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Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-052-26
Authored By:
Submitted By:
Reviewed By:
File Numbers:
Report Subject:
Nicole Zambri, Principal Planner, Development Review Division
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
COPA2025-0010 and ZBA2025-0011 Resolution#: PD-090-26
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
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.
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
Municipality of Clarington Page 3
Report PDS-052-26
Figure 1 – Proposal for Blocks 16 and 17 within the
Port Darlington Secondary Plan Area
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.
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.
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.
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
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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
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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
DRA
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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.
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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
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