HomeMy WebLinkAboutPDS-063-26Staff 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-063-26
Authored By:
Submitted By:
Reviewed By:
By-law Number:
File Number:
Report Subject:
Nicole Zambri, Principal Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
Resolution Number: PD-081-26
COPA2025-0013, ZBA2022-0023 and SC-2022-0014
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.
2026-068
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.
Municipality of Clarington Page 3
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.
Municipality of Clarington Page 4
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
Municipality of Clarington Page 5
Report PDS-063-26
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.
Municipality of Clarington Page 6
Report PDS-063-26
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.
Municipality of Clarington Page 7
Report PDS-063-26
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.
Municipality of Clarington Page 8
Report PDS-063-26
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;
Municipality of Clarington Page 9
Report PDS-063-26
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.
Municipality of Clarington Page 10
Report PDS-063-26
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.
Municipality of Clarington Page 11
Report PDS-063-26
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.
Municipality of Clarington Page 12
Report PDS-063-26
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.
Municipality of Clarington Page 13
Report PDS-063-26
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.
Municipality of Clarington Page 14
Report PDS-063-26
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.
Municipality of Clarington Page 15
Report PDS-063-26
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.
Municipality of Clarington Page 16
Report PDS-063-26
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.
Municipality of Clarington Page 17
Report PDS-063-26
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;
Municipality of Clarington Page 18
Report PDS-063-26
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.
Municipality of Clarington Page 19
Report PDS-063-26
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.
Municipality of Clarington Page 20
Report PDS-063-26
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.
Municipality of Clarington Page 21
Report PDS-063-26
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.
Municipality of Clarington Page 22
Report PDS-063-26
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.
Municipality of Clarington Page 23
Report PDS-063-26
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.
Municipality of Clarington Page 24
Report PDS-063-26
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.
Municipality of Clarington Page 25
Report PDS-063-26
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.
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.
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
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.
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.
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:
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.
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 .
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
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.
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
EXISTING LONGWORTH AVENU
E
23
.
0
0
STREET A
R E A L I G N E D L ONGWORTH AVENUE
15
x
1
0
15
x
1
0
Future R
e
s
i
d
e
n
t
i
a
l
Future R
e
s
i
d
e
n
t
i
a
l
BO
W
M
A
N
V
I
L
L
E
C
E
N
T
R
E
L
I
N
E
OF
P
A
V
E
M
E
N
T
20.00 BLOCK 38
Stormwater
Management Block
1.40 ha
BLOCK 42
Park
0.68 ha
BLOCK 43
Open Space
0.52 ha
BLOCK 37
Medium Density
Local Corridor
37 Units
0.84 ha
Drip Line
(September 22, 2021
Staked with CLOCA)
Vegetative
Protection Zone
Vegetative
Protection Zone
BO
W
M
A
N
V
I
L
L
E
A
V
E
N
U
E
10.00
20.00
Trail System
15
.
0
0
31.79 32.59
15.0
0
5 x
5
10 x 5
R18.25
ST
R
E
E
T
B
20.00 ℄r=1
6
m
℄r=16m
BLOCK 46
Road Widening
0.18 ha
Lands to be
Acquired
ST
R
E
E
T
B
19
.
1
7
15
.
3
0
15
.
3
0
21
.
8
3
32.00
32.00
32.00
1
32
31
30
29
R18.2
5
STREE
T
C
STREET C
2
3
16
17
18
19
20
21
22
23
24
25
26
27
32.00
32.00
32.00
32.00
32.00
32.00
32.00
32.00
32.00
32.00
32.00
32.0011
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
11
.
0
0
14
.
0
0
98.47
11
7
.
0
3
℄r=1
3
.
2
5
m
5 x
5
32.00
32.00
32.00
11
.
0
0
11
.
0
0
14
.
0
0
21
.
8
3
5 x
5
5 x
5
5 x
5
28
30.47
33
.
5
0
18
.
0
0
18
.
0
0
45.16
12
.
0
0
BLOCK 40
Servicing/Walkway
0.02 ha
BLOCK 39
Servicing/Emergency
Access Block
0.05 ha
BLOCK 33
Townhouse
7 Units
BLOCK 34
Townhouse
5 Units
BLOCK 35
Townhouse
5 Units
BLOCK 36
Townhouse
5 Units
4.0
0
BLOCK 44
Open Space
0.20 ha
Limit of
Development
Drip Line
(September 22, 2021
Staked with CLOCA)
Vegetative
Protection Zone
Vegetative
Protection Zone
Trail System
32m2 to be removed
from NHS
43m2 to be added
to NHS
64m2 to be added
to NHS
6.
0
0
32.00
BLOCK 45
Residential Reserve
0.02 ha
12
.
2
1
4
5
6
7
8
9
10
11
12131415
32.57
32.00
32.00
32.00
32.00
31.48
35.63
32
.
0
0
32
.
0
0
33
.
3
2
44.
4
8
11.30 11.30 11.30 11.30
11.3
0
11
.
3
0
11
.
3
0
11
.
3
0
11
.
3
0
12
.
2
0
12
.
2
0
12
.
3
7
601m2 to be added
to NHS
15.00
625m2 to be removed
from NHS
33
.
5
0
33
.
5
0
33
.
5
0
30.70
30.70
30.29
45
.
7
0
45
.
7
0
30.70
30.70
33
.
5
0
BLOCK 41
Servicing/
Walkway
0.02 ha
Limit of
Development
Other Lan
d
s
O
w
n
e
d
by Applic
a
n
t
20.00
Temporary
Cul-De-Sac
Temporary
Emergency
Access
Mult-Use
Path
7.
6
0
6.
1
0
6.
1
0
6.
1
0
7.
6
0
7.
6
0
6.
1
0
6.
1
0
6.
1
0
7.
6
0
7.
6
0
6.
1
0
6.
1
0
6.
1
0
7.
6
0
6.
0
0
7.
6
0
6.
1
0
6.
1
0
6.
1
0
6.
1
0
6.
1
0
7.
6
0
BLOCK 47
Longworth
Realignment
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
O
R
T
H
A
V
E
N
U
E
BO
W
M
A
N
V
I
L
L
E
A
V
E
N
U
E
GR
E
E
N
R
O
A
D
KING STREET WEST
SC
U
G
O
G
S
T
R
E
E
T
LI
B
E
R
T
Y
S
T
R
E
E
T
N
O
R
T
H
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
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
☒
☒
☒
☒
☐
☐
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.