effective and non-damaging removal.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
• Applicants who identify other sources of financial assistance for exterior building
renovations, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
• Applications that can demonstrate significant improvements to external
appearance of properties, and/or definable improvements that maximize leverage
(greater than 50%) will be prioritized.
• Façade & Signage Improvement Grants will be disbursed as follows: 100% on
satisfactory completion as determined by the Municipality.
Other Restrictions
• The Municipality reserves the right to determine whether proposed works constitute
eligible improvements versus general maintenance.
Program 2: Commercial Accessibility Improvement Grant
Rationale & Objective(s)
Designed as a small capital alternative to the Building Renovation Grant Program, the
Commercial Accessibility Improvement Grant assists property owners with the financing
of improvements required to bring older buildings into greater compliance with
accessibility standards.
The Accessibility Improvement Grant promotes improved accessibility to existing
commercial buildings within the Downtown Priority Areas. Proposed accessibility
improvements must adhere to the Clarington Accessibility Design Standards (CADS) to be
approved.
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Benefits
• Encourages private investment in accessibility improvements to commercial
buildings.
• Helps reduce financial barriers to undertaking accessibility upgrades.
• Supports broader accessibility objectives across the Municipality.
• Contributes to a more inclusive and accessible built environment.
Target Group
Registered property owners and commercial tenants (with written consent of the property
owner), within the Downtown Priority Areas who are seeking to undertake small-scale
improvements to enhance accessibility to the building or commercial premises.
Program Specifics and Limitations
Matching grant of up to 50% of eligible costs or a maximum grant of $10,000 per property,
whichever is less. The minimum grant amount is $2,500 per property.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
• The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
properties.
• The subject property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
• The proposed design conforms to the Clarington Accessibility Design Standards
(CADS).
• Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Eligible Costs
Examples of Eligible Costs (non-exhaustive):
• Installation of hand railings on steps;
• Elimination of steps and/or provision of a ramp;
• Widening of doorways and thresholds to accommodate accessibility devices;
• Installation of automatic door openers;
• Changing doorknobs to levers; and
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• Washroom renovations (i.e. grab bars, raised toilets) that are not part of a larger
building renovation.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
• Applicants who identify other sources of financial assistance for exterior building
renovations, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
• The Building Accessibility Improvement Grant will be disbursed as 100% on
completion of the project to the satisfaction of the Municipality.
Other Restrictions
• Only those costs associated with accessibility improvements to the commercial
portion of the building are eligible for this grant.
• Exterior improvements must not adversely affect the building’s façade or the
surrounding streetscape.
Program 3: Commercial Building Renovation Grant
Rationale and Objective(s)
The Commercial Building Renovation Grant intends to promote functional improvements
and upgrades to an older building stock. Improvements may include building restoration,
renovation, interior improvement or structural upgrades of existing commercial and mixed-
use buildings in downtown commercial areas. This program includes the conversion of
upper floor space to residential and/or office use (where permitted).
Property improvements can include any identified and eligible improvements to the
building interior, its structure, building systems, and major internal fit-up. Project works
must contribute to the significant improvement of the long-term functionality of the
building. General tenant fit-up and end-of-life system replacements etc. will not be
supported.
Benefits
• Leverages private sector investment in interior building renovations and
improvements.
• Helps address the costs of building works in older commercial and mixed-use
buildings.
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• Supports improvements to energy efficiency and accessibility as part of a broader
renovation project.
Target Group
Private sector property owners or tenants, with the written consent of the property owner,
of existing commercial and mixed-use buildings (commercial/retail/office at-grade) within
the Downtown Priority Areas who are seeking to undertake improvements to the building,
subject to the applicable land use designation.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
• The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
properties.
• The subject property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
• The proposed design conforms to the Municipality of Clarington’s Downtown
Design Guidelines.
• The proposed design conforms to the Clarington Accessibility Design Standards
(CADS).
• Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Program Specifics and Limitations
• Matching grant of up to 50% of eligible costs or a maximum grant of $20,000 per
property, whichever is less. The minimum grant amount is $10,000 per property.
Eligible Costs
Eligible Costs for funding as part of this grant include but are not limited to:
• Building works:
o Building, fire and other code compliance upgrades;
o Expansion/additions/conversions for office and/or retail;
o Retrofitting space for residential use (upper floors);
o Structural repairs and building system upgrades, including electrical,
mechanical, HVAC, plumbing, and related systems, where such works form
part of a broader eligible renovation project;
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• Improving accessibility (as part of a larger renovation); and
• Improving energy efficiency.
Specifically excluded are the following categories of works:
• Exterior building improvements (facade and signage);
• Roof replacement where not part of a structural/architectural alteration to the
building;
• Development on the property but not part of the existing structure;
• External landscape, parking and site works of any kind;
• Window replacement where not part of a more comprehensive renovation;
• Furniture Fixtures and Equipment;
• Replacement of building systems or components undertaken as routine lifecycle
maintenance rather than as part of a broader eligible renovation or code
compliance project;
• Leasehold improvements for the benefit of a specific tenant. The purpose of the
interior grant is to provide for works which improve the building regardless of
specific tenant fit-up. For greater clarity, the program will not support expected
lifecycle replacement of shorter-duration assets such as kitchen equipment and
appliances nor will kitchen renovations typically be supported.
The program will prioritize major renovations to existing, older building stock that is found
to be in need of improvement, upgrade, and modernization to better sustain these
properties as income producing commercial and mixed-use buildings.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
• Applicants are required to disclose other sources of public financial assistance for
interior building renovations, which result in a lower level of private investment than
would have otherwise occurred.
• Applicants will be required to enter into an agreement as to the above terms and
conditions of the grant.
• The Commercial Building Renovation Grant shall be disbursed upon substantial
occupancy, subject to the satisfaction of the Municipality.
• .
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Other Restrictions
• This program is not applicable to new buildings or major floorspace additions to
existing buildings.
• Conditions of approval will be established by the Municipality and may extend to
any reasonable consideration to ensure the interests of the Municipality as funder
are upheld. Generally, all approvals under this program will require that
construction commence within 6 months of an approved building permit, and final
completion within 18 months. The Municipality may at its discretion adjust these
requirements based on the particular circumstances of the construction project
which may necessitate approvals from other agencies and/or delays in construction
which are not in the control of the applicant to overcome.
• If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
then the Municipality has the right to delay (pending correction of the building
works), withhold or cancel the disbursement of funds.
Program 4: Municipal Fees Grant – Downtown Commercial Stream
Rationale and Objective(s)
This program offers property owners with plans to develop new commercial and
commercial mixed-use (commercial at grade) or renovate existing commercial buildings a
grant equivalent to a reduction in applicable site plan control and building permit fees.
Such a grant, in concert with other program support, help encourage new development
efforts through reducing initial regulatory costs.
Benefits
• Supports the preservation and enhancement of commercial areas within the
downtown cores.
• Encourages land-use intensification in Downtown Priority Areas.
• Promotes employment growth and economic activity through development,
redevelopment, and revitalization.
Target Group
Private sector property owners and/or developers seeking the
development/redevelopment of commercial uses or mixed-use commercial (at grade)
within a Downtown Priority Area.
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Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
• The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
properties.
• The subject property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
• The proposed project meets the Municipality of Clarington’s Downtown Design
Guidelines.
• Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Program Specifics and Limitations
• Site Plan Control Fee Grant: Up to a maximum of $3,000 per property or the cost of
the eligible site plan control fees, whichever is less.
• Building Permit Fees Grant: Up to a maximum of $5,000 per property or the cost of
the combined eligible building permit fees, whichever is less.
• The grant is limited only to those fees outlined in the applicable fee schedule of the
Municipality of Clarington at the time of application and is always limited to the
grant maximums available under this program.
Eligible Costs
Eligible Costs include only applicable site plan control fees and building permit fees.
Approval Process
• The General Application Process outlined in the CIP applies.
• The applicant pays all planning and development fees as required and at the times
required.
• Eligible fees are reimbursed to the applicant, per the approved amount of grant
once relevant approvals are in place:
• Site Plan Control Fee Grant shall be disbursed at time of planning approval;
• Building Permit Fee Grant shall be disbursed at the time of Final Completion of the
works to the satisfaction of the Municipality.
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Other Restrictions
• The Municipality will not provide funding for the fees if the application for planning
approval in question or building permit is refused.
• During the plan period, additional applications for planning approval above and
beyond the approvals subject to an initial application will be considered. Similarly,
additional applications for building permit grants arising from subsequent
additional works, will also be considered.
Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown
Commercial Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support the creation of
new commercial space within the Downtown Priority Areas, by providing a grant equal to a
portion of the tax increment over the existing “base” tax liability.
Benefits
• Leverages increased property tax assessment and helps reduce financial costs of
property development for eligible types of development.
• The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
• Development and revitalization of Clarington’s Urban and Village Centres.
Target Group
Private sector landowners/developers who are actively seeking to develop new
commercial space (standalone or as part of mixed-use) within a Downtown Priority Area.
Consideration is subject to:
(i) Approved zoning for the proposed development;
(ii) Site plan/floor plans for rehabilitation, renovation, or (re)development;
(iii) Estimated costs of renovation, rehabilitation or (re)development; and
(iv) Proposed timing for development.
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Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The applicant is the registered property owner and/or developer of the subject
property;
• The subject property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
• The proposed project includes commercial uses, either in a standalone building or
as part of a mixed-use development (with commercial at grade);
• The proposed design meets the Municipality of Clarington’s Downtown Design
Guidelines; and
• The proposed project will result in the development of a minimum of 300 sq. m of
net new commercial space.
Program Specifics and Limitations
• The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1
declining by 10% every year.
• The maximum duration of assistance is 5 years or the total of eligible costs,
whichever occurs first.
Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $50,000 $25,000 $25,000
Year 2 40% $50,000 $20,000 $30,000
Year 3 30% $50,000 $15,000 $35,000
Year 4 20% $50,000 $10,000 $40,000
Year 5 10% $50,000 $5,000 $45,000
Total $250,000 $75,000 $175,000
• Program eligibility is limited to those projects/proposals that will result in a
minimum of 300 sq. m of net new commercial space. Under this stream,
renovation of existing buildings is ineligible.
• In the case of mixed-use developments, the grant would only apply the tax
increment applicable to the commercial portion of a development.
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• This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
• Given the nature of the grant program as fundable only upon completion and
revaluation of the property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
• Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
• Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
• New Construction.
• Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
• Design and engineering directly related to the design, development and
commissioning of the completed building(s).
• Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
• All submitted costs will be subject to review and approval by the Municipality of
Clarington.
• Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
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Approval Process
• The General Application Process outlined in the CIP applies.
• The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
• The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
• Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
• In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
operating costs as a result of redevelopment of the property in receipt of tax
assistance.
• Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
• The Municipality of Clarington will determine the existing “base” assessment for the
property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
• Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
• The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
• Annual verification of the grant is based on assessment and payment of taxes by
property owner.
• The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
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resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
• Funding is limited to one grant per property, regardless of whether development is
phased.
• The grant is assignable by the owner of the property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
• The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX C: HOUSING PROGRAM GUIDE
Program 6: Additional Dwelling Unit (ARU) Grant
Rationale and Objective(s)
Council has identified increasing housing supply and supporting gentle density as key
priorities. ADUs are an important tool to expand housing options and improve affordability.
The ADU Grant Program is intended to provide a financial incentive to construct new ADUs
throughout the Municipality of Clarington.
Because building permit fees cannot be waived under the Building Code Act, as they must
be collected on a cost-recovery basis, the program is structured as a grant to offset
building permit and related municipal fees.
Benefits
• Encourages gentle intensification and supports the creation of units that are more
affordable to low- and moderate-income residents.
• Streamlines and supports the construction process by offering a simple and
efficient funding approval mechanism.
• Maximizes the use of existing urban serviced lots / rural serviced lots (subject to
servicing provisions).
• Provides income opportunities for homeowners through long-term rentals.
Target Group
Private sector landowners or developers who are actively seeking to develop new ADUs.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington;
• The subject property is serviced and has zoning permissions to allow for an ADU;
• The applicant has received all required agency approvals (e.g., Conservation
Authority, Durham Health Department); and
• The applicant has obtained a new ADU building permit.
Program Support and Limitations
• Each eligible ADU will receive a one-time grant of $5,000, payable upon issuance of
an occupancy permit and submission of a complete grant application.
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• The owner will be required to submit a signed attestation to maintain the unit as
affordable, per CMHC definitions, for a period of 5 years.
• Applicants must apply for this grant program; it is not automatically issued. The
program applies only to new ADUs that receive occupancy after the CIP is enacted.
Owners may apply for the grant once a building permit has been issued, but funding
is not released until occupancy.
• The total program funding will be capped at $2,000,000 and provided from the
Affordable Housing Contribution Fund.
Approval Process
• The General Application Process outlined in the CIP applies.
• Owners will submit a building permit application for an ADU online and pay the full
permit fee. A separate online application will be available to apply for the grant.
• The Planning Department will review the grant application to confirm that:
o Required drawings (e.g., elevations, site plan) have been submitted.
o The owner has signed an attestation confirming the unit will remain
affordable, per CMHC definitions, for five years.
o The owner agrees that the grant will be paid only upon occupancy.
• The Planning Department will also confirm with the Tax Department that all property
taxes are up to date.
• The grant will be issued to the owner once the ADU receives occupancy.
Other Restrictions
To be eligible, the grant must apply to a new ADU. “New” refers to a unit receiving its first
building permit approval and counted as a new housing start in Clarington. This includes:
• A new unit within an existing dwelling.
• A new ADU in an accessory structure.
• A new unit in a new dwelling on a new or existing lot.
An ADU receiving an occupancy permit, where permitted by zoning regulations. As long as
zoning permissions exist, the ADU is eligible. The program applies to all dwellings and lots
eligible at the time of permit submission; there is no requirement related to the age of the
principal dwelling or the date the lot was created.
The affordability requirement will be secured through a signed attestation only. No formal
affordable housing agreement will be registered on title.
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Program 7: Tax Increment Equivalent Grant (TIEG) – Affordable
Rental Housing Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support the creation of
new Affordable Purpose-Built Rental Housing, by providing a grant equal to a portion of the
tax increment over the existing “base” tax liability.
The program may apply to residential or mixed-use developments, including those with
commercial or other non-residential uses at grade and purpose-built rental housing above;
however, where a development includes both affordable and market-rate units, the grant
will be prorated and applied solely to the affordable unit component, and will not apply to
market-rate units.
Benefits
• Leverages increased property tax assessment and help reduce financial costs of
property development for eligible types of development.
• The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
• Increases the supply of Affordable Purpose-Built Rental Housing units in the Urban
Areas.
Target Group
Private sector landowners/developers who are actively seeking to develop new Affordable
Purpose-Built Rental units within an Urban Area. Consideration is subject to:
(i) Approved zoning for the proposed development;
(ii) Site plan/floor plans for rehabilitation, renovation, or (re)development;
(iii) Estimated costs of renovation, rehabilitation or (re)development; and
(iv) Proposed timing for development.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The applicant is the registered property owner and/or developer of the subject
property;
• The subject property is located within an Urban Area and has the appropriate land
use designation to enable residential development under the applicable Official
Plan and/or Secondary Plan;
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• The proposed design meets the Municipality of Clarington’s Downtown Design
Guidelines; and
• The proposed development is a purpose-built rental building that includes
Affordable rental units.
Program Specifics and Limitations
• The maximum of the grant is 80% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability.
• The maximum duration of assistance is 10 years or the total of eligible costs,
whichever occurs first.
• Program eligibility is limited to those projects/proposals that will result in the
development of net new Affordable rental units. Under this stream, renovation of
existing buildings is ineligible.
• For mixed-use development, tax assistance is limited to the residential portion that
is determined to be Affordable in nature only. The non-residential and market rate
residential portions are not eligible for this TIEG stream.
• This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
• Given the nature of the grant program as fundable only upon completion and
revaluation of the property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
• Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
• Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
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• New Construction.
• Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
• Design and engineering directly related to the design, development and
commissioning of the completed building(s).
• Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
• All submitted costs will be subject to review and approval by the Municipality of
Clarington.
• Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
• The General Application Process outlined in the CIP applies.
• The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
• The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 80% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
• Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
• In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
operating costs as a result of redevelopment of the property in receipt of tax
assistance.
• Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
• The Municipality of Clarington will determine the existing “base” assessment for the
property – this will normally be defined as being either at the time of approval in
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principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
• Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
• The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
• Annual verification of the grant is based on assessment and payment of taxes by
property owner.
• The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
• Funding is limited to one grant per property, regardless of whether development is
phased.
• The grant is assignable by the owner of the property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
• The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX D: EMPLOYMENT LANDS PROGRAM
GUIDE
Program 8: Development Charges (DC) Grant – Business Expansion
Rationale and Objective(s)
The objective of this program is to aid with the expansion of existing buildings or
development of new buildings on existing property by further reducing the cost of
development related to Development Charges (DCs) for existing businesses that wish to
expand.
Benefits
• Supports existing industrial businesses looking to expand buildings or add new
development on their current property.
• Helps reduce Development Charges to make business expansion more financially
feasible.
• Encourages reinvestment in employment lands, increasing assessment and
economic activity for the Municipality.
Target Group
Private sector industrial property or business owners seeking to expand on their current
property.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington and has the
appropriate land use designation (General Industrial or Light Industrial) under the
applicable Official Plan and/or Secondary Plan;
• The applicant is actively seeking the expansion of existing industrial buildings
(where the proposed expansion is more than 50 percent of existing gross floor area
and therefore subject to DCs) and/or development of new buildings on an existing
property; and
• The proposed development is a permitted employment use and assessed by MPAC
as “Industrial” (per pre-assessment with MPAC).
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Program Specifics and Limitations
• For Eligible Properties (General and Light Industrial), the grant is equivalent to a
maximum of 25% of Development Charges levied by the Municipality or a maximum
of $50,000 whichever is less.
• The Municipality has discretion to allocate the maximum grant amount where a
project is deemed to have significant benefit to the local economy.
• Payment of the DC grant should be no later than 3 months following the issuance of
the building permit. At its discretion, the Municipality may determine whether
payment can be made at an earlier date or at the time of development charge
payment by the applicant.
• Unless otherwise notified by the Municipality in response to individual applications
for financial support under this program, the grant excludes any application to
Regional or Education Development Charges.
Approval Process
• The General Application Process outlined in the CIP applies.
• The landowner or developer pays 100% of the DC at the time of building permit (per
current Provincial legislation). This cost is reimbursed to the landowner or
developer, in the form of a grant based on the in-force DC rates.
Other Restrictions
• The Municipality has the right to review any and all aspects of the program,
including the purpose, form, method of application, evaluation and amount of
funding of the program, from time to time, or at any time, for any reason, and at the
sole and absolute discretion of the Municipality.
• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• Grants are for DC charges only and do not absolve an applicant of the responsibility
for funding studies and site technical reviews or executing actions to remove other
conditions of approval as may be required by the Municipality.
• If during construction, the applicant is in default of relevant By-laws or payments to
the Municipality and fails to remedy this within a reasonable period determined by
the Municipality, the applicant will be required to repay the DC grant in part or in
whole at the discretion of the Municipality.
• If the applicant is in tax arrears in any subsequent year, regarding this or other
properties in its ownership in the Municipality, the applicant will, at the discretion of
the Municipality, be required to repay part or the entire DC grant as determined by
the Municipality.
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• These obligations will be confirmed by the execution of an agreement between the
successful applicant and the Municipality in a form acceptable to the Municipality.
• If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
the Municipality retains the right to cancel the disbursement of funds.
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New
Investment Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support major new
inward investment in a target sector for the development of Prestige Industrial lands within
the Municipality of Clarington, by providing a grant equal to a portion of the tax increment
over the existing “base” tax liability.
Benefits
• Leverages increased property tax assessment and helps reduce financial costs of
property development for eligible types of development.
• The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
• This program supports the Municipality’s objectives to create jobs and support new
development and intensification of Employment Lands within the target sectors.
Target Group
Private sector landowners/developers who are actively seeking the
development/redevelopment of properties located on Prestige Employment lands for new
inward investment. Consideration is subject to:
(i) Approved zoning for the proposed development;
(ii) Site plan/floor plans for rehabilitation, renovation, or (re)development;
(iii) Estimated costs of renovation, rehabilitation or (re)development; and
(iv) Proposed timing for development.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The applicant is the registered property owner and/or developer of the subject
property;
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• The subject property is located within the Municipality of Clarington and has the
appropriate land use designation (Prestige Employment) under the applicable
Official Plan and/or Secondary Plan;
• The proposed development is in one of the Municipality’s target industry sectors;
and
• The proposed development is at least 3,700 sq. m in size.
Program Specifics and Limitations
• The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1
declining by 10% every year.
• The maximum duration of assistance is 5 years or up to $1,000,000, whichever
occurs first.
Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $100,000 $50,000 $50,000
Year 2 40% $100,000 $40,000 $60,000
Year 3 30% $100,000 $30,000 $70,000
Year 4 20% $100,000 $20,000 $80,000
Year 5 10% $100,000 $10,000 $90,000
Total $500,000 $150,000 $350,000
• This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
• Given the nature of the grant program as fundable only upon completion and
revaluation of the property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
• Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
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Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
• Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
• New Construction.
• Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
• Design and engineering directly related to the design, development and
commissioning of the completed building(s).
• Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
• All submitted costs will be subject to review and approval by the Municipality of
Clarington.
• Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
• The General Application Process outlined in the CIP applies.
• The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
• The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
• Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
• In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
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operating costs as a result of redevelopment of the property in receipt of tax
assistance.
• Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
• The Municipality of Clarington will determine the existing “base” assessment for the
property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
• Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
• The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
• Annual verification of the grant is based on assessment and payment of taxes by
property owner.
• The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
• Funding is limited to one grant per property, regardless of whether development is
phased.
• The grant is assignable by the owner of the property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
• The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
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• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX E: ON-FARM DIVERSIFICATION
PROGRAM GUIDE
Program 10: Agricultural Signage Improvement Grant
Rationale and Objective(s)
This grant is intended to support the design, fabrication, and installation of on-site signage
for On-Farm Diversified Uses, such as agri-tourism, farm retail, and other complementary
farm-based businesses. Eligible signage may include welcome signs, directional signage,
wayfinding signage, and other forms of visitor-oriented identification signage for publicly
accessible properties.
The program is intended to improve the visibility, accessibility, and overall appearance of
on-farm diversified uses, while helping offset the costs of signage improvements that may
not otherwise proceed without financial assistance. Funding may be provided to eligible
property owners or tenants for the replacement, improvement, or installation of signage
attached to a main building or provided as a ground-mounted sign.
Assistance is limited to properties with eligible On-Farm Diversified Uses that are publicly
visible and accessible, and that meet all applicable municipal requirements.
Benefits
• Supports improved visibility, wayfinding, and visitor access for On-Farm Diversified
Uses.
• Enhances the appearance and professionalism of farm-based businesses that
welcome the public.
• Helps leverage private investment in signage improvements that strengthen on-site
branding and the overall visitor experience.
• Contributes to the economic viability and promotion of on-farm diversified activities
by making them easier to identify and access.
Target Group
Eligible applicants include registered property owners, or tenants (with written consent of
the property owner), of lands containing eligible On-Farm Diversified Uses that are publicly
accessible and visible from the public realm.
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Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
• The proposed signage is associated with an eligible On-Farm Diversified Use, as
determined by the Municipality in accordance with the Official Plan and/or any
other applicable municipal policy framework;
• The subject property contains an existing building or use that is publicly visible and
accessible, where such visibility and accessibility support the function of the
proposed signage;
• The proposed signage complies with all applicable municipal by-laws, standards,
and approval requirements, including any signage, zoning, or design-related
requirements, as may be in force from time to time; and
• The applicant is the registered owner of the property, or a tenant (with written
consent of the property owner) to undertake the proposed signage improvements.
Program Specifics and Limitations
• Matching grant of up to 50% of eligible costs or a maximum of $4,000 per property,
whichever is less.
• The minimum grant is $1,000 per property. Project applications including matching
assistance of less than $1,000 will not be considered.
• This grant can include improvement of existing signage or the development of new
signage attached to a main building or a ground mounted sign.
• Only one successful application per property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Eligible Costs
Examples of Eligible Costs (non-exhaustive) include:
• Design, fabrication, and installation of new on-site signage associated with an
eligible On-Farm Diversified Use;
• Replacement, improvement, or restoration of existing signage serving an eligible
On-Farm Diversified Use;
• Directional, wayfinding, identification, and welcome signage intended to improve
visitor access and on-site visibility;
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• Removal and disposal of outdated, damaged, or inappropriate existing signage, and
any associated minor surface repair required as a result of such removal;
• Professional design fees, including fees for graphic designers, sign designers, or
other qualified professionals required to prepare signage concepts and
specifications; and
• Labour, materials, and equipment directly related to the installation of approved
signage improvements.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
• Applicants who identify other sources of financial assistance for exterior signage
improvements, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
• Agricultural Signage Improvement Grants will be disbursed as follows: 100% on
satisfactory completion as determined by the Municipality.
Other Restrictions
• The Municipality reserves the right to determine whether proposed works constitute
eligible improvements versus general maintenance.
• Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
Program 11: Agricultural Building Renovation Grant
Rationale and Objective(s)
This grant is intended to support and leverage private sector investment in internal and
external renovations and improvements to existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses. The program is intended to
assist with the re-purposing, retrofitting, renovation, and modernization of agricultural
buildings to support value-added agricultural uses, agri-tourism, farm retail, and other
permitted on-farm diversified activities.
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Eligible improvements may include building, fire, and other code compliance upgrades,
including public occupancy load-related building enhancements, expansions or additions,
general retrofitting, structural repairs, accessibility improvements, and building system
upgrades necessary to improve the long-term functionality, safety, and suitability of the
building for its intended use. This may include buildings that already accommodate an On-
Farm Diversified Use, as well as buildings proposed to be adapted or repurposed to
accommodate such a use.
Benefits
• Supports investment in the renovation and re-purposing of agricultural buildings.
• Helps offset costs related to retrofitting, modernization, and code compliance.
• Improves the functionality and suitability of buildings for eligible On-Farm
Diversified Uses.
• Supports farm diversification and new revenue-generating opportunities.
Target Group
Private sector property owners or tenants (with written consent of owner) of lands
containing existing agricultural buildings that are used, or proposed to be used, for eligible
On-Farm Diversified Uses.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
• The applicant is the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
• The proposed project is for On-Farm Diversified uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
• The proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Program Specifics and Limitations
• Matching grant of up to 50% of eligible costs or a maximum grant of $20,000 per
property, whichever is less. The minimum grant amount is $10,000 per property.
• Applicants of this program may also apply for the Agricultural Signage Improvement
Grant, however, the Municipality, at its sole discretion, may introduce a cap on the
total amount of funding per applicant and/or property.
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Eligible Costs
Eligible Costs for funding as part of this grant include but are not limited to:
• Building, fire, and other code compliance upgrades, including works required to
support public occupancy, where applicable;
• Interior and exterior renovations necessary to improve the functionality, safety, and
suitability of an existing agricultural building for an eligible On-Farm Diversified Use;
• Re-purposing and retrofitting of existing agricultural buildings to accommodate
value-added agriculture, agri-tourism, farm retail, or other permitted On-Farm
Diversified Uses;
• Structural repairs and building system upgrades, including electrical, mechanical,
HVAC, plumbing, and related systems, where such works form part of a broader
eligible renovation project;
• Expansions, additions, or alterations to existing agricultural buildings, where such
works are necessary to support the intended eligible use; and
• Accessibility improvements and other building enhancements required to improve
safe and functional public access, where applicable.
Specifically excluded are the following categories of works:
• Routine maintenance and minor repairs;
• New standalone buildings or structures not connected to the renovation of an
existing agricultural building;
• Site works, including landscaping, parking, driveways, and fencing;
• Furniture, fixtures, equipment, and movable assets;
• Replacement of building systems or components undertaken as routine lifecycle
maintenance rather than as part of a broader eligible renovation or code
compliance project;
• Tenant-specific fit-up or improvements that do not provide a lasting building
improvement; and
• Any works that do not comply with applicable municipal requirements or that
commence prior to grant approval.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
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• Applicants are required to disclose other sources of public financial assistance for
interior building renovations, which result in a lower level of private investment than
would have otherwise occurred.
• Applicants will be required to enter into an agreement as to the above terms and
conditions of the grant.
• The Agricultural Building Renovation Grant shall be disbursed upon substantial
occupancy, subject to the satisfaction of the Municipality.
Other Restrictions
• This program is not applicable to new buildings or major floorspace additions to
existing buildings.
• Conditions of approval will be established by the Municipality and may extend to
any reasonable consideration to ensure the interests of the Municipality as funder
are upheld. Generally, all approvals under this program will require that
construction commence within 6 months of an approved building permit, and final
completion within 18 months. The Municipality may at its discretion adjust these
requirements based on the circumstances of the construction project which may
necessitate approvals from other agencies and/or delays in construction which are
not in the control of the applicant to overcome.
• If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
then the Municipality has the right to delay (pending correction of the building
works), withhold or cancel the disbursement of funds.
• Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
Program 12: Municipal Fees Grant – Agricultural Stream
Rationale and Objective(s)
This program offers property owners proposing eligible On-Farm Diversified Uses a grant to
offset applicable site plan control and building permit fees. In combination with other
program supports, the grant is intended to help reduce upfront regulatory costs and
encourage investment in agricultural diversification projects.
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Benefits
• Helps reduce upfront regulatory costs associated with eligible On-Farm Diversified
Use projects.
• Supports private sector investment in agricultural diversification and value-added
farm-related development.
• Encourages implementation of eligible projects by helping offset applicable
municipal approval fees.
Target Group
Registered property owners, or tenants with the written consent of the property owner,
proposing eligible On-Farm Diversified Uses on lands within the Municipality of Clarington.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
• The applicant is the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
• The proposed project includes an eligible On-Farm Diversified Use, as determined
by the Municipality in accordance with the Official Plan and/or any other applicable
municipal policy framework; and
• The applicant is applying for eligible municipal approvals and associated fees
required to implement the proposed On-Farm Diversified Use project.
Program Specifics and Limitations
• Site Plan Control Fee Grant: Up to a maximum of $3,000 per property or the cost of
the eligible site plan control fees, whichever is less.
• Building Permit Fees Grant: Up to a maximum of $5,000 per property or the cost of
the combined eligible building permit fees, whichever is less.
• The grant is limited only to those fees outlined in the applicable fee schedule of the
Municipality of Clarington at the time of application and is always limited to the
grant maximums available under this program.
Approval Process
• The General Application Process outlined in the CIP applies.
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• The applicant pays all planning and development fees as required and at the times
required.
• Eligible fees are reimbursed to the applicant, per the approved amount of grant
once relevant approvals are in place:
o Site Plan Control Fee Grant shall be disbursed at time of planning approval;
o Building Permit Fee Gant shall be disbursed at the time of Final Completion
of the works to the satisfaction of the Municipality.
Other Restrictions
• The Municipality will not provide funding for the fees if the application for planning
approval in question or building permit is refused.
• During the plan period, additional applications for planning approval above and
beyond the approvals subject to an initial application will be considered. Similarly,
additional application for building permit grants arising from subsequent additional
works, will also be considered.
• Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
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APPENDIX F: BROWNFIELDS PROGRAM GUIDE
Program 13: Environmental Site Assessment (ESA) Grant
Rationale & Objective(s)
The Environmental Site Assessment (ESA) Grant program supports the assessment and
redevelopment of privately owned brownfield sites in the Municipality of Clarington by
assisting with the costs of Phase Two ESAs and related studies, including Remediation
Action Plans, Risk Assessments, and other work required to support remediation and
enable a Record of Site Condition.
Benefits
• Encourages land contamination assessment as the first step to clean-up privately
owned Brownfields, regardless of where they are located within the Municipality.
• Supports the re-development of Brownfields within the Municipality by funding
Phase Two ESAs and other required studies required to inform remediation.
Target Group
Private sector landowners or developers who are actively seeking renovation,
redevelopment or re-use of their properties and are able to provide results of a Phase One
ESA conducted by a qualified environmental consultant (Qualified Professional) indicating
a requirement for a Phase Two ESA to be completed.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington;
• The applicant is a registered landowner and/or developer of a Brownfield property
that requires a Phase Two ESA study; and
• The applicant provides a Phase One ESA for the site conducted by a Qualified
Person indicating a requirement for a Phase Two ESA.
Program Specifics and Limitations
• The maximum individual grant is $20,000 or 50% of the cost of the Phase Two ESA
(or related study), whichever is less.
• The maximum assistance per Project, as defined by the Municipality of Clarington,
is:
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(i) Maximum of 2 studies per Project; and
(ii) Maximum of $35,000 for the duration of this CIP.
• Assistance under this program is limited to the costs of the Phase Two ESA,
remediation risk management and compliance with environmental regulatory
requirements.
• Studies which do not contribute to the prescribed regulatory process will not be
approved for funding support. The Phase Two ESA and other subsequent analysis
must conform in methodology, content and reporting with the requirements of
Ontario Regulation 153/04.
• The above limits are at the discretion of the Municipality of Clarington. Funding may
be increased at the discretion of the Municipality based on the merits of each
individual application as determined by the Municipality. Applicants may be
required to furnish the Municipality with additional information, relinquish
ownership of ESA reports and enter into additional agreements as necessary to the
satisfaction of the Municipality.
• Conversely the Municipality, acting in its discretion, may decline funding if it is
determined that the project is unlikely to be viable or otherwise does not meet the
objectives of the CIP. This may include, for example, a Phase One ESA that is
indeterminate as to the necessity for a Phase Two ESA in order to achieve the stated
land use.
Eligible Costs
• Eligible costs are limited to Phase Two ESA, studies, Remediation Action Plans, Risk
Assessments, and other studies that are part of the regulatory submission
requirements to enable a Record of Site Condition acknowledged by the Ministry of
Environment, Conservation and Parks (MCEP).
• An ESA can cover multiple parcels of ownership. The assistance of the Municipality
is predicated on an ESA including one or more parcels and is considered to be the
Project for which the ESA is undertaken. For greater clarity, funding will not be
permitted if ESAs are split into two parcels of ownership.
Approval Process
• All study fees are to be paid to the qualified consultant by the proponent. In order to
receive the grant(s), the proponent must submit the relevant invoices to the
Municipality along with a full copy (in pdf form) of the Phase Two ESA and any
supporting supplementary reports.
• Applications will be prioritized for those properties, which, in the opinion of the
Municipality, have a likelihood of successful redevelopment.
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• To achieve maximum leverage of non-municipal funds, applicants who identify
other sources of financial assistance for ESA and relevant studies will be given
preference in the allocation of funds.
• Total combined assistance toward the costs of ESA from all public sources will not
exceed 50% of total costs. Municipal funding will be the funding of a last resort
where other sources of public assistance exist.
Other Restrictions
• The Municipality will, at its sole discretion, determine if a second follow-up or a
complimentary study is eligible for funding and in all cases the initial environmental
site assessment study must represent a full and complete Phase One ESA. The
Municipality will refuse funding where any attempt is made to divide an
environmental site assessment into two (2) studies for purposes of maximizing
grant assistance.
Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfield
Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) - Brownfield Stream is designed to support the
remediation and redevelopment of environmentally contaminated lands (brownfield sites)
within the Municipality of Clarington, by providing a grant equal to a portion of the tax
increment over the existing “base” tax liability.
Benefits
• Leverages increased property tax assessment and helps reduce financial costs of
property (re)development.
• The Municipality benefits by the resulting revaluation and increase in tax liable on
the property over the long term.
• Remediation of environmentally Contaminated Lands and Brownfield development.
• Support to achieve environmental improvements, productive re-use of Brownfield
Sites, and continued investment.
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Target Group
Private sector landowners/developers who are actively seeking the rehabilitation,
renovation, (re)development or re-use of properties within the Municipality-wide CIPA for
Contaminated Land remediation. Consideration is subject to:
(i) Approved zoning for the proposed development;
(ii) Site plan/floor plans for rehabilitation, renovation, or (re)development;
(iii) Estimated costs of renovation, rehabilitation or (re)development; and
(iv) Proposed timing for development.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject property is located within the Municipality of Clarington;
• The applicant is a registered landowner and/or developer of a Brownfield property;
• The subject property is comprised of privately-owned lands proposed for
rehabilitation, renovation, (re)development or (re)use and Contaminated Land
remediation;
• The applicant has completed a Phase Two ESA for the site; and
• There is a demonstrated need for remediation, defined as a site with a Phase Two
ESA which indicates that site conditions do not meet standards (under the
Environmental Protection Act) to permit filing of a Record of Site Condition.
Program Specifics and Limitations
• The maximum of the grant is 80% of the annual municipal tax increment over the
agreed base assessment and property tax liability in Year 1 declining by 15% every
two years.
• The maximum duration of assistance is 10 years or when the total cumulative grant
equals the total eligible costs, whichever occurs first.
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Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Grant Value Retained by
Year 1 80% $50,000 $40,000 $10,000
Year 2 80% $50,000 $40,000 $10,000
Year 3 65% $50,000 $32,500 $17,500
Year 4 65% $50,000 $32,500 $17,500
Year 5 50% $50,000 $25,000 $25,000
Year 6 50% $50,000 $25,000 $25,000
Year 7 35% $50,000 $17,500 $32,500
Year 8 35% $50,000 $17,500 $32,500
Year 9 20% $50,000 $10,000 $40,000
Year 10 20% $50,000 $10,000 $40,000
• This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
• Given the nature of the grant program as fundable only upon completion and
revaluation of the property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
• Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
• Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
• New Construction.
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• Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
• Design and engineering directly related to the design, development and
commissioning of the completed building(s).
• Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
• All submitted costs will be subject to review and approval by the Municipality of
Clarington.
• Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Specific to Contaminated Lands, eligible costs are included above but are also further
specified below:
• Environmental remediation and costs of achieving acknowledgement of a Record of
Site Condition by the MECP and Certificate of Property Use as may be required.
This includes remedial action plans, risk management plans, and implementation
costs.
• Waste transfer of contaminated (impacted) soils only to landfill and tipping fees for
contaminated soils land fill. This explicitly excludes excess soil removal as part of
the required development for soils which are not contaminated.
• Fill and grading to replace only contaminated soils.
• At the discretion of Council, demolition of existing buildings or structures required
as part of remediation efforts.
• At the discretion of Council, site development and infrastructure work including
improvement or reconstruction of existing on-site infrastructure and development,
triggered by the existence of contamination and requirements for remediation.
• Legal fees directly related to site investigation, remediation and filing of a Record of
Site Condition and compliance with any Certificate of Property Use.
• Insurance premiums for Cost Cap Insurance and Pollution Legal Liability (PLL)
Insurance.
• Ongoing site environmental monitoring and management (part of risk management
strategies).
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Approval Process
• The landowner/developer pays for the full cost of remediation and rehabilitation as
well as the resulting annual increase in property tax.
• The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 80% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
• Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
• In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
operating costs as a result of redevelopment of the property in receipt of tax
assistance.
• Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
• The Municipality of Clarington will determine the existing “base” assessment for the
property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
• Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
• The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
• Annual verification of the grant is based on assessment and payment of taxes by
property owner.
• The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
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Other Restrictions
• Funding is limited to one grant per property, regardless of whether development is
phased.
• The grant is assignable by the owner of the property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
• The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
• All land uses are eligible. The need for remediation must be demonstrated through
an Environmental Site Assessment, any required Risk Assessment, and a
remediation plan that meets the Environmental Protection Act and its regulations.
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APPENDIX G: CONFERENCE/BANQUET
FACILITIES PROGRAM GUIDE
Program 15: Tax Increment Equivalent Grant (TIEG) –
Conference/Banquet Facility Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support the
development of conference/banquet facilities associated with a hotel within the
Municipality of Clarington, by providing a grant equal to a portion of the tax increment over
the existing “base” tax liability.
Benefits
• Leverages increased property tax assessment and help reduce financial costs of
property development for eligible types of development.
• The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
• Increases the Municipality’s capacity to host business events, conferences,
weddings, and community gatherings while supporting tourism, visitor spending,
and overnight stays in Clarington.
Target Group
Private sector landowners/developers who are actively seeking the development of
conference/banquet facilities associated with a hotel located in the Municipality of
Clarington. Consideration is subject to:
(i) Approved zoning for the proposed development;
(ii) Site plan/floor plans for rehabilitation, renovation, or (re)development;
(iii) Estimated costs of renovation, rehabilitation or (re)development; and
(iv) Proposed timing for development.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The applicant is the registered property owner and/or developer of the subject
property;
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• The subject property is serviced, located within the Municipality of Clarington and
has an appropriate land use designation to enable the development of a
conference/banquet facility associated with a hotel;
• Your proposed development includes a conference/banquet hall facility (in the
range of 370 sq. m/4,000 sq. ft.) associated with a hotel.
Program Specifics and Limitations
• The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1,
declining by 10% every year.
• The maximum duration of assistance is 5 years, or up to the total eligible costs,
whichever occurs first.
• Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $100,000 $50,000 $50,000
Year 2 40% $100,000 $40,000 $60,000
Year 3 30% $100,000 $30,000 $70,000
Year 4 20% $100,000 $20,000 $80,000
Year 5 10% $100,000 $10,000 $90,000
Total $500,000 $150,000 $350,000
• This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
• Tax assistance is limited to the conference/banquet facility portion of the
development only. The hotel or other non-conference/banquet facility portions are
not eligible for this TIEG stream.
• Given the nature of the grant program as fundable only upon completion and
revaluation of the property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
• Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
• The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the property compared to the base (before redevelopment) property tax,
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whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
• Eligible project costs supported under this program include (but are not limited to)
the following works:
• Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
• New Construction.
• Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
• Design and engineering directly related to the design, development and
commissioning of the completed building(s).
• Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
• All submitted costs will be subject to review and approval by the Municipality.
• Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
• The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
• The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
• Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
• In determining the amount of funding up to the maximum permitted, the Municipality
should be cognizant of any significant increase in annual municipal operating costs
as a result of redevelopment of the property in receipt of tax assistance.
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• Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
• The Municipality of Clarington will determine the existing “base” assessment for the
property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
• Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
• The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
• Annual verification of the grant is based on assessment and payment of taxes by
property owner.
• The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
• Funding is limited to one grant per property, regardless of whether development is
phased.
• Standalone hotel developments that do not include a conference/banquet facility
are not eligible for incentives under this program.
• The grant is assignable by the owner of the property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
• The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
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• As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
• The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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Amendment No. XXX
to the Clarington Official Plan
Purpose: This amendment to the Clarington Official Plan will enable the
development of community improvement plans pursuant to Section 28 of
the Ontario Planning Act, addressing a range of community improvement
objectives. The amendments also include the designation of the
Municipality of Clarington as a Community Improvement Project Area,
required under legislation to develop and implement community
improvement plans.
In addition, this Amendment seeks to recognize urban design guidelines
prepared in support Clarington’s Community Improvement Plan.
Location: This Amendment applies to the Municipality of Clarington in its entirety.
Basis: The municipality of Clarington intends to implement a comprehensive
community improvement plan addressing a range of matters including:
• Commercial development in the downtowns of Bowmanville,
Newcastle and Orono;
• Affordable housing development;
• Employment; and
• Agricultural on-farm diversification.
The plan is based upon a range of stakeholder and public input.
Actual Amendment
Unless otherwise indicated, in the Amendment, newly added text is
shown with underlining and deleted text is shown with a strike through.
1. By amending Section 1.3 Organization of the Plan by deleting reference
to Map I Community Improvement Project Areas and amending the
section as follows:
Maps:
A Land Use
B Urban Structure
C Secondary Plan Areas
D Natural Environment – Natural Heritage System
E Natural Environment – Aquifer Vulnerability and
Oak Ridges Moraine Landforms
F Natural Environment – Natural Hazards and Waste
Disposal Assessment Areas
Attachment 2 to Report CAO-007-26
Page 350
G Potential Aggregate Resource Areas
H Greenbelt and Oak Ridges Moraine
I Deleted “I Community Improvement Project
Areas”
J Transportation Network – Roads and Transit
K Trails
2. By amending the existing Community Improvement Goal 22.1 as
follows:
“22.1.1 To provide for and encourage public and private sector
activities for the purpose of the maintenance, enhancement,
development and redevelopment of the existing built environment of
the Municipality.”
3. By amending existing Community Improvement Policy Objectives 22.2
by adding new objective 22.2.8 as follows:
“22.2.8 To promote a high standard of design for improvements
within Clarington’s historic downtowns of Bowmanville, Newcastle,
and Orono.”
4. By amending the existing section 22.3 Community Improvement
Policies as follows:
1. By deleting policies 22.3.1, and 22.3.2 in their entirety and adding
a new policy 22.3.1 as follows:
“22.3.1 For purposes of implementing community improvement plans,
the entirety of the Municipality of Clarington is designated as a
Community Improvement Project Area. The Municipality may, from time
to time, implement one or more community improvement plans applied
to part or all of the Community Improvement Project Area, as warranted
in keeping with the objectives of community improvement.”
2. By deleting Table 22-1 Community Improvement Areas.
3. By renumbering and amending existing policy 22.3.3 as follows:
“22.3.3 22.3.2 Section 22.3.2 is to be used only as a guide in the
preparation of community improvement plans. Community improvement
Page 351
plans, whether municipal-wide or otherwise, may identify priority
programs or priority areas for community improvement. Program
choices, financial constraints, on-site project necessities, and funding
criteria may change the priorities or application of programs to sub-areas.
The Municipality may revise its program priorities without the necessity
of an amendment to this Plan.”
4. By adding new policy 22.3.3 as follows:
“22.3.3 Community Improvement program applications within
Clarington’s historic downtowns will be reviewed against the Municipality
of Clarington Community Improvement Plan Urban Design Guidelines, as
amended. Projects that do not demonstrate a high level of urban design
will not be funded.”
5. By amending policy 16.6.5 by amending the existing policy as
follows:
“16.6.5 The Wellington Enterprise Area is located within the B1
Community Improvement Project Area. In the preparation of the
a Community Improvement Plan, considerations for the
redevelopment of this site the Wellington Enterprise Area will be
included.“
6. By amending policy 16.7.11.2 by amending the existing policy as
follows:
“16.7.11.2 In order to support the implementation for the Municipal
Wide Park the Municipality of Clarington will consider the
development of a Community Improvement Plan and/or Heritage
Conservation District, under Part V of the Ontario Heritage Act.”
7. By amending policy 17.4.5 by amending the existing policy as
follows:
“17.4.5 The Goodyear Redevelopment Area is located within the B3
Community Improvement Project Area. In the preparation of the
a Community Improvement Plan, considerations for the
redevelopment of this site the Goodyear Redevelopment Area will be
included.”
8. Delete Map I Community Improvement Project Areas.
Page 352
By-law YYYY-NNN
Community Improvement Plan By-law
The Corporation of the Municipality of Clarington
By-law 2026-NN
Being a By-law to adopt a Municipality wide Community Improvement Plan.
Whereas By-law 2003-186, as amended by By-laws 2005-041 and 2018-004
designated a Community Improvement Plan Area for Bowmanville;
And whereas By-law 2005-123, as amended by By-laws 2008-185 and 2018-004
approved the Community Improvement Plan prepared for the Bowmanville community
improvement project area;
And whereas By-law 2003-124, as amended by By-laws 2005-038 and 2018-003
designated a Community Improvement Plan Area for Orono pursuant to subsection
28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2005-039, as amended by By-law 2008-112 approved the
Community Improvement Plan prepared for the Orono community improvement project
area;
And whereas By-law 2008-086 as amended by 2018-005 designated a Community
Improvement Plan and Community Improvement Plan Area for Newcastle pursuant to
subsection 28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2016-093, designated a Community Improvement Plan and
Community Improvement Plan Area for Courtice pursuant to subsection 28(2) of the
Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to adopt the Municipality of Clarington Community Improvement Plan dated
May, 2026 contained in report CAO-xxx-26;
Attachment 3 to Report CAO-007-26
Page 353
Now therefore be it resolved that the Council of the Municipality of Clarington enacts as
follows:
1.That the area shown as Municipality of Clarington Community Improvement Plan
Area on Schedule 1 to this by-law is hereby designated as a Community
Improvement Project Area.
2.That the Municipality of Clarington Community Improvement Plan dated May XX,
2026, attached hereto as Schedule 2, forms part of the by-law and is hereby
adopted.
3.That the by-law may be referred to as the “Clarington Community Improvement
Plan By-law.”
4.That the following by-laws are hereby repealed, effective when this by-law comes
into force and effect:
•By-Law 2003-186, Being a By-law to initiate the study of the
Bowmanville urban area as a Community Improvement Area
•By-Law 2005-041, being a By-law to amend By-law No. 2003-186
respecting the Bowmanville community improvement project area
•By-Law 2005-123, being a By-law to adopt Bowmanville Community
Improvement Plan
•By-Law 2008-185, being a By-law to adopt Bowmanville Community
Improvement Plan Amendment No. 1
•By-law 2018-004, Being a By-law to adopt Bowmanville Community
Improvement Plan Amendment Number 2
•By-law 2003-124, being a By-law to initiate the study of the Orono
urban area as a Community Improvement Area
•By-law 2005-038, being a By-law to amend By-law No. 2003-124
respecting the Orono community improvement project area
•By-law 2005-039, being a By-law to adopt Orono Community
Improvement Plan
•By-law 2008-112, being a By-law to adopt Orono Community
improvement Plan Amendment NO.1;
•By-law 2018-003, Being a By-law to adopt Orono Community
Improvement Plan Amendment No. 2;
•By-law 2018-005, Being a By-law to adopt Newcastle Village
Community Improvement Plan Amendment Number 1;
•By-law 2008-086, being a By-law to adopt the Newcastle Village
Community Improvement Plan
Page 354
• By-law 2016-093, being a By-law to adopt the Courtice Main Street
Community Improvement Plan;
5. That this by-law shall come into force and effect on January 1, 2027.
Passed in Open Council this XX day of MMMM, YYYY.
_____________________________________
Name, Mayor
_____________________________________
Name, Municipal Clerk
By signing this by-law on XXXX XX, YYYY, Mayor FIRST LAST NAME will not exercise
the power to veto this by-law and this by-law is deemed passed as of this date.
Page 355
Schedule 1 to
By-law YYYY-NNN
Community Improvement Plan By-law
Page 356
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: June 15, 2026 Report Number: PDS-049-26
Authored By: Hebah Masood, Planner II, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0005 Resolution#:
Cross Reference: S-C-2026-0001
Report Subject: A Zoning By-Law Amendment, and Draft Plan of Subdivision to
permit the creation of 16 single detached dwelling lots and 44 street
townhouse units along Adelaide Avenue east of Firwood Avenue in
Courtice.
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-049-26 and any related communication items, be received for
information only;
2. 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.G. Biddle and Associates Limited (Agent) on behalf of Devon Downs
Developments Limited (Owner) and continue processing the applications including
the preparation of a subsequent recommendations report; and,
3. That all interested parties listed in Report PDS-049-26 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-049-26
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By
1. Application Details
Owner: Devon Downs Developments Limited
Agent: D.G. Biddle and Associates Limited
Proposal: Proposed Zoning By-law Amendment:
A Zoning By-law Amendment and Draft Plan of Subdivision to facilitate the
development of 16 single detached dwelling lots and 44 street townhouse
units in Courtice.
Area: 2.34 hectares (5.78 acres)
Location: Plan 40M2528 BLK 64 and 66, Lot 31, Concession 3, Courtice (on
Adelaide, east of Firwood Avenue).
Roll Numbers: 1817-010-100-06372 and 1817-010-100-06374
2. Background
2.1 The subject site was previously approved as school blocks for registered Plan of
Subdivisions 40M-2523 (18T-90003) and 40M-2553 (18T-89055). The option for the
School Board to purchase the site has expired.
2.2 On April 6, 2023, Clarington Staff met with D.G. Biddle and Associates Limited (Agent)
and representatives from Devon Downs Developments Limited (Owner) for a pre-
consultation meeting. Agency and department comments were provided to the applicant
as part of the Meeting minutes dated June 1, 2023.
2.3 On January 20, 2026 D.G. Biddle and Associates Limited (Agent) submitted an
application for a Zoning By-law Amendment and a Draft Plan of Subdivision proposing
to create 16 single detached dwelling lots and 44 townhouse dwelling units on the
subject lands.
2.4 The application was deemed complete and circulated on February 20, 2026.
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Municipality of Clarington Page 3
Report PDS-049-26
Figure 1: Proposed Plan
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Municipality of Clarington Page 4
Report PDS-049-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located along Adelaide Avenue west of Firwood Avenue and
north of Daiseyfield Avenue in Courtice (See Figure 1). The subject property is
approximately 2.34 hectares (5.78 acres) in size. The property has street frontage of
157.06 metres on Adelaide Avenue, 146.3 metres of frontage on Firwood Avenue, 93.35
metres of frontage on Daiseyfield Avenue. The property is currently undeveloped and
vacant of buildings and structures.
3.2 The surrounding neighbourhood consists of single detached dwellings, street
townhouse units and undeveloped land. The properties to the west, south and east of
the subject site are part of Registered Plans of Subdivisions to permit single detached
dwellings and street townhouse units. The single detached dwellings in the surrounding
area are mainly two storeys in height.
3.3 The surrounding uses are as follows:
North: Undeveloped, Vacant Land
East: Single detached dwellings
South: Single detached dwellings
West: Single detached dwellings and street townhouses
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.
5. Summary of Background Studies
5.1 The applicant has submitted several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/Adelaide-Courtice
and are also available upon request. A summary of the submitted reports and studies
will be provided in a future recommendation report.
6. Public Notice and Submissions
6.1 Public Notices were sent to 166 landowners in Courtice within 120 metres of the subject
lands on May 19, 2026. Three public meeting signs were installed on the subject lands
along Adelaide Avenue, Firwood Avenue and Daiseyfield Avenue in Courtice. Details of
the proposed application were also posted on the Municipality’s website, and in the
Clarington Connected e-newsletter.
6.2 As of writing this report, staff have not received any public submissions.
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.
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Municipality of Clarington Page 5
Report PDS-049-26
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.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain commen ts
on the proposed Zoning By-law Amendment, and Draft Plan of Subdivision for 16 single
detached dwellings and 44 townhouse units at the Statutory Public Meeting under the
Planning Act.
9.2 Staff will continue to review and process the application, 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: Hebah Masood, Planner II, hmasood@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 2 – Proposed Draft Plan of Subdivision
Interested Parties:
A list of Interested Parties is available from the Planning Department.
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22
APPENDIX “B ” – DRAFT ZONING BY -LAW AMENDMENT
Corporation of the Municipality of Clarington
By-law Number 2025-______
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 ZBA2025-XXXX
Now Therefore Be It Resolved That, the Council of the Corporationof the Municipality of
Claringtonenacts as follows:
1.Schedule “4” (Courtice) to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
“Urban Residential Type One (R1) Zone” to “Urban Residential Type One Exception
(R1-XX) Zone”, as illustrated on the attached Schedule “A” hereto.
“Urban Residential Type One (R1) Zone” to “Urban Residential Type Three
Exception (R3-XX) Zone”, as illustrated on the attached Schedule “A” hereto.
2.Section 12.4 “Special Exceptions – Urban Residential Type One (R1) Zone” is
amended by adding Special Exception Zone 12.4.XX as follows:
“12.4.XX Urban Residential Type One Exception (R1-XX) Zone”
Notwithstanding Section 12.2, the following shall apply:
a.Regulations for Detached Dwellings
i.Lot Area (minimum)285m2
ii.Lot Frontage Exterior (minimum)11.5m
iii.Lot Frontage Interior (minimum)10.0m
Notwithstanding Section 12.2.d iv), those lands zoned R1-XX on the Schedule to this
by-law may, where the side lot line and a rear lot line contain an angle of or greater
than 120 degrees, have the rear yard setback as an average of the setback between
the intersection of the rear lot line and the each side lot line to the nearest part of the
building or structure.
Attachment 1 to Report PDS-049-26
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23
3.Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
amended by adding Special Exception Zone 14.6.XX as follows:
“14.6.XX Urban Residential Type Three Exception (R3-XX) Zone”
Notwithstanding Section 14.3, the following shall apply:
a.Regulations for Street Townhouse Dwelling
i.Lot Coverage (maximum)56%
4.Schedule “A” attached hereto forms part of this by-law.
5.This by-law shall come into force in accordance with the provisions of the
Planning Act.
By-Law passed in open session this _____ day of ____________, 202 5
__________________________
Adrian Foster, Mayor
__________________________
JuneGallagher, Municipal Clerk
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Schedule “A” to By-law 2025-____
Zoning Change from “R1” to “R1-XX”
Zoning Change from “R1” to “R3-XX”
Courtice • ZBA 2025-XXXX • Schedule 4F
Page 364
DRAFT PLAN
MUNICIPALITY OF CLARINGTON
PROPOSED
DP-1
150 King St, Peterborough ON
Phone: 905-576-8500
info@dgbiddle.com
dgbiddle.com
481 Taunton Rd W, Oshawa ON
121075
Attachment 2 to Report PDS-049-26
Page 365
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: June 15, 2026 Report Number: PDS-052-26
Authored By: Nicole Zambri, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Numbers: COPA2025-0010 and ZBA2025-0011 Resolution#:
Report Subject: An Official Plan Amendment and Zoning By-law Amendment to
facilitate the development of 548 apartment units and 24 townhouse
units within the Port Darlington Secondary Plan Area
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-052-26 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 Clarington Official Plan Amendment and Zoning By-law
Amendment applications submitted by Bowmanville Lakebreeze Residence Ltd. and
continue processing the applications including the preparation of a subsequent
recommendation report; and,
3. That all interested parties listed in Report PDS-052-26 and any delegations be
advised of Council’s decision.
Page 366
Municipality of Clarington Page 2
Report PDS-052-26
Report Overview
The Municipality is seeking the public’s input
1. Application Details
Owner: Bowmanville Lakebreeze Residence Ltd.
Applicant: n/a
Proposal: Proposed Clarington Official Plan Amendment:
The Clarington Official Plan Amendment application will facilitate the
proposed development by amending the following Clarington Official Plan
policy:
Policy 9.4.5 e) which states that each condominium corporation block shall
have direct vehicle access to a public street without reliance on an
easement through another condominium corporation.
Proposed Port Darlington Secondary Plan Amendment:
Policy 5.2 by increasing the maximum height permitted in the High-Density
Residential Areas from 8 storeys to 12 storeys.
Proposed Zoning By-law Amendment:
Zoning By-law Amendment to permit link townhouses in addition to the
permitted apartment use, to remove the maximum density of 120 units per
hectare, and to increase the maximum building height from 8 storeys to 12
storeys.
Area: Block 16: 2.25 hectares (5.55 acres)
Block 17: 1.29 hectares (3.19 acres)
Total site area: 3.54 hectares (8.74 acres)
Location: 301, 349 and 499 Port Darlington Road, Bowmanville
Roll Numbers: 1817-010-010-02320 and 1817-010-010-02321
Page 367
Municipality of Clarington Page 3
Report PDS-052-26
Figure 1 – Proposal for Blocks 16 and 17 within the
Port Darlington Secondary Plan Area
Page 368
2. Background
2.1 The subject lands are located within the Port Darlington Secondary Plan area. The
proposed applications are on Blocks 16 and 17 within registered plan of subdivision
40M-2614. The east block, Block 16, is also subject to a site plan application which has
not been completed. The site plan application proposed two 6-storey apartment
buildings (229 units) and three 4-storey buildings (41 units) for a total of 270 dwelling
units. The owner of the subject lands has since revised the concept plans for Block 16.
2.2 Block 16 now shows a total of 239 apartment units contained within two buildings
ranging in height between 6 to 7 storeys with shared underground parking. The proposal
also shows 24 townhouse units up to three storeys facing Port Darlington Road. Vehicle
access to both the townhouses and the apartment buildings is through a private lane off
Port Darlington Road.
2.3 The west block, Block 17, proposes 309 apartment units contained within two 12-storey
buildings connected by a 4-storey podium and 2 levels of underground parking. Vehicle
access to the site is proposed through a shared access on Block 16 to the east (see
Figure 1).
2.4 The subject lands are zoned “Holding - Urban Residential Exception (H)R4-31” and are
subject to specific Holding provisions within the Zoning By-law. The provisions below
refer to Block 2 of the draft plan, which is now Blocks 16 and 17 of the registered
subdivision plan (the subject site).
“The (H) Holding Symbol shall only be removed from the “Holding –Urban Residential
((H)R4-31) Zone as follows:
i) At such time, a site plan agreement for Block 2 of S-C-2002-002 has been
executed with the Municipality of Clarington; and
ii) At such time Council of the Municipality of Clarington has approved budgeting
for the expenditure of funds for the infrastructure required to support Block 2 of
S-C-2002-002.
2.5 Both conditions to remove the Hold on the subject lands have not been met. Further
background information regarding the removal of the Hold is provided in report PDS-
013-24.
2.6 Bowmanville Lakebreeze Residence Ltd. has revised the concept plan and submitted
applications for an Official Plan Amendment and Zoning By-law Amendment for both
Blocks 16 and 17. The applications were deemed complete on March 6, 2026.
Page 369
Municipality of Clarington Page 5
Report PDS-052-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located at the northeast corner of Lambs Road and Port
Darlington Road within the Port Darlington Secondary Plan Area, and are municipally
known as 301, 349 and 499 Port Darlington Road, Bowmanville. The site is located
north of the Lake Ontario shoreline. The subject lands are mostly vacant with a few
storage containers used for construction staging.
The surrounding uses are as follows:
North: CN Rail, Hydro corridor and industrial lands.
East: Existing townhouse units
South: Port Darlington Road and Lake Ontario shoreline.
West: Open Space lands associated with a tributary.
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.
5. Summary of Background Studies
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
http://www.clarington.net/Aquaview and are also available upon request. A summary
and analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 27 landowners within 120 metres of the subject
lands on May 19, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future 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 will be included in a subsequent recommendation report.
Page 370
Municipality of Clarington Page 6
Report PDS-052-26
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for a Clarington Official Plan Amendment and Zoning By-
law Amendment for the proposed development at the Statutory Public Meeting under
the Planning Act.
9.2 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, nzambri@clarington.net .
Attachments:
Attachment 1 – Draft Clarington Official Plan Amendment submitted by the Applicant
Attachment 2 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 3 – Proposed concept plan submitted by the Applicant
Interested Parties:
A list of Interested Parties is available from the Department.
Page 371
The Corporation of the Municipality of Clarington
Amendment Number XXX
To the Municipality of Clarington OAicial Plan
Purpose: To amend the Clarington OAicial Plan and Port Darlington Neighbourhood
Secondary Plan to increase the maximum permitted building height and
density within the High Density Residential Area designation of the Port
Darlington Neighbourhood Secondary Plan.
Location: The amendment to the OAicial Plan applies to the property at the northeast
corner of Lambs Road (South Service Road) and Port Darlington Road, the
properties with the following Assessment Roll Numbers: XXXXX, XXXXX
Basis: This amendment is based on an application by Bowmanville Lakebreeze
Residence Ltd., to permit a high-rise development on the lands east of Lambs
Road (South Service Road), north of Port Darlington Road and south of the CN
Rail Line, also identified as Block 17, Plan 40M-2614, within the Port
Darlington Neighbourhood Secondary Plan area.
Actual Amendment: The Clarington OAicial Plan is hereby amended by adding an exception to
Section 23.19.1 “Residential Exceptions” as it relates to Block 17, Plan 40M-
2614 as follows:
i. The Port Darlington Neighbourhood Secondary Plan is hereby
amended as follows and shall be subject to the site-specific policies
below:
a. Section 5.2 shall not apply.
The Clarington OAicial Plan is hereby amended by adding an exception to
Section 23.19.1 “Residential Exceptions” as it relates to Block 16 and Block
17, Plan 40M-2614 as follows:
i. Section 9.4.5 e) shall not apply.
Implementation: The provisions set forth in the Municipality of Clarington OAicial Plan and the
Port Darlington Neighbourhood Secondary Plan, regarding the
implementation of the Plan, shall apply regarding this Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington OAicial Plan and the
Port Darlington Neighbourhood Secondary Plan, regarding the interpretation
of the Plan, shall apply regarding this Amendment.
Attachment 1 to Report PDS-052-26
Page 372
Page 373
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Dra Zoning By-law
Aquaview Condominiums
April 2025
1
The Corporaon of the Municipality of Clarington
By-law Number 2025-**
Being a By-law to amend By-law Number 84-63, the Comprehensive Zoning By-
law for the Corporaon of the Municipality of Clarington.
Whereas the Council of the Corporaon of the Municipality of Clarington has the authority
pursuant to Secon 34 of the Planning Act, R.S.O., 1990, c.P.13, as amended, to pass this By-
law; and,
Whereas the Council of the Corporaon of the Municipality of Clarington deems it advisable
to amend By-law 84-63, as amended, of the Corporaon of the Municipality of Clarington for
ZBA xxx-xxxx;
Now Therefore, the Council of the Corporaon of the Municipality of Clarington enacts as
follows:
1. That the lands subject to this amendment are illustrated on Schedule ‘A’ aached hereto.
2. Secon 15.4 “Special Excepons – Urban Residenal Type Four (R4) Zone” is amended by
deleng Secon 15.4.31 and replacing it with the following:
“15.4.31 “Urban Residenal Excepon (R4-31) Zone”
Notwithstanding Secons 3.1 g., 3.9, 3.16.a., 3.16.e., 3.16.i., 14.4 and 15, on those
lands zoned “R4-31” on Schedule ‘A’ to this By-law are hereby further amended and
shall be subject to the following zone regulaons:
15.4.31.1 Permied Uses
Apartment building
Link Townhouse Dwelling
15.4.31.2 Regulaons for Apartment Building
a. Building height (maximum)
Apartment Building 12 storeys
b. In calculang the height of a building, equipment used for the funconal
operaon of the building including electrical, ulity, mechanical and venlaon
equipment, enclosed stairwells, roof access, maintenance equipment storage,
elevator shas, building maintenance units or window washing equipment and
which are less than 6 metres in height and do not occupy more than 30 percent
of the area of the roof upon which they are located, and accessory roof
construcons, such as architectural features, parapets, trellises, pergolas and
unenclosed structures providing safety or wind protecon to rooop amenity
space, shall be excluded.
Attachment 2 to Report PDS-052-26
Page 374
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Dra Zoning By-law
Aquaview Condominiums
April 2025
2
c. Yard Requirements (minimum)
i. Front Yard 7.5 metres
ii. Exterior Side Yard 7.5 metres
iii. Interior Side Yard 12.0 metres
iv. Rear Yard 12.0 metres
v. Setback to CNR property line 30 metres
d. Notwithstanding the yard requirements for this zone a poron of the
underground parking structure may be permied within a required yard, provided
it is setback a minimum 0.5 metres from a property line. The parking structure
may project a maximum of 0.45 metres above adjacent finished grade.
e. A pedestrian and vehicular access constructed in associaon with the structure
may project 0.45 metres above adjacent finished grade in a required yard. Air
intake or exhaust shas constructed in associaon with the underground parking
structure may be permied to project to a maximum of 1.2 metres above adjacent
finished grade in any required yard.
f. Outdoor Amenity Space (minimum)4.0 square metres per unit
g. Indoor Amenity Space (minimum)2.0 square metres per unit
h. Parking spaces (minimum per unit)
i. 1 bedroom apartment 1 space
ii. 2 bedroom apartment 1.25 spaces
iii. 3 bedroom apartment 1.50 spaces
Plus 0.25 visitor spaces per dwelling, 10% of which are to be accessible parking
spaces.
i. Provisions for Water meter Building
Yard Requirements (minimum)
a. Setback from a private lane or municipal right of way 3.5 metres
b. Setback to a dwelling unit Nil
15.4.31.3 Regulaons for Link Townhouse Dwelling
a. For purposes of this By-law, building setbacks and yard requirements shall be
measured from the Public Street and the abung Private Lane providing access.
b. Lot Area (minimum)135 square metres
c. Lot Frontage (minimum)
i. Interior Lot 5.0 metres
ii. Exterior Lot 8.5 metres
d. Yard Requirements (minimum)
i. Front Yard and Exterior Side Yards 4.0 metres to dwelling unit
Page 375
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Dra Zoning By-law
Aquaview Condominiums
April 2025
3
2.5 metres to porch or balconies
ii. Side Yard 1.5 metres or nil,
where a building has a common wall
iii. Rear Yard (minimum to private street/public lane)
2.5 metres to uncovered deck
5.5 metres to dwelling
6.0 metres to garage
e. Building Height (maximum) 14.5 metres
f. There shall be no more than 6 a ached link townhouses in one con nuous row.
g. Outdoor Amenity Space (minimum) 4.0 square metres per unit
h. Parking Requirements
i. Parking spaces (minimum per unit)
2 spaces per unit, 1 of which shall be
located within a garage or carport
Plus 0.25 visitor spaces per dwelling, 10% of which are to be accessible
parking spaces.
ii. Private garages and carports shall be accessed from the rear yard of the
dwelling unit only.
iii. For purposes of this By-law, required visitor and accessible parking spaces
shall be permi ed off-site of the townhouse block provided the spaces
gain access from a shared Private Lane.
i. Special Yard Regula ons
i. Bay windows with or without founda ons may project into any required yard
to a distance of not more than 0.75 metres with the bay window having a
maximum width of 3.0 metres, but in no instance shall the interior side yard
be reduced below 0.6 metres.
ii. Steps may project into the required front or exterior side yard, but in no
instance shall the front or exterior side yard be reduced below 1.0 metre
j. Where a Townhouse Dwelling Lot is a through lot with frontage on both a Public Street
and a Private Lane, the lot line along the Public Street shall be deemed to be the Front
Lot Line.
k. Provisions for Water meter Building
Yard Requirements (minimum)
i. Setback from a private lane or municipal right of way 3.5 metres
ii. Setback to a dwelling unit Nil
3. For purposes of calcula ng coverage, landscaped open space and outdoor amenity space,
lands contained within Block 16, Plan 40M-2614 shall be considered one lot.
Page 376
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Dra Zoning By-law
Aquaview Condominiums
April 2025
4
4. Lot coverage shall be a maximum of 50% of the enre site zoned R4-31.
5. Minimum Landscaped Open Space shall be 30% of the enre site zoned R4-31.
5. Schedule ‘A’ aached 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 Secon 34 & 36 of the Planning Act.
By-law passed in open session this day of 2025.
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
Page 377
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Page 378
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Page 379
Public Meeting and Recommendation 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: June 15, 2026 Report Number: PDS-054-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA-2026-0017 Resolution#:
Report Subject: Application for a Zoning By-law Amendment to facilitate the
development of a new affordable three-storey seniors residential
building containing 58 new units.
Purpose of Report:
The purpose of this report is to provide information to the public and Council and recommend
Council approve this application if there are no major concerns raised from the public .
Recommendations:
1. That Report PDS-054-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Zoning By-law Amendment application;
3. That the Zoning By-Law Amendment application submitted by the applicant be
supported and the By-law in Attachment 1 to this report be approved;
4. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-054-26 and Council’s decision; and
5. That all interested parties listed in Report PDS-054-26 and any delegations be
advised of Council’s decision.
Page 380
Municipality of Clarington Page 2
Report PDS-054-26
Report Overview
be ‘affordable’ in accordance with the Province of
Development Charges Act
r to permit a building typology and standards appropriate to facilitate a new seniors’
1. Application Details
1.1 Owner/Applicant: Durham County Senior Citizens Lodge, c/o. Lisa Roy
1.2 Proposal:
Zoning By-law Amendment
To amend the zoning on the subject lands from Urban Residential Exception (R4-3)
Zone to Holding Urban Residential Exception ((H)R4-3) Zone in order to implement
zoning provisions appropriate to facilitate a new seniors’ building. The zone will be
subject to applicable (H) Holding provisions.
1.3 Area: 2.67 hectares (6.62 acres)
1.4 Location: 200 Station Street, Orono (see Figure 1)
1.5 Roll Number: 1817-030-090-21710
Page 381
Municipality of Clarington Page 3
Report PDS-054-26
Figure 1: Proposed Site Concept
Page 382
Municipality of Clarington Page 4
Report PDS-054-26
2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held
on September 25, 2024, with the Durham County Senior Citizens Lodge (‘The Lodge’)
to discuss the proposed development.
2.2 In June 2025 the Lodge hosted and facilitated an in-person resident consultation event
to inform existing residents of the proposed development and to collect feedback on the
overall project concept. Several concerns were raised regarding construction
disruptions, shadowing impacts from the 3-storey building and how parking would be
managed during construction. All concerns were addressed at the meeting by Nick
Swerdferger, from Barry Bryan Associates. Overall, the residents were supportive of the
proposal.
2.3 In October 2025, after advancing their required plans and studies, and consulting with
the current Lodge residents Lodge representatives contacted Staff to discuss next steps
and their potential funding request.
2.4 In November 2025 Staff attended The Lodge’s site at 200 Station Street in Orono for a
site visit and to meet The Lodge’s Board Members and their consultants.
2.5 On March 9, 2026, representatives of The Lodge, and their consultants at Tim Welch
Consulting delegated to the Clarington Planning and Development Committee to
provide an overview of the Lodge’s operational history, the proposed development, the
project timeline, and a request for municipal financial support. The delegation was
received with thanks, the proposal supported in principle, and referred back to Staff to
work through the logistics of the municipal financial support request.
2.6 On April 24, 2026, Staff received a Zoning By-law Amendment application and the
required associated plans and studies for The Lodge’s site at 200 Station Street in
Orono.
2.7 After working with Staff and submitting their Zoning By-law Amendment application, on
May 11, 2026, representatives from the Lodge returned to the Planning and
Development Committee meeting to delegate and provide an overview of the outcome
from the March 9, 2026, meeting. They advised that a Zoning By-law Amendment
application has been submitted and discussions with Staff have advanced to clarify the
scope, timing, and structure of the request. They outlined how the project aligns with the
objectives of the Building Faster Fund by supporting timely development and addressing
community needs and noted that access to this funding would facilitate more efficient
project delivery in support of Council’s affordable housing and infrastructure priorities.
Council approved the delegation request through resolution #PD-044-26.
Page 383
Municipality of Clarington Page 5
Report PDS-054-26
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the south side of Station Street, west of Main Street in
Orono. The area abutting The Lodge is characterized by low-density residential uses,
agricultural lands, the Orono Park, and natural heritage features.
3.2 The subject property has an approximate area of 2.67 hectares (6.62 acres) and is
surrounding by mature trees, giving the property a secluded, semi-rural character that is
supportive of its senior’s residential mandate.
3.3 The surrounding uses are as follows:
North: The Agricultural fields to the north extend beyond the Orono urban boundary.
The rear lot line of the property abuts the agricultural fields which maintains a
clear separation from any neighbouring uses.
East: The east of the site is bordered by Environmental Protection (EP) area
associated Sydney B. Rutherford Wood Walks Park. The EP area serves as a
natural buffer between The Lodge and the single-detached resident
neighbourhood on the east side of Boulton Street.
South: To the south of the subject property lies a municipal collector road (Station
Street) that provides vehicular access to The Lodge. Beyond Station Street is
Orono Park, which is a municipal park with open space, recreational facilities,
and mature tree cover.
West: To the west lie additional agricultural lands beyond the Orono urban boundary.
The western flank of the campus is heavily landscaped and screened by
mature trees.
4. Provincial Policy
4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing and shall promote development patterns that efficiently use
land and infrastructure.
4.2 The PPS places housing, and in particular affordable and non -market housing at the
forefront of planning decision making. It directs municipalities to facilitate residential
intensification to support a full range of housing types and tenures and to remove
barriers to the development of affordable and non-profit housing. It also directs
municipalities to support complete communities that offer a range of housing, services,
and transportation options with particular attention to the needs of vulnerable
populations including seniors.
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Municipality of Clarington Page 6
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4.3 The proposed development is consistent with the PPS as it introduces new affordable
housing units within a development pattern that represents an efficient use of land and
infrastructure.
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional
Council on May 17, 2023, and was approved in part with modifications by the province
on September 3, 2024. The remaining parts of Envision Durham were approved on
December 13, 2024.
5.2 The Envision Durham sets out long-term growth and development policies for the
Region to the year 2051, providing policies to ensure a high quality of life for both
current and future residents of the region.
5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan,
due to Provincial legislative changes associated with Bill 185.
5.4 The subject site is designated ‘Community Areas’ in Envision Durham. Envision Durham
sets out the long-range land use and growth management policies for the Region,
including policies on housing, intensification, servicing, and natural herit age.
5.5 Chapter 3 Healthy Communities of Envision Durham sets out policies for a diverse
housing supply with a broad mix of housing types, including affordable housing. The
proposed development conforms by proposing an expansion of an additional 58 units
that would be ‘affordable’ in accordance with the Province of Ontario Affordable
Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin.
5.6 Chapter 5 Vibrant Urban System of Envision Durham provides general policies that can
be considered, such as ensuring development within Urban Areas makes efficient use
of land, as well as existing and planned infrastructure. It also provides policies for the
achievement of compact, urban and pedestrian-oriented built form. The proposed
development intensifies an existing senior’s community within the established Village of
Orono, adding 58 units on an underutilized surface parking area without expanding the
settlement area boundary.
5.7 The Durham Region Official Plan (Map 2b) identifies Significant Groundwater Recharge
Areas throughout the Region. The policies require development in Significant
Groundwater Recharge Areas to demonstrate no adverse impacts on rec harge. The
proposed development will have no adverse impact on groundwater recharge from the
proposed development or the expanded sewage treatment system. This was confirmed
by the CVD Hydrogeological Assessment conducted by Chung & Vander Doelen
Engineering Ltd. In February 2026.
5.8 The proposal conforms with Envision Durham.
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Municipality of Clarington Page 7
Report PDS-054-26
Clarington Official Plan
5.9 The Clarington Official Plan seeks to create place where each community can build on
its individual character, share a common economic base and a distinct collective image.
It also aims to create place for people to live, work and play in a safe, vibrant, healthy,
and prosperous environment. Three key guiding principles of Clarington’s Official Plan
include: sustainable development, healthy communities, and growth management.
5.10 The subject site is designated ‘Urban Residential’ and ‘Environmental Protection.’
Environmental Protection Areas are recognized as the most significant components of
the Municipality’s natural environment, and their ecological functions are to be
conserved and protected. No development or infrastructure is proposed in the
Environmental Protection Area.
5.11 The Urban Residential designation is intended to accommodate a range of re uses and
densities, including medium-density forms such as apartment buildings, and specifically
contemplates intensification on appropriate sites within established neighbourhoods.
The designation supports housing for all income levels, ages, and lifestyles and
explicitly anticipates the affordable seniors housing that The Lodge provides.
5.12 The proposed three-storey affordable apartment building is consistent with the policies
of the Urban Residential designation, including the maximum building height or three -
storeys applicable to the Village of Orono. No Official Plan Amendment is required as
the proposed use, density, and built form are all consistent with the current land -use
designations.
5.13 The proposal conforms to the Clarington Official Plan.
6. Zoning By-laws
Clarington Zoning By-law 84-63
6.1 The proposed Zoning By-law Amendment will amend and replace the current Urban
Residential Exception (R4-3) Zone within Zoning By-law 84-63. The proposed zoning
does not seek to change the existing residential use of the land, but rather to permit a
building typology and standards appropriate to facilitate a new seniors’ building that
complements the existing residential cluster onsite.
6.2 The amended R4-3 zone will be subject to various (H) Holding provisions, such as
providing a final Sewage System Layout Plan to the satisfaction of the Municipality, as
well as fulfilling detailed design through a Site Plan Approval application.
6.3 The proposed draft Zoning By-law Amendment is included as Attachment 1.The
proposed zoning will increase the dwelling unit maximum, lot coverage, front yard
setback, and increase the building heigh to 12.5 metres. It will also amend the current
parking ratio.
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Municipality of Clarington Page 8
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6.4 Should Council approve this amendment, it contains a Holding (H) provision generally
related to the provision of servicing. This would only be removed once the applicant
enters into a Site Plan Agreement and all the conditions are satisfied.
7. Summary of Background Studies
7.1 The applicant submitted the following studies as part of their complete application:
MECP Sewage System Assessment Letter
Site Plan
Floor Plans
Elevations
Hydrogeological Assessment
Phase 1 Environmental Site Assessment
Planning Justification Report (including draft Zoning By-law Amendment)
Geotechnical Investigation
Preliminary Sewage System Layout Plan
7.2 Below provides a summary of findings from the background reports.
Planning Justification Report (Carlos Salazar MCIP, RPP, April 2026)
7.3 The Planning Justification Report submitted in support of the proposal conclude that the
Zoning By-law Amendment application represent good planning and are in the public
interest and conform with the policies and land use designations of the Provincial
Planning Statement, Envision Durham, the Clarington Official Plan.
Geotechnical Investigation (Chung & Vander Doelen Engineering Ltd., February 2026)
7.4 The Geotechnical Investigation involved the drilling of boreholes and the collection and
testing of soil samples across the proposed building footprint in the current existing
parking area on the southern portion of the subject site. The purpose of the investigation
was to characterize the subsurface conditions, determine bearing capacity, assess
groundwater conditions relevant to foundation design and provide for recommendations
for construction methodology.
7.5 The report found that all conditions for the proposed development were acceptable and
that the subject property is viable for the addition of a for a three-storey, slab on grade
building. The recommendation for construction methodology will be implemented during
the site plan approval, building permit and construction process.
Hydrogeological Assessment (Chung & Vander Doelen Engineering Ltd., February 2026)
7.6 The Hydrogeological Assessment found groundwater at depths ranging from 3.29 to
5.80 metres across the proposed building footprint, well below the slab on grade
foundation level. No groundwater construction impacts are anticipated.
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Municipality of Clarington Page 9
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The native sandy soils in the proposed sewage dispersal area on the west side of the
property exhibit a measured percolation rate of 8 minutes per centimetre, confirming
that the soils are suitable for the proposed private sewage treatment and dispersal
system.
7.7 Therefore, it was concluded by Chung & Vander Doelen Engineering Ltd that the
proposed development, including the expanded sewage treatment system will not have
any adverse impact on the Significant Groundwater Recharge Area.
Phase I Environmental Site Assessment (Pinchin Ltd., December 2025)
7.8 The Phase I Environmental Site Assessment was conducted in accordance with the
Canada Standard Association number Z768-01 and the applicable requirements of
Ontario Regulation 153/04, as amended. The Assessment found that there were no
recognized environmental conditions on or in the immediate vicinity of the subject site
which confirms the site is environmentally suitable for the proposed residential
development.
MECP Sewage System Assessment (Gunnell Engineering, January 2026)
7.9 The MECP Sewage System Assessment investigated whether the site can
accommodate an expanded sewage treatment and dispersal system capable of the
proposed 98-unit campus, in the absence of available municipal sanitary sewage
systems. The assessment confirmed that the site can accommodate a private sewage
treatment system with a total daily design flow of approximately 56,000 litres per day,
sized for 99 units.
7.10 A new proprietary sewage treatment plant will be required. Gunnell Engineering has
initiated the MECP pre-submission consultation process for the Environmental
Compliance Approval (ECA) required for the new sewage works, and this process is
being advanced in parallel with the Zoning By-law Amendment application. The ECA will
be in place prior to Site Plan Approval.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 80 property owners within 300 metres of the subject lands,
and 1 public meeting sign was installed on the subject lands along Station Street in
Orono. Details of the proposed application were also posted within the Clarington
Connected e-newsletter.
8.2 At the time of writing this Staff report one written submission was received by a member
of the public. The resident did not oppose the development but expressed concern with
the building typology in comparison to the existing unit.
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Municipality of Clarington Page
10
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9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussion
Building Siting and Relationship to Existing Campus
10.1 The proposed three-storey residential building is sited in the southern portion of the
existing campus, occupying what is currently an underutilized asphalt surface parking
lot. As illustrated in Figure 2 the building is oriented with its long axis running east-west,
parallel to Station Street, with a building footprint of approximately 1624 square metres.
10.2 This placement considers and achieves multiple urban design objectives
simultaneously: it avoids disturbing any existing residential buildings, mature trees, or
the natural heritage system in the northeast corner; it positions the new building at the
southern edge of the campus, closest to Station Street and the Orono village, improving
the visual presence of the Lodge; and it locates the new building adjacent to the existing
driveway loop, facilitating safe pedestrian and vehicular circulation throughout the
property.
10.3 The existing five single-storey residential clusters are retained in their current locations
to the north and west and will continue to be connected to the new building by the
internal driveway loop. The community centre and administrative building that currently
occupies the central portion of the campus will be demolished, with all administrative,
office, and amenity functions relocated to the ground floor of the new building.
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Municipality of Clarington Page 11
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Figure 2: Proposed 3D Rending
Building Massing and Height
10.4 The proposed three-storey building has a height of approximately 12.17 metres. While
this is taller than the existing single-storey residential buildings on the subject property,
the building's design employs several strategies to ensure its mass is appropriate to the
setting. The building's long, linear form, approximately 116 m etres east-west, keeps the
building visually low relative to its length, and consistent with the horizontal character of
the existing lodge buildings (see Figure 3). Generous setbacks, particularly the 99.38
metre setback from the north property boundary ensure that the building does not
dominate the existing campus landscape.
10.5 The south setback of 12.34 metres from the Station Street property line provides an
appropriate transitional landscape zone between the building and the street. Vertical
articulation of the building facade, achieved through the rhythm of unit bays and
balconies, reduces the perceived mass of the building when viewed from Station Street
and from the surrounding landscape. The proposed building height of three storeys is
consistent with the maximum permitted by the Urban Residential designation and is the
minimum height necessary to accommodate 58 units within the building footprint
available in the southern parking area.
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Municipality of Clarington Page 12
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Figure 3: Proposed Site Plan
Clarington Housing Needs Assessment
10.6 The Clarington Housing Needs Assessment (June 2025) documents the scale of
housing need among seniors: 15,665 Clarington residents were aged 65 or older in
2021, with significant growth projected; 34.6% of senior renter households in Clarington
are in core housing need; and 10.8% of all senior-led households in Clarington are in
core housing need.
10.7 This need is especially acute in rural village communities such as Orono, where private -
sector rental supply is minimal and the Durham County Senior Citizens Lodge is the
primary provider of affordable seniors housing. The Lodge has served this community
for nearly five decades and is the only organization positioned to meet this need in
eastern Clarington.
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Municipality of Clarington Page 13
Report PDS-054-26
Affordable Units
10.8 The Lodge is proposing a significant expansion of its facility. The Lodge currently has
41 one-storey residential units, a community centre, a garage and approximate 55
parking spaces. The proposed expansion would provide for an additional 58 single -
bedroom units and an updated septic system which would support the new and existing
units.
10.9 According to the Lodge, these units will be ‘affordable’ and provided at or below
CMHC’s Average Market Rent (AMR). In Clarington, the latest CMHC AMR (2024) is a
maximum of $1,563/month. This rent CMHC (AMR) is also slightly less than the
$1,567/month for Clarington as produced in the Province of Ontario Affordable
Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin .
10.10 The proposed expansion would provide the Durham County Seniors Citizen Lodge with
a total of 99 units, thus increasing the supply of affordable housing options in
Clarington and supporting seniors aging within their community, close to established
social networks, services, and supports. The project aligns with both municipal and
regional priorities related to housing affordability and aging in place.
Parking Ratio
10.11 The proposed Zoning By-law Amendment provides a parking ratio of 0.75 spaces per
dwelling unit (including visitor parking). The 0.75 combined ratio provides flexibility for
any design adjustments through Site Plan and gives The Lodge as the non-profit
operator the ability to reallocate between resident and visitor use over time as the tenant
profile evolves (e.g., as more residents age out of driving, or as caregiver/family visitor
demand grows).
10.12 The combined ration also directly aligns with Clarington's Affordable Housing Toolkit,
approved by Council on November 25, 2019, via Resolution #GG-549-19 (Report CAO-
013-19). Recommendation 8 of the report directs that reducing parking requirements
may be considered by Council on a case-by-case basis for qualifying affordable housing
projects. Section 2.5 then sets out the policy rationale: "Required parking can increase
the cost of development" and reductions support pedestrian-friendly, transit-supportive
communities.
10.13 The Lodge’s proposed development is offering affordable units to seniors, it also aligns
with the affordable housing project the Affordable Housing Toolkit was designed to
support, and a context-sensitive parking standard is one of the tools Council has
explicitly authorized Staff to bring forward.
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Municipality of Clarington Page 14
Report PDS-054-26
Sustainability
10.14 The proposed development demonstrates a strong commitment to environmental
sustainability, consistent with the and the Clarington Official Plan. The sustainability
strategy for this project is grounded in the responsible use of the existing site:
• No treed areas will be removed. The mature treed buffer along the Stat ion Street
frontage will be maintained and supplemented with additional plantings where
required. The northeast natural heritage system connecting with Sydney B.
Rutherford Woods Walk Park will remain entirely undisturbed.
• Additional landscaping will be added to screen and separate the new sewage
dispersal field area on the west side of the property, maintaining the campus's
park-like character.
• The proposed development makes efficient use of existing impervious surface,
the new building replaces an asphalt parking lot, reducing the net addition of hard
surface to the site.
• Low Impact Development (LID) measures, including infiltration of the first 27 mm
of rainfall will be designed as part of the Functional Servicing Report at the Site
Plan Approval stage.
• LED exterior lighting will be specified throughout the site.
11. Financial Considerations
11.1 On May 25, 2026, Council approved report FSD-020-26 to provide The Lodge financial
support in the amount of $255, 000 from Clarington’s 2024 Build Faster Fund grant
subject to approval by the Province of Ontario and any remaining amount be funded
from the Clarington Affordable Housing reserve fund. Council also approved waiving
application fees for the required Zoning By-Law Amendment and Site Plan and provided
a grant-in-lieu of the required Building Permit application fees.
11.2 Utilization of the BFF grant funds will support increasing the supply of housing that
provides benefits, including financially, to the community. This is a non-tax source of
funding for these projects which will unlock housing opportunities and meet Council’s
strategic priorities for development.
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Municipality of Clarington Page 15
Report PDS-054-26
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan identifies “Connect” as a core
strategic pillar, with specific direction to support diverse housing options that promote
social inclusion and community belonging. The proposed Zoning By-law Amendment
advances this objective Clarington’s Strategic Plan by providing a stable, affordable,
and community-integrated home for seniors allowing them to remain connected to the
existing community, the services and social networks that sustain them.
13. Climate Change
13.1 The proposal considers climate risks by implementing sustainable design techniques,
features and attributes that will include active and passive strategies reducing energy
and water consumption through building materials and fixtures, protecting water quality
though enhanced storm water management strategies and low-impact development
(LID) measures and reducing the urban heat island effect through landscaping
measures.
14. Concurrence
14.1 Not applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachment 1 be approved.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Proposed Zoning By-law Amendment
Attachment 2 – Draft Site Plan
Attachment 3 – Department and Agency Comments
Interested Parties:
List of Interested Parties available from Department.
Page 394
Attachment 1 to Report PDS-054-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law 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 for ZBA2026-0017;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by deleting Section 15.4.3 in its entirety and replacing it with the
following:
15.4.3 Urban Residential Exception (R4-3) Zone
Notwithstanding Sections 13.16 e.,15.2 and 15.3 those lands zoned R4-3 shall only be
used for the permitted uses listed in the R4 zone and shall be subject to the following
regulations and the applicable provisions not amended by the R4-3 zone:
a. Lot Area (minimum) 24, 000 square meters
b. Dwelling Unit (maximum) 98 Units
c. Yard Requirements (minimum)
i) Front Yard 12.4 metres
ii) Interior Side Yard 7.5 metres
iii) Rear Yard 7.5 metres
d. Lot Coverage (maximum) 15 percent
e. Building Height (maximum) 12.5 metres
f. Landscaped Open Space (minimum) 35 percent
Page 395
Attachment 1 to Report PDS-054-26
g. Parking spaces (minimum) 0.75 spaces per dwelling
unit (including visitor
parking)
h. No building or structure shall be erected, and no use may be established in the
R4-3 Zone unless the lot upon which it is situated is serviced by a municipal
water system and a private sanitary waste disposal system which complies with
the applicable regulations of the Ministry of Environment, Conservation and
Parks (MECP).
2. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 of the Planning Act.
Passed in Open Council this XX day of June 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 396
B
TR
E
E
T
PART 1, PLAN 12R-1333
(P
2
&
S
E
T
)
PIN 26686-0069
W
16.15
8.08
06)
SIB(1106
)
IB(1106)
DRAWING:
PROJECT:
DESIGN BY:
CHECKED BY:
DRAWING NO:PROJECT NO:
FILE:
DATE:
SCALE:
DRAWN BY:
REVISIONSNO.DATE BY
DOC CONTROL:
% COMPLETE:
INITIAL:
DATE:
DO NOT SCALE THE DRAWINGS
CHECK AND VERIFY ALL DIMENSIONS AT THE SITE.
ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE
COPYRIGHT PROPERTY OF THE CONSULTANT AND MUST BE RETURNED
UPON REQUEST. REPRODUCTION OF DRAWINGS IN PART OR WHOLE
WITHOUT THE PERMISSION OF THE CONSULTANT IS FORBIDDEN.
DRAWINGS ARE NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED
AND SEALED BY THE CONSULTANT.
ASSOCIATES
(905) 666-5256
(905) 666-5252Tel:
Fax:
201-250 Water Street
e-mail:bba@bba-archeng.com
BARRY BRYAN
Whitby Ontario L1N 0G5
Architects
Engineers
Project Managers
Drawings - Current - CECC.RVT
NO.DATE BYISSUES
As indicated
A101
w2
w2
--
April 7 2025
SITE PLAN
Seniors Residence
200 Station Street,Orono
--
25034
1 FOR REVIEW June 9/25 w2
Site Plan
ZONING:
LOT AREA (EXCLUDING ROW)26774.58 m2
LOT AREA (INCLUDING ROW)30885.05 m2
BUIDING AREA (EXISTING)2315.12 m2
BUIDING AREA (PROPOSED)1344.01 m2
BUIDING AREA (EXISTING+PROPOSED)3659.13 m2
LOT COVERAGE 13.67%
ASPHALT AREA 13.88%
LANDSCAPE/SIDEWALKS 72.45%
BUILDING HEIGHT 3 STORIES
SETBACKS (NEW BUILDING)
NORTH 99.38m
EAST 24.8m
SOUTH 12.34m
WEST 34.91m
UNIT COUNT - EXISTING
Existing Units : 41
1 Unit Removed: 40 Units to Remain 40
UNIT MIX -PROPOSED
1 BED 2 BED TOTAL
LEVEL 1 12 0 12
LEVEL 2 23 0 23
LEVEL 3 23 0 23
TOTAL (NEW)58 0 58
TOTAL (EX. + NEW)98 0 98
NEW BARRIER FREE UNITS ( TBC)
REQUIRED 20 % of 58 12
PROVIDED 12
PROPOSED GFA sqft m2
GROUND FLOOR 14466.92 1344.01
LEVEL 2 14466.92 1344.01
LEVEL 3 14466.92 1344.01
TOTAL 43400.77 4032.03
PARKING STATS
STALLS REQUIRED TBD
EXISTING PARKING SPACES 57
TOTAL PARKING PROVIDED 98 (94 + 4 BF)
Attachment 2 to Report PDS-054-26
Page 397
Attachment 3 to Report PDS-054-26
Attachment 3 – Agency and Department Comments
The following agencies and internal departments were circulated on April 24, 2026 for
comments on the Zoning By-law Amendment Application. Comments were due May 8,
2026 for the first submission. Below is a chart showing the list of circulated parties and
whether or not we have received comments to date.
Division ☒
Engineering Division ☒ proposal, subject to
Conditions of Site Plan
Approval.
Emergency Services ☒ proposal, subject to
Conditions of Site Plan
Approval.
Community Growth and
Economic Development
date. Staff followed up on
the following dates:
1.May 1, 2026
2.May 7, 2026
3.May 19, 2026
4.May 25, 2026
Department date. Staff followed up on
the following dates:
1.May 1, 2026
2.May 7, 2026
3.May 19, 2026
4.May 25, 2026
Department date. Staff followed up on
the following dates:
1.May 1, 2026
2.May 7, 2026
3.May 19, 2026
4.May 25, 2026
Page 398
Canada Post ☒No objection to the
proposal subject to
Conditions of Draft
Approval.
☒
☒ proposal, subject to
Conditions of Site Plan
Approval.
☒
☒ proposal subject to
Conditions of Draft
Approval.
Page 399
Public Meeting and Recommendation 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: June 15, 2026 Report Number: PDS-057-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0019 Resolution#:
Report Subject: Application for a Zoning By-law Amendment to facilitate the
development of a new four-storey medical clinic building in
Bowmanville
Purpose of Report:
The purpose of this report is to provide information to the public and Council and recommend
Council approve this application if there are no major concerns raised from the public .
Recommendations:
1. That Report PDS-057-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Zoning By-law Amendment application;
3. That the Zoning By-Law Amendment application submitted by the applicant be
supported and the By-law in Attachment 1 to this report be approved;
4. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-057-26 and Council’s decision; and
5. That all interested parties listed in Report PDS-057-26 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-057-26
Report Overview
1. Application Details
1.1 Owner: Bowmanville Health Centre c/o., Lagitha Sivakumaran
1.2 Applicant: Barry Bryan Associates c/o. Nick Swerdfeger
1.3 Proposal:
Zoning By-law Amendment
To amend the zoning on the subject lands from General Commercial Exception (C1-47)
Zone to Holding General Commercial Exception ((H)C1-47) Zone in order to implement
zoning provisions appropriate to facilitate a new four-storey medical clinic building. The
zone will be subject to applicable (H) Holding provisions.
1.4 Area: 1.25 hectares (3.11 acres)
1.5 Location: 222 King Street East, Bowmanville (see Figure 1)
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Municipality of Clarington Page 3
Report PDS-057-26
Figure 1: Proposed Concept Plan
Page 402
Municipality of Clarington Page 4
Report PDS-057-26
2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held
on November 29, 2023, with the owner, applicant, and their additional consultants at
Lawson Gay Company to discuss the proposed development.
2.2 In September 2024, Barry Bryan Associates c/o. Nick Swerdfeger submitted a Consent
application in order to facilitate a lot line adjustment to amalgamate the land from behind
246 King Street East to 222 King Street East for additional parking. After progressing
the Site Plan Approval application and working with Staff, the application was presented
and passed at the January 2025 Committee of Adjustment meeting.
2.3 On October 24, 2024, Barry Bryan Associates c/o. Nick Swerdfeger submitted a Site
Plan Approval application for a proposed 2 -Storey 680m² MRI / CT Clinic and 84-space
parking lot expansion to Bowmanville Health Centre. The application was deemed
complete and circulated for review and comments on October 31, 2024.
2.4 Given the delay in the Ministry of Health funding, the owner decided to proceed with the
new parking areas and entry/exit from King Street East only. They received conditional
site plan approval on June 13, 2025, for the expansion of the parking lot area.
2.5 From September 2025 to April 2026 the owner, and applicant worked with Staff and the
Bowmanville Medical Centre Board on a new proposal for the MRI / CT Clinic.
2.6 On May 8, 2026, the applicant submitted a Zoning By-law Amendment application to
facilitate the proposed development. The Zoning By-law Amendment application
proposes to facilitate the development of a new four-storey medical clinic building at 222
King Street East in Bowmanville. The proposed zoning does not seek to change the
existing use of the land but rather seeks to permit a four-storey building instead of the
currently permitted three-storey building as well as to facilitate adjustments to the
required side yard setbacks.
2.7 The new four storey building is to be located North of the North Wing along the St.
George Street North frontage, just North of the existing two-way controlled access,
which is currently being used as parking for the facility. The building will measure
approximately 22.2 metres wide and approximately 29.0 metres deep with a total area
of approximately 2,400 square metres.
2.8 Should Council approve this amendment a Holding (H) provision will be added to the
zoning and only be removed once the applicant enters into a Site Plan Agreement and
all the conditions are satisfied.
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Municipality of Clarington Page 5
Report PDS-057-26
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the north side of King Street East, east of Liberty
Street North. The lands are centrally located in the Urban Area of Bowmanville.
3.2 The subject property has an approximate area of 1.25 hectares (3.11 acres) and is
surrounding by existing commercial, personal service shops, restaurants, major retail
and businesses lining both sides of King Street East near the property. Building heights
range from one storey up to five storeys in height for the rental apartment building
located at 252 King Street East, which is within close proximity to the East of the
property.
3.3 The surrounding uses are as follows:
North: To the north of the subject site there is an open field, with mature
vegetation and a designated heritage tree known as the Fletcher Tree.
East: Commercial building heights are predominantly one storey directly
surrounding the property except for the commercial office building located
immediately east which is two storeys in height.
South: South of the subject site, on the south side of King Street East there are
existing commercial plazas. Further south there is a low-density residential
neighbourhood consisting of single detached houses.
West: To the west of the site there are existing commercial buildings, residential
dwellings and further west is Vincent Massey Public School.
4. Provincial Policy
4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe
communities through the efficient use of land, infrastructure, and public service facilities.
4.2 Section 2.3 of the PPS speaks to settlement areas being the focus of growth and
development and specifies that land use patterns and densities should use resources
efficiently, optimizing the use of planned infrastructure and public service facilities, while
supporting active transportation.
4.3 Chapter 3 speaks to infrastructure and facilities and specifies that infrastructure and
public services shall be coordinated and integrated with land use planning and growth
management so that they meet the needs of growing communities.
4.4 Chapter 5 of the PPS speaks to directing development away from areas of natural or
human-made hazards where there is an unacceptable risk to public health, safety or
property damage, and not create new or aggravated existing hazards.
Page 404
Municipality of Clarington Page 6
Report PDS-057-26
4.5 The proposed development aims to intensify the current Bowmanville Health Centre site
with a new four-storey medical clinic building on the northwest corner of the site. The
proposal to intensify an existing site will maximize the existing resources while
continuing to provide a range of medical services. The site is designed to blend into the
existing community while providing a logical extension and plan to cater to the demands
of a fast-growing municipality.
4.6 The proposal is consistent with the PPS by proposing to provide essential health care
services within the urban area of Bowmanville and ultimately contributing to the
availability and accessibility of community services for existing and future residents in a
non-hazardous area.
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional Council
on May 17, 2023, and was approved in part with modifications by the province on
September 3, 2024. The remaining parts of Envision Durham were approved on
December 13, 2024.
5.2 The Envision Durham sets out long-term growth and development policies for the
Region to the year 2051, providing policies to ensure a high quality of life for both
current and future residents of the region.
5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan,
due to Provincial legislative changes associated with Bill 185.
5.4 The subject site is designated as “Regional Corridor”. Regional Corridors are intended
to accommodate higher density and mixed-uses, which justifies higher order transit
services and results in a pedestrian oriented area. The goal is for Regional Corridors to
support the movement of people and goods by encouraging development and
intensification that is characterized by compact built form at a transit supportive density.
5.5 The Bowmanville Health Centre functions as an established and strategically located
medical hub within the Region, accommodating a broad range of health-care services
that serve both the local and regional population. The proposed development represents
an appropriate and necessary intensification of this existing health-care campus, directly
responding to the demonstrated and growing demand for medical services in the
community. This demand is anticipated to continue increasing over the long term, and
the proposal will support the Region’s ability to meet future health-care needs in a
coordinated and efficient manner.
5.6 The proposal conforms with Envision Durham .
Page 405
Municipality of Clarington Page 7
Report PDS-057-26
Clarington Official Plan
5.7 The Clarington Official Plan seeks to create place where each community can build on
its individual character, share a common economic base and a distinct co llective image.
It also aims to create place for people to live, work and play in a safe, vibrant, healthy,
and prosperous environment. Three key guiding principles of Clarington’s Official Plan
include: sustainable development, healthy communities, and growth management.
5.8 The subject site is designated “Urban Centre.” Urban Centres shall be developed as the
main concentrations of activity in each community. They shall provide an array of retail
and personal service, office, residential, cultural, community, recreational and
institutional uses. Specially, Bowmanville Urban Centres are to be planned and
developed as a centre of regional significance providing the highest level of retail and
service uses and shall be the primary focal point of cultural, community, recreational
and institutional uses in Clarington.
5.9 The proposed expansion of the Bowmanville Health Centre supports the objectives of
the Official Plan by introducing a compact, four‑storey-built form that aligns with Official
Plan height policies and enhances the Saint George Street North streetscape. The
development replaces an existing surface parking area with a high‑quality,
well‑landscaped building that reinforces the objectives of the Urban Centre land use
designation. No Official Plan Amendment is required as the proposed use, density, and
built form are all consistent with the current land -use designations.
5.10 The proposal conforms to the Clarington Official Plan.
Bowmanville East Urban Centre Secondary Plan
5.11 The Bowmanville East Urban Centre Secondary Plan aims to create a vibrant, livable
and sustainable community. Bowmanville East will embody a unique identity, one which
celebrates and values its historic character while evolving and adapting to meet the
needs of future generations. It will aim to maintain and build on the existing urban fabric,
while accommodating opportunities for gradual growth and change.
5.12 The subject site is designated “Mixed Use Area.” The Mixed-Use Area designation
allows for the greatest mix of uses including residential, office, retail, personal service,
cultural, community, and institutional uses.
5.13 The proposed four-storey expansion of the Bowmanville Health Centre represents a
logical and appropriate intensification of an established medical campus, supporting
both local and regional health-care needs. The development enhances the scale,
presence, and built form of the subject site by replacing an existing surface parking area
along Saint George Street North with a street-reinforcing building that contributes
positively to the public realm.
Page 406
Municipality of Clarington Page 8
Report PDS-057-26
5.14 The proposed expansion reinforces the subject site as a focal point for community
services and aligns with the Official Plan and Secondary Plan policies by contributing to
non-residential intensification targets. The proposed development is also anticipated to
support greater transit usage, consistent with broader municipal objectives.
5.15 The proposal conforms to the Bowmanville East Urban Centre Secondary Plan.
6. Zoning By-laws
6.1 The proposed Zoning By-law Amendment will amend and replace the current General
Commercial Exception (C1-47) Zone within Zoning By-law 84-63. The proposed zoning
does not seek to change the existing use of the land, but rather to permit a building
typology and standards appropriate to facilitate a new four-storey medical clinic building
that complements the existing use on site.
6.2 The amended C1-47 zone will be subject to various (H) Holding provisions, such as
providing a Stormwater Management and Functional Servicing Report to the satisfaction
of the Municipality, as well as fulfilling detailed design through a Site Plan Approval
application.
6.3 The proposed draft Zoning By-law Amendment is included as Attachment 1. The
proposed zoning will increase building height to 4 stories and reduce the interior side
yard setback.
7. Summary of Background Studies
7.1 The applicant submitted the following studies as part of their complete application:
Planning Justification Report (Including Draft ZBLA)
Site Plan
Floor Plans
Building Elevations
7.2 The Bowmanville East Urban Centre Secondary Plan, approved by Council in January
2025, establishes the land use framework and is supported by comprehensive technical
studies that inform appropriate uses and development potential within the Urban Centre.
The subject lands are already zoned to permit the proposed land use, as established
through prior planning approvals.
7.3 As a result, the Zoning By-law Amendment application does not seek to introduce a new
or incompatible use, but rather to implement the appro ved planning framework through
technical refinements, such as adjustments to built form requirements (e.g., building
height and related performance standards).
Page 407
Municipality of Clarington Page 9
Report PDS-057-26
7.4 Given that the principle of development and land use permission has already been
established, the application requirements have been appropriately scoped.The applicant
was therefore required to submit a Planning Justification Report, Site Plan, Floor Plans,
and Building Elevations in support of the Zoning By-law Amendment. All remaining
technical studies related to detailed design, servicing, and operational considerations
will be addressed through a subsequent Site Plan Approval application, where a more
comprehensive and technical review will occur.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 52 property owners within 120 metres of the subject lands,
and 2 public meeting signs were installed, one along King Street East and the other
along St. George Street North in Bowmanville. Details of the proposed application were
also posted within the Clarington Connected e-newsletter.
8.2 At the time of writing this Staff report have not received inquiries or concerns from
members of the public.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussions
Building Massing and Height
10.1 The proposed development consists of a four-storey, approximately 2,400 m² (26,000
ft²) building located in the northwest corner of the Bowmanville Health Centre property,
fronting St. George Street North.
10.2 The building’s architectural design is intended to complement the existing North Wing of
the Bowmanville Health Centre, incorporating masonry materials such as brick and
stone veneer, along with large vertical glazing to emphasize the modest height increase.
Enhanced façade detailing at the main entrance and fourth floor provides visual interest
and strengthens the building’s identity (see Figure 2). Landscaping will be incorporated
to complete the building’s appearance and maintain consistency with the existing
campus and surrounding public realm.
Page 408
Municipality of Clarington Page 10
Report PDS-057-26
Figure 2: Proposed 3D Rendering
Clarington’s Future Medical Campus
10.3 Within the Bowmanville East Urban Centre Secondary Plan, Policy 5.3.1 states that a
concentration of medical-related uses, including medical offices, laboratories and
pharmacies, is encouraged to be located within the lands on either side of King Street
East between Liberty Street and Simpson Avenue in order to create a new medical
campus around the Lakeridge Health Bowmanville Hospital.
10.4 The intensification of the Bowmanville Health Centre site plays a critical role in
maintaining and improving access to health‑care services, especially while the
Lakeridge Health Bowmanville Hospital redevelopment project is underway. By
increasing clinical space though this new proposed 4 storey clinic building it will
accommodate additional practitioners, enhance on‑site patient services, and help
absorb short‑term pressures on the health‑care system and ensures continuity of care
for the community. The additional capacity supports both primary and specialized
services, reducing strain on the hospital during construction and enabling residents to
continue receiving timely, local care.
Page 409
Municipality of Clarington Page 11
Report PDS-057-26
11. Financial Considerations
11.1 Not applicable.
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan identifies “Connect” as a core
strategic pillar, with specific direction to support diverse housing options that promote
social inclusion and community belonging. The proposed Zoning By-law Amendment
advances this objective by enabling the expansion of the Bowmanville Medical Centre,
thereby strengthening access to health-care services for residents across Clarington. By
supporting the growth of a major community-serving institutional use, the proposal
enhances local service availability, promotes community belonging, and reinforces the
Medical Centre as a connected, accessible hub for essential health-care needs.
13. Climate Change
13.1 The proposal considers climate risks by implementing sustainable design techniques,
features and attributes that will include active and passive strategies reducing energy
and water consumption through building materials and fixtures, protecting water quality
though enhanced storm water management strategies and low-impact development
(LID) measures and reducing the urban heat island effect through landscaping
measures.
14. Concurrence
14.1 Not applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachments 1 be approved.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Proposed Zoning By-law Amendment
Attachment 2 – Draft Site Plan
Attachment 3 – Department and Agency Comments
Interested Parties:
List of Interested Parties available from Department.
Page 410
Attachment 1 to Report PDS-057-26
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law 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 for ZBA2026-0019;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 16.5.47 “General Commercial Exception (C1-47) Zone” is hereby amended
by deleting Subsection 16.5.47 b. and replacing it with the following:
b. Building Height (maximum) 4 stories
2. Section 16.5.47 “General Commercial Exception (C1-47) Zone” is hereby amended
by adding the following subsection to “a. Yard Regulations”:
iii) Interior Side Yard (minimum) 1 metre, nil where a
building has a common wall with
any building on an adjacent lot
iv) This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
Passed in Open Council this XX day of June 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 411
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SITE STATISTICS
ZONING:
SITE.AREA:
C l -47 (GENERAL COMMERCIAL EXCEPTION ZONE)
18,246.25 m2
PERMITTED CO'v'ER.\GE: MAX ... m
t.llNIMUM FRONTAGE:
EXISTING BUILOiNG AREAS: EXISTING NORTH WING= 805.61 m' EXISTING WEST WING• 751.08 m' glSTING EAST WING= 679.60 m'
roffiNGo:M� KING ST E•l 120 22 m'
BUJLD!NG ARf>.= 3,356.51 m'
EXISTING COVERAGE:
AC1lJAL FRONTAGE:--m
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NEW BUILDING ARf>.= 580.16 m2 NEW BUILDING GFA= 2,320.00 m'
TOTAL ARf>. EXIS11NG TOTAL.AIU EXISTING &: NEW BUILOiNG AR£A.• 3,936.67 m' &: NEW BUILDING GFA• 10,391.83 m'
PARKING:
PARKING REQIJIRED PER ZONE Cl-47 ZONING: 1 SPIC.E/ 40 m' OF GFA.
10,391.83 m'/ 40= 260 THEREFORE, 260 SPACES REQUIRED.
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�ACES REMCMO (INCl.UOES 4 BF)
262 TOTAL SPACES (237+25 MRFl.OW)
BF SPACES PROVIDED• 9 EXISTING BF SPACES (INCl.UDEO IN 4 NfW Rf SPACES ONCIIJDEil IN MKN(IN3<M.) 13 BF SPIC.ES TOTAi. (INCWOED IN N3<Nf.)
Stall Size: Required 2.75mx5.4rn Provided 2.75mx5.4rn MIN.
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SITE INFORMATION BASED ON ARCHITE JANUARY 27, 2014 PREPARED B'Y J.R��SITE PlAN DRAWI NG A101 DATED
PART A ARCHITECT; PROJECT f 2013-29.
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��.�;�;;2��r-lED FROM DRAWINGS PREPARED B'Y O.G.BlDOLE
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Attachment 2 to Report PDS.QSl-26
NO ISSUES/ REVISIONS DATE BY
I ISSUED FOR CLIENT RE\r1EW SEPT15 2024 BBA
2 ISSUED FOR SIT E PLAN APPROVAL OCT. 18, BBA 2024 ' ISSUED FOR SPA#2 I.IAR.26, 2025 BBA
4
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ISSUEO FOR SPA#3 JUNE 24,
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BARRY BRYAN ASSOCIATES
PROJECT:
Bowmanville Health Centre
CT & Radiology Clinic 4
Storey Building Expansion
222 KING STREET EAST
BOWMANVILLE, ONTARIO
DRAWING:
OVERALL SITE PLAN
DESIGN BY. SEAL: BBA DRAWN BY BBA CHECKED BY
DATE SEPT. 2024 SCALE
1:300 PROJECT NO· DRAWING NO:
26018 A101
Page 412
Attachment 3 to Report PDS-057-26
Attachment 3 – Agency and Department Comments
The following agencies and internal departments were circulated on May 8, 2026 for
comments on the Zoning By-law Amendment Application. Comments were due May 22,
2026 for the first submission. Below is a chart showing the list of circulated parties and
whether or not we have received comments to date.
Department/Agency Comments Received Summary of Comments
Clarington Building
Division
☒ No objection.
Clarington Development
Engineering Division
☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.
Clarington Fire and
Emergency Services
☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.
Durham Region
Community Growth and
Economic Development
Comments not received to
date. Staff followed up on
the following dates:
May 15, 2026
May 25, 2026
Durham Region Works
Department
Comments not received to
date. Staff followed up on
the following dates:
May 15, 2026
May 25, 2026
Canada Post ☒No objection.
Enbridge Gas ☒No objection.
Page 413
Rogers Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Bell Canada Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Hydro One Comments not received to
date. Staff followed up on
the following dates:
1. May 15, 2026
2. May 25, 2026
Elexicon Energy ☒ No objection to the
proposal, subject to
Conditions of Site Plan
Approval.
Page 414
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: June 15, 2026 Report Number: PDS-059-26
Authored By: Shrija Vora, Planner II, Development Review
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA-2026-0016 Resolution#:
Report Subject: Zoning By-law Amendment to facilitate the development of a 4200
square metre industrial building including truck sales in Courtice.
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding a
privately initiated application that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-059-26 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 application submitted by
Innovative Planning Solutions and continue processing the application including
preparation of a subsequent recommendation report; and ,
3. That all interested parties listed in Report PDS-059-26 and any delegations be
advised of Council’s decision.
Page 415
Municipality of Clarington Page 2
Report PDS-059-26
Report Overview
1. Background
Owner: PAG Commercial Vehicles Canada and PTG Mississauga Enterprises
Limited Partnership
Applicant: Katie Pandey c/o. Innovative Planning Solutions
Proposal: Proposed Zoning By-law Amendment:
Zoning By-law Amendment to permit the use of truck sales as part of a
proposed industrial operation in Courtice.
Area: 2.74 hectares (6.79 acres)
Location: 1631 Baseline Road, Courtice
Roll Number: 1817-010-070-00200
Page 416
Municipality of Clarington Page 3
Report PDS-059-26
Figure 1 – Proposed Concept Plan
Page 417
Municipality of Clarington Page 4
Report PDS-059-26
2. Background
2.1 Innovative Planning Solutions. submitted applications on behalf of PAG Commercial
Vehicles Canada and PTG Mississauga Enterprises Limited Partnership for a Zoning
By-Law Amendment.
2.2 The proposal includes a single industrial building of approximately 4,300 square metres
in size, consisting primarily of truck servicing, parts storage, and ancillary retail uses,
along with accessory office space. The Zoning By-law Amendment is required to permit
truck sales as an auxiliary use. The total site area is 2.74 hectares (6.79 acres) in size.
2.3 A pre-consultation meeting was held with internal departments and agencies on August
25, 2025. At this meeting Staff advised the applicant that an amendment to the zoning
by-law would be required to permit commercial sales as an auxiliary use.
2.4 The Zoning By-law Amendment was submitted to the Municipality on April 8, 2026.
2.5 The application was deemed complete on April 20, 2026.
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at the southwest corner of Baseline Road and Trulls
Road in Courtice. The site is approximately 2.75 hectares (6.79 acres) in size, with a
frontage of 203 metres along Baseline Road and 127 metres along Trulls Road. The
property is currently vacant.
The surrounding uses are as follows:
North: Baseline Road, an existing detached residential dwelling and existing
industrial uses
East: Existing detached residential dwellings
South: Highway 401
West: Vacant Industrial Lands
4. Policy and Zoning Analysis
4.1 Staff are reviewing the application and will prepare a policy analysis that will be included
in a future recommendation report.
Page 418
Municipality of Clarington Page 5
Report PDS-059-26
5. Summary of Background Studies
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/1631BaselineRd and are also available upon request. A summary
and analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 12 landowners within 120 metres of the subject
lands on May 20, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future 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 will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated application for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted application for a Zoning By-law Amendment for the proposed
development at the Statutory Public Meeting under the Planning Act.
9.2 Staff will continue to review and process the application, 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.
Page 419
Municipality of Clarington Page 6
Report PDS-059-26
Staff Contact: Staff Contact: Shrija Vora, Planner II, svora@clarington.net .
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
Page 420
The Municipality of Clarington Zoning By-law Number 84-63
A By-law of the Municipality of Clarington to amend Zoning By-law No. 84-63 by rezoning lands
legally known as Lot 31, Broken Front, in the Geographic Township of Darlington, Regional
Municipality of Durham, known municipally as 1631 Baseline Road, in the Municipality of
Clarington from the ‘Industrial (M2)’ Zone to the ‘Industrial with Special Provisions (M2-XX)’
Zone.
WHEREAS the Council of the Corporation of the Municipality of Clarington may pass by-
laws pursuant to Section 34 of the Planning Act, R.S.O 1990, as amended;
AND WHEREAS the Council of the Corporation of the Municipality of Clarington has determined
a need to rezone a parcel of land known municipally as 1631 Baseline Road;
AND WHEREAS the Council of the Municipality of Clarington deems the said application to
be in conformity with the Official Plan of the Municipality of Clarington, as amended, and
deems it advisable to amend By-law 84-63.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF
CLARINGTON HEREBY ENACTS AS FOLLOWS:
1. THAT the Zoning By-law Schedule 4B – Courtice Map, is hereby further amended by
rezoning those lands described as Lot 31, Broken Front, in the Municipality of
Clarington, Regional Municipality of Durham, known municipally as 1631 Baseline
Road, from the ‘Industrial (M2)’ Zone to the ‘Industrial with Special Provisions (M2-XX)’
Zone.
2. THAT the following exceptions apply to the lands zoned as ‘Industrial with Special
Provisions (M2-XX)’ zone:
THAT in addition to the permitted uses outlined in Section 24.1 commercial truck
sales are permitted;
THAT notwithstanding any other policies of Zoning By-law No. 84-63, the outdoor
storage of commercial trucks is permitted;
Attachment 1 to Report PDS-059-26
Page 421
THAT notwithstanding any other policies of Zoning By-law No. 84-63, the
minimum number of accessible parking spaces required is two (2).
3. THAT this by-law shall take effect as of the date of passing subject to the provisions of
the Planning Act, R.S.O 1990, Chap. P.13 as amended.
BY-LAW read a FIRST, SECOND and THIRD time and finally PASSED this __ day of
______ 2026.
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
Mayor
Clerk
Page 422
M2-XX
HIGHWAY 4
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1
BASEL
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File: 25-1554
Date: Jan 05, 2026 Drawn By: M.D
Checked: C.D
Source:
Note:Information shown is approximate and subject to change.
N
SCHEDULE "A"
ZONING BY-LAW AMENDMENT
0 10
Scale
1631 Baseline Road, Clarington
LEGEND
Subject Site (Area: 2.74 ha)
Lands to be rezoned from 'Industrial (M2)'
zone to 'Industrial with Special Provisions
(M2-XX)' zone
INNOVATIVE PLANNING SOLUTIONS
P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E LOPMENT
647 WELHAM ROAD, UNIT 9, BARRIE, ON, L4N 0B7 Tel: 705-812-3281
3800 STEELS AVE. W, SUITE 200W, VAUGHAN, ON, L4L 4G9 Tel: 905-291-7525
info@ipsconsultinginc.com / www.ipsconsultinginc.com
20 30 40 50m
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